I was called to inspect a home recently to advise if it is a manufactured home or modular. The home I am told is 42 yrs old so 1970 and the current owner has lived here 25+ years. He advised he was never told it was a double wide trailer and does not have a title. I was not able to find any tags or anything exterior or interior or below (lots of modifications to home as well). However when I am looking at the floor framing it is definately steel w/steel Ibeam cross sections as well. It however does not look like any trailer chasis I have seen and I am hesitant on just blurting out its a manufactured home based on this without digging deeper. I went to a manufactured home company locally discussed what I saw and even crawled under one on their property to show difference and they still advised most likely a old double wide and be safe and say so. I called the town to ask how they have it listed and they have it listed as a ranch (LOL)… So I want to attach some photos I took and get others opinions.
Looks like the older type of Modular framing to me.
They used to transport on a separate frame with traverse beams. 
http://www.nachi.org/modular-manufactured-homes.htm
I’m thinking manufactured (mobile) because of the date (1970).
Here is a great description by our late colleague Gerry Beaumont:
In Missouri, if the State okays the plans of a manufactured home as a modular, it is called a modular. All the tags numbers can be checked on the Missouri Housing website.
In Missouri, this would be called a modular unless it can be proved otherwise. I got a rental house that was originally built from a mobile home. The appraiser, insurance company and the county calls it a house because it cannot be easily moved.
Thanks for the responses so far. I also called a modular home company today and the gentlemen agreed to look at some photos and from my verbal description believes it may be a “on frame modular” as I believe Marcel may have been stating. There are so many opinions it seems when I search the web and I am just doing as much homework as possible. I also have reviewed the training thru Nachi and such for how to inspect these structures. However the training really is on inspecting them and what is proper vs. improper. It does really go into this sort of specific question and this specific frame. So I am not ignoring training or the repsonses from folks I am just digging as deeply as I can to do my best for my client. Please post more opinions lol…
-
** What is a custom built modular home?** A custom built modular home is a home that is constructed inside a controlled environment and shipped to its final destination where it is assembled on its foundation. The finished product looks like any “site built” or “RTM” home. -
** What is the advantage’s to building inside a factory?** Factory efficiency equals cost savings. Built indoors in perfect weather conditions with state of the art equipment ensures that your new home is built with great efficiency using quality materials. There is no down time which equals excellent value and the quick completion of your new home. -
** Can I customize my new home?** Not only can you customize your new home we have trained housing consultants who specialize in helping you design a home that fits your lifestyle and budget. We have numerous plans of various sizes to help you form a starting point and you choose the options and colors of your new home. -
** Are modular homes actually just mobile homes?** A modular home is nothing like the traditional mobile or manufactured homes. These homes are also built inside of factories however they are designed to have the frame that they are shipped on stay with the home. A modular home is designed to go onto a permanent foundation whether that is a full basement or a crawlspace. Once completed onsite most people cannot tell the difference between a site built and modular home. -
** What is the difference between an RTM and a Modular home?** There is actually no difference in the materials used between the two. An RTM home is like a cousin to a modular home. The biggest differences is a typical RTM home will take anywhere for 4-6 months to build and is built in one piece which can result in higher shipping charges and not being able to access certain areas. A modular home is built in 60-90 days and because it is built in modular pieces and finished onsite there are very few areas that a modular home cannot access. -
** Where are the homes built?** Here at McDiarmid Homes quality is of the utmost importance to us and we researched over 100 factories before we chose the 3 factories that we now represent. We chose these companies as we feel that they are leaders in the industry offering unquestioned quality, customer service and the ability to customize to our customer’s needs. Our factories are located in Minnesota and Indiana. All of our companies have been in business for over 20 years and have built 1000’s of homes in that time -
** What is the best time to buy a new home?** There is no better time than now! Due to the never ending upwards climb of building materials, labour costs, labour shortages, fuel costs and land prices there is no better time than the present. Since all of our homes are built inside we can ship your dream home year round. We are not bound to the traditional April to October time frame you can order your home and have it delivered no matter what time of year it is. -
** Why should I buy my home from Mcdiarmid Homes?** We are Western Canada’s premiere retailer of modular homes with 13 sales centers located across Saskatchewan, Manitoba and Ontario. You will meet with our knowledgeable sales consultants who will guide you through every step of creating your new home. Our homes are all covered by a Blanket Home Warranty program and are built to withstand our tough weather conditions. Our consultants have access to different sub trades and can make building your dream home easy. -
** What does it cost to build a modular home?** Depending on the options that you choose in your new home the average home costs around $100 per square foot which includes the transportation and the setup! -
** Will moving my new home cause structural damage?** Since all of our homes are built inside a factory and moved they are engineered to allow them to move long distances without causing any structural damage. All homes that move have minor cosmetic drywall cracks however just like any site built or RTM home once the home has been on the foundation for 6-8 months it should stop cracking. Once your home has settled all you have to do is send in a service request and we will send our service crew to repair any cracking that has occurred. We only do this once (must be in first year) which is why we suggest waiting until your home has completely settled onto its foundation! -
** Who moves the home and are they insured?** Our building movers are very experienced and use very specialized equipment. All of our building movers must show proof of insurance for us to allow them to move our homes! -
** When can we expect our new home?** Typically it takes between 60-90 days for your home to be constructed in the factory depending on the time of year and depending on the size of the home and usually takes about 7-10 business days for your home to be assembled onsite. -
** What building code do you build to?** All of our homes are constructed to the A277 building code of Canada and also meet any additional provincial or municipal requirements that your home location may have. -
** What is the Warranty for our new home?** Blanket Home Warranty Program (5 years) McDiarmid Home Warranty (1 year). In addition you will also receive product warranties such as window warranties (25 years). Each of our new homes also come with a free Touch Up Service kit which includes shingles, siding, drywall tape and compound which allows you to make any maintenance repairs needed which is part of home ownership and building equity into your new home! -
** Who is responsible for the foundation?** Typically our customers are responsible to build their own foundations. Depending on your location we may be able to assist you with either finding reliable sub trades or building the foundation for you! -
** What type of foundation is required for a modular home?** The type and style is up to you. Your new modular home can be installed on just about any foundation from a crawlspace to a basement to a full walk out basement. The materials can vary from wood to concrete or ICF for the walls and from piles to footings for the support. Whichever system you choose your new home will be engineered for that type and we will provide you the building plans and the engineered stamp that you require to get your foundation built! -
** Can you build an attached deck or sunroom to be shipped with the home?** Because of the width restrictions on the modular homes we cannot build your deck or sunroom as part of the home. There are some floor plans where this may work if it’s built off the front of the home. If we cannot build the deck as part of the home we may be able to build the overhang into the roof and supply you the materials that you need to complete the deck onsite! -
** Can we collect Air Miles on our new home purchase?** Yes this is an exclusive offer from Mcdiarmid Homes. For every $40.00 you spend you receive one Air Mile providing your purchase was not made with a credit card and your purchase price has been paid in full! For example of if your new home was $200,000 you would earn 5000 Air Mile reward miles! -
** What needs to be done after the setup crew has assembled the house?** Depending on the factory that your sales consultant helps you choose based on your budget and lifestyle requirements all that may be left would be to have local trades hook up your utilities.