Mobile home renovation

[Cordell Hughes]

Me and my wife are moving out of the house we are currently renting for $800/Month into a mobile home I owned before we got married 2 years ago. Its paid for just need some cosmetic and I probably will redo both bathrooms. I want live in while we renovate it. Eventually I would like to rent it out but figure this would be the best way to start since  I'm still a beginner in real estate. I would like to take out a small loan to fix it up. Any tips about what I should look for when renovation a trailer or what kind of loan should i try to use if I get accepted? Any information would be greatly appreciated. 

[Frank Rolfe]

Renovating mobile homes is a lot more complicated than it looks. The first thing you need to avoid is breaking the rules regarding HUD and the seal on the home (assuming it's built 1976 or newer and has a HUD seal). HUD does not allow you to enlarge any windows or doors, add weight to the roof, or to replace any wall material with something heavier (for example, replacing paneling with drywall). You can probably find information on-line (or by contacting HUD) regarding their rules and regulations. Then you also have to realize that many of the parts on a mobile home are not the same as a SF home (different water heater, different furnace, different doors, windows, etc.) and you can't just run down to Lowe's and buy the right ones (but they are available on-line).

On the flip side, in most mobile homes the interior walls are not load bearing but instead decorative, and you may have greater latitude to move those around to meet modern floor plans (but consult HUD before you do this). I have seen homes where people have removed most of the interior walls and the end creation looks fantastic (even one in which they removed all the interior walls other than the bathroom and it looked like a mid-century modern masterpiece).

You will also need to work on energy efficiency, as mobile homes rate poorly in this category (based on the year it was built). We have studied this and most of the energy loss comes from the floor vents, the windows and doors and even the outlet covers. You may also be able to increase insulation (but ask HUD). Some caulk and weatherstripping can do wonders on reducing your energy bill.

Finally, if you want to get the absolute best remodeling designs, go to the local mobile home dealer and walk through the new homes and take notes on the color treatments and textures. Mobile home manufacturers have hired some great designers in recent years and you will get some great ideas (which you can copy verbatim so take some color chips from the hardware store with you to match).