Can You Use an FHA Loan for Mobile and Manufactured Homes

FHA Mobile Home and Manufactured Home

Navigating the path to owning a mobile or manufactured home can be simpler with the right knowledge. An FHA loan offers a practical solution with its approachable requirements and financial flexibility. This guide will walk you through the crucial steps to secure an FHA loan, helping you achieve your dream of homeownership with ease and confidence. Let’s dive in and unlock the door to your new home

What Is a Mobile or Manufactured Home?

When you’re stepping into the world of homeownership, understanding the type of home you’re interested in is crucial. Let’s clear up some common confusion first:

  • Mobile home: This term is used for homes that were built in a factory before June 15, 1976. Back then, the standards and regulations were a bit more relaxed compared to what we have today.
  • Manufactured home: After the date above, all factory-built homes had to follow much stricter HUD standards (set by the U.S. Department of Housing and Urban Development). These homes, built after June 15, 1976, are known as manufactured homes.

Why does this matter? Because whether you’re eyeing a mobile or a manufactured home, these definitions play a big role in financing options, especially when it comes to FHA loans. Both types offer affordable paths to homeownership, but the distinction is key when navigating loan qualifications and requirements.

Understanding FHA Loans

How An FHA Loan Works

First things first, an FHA loan isn’t a direct loan from the Federal Housing Administration. Instead, it’s a loan from a regular lender (like a bank or mortgage company) that the FHA insures. This means if for some reason, you can’t pay back your loan, the FHA will help cover the losses to the lender.

Here’s why an FHA loan can be a game changer:

  • Low down payment: You might put down as little as 3.5% of the home’s purchase price.
  • Easier qualification: The credit score and income requirements are more lenient compared to conventional loans. This makes FHA loans a solid option for first-time homebuyers or those with less-than-stellar credit histories.

FHA loans are particularly appealing because they open the door to homeownership for a broader range of people. Whether you’re looking at a cozy manufactured home in a quaint neighborhood or a mobile home with the perfect layout, understanding FHA loans can turn your ownership dreams into reality.

This is just the beginning, though. For mobile and manufactured homes, there are specific criteria and steps you’ll need to follow to secure an FHA loan, which we’ll dive into next.

Types Of FHA Loans for Mobile and Manufactured Homes

When it comes to mobile and manufactured homes, two main types of FHA loans come into play: Title I and Title II. Let’s break them down:

Title I FHA Loans

Imagine you’ve found the perfect manufactured home, but it’s either not attached to land you own, or maybe you’re just looking to buy a lot for future placement. This is where Title I loans shine. Here’s the deal with Title I:

  • They can be used for purchasing or refinancing a mobile/manufactured home, a lot, or both.
  • Fixed-rate loans with terms up to 20 years for a home and lot combo, 15 years for a lot only.
  • Generally, the home can be placed on leased lots, like in a manufactured home community.

Title I loans are all about flexibility, making them a fantastic option if you’re eyeing a home that doesn’t fit the mold of traditional real estate.

Title II FHA Loans

Now, for those who are setting their sights on a manufactured home that’s going to be permanently anchored as real property, Title II loans are the way to go. Here’s what makes Title II different:

  • The home must be on a permanent foundation and classified as real estate.
  • These loans allow for the purchase of manufactured homes and the land together.
  • Longer-term loans are available, making your dream home more affordable in the monthly budget.

Title II loans are your ticket to owning not just a home, but the land under it. It’s about establishing roots and creating a stable, long-term living situation.

How to Secure an FHA Loan for Your Mobile or Manufactured Home

Ready to take the leap towards getting an FHA loan for your mobile or manufactured home? Here’s a step-by-step guide to navigate the process smoothly:

  • Find The Right Lender For You: Not all lenders are created equal, especially when it comes to FHA loans for manufactured homes. Start by finding a lender experienced in these types of mortgages.
  • Review Your Finances: Before diving in, take a close look at your finances. Check your credit score, gather your financial documents, and consider your budget for a down payment and monthly payments.
  • Choose A Manufactured Home: Now for the fun part—picking your home! Keep the FHA requirements in mind; the home needs to meet specific standards to qualify for financing.
  • Review Your Mortgage And Loan Options: Sit down with your lender and discuss the nitty-gritty details of your loan options. This includes understanding the terms, interest rates, and any additional fees.
  • Apply For A Loan: Once you’ve got all your ducks in a row, it’s time to apply. This process can involve quite a bit of paperwork and patience, so be prepared.

Securing an FHA loan for your mobile or manufactured home might seem like a journey, but with the right preparation and guidance, it’s entirely achievable. Whether it’s through a Title I or Title II loan, unlocking the door to your new home is just steps away.

Navigating the FHA loan process requires a bit of legwork and due diligence, but the payoff is a home to call your own.

Pros And Cons Of FHA Loans for Mobile Homes

Choosing the right kind of loan is a big decision. When it comes to using FHA loans for mobile and manufactured homes, there are several benefits and drawbacks to weigh. Let’s dive into the pros and cons:


  • Lower Down Payment: One of the biggest perks is the ability to make a down payment as low as 3.5% of the home’s purchase price. This makes homeownership accessible even if you’re not sitting on a large pile of cash.
  • Easier Qualification: FHA loans are famous for having more relaxed credit score and income requirements. If past financial hiccups have left your credit less than perfect, an FHA loan might still be within reach.
  • Flexibility: Whether you’re buying the home, the land, or both, FHA loans offer flexibility to fit a range of needs, especially with options like Title I and Title II loans.


  • Limited Options: Not every mobile or manufactured home out there will qualify for an FHA loan. There are specific age, condition, and foundation requirements that need to be met.
  • Additional Fees: FHA loans come with upfront and annual mortgage insurance premiums. These extra costs can add up over the life of your loan, making it pricier than you might expect.
  • Permanent Foundation Requirement: For Title II loans, your home must be on a permanent foundation and classified as real property. This can limit your options if you preferred a home that retains mobility.

Understanding these pros and cons can help you make a well-informed decision based on your personal circumstances and homeownership goals. Knowing the different aspects of FHA loans ensures you’re picking the path that’s right for you and your future home.

The Bottom Line

Navigating the journey toward owning a mobile or manufactured home can be smoother with an FHA loan, especially for those facing hurdles like saving for a big down payment or having a less-than-perfect credit history. These loans offer a path to homeownership with benefits like low down payments and flexible qualification criteria. However, it’s crucial to weigh these advantages against potential challenges, such as limited eligible homes and additional costs. By carefully considering your options and aligning them with your long-term goals, you can make a well-informed decision that leads to a place you’re proud to call home.


What does FHA consider a permanent foundation for a mobile home?

For a mobile home to be eligible for an FHA loan, it must be affixed to a permanent foundation that meets the HUD Permanent Foundation Guide for Manufactured Housing (PFGMH). This foundation must ensure the home is secure against movement and able to withstand environmental forces. Key components include anchoring and support to prevent shifting or overturning, making the home stationary and classified as real estate rather than personal property.

What is the oldest mobile home FHA will finance?

FHA typically requires that the mobile or manufactured home be constructed after June 15, 1976. This date is crucial because it marks when new HUD standards for building and safety were implemented. Homes built after this date are more likely to meet FHA’s requirements for safety, durability, and quality, making them eligible for financing.

Can you get an FHA loan twice?

Yes, you can get an FHA loan more than once. However, there are conditions. Generally, FHA loans are intended for primary residences, so you can’t have more than one FHA loan for different homes simultaneously, except in certain circumstances (like relocation for employment). If you’ve paid off your previous FHA loan or sold the property, you’re typically eligible to apply for another FHA loan for your next primary residence.

Can you do an FHA streamline on a manufactured home?

Yes, FHA Streamline Refinance programs are available for manufactured homes. This option allows homeowners with existing FHA loans to refinance with less paperwork and fewer requirements than a traditional refinance. The goal is to lower your interest rate, monthly payments, or both, making your home loan more affordable. For manufactured homes, the property must still meet all FHA requirements, including being affixed to a permanent foundation

About The Author

Channing Moore

Channing is the owner of Bayou Mortgage. He is passionate about empowering people through education and training to own a home. In his spare time you can catch him at church, reading a book or working on his latest project.

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