The basic requirements
For a standard FHA mortgage on a manufactured home with land, the home generally needs to:
Be built after June 15, 1976, with the HUD certification labels and data plate. Be on a permanent foundation that meets HUD's guidelines, usually confirmed by an engineer's certification. Be at least 400 square feet. Be classified as real estate, titled together with the land. Have the towing hitch, wheels and axles removed. And, in most cases, never have been moved from its original installation site.
The foundation certification
This is where many deals stall. FHA requires a licensed engineer to certify that the foundation meets HUD's permanent foundation standards. Older homes may need foundation work to pass. Order the inspection early, during your inspection period if possible.
Real property, not a vehicle
In Florida, a manufactured home can be titled like a vehicle. For an FHA mortgage, it generally needs to be converted to real property so the home and land are one parcel. Your title company handles the paperwork, but it takes time, so start early.
Florida specifics
Manufactured homes must meet HUD's wind zone rating for their location, which matters throughout Florida. Insurance can be harder to find and more expensive for older manufactured homes, so get quotes before you commit. Flood zones are common in some rural areas too.
Homes in parks or on leased land
A standard FHA mortgage requires that you own the land. For homes in parks or on rented lots, FHA has a separate program for the home only, but few lenders offer it. Other financing options may fit better.
Why many lenders say no
Many lenders add overlays for manufactured homes, like higher credit minimums, no single wides, or age limits beyond FHA's rules. Some don't finance them at all. As a broker, I can find lenders who do.
A double wide on two acres
Luis and Ana found a double wide on two acres in Lake County. Their bank declined because it didn't finance manufactured homes.
We found a lender that does. The engineer's inspection showed the foundation met HUD standards, the title company converted the home to real property, and they closed with FHA and 3.5% down.
Frequently asked questions
Can I get an FHA loan on a mobile home in Florida?
Yes, if it was built after June 1976, is on a permanent foundation, is titled as real estate with the land and meets FHA's other requirements.
Does the manufactured home have to be on land I own?
For a standard FHA mortgage, yes.
What if the home was moved?
Homes moved from their original site generally aren't eligible for a standard FHA mortgage.
Can I get FHA on a single wide?
FHA allows it if the home meets the requirements, but many lenders don't. A broker can find one that does.