Dreaming of homeownership but wondering if a manufactured house fits into your VA loan plans? You’re not alone—many veterans and service members have the same question as they consider affordable paths to owning a home.

This is an important topic because manufactured homes can offer flexibility and savings, but the rules around VA loans can feel confusing. In this article, we’ll provide clear answers, outline eligibility requirements, and share key tips for using your VA benefits with manufactured housing.

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Can You Get a VA Loan on a Manufactured House?

Absolutely! The Department of Veterans Affairs (VA) does allow eligible veterans, active-duty service members, and certain surviving spouses to use a VA loan to purchase a manufactured or mobile home. However, there are important requirements and steps to understand to make your home-buying journey as smooth as possible. Let’s break down what you need to know about getting a VA loan for a manufactured house, along with helpful tips, potential challenges, and answers to common questions.

What Is a Manufactured Home?

Before diving into VA loan specifics, let’s clarify what a manufactured home is:

• A manufactured home is a dwelling built in a factory after June 15, 1976, and meets U.S. Department of Housing and Urban Development (HUD) standards.
• Often called a “mobile home,” these homes are transported to the final site and typically rest on a permanent foundation.
• Manufactured homes differ from modular homes (which are built in sections and assembled on-site) and stick-built homes (constructed from scratch on the property).

Yes, You Can Use a VA Loan for a Manufactured Home

VA loans are not limited to traditional stick-built single-family homes. You can finance a manufactured home, provided you and the property meet specific criteria set by the VA and the lender. However, not all VA lenders are willing to lend on manufactured homes because these loans are considered riskier and involve extra requirements.

Key VA Loan Requirements for Manufactured Homes

The VA loan program has certain requirements for manufactured homes. Understanding these criteria will help you plan your purchase:

The Home Must Be Considered Real Property

• The manufactured home must be affixed to a permanent foundation.
• It should comply with local and VA guidelines as real property (not just personal property or “chattel”).

The Home Must Be Certified and Meet HUD Standards

• The home must have a HUD Certification Label (sometimes called a HUD tag), proving it meets national standards.
• The unit must be constructed after June 15, 1976.
• Homes constructed before this date are not eligible for VA loans.

Foundation Requirements

• The home must be permanently attached to land.
• The foundation must meet HUD’s Permanent Foundations Guide for Manufactured Housing.

Land Ownership

You can buy a manufactured home in several ways with a VA loan:

1. Purchase the home and land together.
2. Purchase a home and then place it on land you already own.

3. Refinance an existing VA loan or conventional loan for a manufactured home and land.

4. Note: The VA does not back loans for manufactured homes in mobile home parks or communities where you do not own the land.*

Vehicle Title Must Be Surrendered

• The home cannot remain classified as a vehicle.
• After placement on a permanent foundation, the home’s vehicle title must be surrendered and officially recorded as real estate.

Minimum Property Standards

• The property must be suitable for living and meet local, state, and VA health and safety standards.

Steps to Get a VA Loan for a Manufactured Home

Navigating the VA loan process for a manufactured home might feel overwhelming. Here’s a simple guide:

1. Check Your Eligibility for a VA Loan

2. Confirm you have a valid Certificate of Eligibility (COE).

3. Find a VA-Approved Lender

4. Not every lender offers VA loans for manufactured homes, so ask up front.

5. Get Preapproved

6. Preapproval gives you an estimate of how much you can borrow.

7. Find an Eligible Manufactured Home

8. Ensure the home meets VA and HUD standards.

9. Confirm it was built after June 15, 1976.

10. Verify the Land Situation

11. If you’re buying both the home and land, verify ownership.

12. If placing the home on your land, check zoning and deed requirements.

13. Complete the Purchase Agreement

14. Work with your agent to draft a purchase agreement outlining the details.

15. VA Appraisal and Inspection

16. The VA will order an appraisal to verify market value and ensure minimum property requirements are met.

17. Loan Finalization and Closing

18. After all requirements are met, your lender will issue final approval and funds will be disbursed at closing.

Benefits of Using a VA Loan for a Manufactured Home

VA loans offer several advantages to buyers, including for those purchasing manufactured homes:

• No Down Payment: Many VA borrowers can buy with $0 down.
• Competitive Interest Rates: VA loans typically have lower rates than conventional loans.
• No Private Mortgage Insurance (PMI): You aren’t required to pay monthly mortgage insurance.
• Limited Closing Costs: The VA limits the kinds and amounts of fees you can be charged.
• Lenient Credit Requirements: VA loans often accept lower credit scores or limited credit history.

Challenges with VA Loans for Manufactured Homes

While using a VA loan for a manufactured home is possible, you should be aware of a few hurdles:

• Fewer Lenders Participate: Many lenders do not offer VA loans on manufactured homes due to additional risks and paperwork.
• Stricter Property Requirements: The home and foundation must meet rigorous guidelines.
• Higher Interest Rates or Shorter Terms: Some lenders charge slightly higher rates or require shorter loan amortizations (like 20 or 25 years instead of 30).
• Age of Home Limits: Only homes built after June 15, 1976, qualify.
• Condition Requirements: The home must be in good enough condition to qualify for VA financing.

Tips for Successfully Getting a VA Loan for a Manufactured Home

Here’s how to make the process smoother and avoid common pitfalls:

• Work With an Experienced VA Lender: Ask specifically about manufactured home loans during your initial contact.
• Get Documentation Ready: Have proof the home meets construction and HUD guidelines.
• Budget for Additional Costs: Moving or installing a manufactured home can trigger extra expenses (site prep, utilities, foundation).
• Check Local Zoning: Make sure manufactured homes are allowed on your desired property.
• Inspect the Property Thoroughly: Even though the VA requires an appraisal, consider getting a separate home inspection for extra peace of mind.
• Stay Flexible: If your first lender won’t do the deal, ask for referrals to lenders that offer this service.
• Plan for Timelines: VA loans for manufactured homes may take longer to process due to additional inspections and documentation.

Frequently Asked Questions (FAQs)

Can I buy just a manufactured home without land with a VA loan?

No. The VA requires that you own both the home and the land it sits on. You cannot use a VA loan solely to purchase a manufactured home that will be placed in a leased-land community or mobile home park.

Do manufactured homes qualify for VA loan benefits like zero down payment?

Yes! As long as you and your property meet VA loan eligibility, you can enjoy benefits like zero down payment and no monthly PMI—just like with a traditional VA loan.

How old can the manufactured home be to qualify for a VA loan?

The home must have been built after June 15, 1976, and must comply with HUD standards. Homes older than this cutoff are ineligible for VA financing.

Are there special inspections or appraisals for manufactured homes with VA loans?

Yes. The VA requires the home to pass a specialized appraisal and meet both VA and HUD guidelines. The appraisal checks both the value and the minimum property condition standards.

Do all lenders offer VA loans for manufactured homes?

No, not all VA-approved lenders finance manufactured homes. It’s important to shop around and find lenders who are experienced with this type of VA loan.

Conclusion

You can use your VA loan benefit to buy a manufactured home—offering you flexible, affordable homeownership options beyond traditional houses. While there are extra requirements and fewer lenders to choose from, the process is entirely achievable if you plan ahead, work with the right lender, and ensure your property meets VA standards.

If a manufactured home is the right fit for your housing needs, your VA loan benefits can help make your dream of homeownership a reality. Take your time, ask plenty of questions, and be ready for a few additional steps. The reward? An affordable, secure, and comfortable home of your own.