Welcome page * Mobile Home Remodels * Mobile Home Tips * East Bay Mobile Home Parks * Peninsula Mobile Home Parks * South Bay Mobile Home Parks |  Contact Joanne Featured Listings Loan Calculator  Price Calculator Salary Calculator Real Estate News  Seniors and Retirees Buying Real Estate Selling Real Estate Forclosures, Short Sales, REOs  Outdoor Tips  Indoor Tips Home Improvements About Joanne  Testimonials      Hayward, CA  Union City, CA Coffee Break Cyber Kitchen  Kid's Korner  You and California Words Worth      What's the difference between a Manufactured Home, a Mobilehome, and a Modular Home? A key to understanding today’s manufactured home is distinguishing it from other homes that are, or have been, constructed in a factory. Most homes produced in a factory are comprised of three-dimensional modules. These modules are transported to a home site and installed on a state approved foundations or support systems. California law clearly distinguishes amount the types of homes produced in a factory by the building code to which the home must comply. Manufactured Home. The manufactured home is constructed to comply with the National Manufactured Home Construction and Safety Standards, a uniform building standard administered and enforced by the U.S. Department of Housing and Urban Development (HUD Code). Over 97 percent of all homes constructed in California factories meet this code. Factory-Built Homes. Often called "modular" homes, factor-built homes are constructed to comply with the California Administrative Code. About three percent of all factory homes produced in California meet this code. Mobilehomes. These homes were constructed to comply with standards enforced by the State of California prior to June 15, 1976. when the federal preemptive HUD Code became effective. Mobile homes have not been constructed since this date.  Newsletter Over The Fence Newsletter  June 2009 What's Inside Flag Day—June 14 Father’s Day—June 21st Summer Solstice—June 21st or 22nd The longest day of the year. National Tea Month National Rose Month June Home To-Do List: 10 Maintenance Tips for Inside and Out Tip for Gas Dryer Vents American Flag Etiquette General guidelines from the Flag Code Tips for Cut Roses Recipe: Peach Iced Tea Cranberry Iced Tea  June 2009 View online or print a copy Prior Issues May 2009 April 2009 March 2009 February 2009 January 2009 December 2008 November 2008 October 2008  September 2008 August 2008 July 2008 June 2008 Helpful Links Need a Loan? Click the image More Lenders: Western Finance email Mike Scheffler:  MikeS@westernfinance.us  Carl Contrell Bank of the West Fremont 510-791-0763 California Bank & Trust  510-785-6100 Santiago Financial 800-232-3908 Renew Registration Online Manufactured Home & Mobilehome Registration Renewal Mobilehome Park Inspection Resident Information Booklet Contains Important Information For Residents of Mobilehome Parks Regarding Inspections, Violations and Code Requirements. State of California Housing and Community Development As California's principal housing agency, the mission of HCD is to provide leadership, policies and programs to expand and preserve safe and affordable housing opportunities and promote strong communities for all Californians. State of California Department of Housing Codes and Standards The Division of Codes and Standards administers eight programs governing manufactured homes and mobile homes.  Western Manufactured Housing Communities Association   California Manufactured Housing Institute   Mobilehome Ombudsman The Office of the Mobilehome Ombudsman is a complaint processing Office that primarily assists the public with questions or problems associated with the various aspects of manufactured home (mobilehome) living. 2008 Mobile Home Residency Law View online or print your own copy free. What Every Mobile Home Owner Should Know Title 25, Chapter 2, Mobile Home Parks and Installations The provisions of this chapter apply to the construction, use, maintenance, and occupancy of mobilehome parks, mobilehome and special occupancy lots, permanent buildings, accessory buildings or structures, and building components wherever located, both within and outside of mobilehome parks, in all parts of the state. Title 25 Regulations View online or  M.H. Insurance   Weible Insurance Agency 800-653-5565 Get an insurance quote from Weibel    Helpful Info AT&T Cablevision  800-945-2288 Telephone  (AT&T) 800-222-0400 Telephone (SBC) 800-310-3000 East Bay MUD (Water) 510-483-3540 Hayward Water 510-583-4600 Waste Management 510-537-5500 Garbage: Castro Valley 510-537-0757 San Leandro Disposal 510-357-7282 Oro Loma Sanitary District 510-276-4700 Hazardous Materials Disposal  510-670-6460 Pacific Gas & Electric 800-743-5000

Affordable Home Ownership... Even with depressed real estate prices many people think home ownership is out of the question. In many instances mobile or manufactured homes is the solution to becoming a homeowner.  And, if you're a first time buyer you will earn the $8,000 tax credit. More info  There are two types of mobile home parks in the bay area: All-age or family parks that cater to residents of all ages, and older persons or senior parks that cater to residents over age 55.  Most senior or older person parks allow additional residents to be as young as 18 years old as long as the primary resident is at least age 55. Affordable Retirement Living in the San Francisco Bay Area The high cost of living in the bay area makes many people fear they may have to move away from the bay area or even leave California when they retire.  However, that doesn't have to be the case. Assuming you own a home and have significant equity in it, you can sell your home, purchase a manufactured home and have money left over to supplement your living expenses during retirement. For information on buying or selling east bay real estate and manufactured homes, please contact me at 510-429-4800 or send me a note on the Contact Joanne form. Joanne Gardiner Your San Francisco Bay Area Real Estate Broker Advantage Realty ~ 510-429-4800 Testimonials         Featured Mobile Homes and Manufactured Homes For Sale 1977 Ramada Manufactured home in South Hayward - $98,000    This oversized manufactured home was built in 1977, which makes this a HUD Manufactured home.  It is located across the street from guest parking at the clubhouse in the Spanish Ranch II Mobile Home Park, an older persons designation which means one occupant must be at least 55 years old and other occupants at least 18 years old.  More info   Slide Video Tour  2005 Manufactured home in North Hayward - $119,950 Located in the Hayward Mobile Country Club, an economy senior park located at 1200 W. Winton Avenue in Hayward near Southland Mall. All  occupants must be at least 55 years old. More info No-Steps Entry at this Greenbelt Location in Union City - Only $69,950   Located in The Tropics Mobile Home Park, an older person's park operated by a non-profit organization in Union City. One occupant must be at least 55 years old and other occupants at least 35 years old.  Call or email Joanne for more information. Pampered 1972 Mobile Home in San Leandro - Only $39,950   Located in the Mission Bay Mobile Home Park, an older person's park of distinction in San Leandro, CA. One occupant must be at least 55 years old and other occupants at least 18 years old. More Info  Mobile Home & Manufactured Home News MHI Again Helps Manufactured Housing  •  As a direct result of MHI’s efforts, the FHA new Loan Limits are now in effect (jumping from $48,600 to $69,678) - significantly increasing the ability to purchase a home for thousands of potential buyers.  For more information on this, please visit http://www.manufacturedhousing.org/admin/template/brochures/726temp.pdf. The $8,000 tax credit is also in effect. Boosted home sales means an increase in business and increase in market share. •  As a direct result of a letter MHI sent to Federal Reserve Chairman Ben Bernanke dated March 6 requesting expansion of TALF to include manufactured housing floor plan loans and a meeting held via conference call with the Fed's staff, the Federal Reserve Board announced that it is expanding the TALF Program to include revolving lines of credit backed by floor plan loans on manufactured housing.  You can review frequently Asked Questions at http://www.newyorkfed.org/markets/talf_faq.html.   TALF is a program whereby the Fed will purchase certain asset-backed securities (ABS) in an effort to add much needed liquidity to the credit markets. TALF requires that the ABS have AAA rating.  MHI will continue to push for an expansion of TALF to high quality ABS beyond AAA.   View the Federal Reserve Press Release:  http://www.federalreserve.gov/newsevents/press/monetary/20090319a.htm Note: FHA loans only are available for manufactured homes on a permanent foundation and must include the real estate on which it sits. New Laws in 2009 SB 1234 Mobilehome Privacy (eff. 1/1/09) - This law prohibits the owners or management of a mobilehome park from entering an enclosed accessory structure to a mobilehome without the prior written consent of the resident, except in case of emergency or when the resident has abandoned the mobilehome or accessory structure.  Amended Civil Code Section 798.26. AB 2050 Smoke Detectors & Water Heater Bracing in Mobilehomes (eff. 1/1/09) - Smoke Detectors: This law requires all used manufactured homes, used mobilehomes, and used multifamily manufactured homes that are sold to have a smoke alarm installed in each room designed for sleeping that is operable on the date of transfer of title.    The seller must sign a declaration  regarding the presence of working smoke alarms in these specified homes within 45 days prior to the transfer of title. The law also shields real estate licensees from liability for errors, inaccuracies, or omissions relating to the disclosures required to be made by a transferor pursuant to this bill.   Water Heater Strapping: The law also requires all fuel-gas-burning water heater appliances installed in new manufactured homes or new multifamily manufactured homes be seismically braced, anchored, or strapped and such work be completed before or at the time of installation of the homes.   In addition, any replacement fuel-gas-burning water heater appliances in existing mobilehomes, existing manufactured homes, or existing multifamily manufactured homes that are offered for sale, rent, or lease are required to be seismically braced, anchored, or strapped.   All used mobilehomes, used manufactured homes, and used multifamily manufactured homes that are sold must, on or before the date of transfer of title, have the fuel-gas-burning water heater appliance or appliances seismically braced, anchored, or strapped. This requirement is satisfied if, within 45 days prior to the transfer of title, the transferor signs a declaration stating that each water heater appliance in the used mobilehome, used manufactured home, or used multifamily manufactured home is secured pursuant to this section on the date the declaration is signed.   The Department of Housing and Community Development is to promulgate on or before July 1, 2009 rules and regulations that include standards for water heater seismic bracing, anchoring, or strapping.    (Note: Section 3.5 in AB 2050 is not in effect.)   Amended Health and Safety Code Section 18031.7 and repealed and added Section 18029.6.  SB 1107   Accommodations for Disabled (eff. 1/1/09) This law requires mobilehome park management to allow an owner or resident to install accommodations for the disabled on their mobilehome or the site, lot, or space on which their mobilehome is located, as specified.  It authorizes the management to require that the accommodations installed be removed by the current homeowner at the time the mobilehome is removed from the park or pursuant to a written agreement prior to the completion of the resale of the mobilehome, as specified.  The law also permits a mobilehome owner to share the home with a live-in caregiver who provides care pursuant to a written treatment plan without being charged a fee for that person by the park management.   Amended Civil Code Sections 798.34 and 799.9 and added Civil Code Sections 798.29.6 and 799.11.  California Code of Regulations, Title 25, Chapter 3, Subchapter 2, and adopted by reference portions of the California Code of Regulations, Title 24, California Building Code, Part 2, Chapter 7A (25 Cal. Code Regs. Sections 4200-4214) Ignition resistant exterior design, construction, installation and alteration of any new or used manufactured home, multifamily manufactured home or commercial modular or used mobilehome designated for installation in Wildland Urban Interface Fire Areas (eff. 9/1/08) Emergency regulations were passed by the HCD that affect the exterior design, construction, installation and alteration of any new or used manufactured home, multifamily manufactured home or commercial modular or used mobilehome designated for installation in Wildland Urban Interface Fire Areas. Closures & Layoffs December 11, 2008 - Fleetwood Enterprises Inc. plans to consolidate manufactured housing plants in Woodland, CA; Auburndale, FL; Willacoochee, GA; Benton, KY; and Pembroke, NC. All of these plants will work through the orders they currently have and will begin transitioning production to some of the remaining 13 Fleetwood Housing Group facilities. They are expected to close within approximately 60 days. The company's Trendsetter Homes plant in Douglas, GA, which is one of two producing modular housing, will also be closed, effective immediately. Impending closure announcements were also made at Fleetwood's travel trailer manufacturing centers in Crawfordsville, IN. After the transition, all of the company's travel trailers and fifth wheels will be produced in its three existing plants in Ohio and Oregon. The closings will effective by mid January. One Of East Bay's Largest Mobile Home Parks Sold Spanish Ranch, one of the East Bay's largest mobile home parks, was sold to Monterey Coast LP for $39,500,000. Hayward, California - December 10, 2007 -- Spanish Ranch Mobile Home Park, a 462-space mobile home park, has been acquired by San Francisco-based Monterey Coast LP for $39,500,000.  The price equates to a 4.8 CAP based on trailing 12-month expenses, and 12-month proforma income based on allowable increases per Hayward Mobile Home Rent Stabilization Ordinance. Spanish Ranch is a 5-Star park on 52 acres of land and is one of the largest mobile home parks in the East Bay.  The sale closed escrow on August 30, 2007. The buyer, Monterey Coast LP, is a private group specializing in the acquisition and management of apartment buildings and mobile home parks.   Affordable Factory-Built Housing With prices for conventional housing out of reach for many in the San Francisco Bay Area, some are turning to manufactured housing.   Types of Factory Homes A key to understanding today's manufactured home is distinguishing it from other homes that are constructed in a factory. Most factory homes are comprised of three-dimensional modules. These modules are transported to a home site and installed on a state approved foundation or support system. California law clearly distinguishes among the types of factory-produced homes by the building code to which the home must comply. Manufactured homes are constructed to comply with the National Manufactured Home Construction and Safety Standards, a uniform building standard administered and enforced by the U.S. Department of Housing and Urban Development. About 97 percent of all factory homes constructed in California each year meet this code. Factory-built homes, often called modular homes, are constructed to comply with the California Administrative Code. Some factory built homes employ panelized construction techniques. About three percent of all factory homes produced in California factories each year meet this code. The HUD Code Since June 1976, all manufactured homes in the United States have been built to the National Home Construction and Safety Standards (the HUD Code). The HUD Code, under federal law, preempts all local building codes for these single-family dwellings. The HUD label certifies that the home has been factory constructed, tested and inspected to comply with stringent, uniform federal standards which are periodically up-dated. The HUD Code, administered by the Department of Housing and Urban Development, is the counterpart to national model codes for site-built housing. These model codes include the Uniform Building Code of the International Conference of Building Officials, upon which California local governments base their building codes. While you purchase the mobile, modular or manufactured home you will more than likely pay monthly rent for the space where that home it sits.  In addition to the space rent, you can expect to pay for gas, electric and cable TV.  Some parks include water and trash service in their basic monthly rent, while others do not top of page For information on buying or selling east bay homes, please contact me at 510-429-4800 or send me a note on the  form. Joanne L. Gardiner, Broker, e-PRO Realtor Advantage Realty 3205 Whipple Road - Union City, California 94587 (510) 429-4800

Exciting News in Housing... Upscale manufactured homes now available to San Francisco Bay Area residents by A.R.M. Homes. The quality, design, and amenities usually reserved for luxury residential homes are attracting conventional home buyers to these semi-custom manufactured dream homes. Best of all, prices are a fraction of conventional homes.  The dealer will take trade-ins, too.  The homes range from a compact 1,013 square feet to a sprawling 2,245 square feet.  The thoughtful exterior designs include traditional Craftsman and Ranch to Contemporary with trapezoid transom windows that let in natural light flood the interior  while maintaining maximum privacy.  Manufactured homes are single-family homes that are constructed entirely in a controlled factory environment. These units are built according to federal Manufactured Home Construction and Safety Standards, which are commonly known as the HUD code. For homeowners in need of a guest house, these award-winning "cabins" vary in width and length, beginning at a slim 13' 4" wide and going up to about 30' wide, similar to the sprawling cabin  pictured at right.  The green metal roof and cedar lap siding give a woodsy feel to the homes and complement any back yard or country setting. The cabins or guest houses are attractive and compact, yet feature amenities found in full-sized homes.  In addition to accommodating guests they are perfect for parents, in-laws, teenagers, adult children, live-in care-givers, etc. and can be delivered finished to your lot usually within 60 days. Call Joanne at 510-429-4800 for more information or send her a note on the  form.  Visit our affiliate company A.R.M. Homes'  web site.  Joanne is also  a sales agent  with A.R.M. Homes.  Buying Q & A's The two most important things to consider in purchasing a mobile home, a manufactured home or a modular home is a good credit score and a sufficient amount of cash on hand for the down payment and closing costs. Once you have those two things in order, you ready for me to take you shopping. For sake of brevity, mobile home shall also include manufactured homes and modular homes and vise-versa. Down Payment:  To buy a mobile home you will need a down payment of 10% to 25% of the selling price.  On near new and brand new manufactured homes the down payment can be as low as 5% with excellent credit. Prices:  Like in the purchase of regular houses, the prices for mobile homes vary dramatically. For homes built beginning June 15, 1976 to the nineties, they run anywhere from about $75,000 to about $180,000.  Near new and brand new manufactured homes currently range from $160,000 to as high as $300,000, depending on the square footage and not including the land. A typical 1200 square foot brand new manufactured home will set you back $175,000. Age of mobile home is important to consider:  If buying a brand new manufactured home doesn't fit your budget, I recommend buying one that was built after June 15, 1976 and later because that date is when the new construction guidelines became effective and the Department of Housing took over jurisdiction from the Department of Motor Vehicles.  A few manufacturers increased their building standards in 1975, however, lenders use the June 15, 1976 date when determining loan amouts and interest rates. Financing:   Typically the interest rate is quite a bit higher for mobile or modular homes than conventional houses, today between 7.5% and 12% depending on ones FICO score.  The reason for the interest rates being higher than for conventional housing is because the a mobile or modular home could be moved from its site and there is a possibility the lender would not know about it or be able to recover it in the event of default by the borrower.  The length of the loan, called the term, will range between 15 and 20 years unless you're purchasing a brand new manufactured home, then 30 year loans are available. When the time comes I can put you in contact with lenders who specialize in financing mobile and modular homes.  By the way, the interest on a mobile home loan is tax deductible, assuming it is your primary residence. Closing Costs:    You will need additional funds for closing costs, which typically run about $2,000 to $7,000.  This includes your escrow fees, title search and state transfer fees, lender fees, signing fees, notary, inspections, insurance, first month's space rent typically $400 to $1,000.  Depending on the park's policy, you may need to post a security deposit, typically $200 to $1000, which is refundable to  after one year of residency upon your written request. If the seller doesn't  provide a home warranty, buyers can purchase one at a cost of approximately $315 to $350 for a year. Your Credit:  You will also need to have good credit, the higher the FICO Score the better.  Good FICO Scores are 720 and above.  You can get more information at the  section here on my web site: Mobile Home Parks:  There are two kinds of mobile home parks: All-age parks, for residents of any age including children.  Age Restricted Parks which most people refer to as Senior parks are for adults over age 55.  Some require the second resident adult to be at least 18, while others  require them to be at least 35 and 45. Residents of mobile home parks in the San Francisco Bay Area are allowed to have a pet or pets under the current state laws. Parks still restrict the number, size, and breed. Outside Storage:  State code has increased the size of an allowable storage shed on a mobile home lot to 120 square feet.  However, some parks only allow 100 square foot sheds. Land is usually not included:  When buying a mobile home the land is not included.  Space rent typically runs between $400 and $1000 per month and in some areas more.  In addition to the space rent you will be responsible for your utilities.  In some cases the park will pay for your water, while other parks also pay for your trash service. Each park varies.  For Seniors   Senior Seasons was founded by Kaye Sharbrough to provide the highest quality services to help seniors and their families identify, evaluate, and choose the best senior housing to improve well-being and happiness. Just like many of her clients, she got involved because of her mother's altered housing needs. And because that move was so successful and her Mom is so delighted with her new situation, Kaye has established Senior Seasons in order to help others be just as happy. Senior Seasons   Elder Abuse What Everyone Should Know Elder Abuse Brochure View online or print your own copy free.   The "E-cyclopedia" of housing options and information for retirement, finance, insurance and care. Senior Resources    Mobile Home Owners Associations   Hayward Mobilehome Owners Association The HMOA represent nine mobilehome parks in the Hayward area. These include: Continental Hayward Mobile Country Club Eden Gardens Eden Roc Georgian Manor New England Village Pueblo Springs Spanish Ranch I Spanish Ranch II Visit their web site Golden State Manufactured-Home Owners League, Inc., is a nonprofit charitable trust corporation, dedicated to preserving mobilehome ownership as affordable, quality housing through legislative efforts, and organization and education of individual home owners and dwellers.  Visit the GSMOL web site New Laws in 2008 Manufactured Homes and Mobilehomes Distinguished: This new law provides a bright-line distinction between "manufactured homes" and "mobilehomes" to clarify the confusion surrounding these two terms. Starting January 1, 2008, both a manufactured home and mobilehome are generally defined as transportable structures of certain specifications, with or without foundations, but a manufactured home is constructed on or after June 15, 1976, whereas a mobilehome is constructed before June 15, 1976.   (Source: Senate Bill 538). Notice of Removal of Mobilehome from Park Upon Sale: Under existing law, when certain old or rundown mobilehomes are sold, the management of the mobilehome park may require the removal of such mobilehomes to upgrade the quality of the park. Beginning January 1, 2008, removal of such mobilehomes is prohibited, unless the park management provides the homeowner with a notice specifying the condition permitting removal. (Source: Assembly Bill 446).