Quick answer
You can usually get a HELOC or home equity loan on a manufactured home only if it's permanently attached to a foundation, titled as real property together with land you own, and built after June 15, 1976 to HUD code. Homes on rented lots or titled like a vehicle usually don't qualify. Fewer lenders offer HELOCs on manufactured homes than home equity loans, and many accept double-wide or larger homes only.
The qualifying checklist
| Requirement | What lenders look for | How to check |
|---|---|---|
| Real property | Home and land on one deed, taxed as real estate | Your property tax bill and deed |
| Title surrendered | The vehicle-style title has been retired or surrendered under your state's process | Your county or state motor vehicle or housing agency |
| Permanent foundation | Wheels, axles and hitch removed; set on an approved foundation | A foundation certification from an engineer, if asked |
| Land ownership | You own the land, not lease a lot in a park | Deed |
| Built after June 15, 1976 | Meets the federal HUD code | HUD data plate and certification label |
| Size | Many lenders require double-wide or larger | Ask the lender before you apply |
| Equity and credit | Often lower loan-to-value caps than site-built homes | Expect 70% to 80% instead of 85% |
Why many lenders say no
Manufactured homes have historically lost value faster than site-built homes. They're also harder to appraise, because there are fewer similar sales nearby. Lenders protect themselves by limiting how much they'll lend, requiring real-property titling, or not offering second liens on manufactured homes at all.
A home equity loan tends to be easier to find than a HELOC. With a fixed lump sum, the lender knows the exact exposure from day one.
Modular is not the same as manufactured
Modular homes are built in sections in a factory but meet the same local building codes as site-built homes. Lenders usually treat them as regular homes. If your home is modular, most of this page doesn't apply. Normal HELOC requirements do.
If you don't qualify
- Convert the title. If you own the land, your state may let you retire the vehicle title and record the home as real property. Rules and fees vary by state.
- Cash-out refinance. Some first-mortgage programs, including FHA and select conventional programs, finance manufactured homes on owned land. See cash-out refinance.
- Personal or chattel loan. For homes on leased land. Expect higher rates and shorter terms.
- Home equity investment. Some providers consider manufactured homes on owned land. Read HEI pros and cons first.
Before you apply
- Pull your deed and tax bill and confirm the home and land are one parcel taxed as real estate.
- Find the HUD data plate, usually inside a kitchen cabinet or a bedroom closet.
- Have any title paperwork ready showing the vehicle title was retired.
- Ask the lender up front whether it lends on manufactured homes and what size it requires. That saves you a credit pull.
FAQ
Can you get a HELOC on a manufactured home?
Sometimes. The home generally must be on a permanent foundation, titled as real property with land you own, and built after June 15, 1976. Many lenders don't offer HELOCs on manufactured homes, so a home equity loan may be easier to find.
Can you get a home equity loan on a mobile home?
Homes built before June 15, 1976 are usually called mobile homes and rarely qualify. Newer manufactured homes on owned land with a real-property title often can.
Can I get a home equity loan if my manufactured home is on leased land?
Usually not. Lenders want the home and the land on one deed. On leased land, a personal or chattel loan is the more common option.
How much can I borrow on a manufactured home?
Loan-to-value caps are often lower than for site-built homes, frequently 70% to 80% of the value, minus what you owe.
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