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Both are built in a controlled factory environment and delivered to your property.

Modular homes:
– Built to the Michigan Residential Code
– Installed on permanent foundations (crawlspace or full basement)
– Lifted into place by crane
– Typically offer higher roof pitch and higher insulation values

Manufactured homes (HUD code):
– Built to federal HUD standards
– Typically installed on a frost-protected slab
– Installed with blocking and tie-down systems
– Generally offer a lower entry cost

The primary differences come down to building code, foundation type, structural design, and long-term goals.

Manufactured homes:
– Frost-protected slab foundation
– Insulated skirting or approved perimeter enclosure

Modular homes:
– Crawlspace
– Full basement

Crawlspaces and basements require modular construction.

Foundation choice affects structure, insulation performance, financing options, resale considerations, and total project cost.

Manufactured homes are designed for slab-based installations.

If you want a crawlspace or full basement, modular construction is required. Modular homes are engineered to integrate with permanent foundation systems built to Michigan Residential Code standards.

This decision should be made early, as it affects structure, financing, and overall project budget.

Yes — or at least have land under contract.

Before scheduling a detailed planning meeting, you should:
– Own or actively secure land
– Review total project examples
– Speak with a construction lender
– Be within a realistic 12–18 month timeline

Preparation reduces surprises and speeds up approvals.

Most projects fall within a 6–12 month window depending on:
– Permit timelines
– Financing approval
– Builder production schedule
– Weather conditions
– Site readiness

Preparation plays a major role in keeping your timeline on track.

Before delivery:
– All permits must be active and posted
– Foundation must be completed and backfilled
– Driveway access must meet width and clearance requirements
– Utilities must be coordinated
– The site must be fully prepared

If the site is not ready, delivery may be rescheduled and delay charges can apply.

Delivery equipment may exceed 100 feet in length, and homes can ship 14–15 feet tall.

Typical minimum access requirements include:
– 30–40 ft width at road entry
– 20–25 ft width to the home site
– 20 ft overhead clearance
– Proper compaction for heavy equipment
– Stabilized inclines and widened corners

These standards are confirmed during your site visit.

Homeowners are responsible for:
– Establishing electric, gas, and water accounts
– Paying tap or connection fees
– Coordinating directly with utility providers

Phil & Lee’s can coordinate trenching and scheduling depending on project structure, but final connections must be completed by licensed professionals hired by either the homeowner or Phil & Lee’s.

Yes — but you assume responsibility for:
– Hiring subcontractors
– Proper sequencing, permitting, and inspections
– Ensuring site readiness
– Managing delays caused by incomplete preparation

If preferred, Phil & Lee’s can manage all or part of your site improvements for a more coordinated approach.

Our construction team reviews:
– Home placement location
– Driveway access
– Foundation requirements
– Utility routing
– Drainage and grading
– Overall scope of work

A completed site visit is required before ordering your home.

Typical projects include:
– Initial deposit to reserve scheduling
– Payment when the home order is submitted for production
– Transport-related payment per agreement
– Final balance due once the home is set on the foundation

Specific payment terms are outlined in your purchase agreement.

Phil & Lee’s insures the home until it is unhooked from the transporter on your property.

Your homeowner’s insurance policy must be active beginning the day of delivery. We recommend speaking with your insurance provider before site construction begins.

Single-section manufactured:
– Smaller footprint
– Slab foundation
– Streamlined installation

Multi-section manufactured:
– Larger footprint
– Slab-based construction
– Flexible layouts

Modular:
– Crawlspace or basement foundation
– Steeper roof pitch
– Higher insulation values
– Traditional site-built structural integration

The right path depends on your land, zoning requirements, long-term goals, and overall project budget.