Monarch Home Sales offers the information below to assist buyers in making sound purchases. All information contained herein is intended to illuminate potential buyers on making informed choices and is based on practices employed by our company.

Do not purchase a mobile home before you have found and secured a location. Before purchasing a new home it is important to remember that California State law limits the space covered by a structure to 75% of the lot size. This includes carport awnings, porches with or without awnings, and storage buildings. The dealer you select to help purchase your home will, assist you in calculating the space.

The purchase of a new manufactured home to be placed on either private or leased property must be accomplished through a licensed dealer. This first section is dedicated to purchasing a new home for location in an existing park (leased property). The second section, Private Property, follows.

Leased Property

Park Requirements and or Limitations

It is important to know where the utility service will be located on the property, and the amount of electrical amperage. If the space has a 50-amp electrical service, the home cannot be ordered A/C ready. 100-amps are required for air conditioning. Speak with park management to explore upgrading to 100-amps if desired.


For sunlight and/or privacy, consider where bedrooms, kitchen, etc., will be located on the property. Look at how the floor plan will sit on the lot while considering window options and placement. Think about view and airflow when choosing from the wide selection of windows. A common oversight is the home front. Floor plans that have bedrooms in the front often have windows to the side of the structure. This leaves the front of the house looking extremely bare.

Access Door from Carport

There is usually an entry door on the carport side of the home, leading into the utility room or kitchen. When viewing the floor plan, consider placing the door in a location that allows easy entry into your vehicle. Porch steps (width usually 32 inches) protrude into the driveway and can make it difficult to park vehicles.

Upgrade Considerations

The choices here are infinite so consider additions that cannot be readily done at a later time. Some that will be restrictive to the house structure are copper piping, fireplaces, water spigots, whirlpool baths, skylights, solar tubes, clerestory windows, built in microwave, etc.

Cabinetry can be added to the laundry room at a later time as well as upgraded carpet, etc. Budget permitting, choose a home with the desired options now; independent contractors tend to be more expensive than the factory.

Questions and Answers

Q. What is included in the cost of a new manufactured home?

A. The home usually includes a basic package of window coverings, carpet and kitchen appliances. The kitchen appliances include a refrigerator, dishwasher, oven, stovetop and garbage disposal, fluorescent lighting and spotlights over the sink area.

Q. What may not be included in the cost of a new manufactured home?


  1. Transportation to designated site
  2. Set-up (joining sections together, pier and pad placement and close-up—the process of finishing interior walls with drywall and carpet installation).
  3. Government Inspection Fees insuring proper installation and to receive a Certificate of Occupancy.
  • Most dealers include the above costs in the basic home package. Items such as upgrades, porches, awnings, steps, landscaping, sprinkler systems, hardscape, cement, brickwork and storage sheds will influence the purchase price.

Q. Is there a warranty on a new home?

A. Yes, the manufacturer covers the structure of the manufactured home for one year effective at close of escrow. This includes roof, walls, floors, cabinetry, electrical system, plumbing and bath fixtures such as toilets, tubs / showers. Natural settling will occur. The manufacturer does not cover any wall damage as a result.

  • Each independent manufacturer covers appliance warranties for items such as stove, refrigerator, hot water heater, etc. Refer to information pamphlets and warranty cards provided with the “new home package”. It is best to send in all warranties as soon as the new home is occupied.
  • Independent installation contractors cover steps, handrails, porches, awnings and other accessory items not produced at the factory for six months to one year. The dealer also offers limited warranty on some items such as natural settling during the first year.

Q. Are there property taxes on a manufactured home located in a “park”?

A. Yes, the county in which the home is located will assess approximately one percent (1%) of the sales price. This is divided into two payments due November and February.

Q. Why are homes in parks higher than from a sales lot?

A. Simply stated; supply and demand. There is a large need for spaces, and their are few spaces available in highly desirable Orange County. Resale of older homes has skyrocketed in the last five years. The home that once was purchased for $10,000 now runs $50,000 to $100,000. Compared to conventional housing, it is still the best deal for housing per square foot in town.

Private Property

Contact a dealer licensed to sell the type of home you desire, e.g., Hallmark, Fleetwood, etc. Decide on the size, make and model.

Required Permits with Plot Plans

  1. Site Prep
  2. Permanent Foundation
  3. Installation

All permits require plot plans showing the location of the utilities and septic system (if a sewer connection is not possible). Plot plans must show lot elevations (regardless if it was graded or not). A Form 433 (creates the certification that the manufactured home is now real property due to installation of a state approved permanent foundation)must be completed. All Fees are paid.


Once the home is ready to come off the factory line, transporters pick it up from the factory and deliver it to the designated location.


Once the home is at the lot in the set location, connection to sewer / septic, water, gas and electrical is performed. The utilities are tested and finalized in order to continue the set.

Set-Up (Assuming Lot is Level)

  • Home set on piers and pads (rough set)
  • Footings dug for permanent foundation
  • Masonry block installed (permanent foundation)
  • Lower home onto foundation
  • Interior drywall “close up” and crack repair
  • Install factory supplied carpet and pad
  • Final exterior attachment of home with perimeter trim accessories

Miscellaneous (separate permits required)

Garage or carport, walkways, driveways, door hood, awnings, front porch, rear doorsteps, handrails, etc.