What To Expect
This outline has been put together in order to answer a few of the questions that people have concerning the process of putting a manufactured home on their own land. Please keep in mind that there are differences in the requirements in the state, county and city or local building departments. Everything we are providing should be considered to be "BallPark" estimates in dollars.

1. BUILDING SITE
If you own or are buying your building site, your ability to secure financing is greatly enhanced, your equity determines the type of financing that will be available to you. We do have lenders that put together the entire package for the project. The terms and type of loans depend greatly on your credit history andt he amount of down payment. Our lenders are prepared to offer financing with as little as 5% down to qualified people.

Your land may be zoned for any number of uses. You can determine thrrough the county of city zoning department if it is feasible to set a home on the property. We will assist you in working with the building deparment in making the changes required to make the site acceptable. Care should be taken to assure that before you purchase land that the land can be used for your home. Be especially aware for covenants that do not allow manufactured homes or require special features such as 5/12 pitch roof or greater or the use of UBC (Uniform Building Code) homes only. These changes can be done but in some cases can add considerably to your costs. We are presently finding sites with older homes and replacing them with a new HUD or UBC home. We can help you in your search for land.

2. FINANCING
Financing is based on your credit history and your ability to pay the payments. Usually the permanent loan capabilities are determined first. This is the long term loan that will be on your home once the construction is completed. Then, based on what the appraised finished home, land and improvements will be, a construction load is structured to pay for the land, order the home, excavate, pay tap fees, construct foundations and do what is necessary to complete the job. Usually you will pay interest on the construction loan. This is usually part of the loan and will be paid off with the loan. When the Certificate Of Occupancy is issued by the inspecting authority, the loan will be converted to the permanent loan paying off the construction loan. The term of the construction loan is usually 3 to 6 months.

3. THE HOME
The selection of the home should have been covered before the financing section, but you would not be able to buy the home if you could not pay for it. The home selected is going to determine the type of foundation that can be used under the home. Once the home select is made, and options and upgrades are decided upon, we can order "finance" or "bank" prints of the home for the lender, inspection authority, contractor and engineer. We are now on the way!

4. THE CONTRACTOR
As you can see by now there is no locked in stone process to organize the purchase and installation of a manufactured home on private property. Each application has its own unique set of problems that must be solved. The financing is the determining factor for the available options. The Contractor should be available and involved very early in the process. His costs are going to be a factor in setting the budget figures for the lender. YOU can determine to be your own general contractor. If you have sufficient knowledge of confidence in yourself that you can hire and direct others to perform the tasks necessary to complete the job, you can save considerable money. If we do not have a reputable contractor, you may select one of your own choosing. We insist that the foundation be designed by a Colorado licensed engineer and the home is set by a Colorado licensed setter. Both must work and comply to factory specifications. You will be in charge of releasing draws from the lender to the contractor and sub-contractors. We do assist you in assuring that the stages of the work are complete prior to draws being released for payment.

5. SOIL SAMPLES
In most cases of new development, the permitting authority is going to require that soil samples be taken by an engineering firm that will test the soil's compactness and its capacity to percolate water. With these tests and the factory specifications, the engineer can design the type of foundation you want under the home. These tests can be used to design the septic and leach field if needed.

6. BUILDING PERMIT
The state, county, or city insist on being fully aware of what is going on in their respective jurisdictions. They will insist that you provide a set of plans that describe what your intentions are for the subject property. They will review your plans and the jurisdiction's requirements set forth by their building department. At this point, the process is in the hands of the governing body and may require further coordination with the contractor. An advance should be made to the contractor to cover the expense for building permits, engineering and tests. The permit process should be stared as soon as possible. It can take up to 4 weeks to obtain permits from some departments.

7. UTILITIES
Once we have our building permit, it is time to apply for the utilities: gas, water, electricity, and sewer or septic. If you live in a municipality or water district, it is pretty simple, yet time consuming. When you acquire the land, you should find out what utilities are available for the property: are there tap fees and what is the cost? Is there electrical and gas available? These can be costly if they have to be brought any distance. The costs should be predetermined to help set the initial budget for the job. Do you need to drill a well? If so, permits must be applied for from the state water resources division. A well driller must be selected and contracted. Do you need to install a septic system? If so, application must be made to the controlling health department to determine size and design. Again, this is time consuming and can be costly. Again, we repeat the fact that the coordination of all these tasks are very time consuming. If you are working as your own contractor, you must be available when these jobs need attention.

8. THE FOUNTATION

THE MOST CRITICAL PART OF THE HOME
Manufactured homes can be set on a variety of types of foundations. This ranges from blocks on caissons, reinforced ribbons with treated lumber walls, cement or block crawl space founctions to full or partial basement. All foundations must comply with the manufacture's specifications and be designed by a Colorado registered engineer. When installed under these conditions, the home will have a full warranty by the manufacturer.

9. THE SET
Sometime during the previously outlined activityes, and after you have approved the design of your home and made the appropriate deposit, the home will have been specked out by you and the home will have been ordered. We can expect up to 9 weeks scheduled delivery time. During this time, weather permitting, we will be preparing the site for the home. That includes the foundation, the utilities and making arrangements for the setter. Based on the type of foundation, we will choose the method of placing the home on the foundation. Setting the home involves securing the home to the foundation, tying the home together and assuring the home mates at the roof, floor and end walls. Finishing work includes installing the interior trim or drywall and laying carpet. The set is complete when all work is completed and approved by the local authority and a Certificate Of Occupancy is issued.

10. OTHER CONSIDERATIONS
Some local authorities require other commitments from you such as landscaping, garages, specific retaining walls, sidewalks, partial brick, etc. These items should be covered during the original permit process.

ATTENTION
When buying rural land, a state well permit must be obtained. Before buying rural land, ensure that you can obtain water for the property. The state, as well as local authority can have unique requirements and restrictions. There are a number of limitations that can be placed on water well usage. The issueing of a well permit can take up to 90 days.
Some rural areas have community wells. Be sure and examine the conditions and restrictions on the use of the water. Without a doubt, water is the most critical item when considering a land home project.

TIME OF CONSTRUCTION
We will try to finish a home land installation within 90 days after the construciton money is available. There is no way we can plan for unseen weather delays or other "Act of God" delays. We also have no control over delays caused by government authority's issuance of permits or delays in inspection procedures. We cannot be held accountable for labor stoppage or material shortage.

TYPICAL COSTS

Land	$ ??.??	Yours or we'll find it
Home	$ ??.??	Choose from a wide variety
Loan Costs	$ ??.??	We'll recommend a lender
Water/Sewer/Taps	$ ??.??	Must haves!
Building Permits	$ ??.??	County and city
Appraisal	$ 300.00	Of land
Engineer	$ 500.00	A necessity
Soil Tests	$ 1000.00	Is the soil appropriate?
Well	$ 18.00/ft	The driller should know well depths in the area
Septic	$ 4500.00	If no sewer tap is available
Setting	$ 2500.00	Place your new home on the site
Excavation	$ 1200.00	Grade & dig the foundation
Crane Assist	$ 1800.00	It takes a crane to set the home!
Foundation Treated Lumber	$ 4600.00	Materials & Installation
Foundation Crawl Space	$ 50.00/ linear ft + $ 1200.00 steel	4 foot space is typical
Foundation ?Basement?	$ 100.00/ linear ft + $ 1200.00 steel	Materials & Installation
Basement Floor Finish	$ 2.00/sq.ft.	Materials & Installation
Form Finish cement flat	$ 2.50/sq.ft.	Materials & Installation
Remove Old Home	$ 3000.00	Includes cleaning the lot
Pump/pressure tank	$ 4000.00	For the well