REFERENCES for USDA: manufactHsgRpt2002

Report to the

Ford Foundation

An Examination of

Manufactured Housing

as a

Community-and Asset-BuildingStrategy

An Examination of

Manufactured Housing

as a

Community- and Asset-BuildingStrategy

Report to the

Ford Foundation

by Neighborhood Reinvestment CorporationIn collaboration with theJoint Center for Housing Studies of Harvard University

William Apgar,

Joint Center for Housing Studies

Allegra Calder,

Joint Center for Housing Studies

Michael Collins,

Neighborhood Reinvestment Corporation

Mark Duda,

Joint Center for Housing StudiesSeptember 2002

TABLE OF CONTENTS

ABSTRACT OFFINDINGS . . . . . . . . . . . . . . . . . . . . .iINTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . .1I. MANUFACTURED HOUSING CONTINUESTO EVOLVE . . . . . . . . . . . . . . . . . . . . . . . . . . . .2

What is “Manufactured Housing”? . . . . . . . . .2Manufactured Housing’s Role in HousingMarkets . . . . . . . . . . . . . . . . . . . . . . . . . .3The Organization of the Manufactured-HousingIndustry . . . . . . . . . . . . . . . . . . . . . . . . . .3Manufacturing and Transport . . . . . . . . . . . . .4Retail Sales and Finance . . . . . . . . . . . . . . .4Installation . . . . . . . . . . . . . . . . . . . . . . . . .5Placement . . . . . . . . . . . . . . . . . . . . . . . . .5Characteristics of the Manufactured-HousingStock . . . . . . . . . . . . . . . . . . . . . . . . . . .5Geographic Distribution . . . . . . . . . . . . . . . .5Land-Use Restrictions . . . . . . . . . . . . . . . . .6Improving Quality and Design . . . . . . . . . . . .7Land Tenure and Appreciation . . . . . . . . . . . .7Affordable Rental Housing . . . . . . . . . . . . . .9Changing Demographic Characteristics ofManufactured-Home Owners . . . . . . . . . . . .9Household Income . . . . . . . . . . . . . . . . . . . .9Age Structure . . . . . . . . . . . . . . . . . . . . . .10Race and Ethnicity . . . . . . . . . . . . . . . . . .10

II. CHALLENGES OF MANUFACTURED-HOUSINGFINANCE . . . . . . . . . . . . . . . . . . . . . . . . . . . .11

Alternative Mortgage Arrangements . . . . . . .11Consumer Protection Issues . . . . . . . . . . . .12Refinancing, Home Improvement andResale Finance . . . . . . . . . . . . . . . . . . . .13Limited Sources of Mortgage Capital . . . . . .14FHA-Insured Lending and Ginnie MaeSecurities . . . . . . . . . . . . . . . . . . . . . . . .14Rural Housing and Veterans Affairs . . . . . . .14State Housing Finance Agencies . . . . . . . . .15The Role of the GSEs . . . . . . . . . . . . . . . . .15Asset-Backed Securities . . . . . . . . . . . . . . .15

III. MANUFACTURED HOUSING’S ROLE INAFFORDABLE HOUSING . . . . . . . . . . . . . . . . . .16

Innovations in Design . . . . . . . . . . . . . . . . .16New Legislation Improving Installation . . . . .17Emerging Use of HOME and CDBGSubsidies . . . . . . . . . . . . . . . . . . . . . . . .17Enormous Need for Homebuyer Educationand Counseling . . . . . . . . . . . . . . . . . . . .18A Crucial Part of the Affordable HousingStock . . . . . . . . . . . . . . . . . . . . . . . . . . .19

IV. MODEL COMMUNITY DEVELOPMENTSTRATEGIES . . . . . . . . . . . . . . . . . . . . . . . . .20

Replacement of Aging Manufactured Units . .20Better Housing for Tompkins County . . . . . . .20North Country Affordable Housing . . . . . . . .20Rehabilitation of Aging Manufactured Units . .21Colorado Rural Housing DevelopmentCorporation . . . . . . . . . . . . . . . . . . . . . . .21Cooperative Park Ownership . . . . . . . . . . . .21The New Hampshire Community Loan Fund .22Developing Affordable Housing withManufactured Units . . . . . . . . . . . . . . . . .23Noji Gardens . . . . . . . . . . . . . . . . . . . . . . .23Barrington Project . . . . . . . . . . . . . . . . . . .24

V. OPPORTUNITIES AND CHALLENGES FORCOMMUNITY DEVELOPMENT . . . . . . . . . . . . . . .25

Industry Advocates . . . . . . . . . . . . . . . . . .25Skeptics . . . . . . . . . . . . . . . . . . . . . . . . . .26Antagonists . . . . . . . . . . . . . . . . . . . . . . .26Role for Community-Development Entities . . .26Persistent Issues of Concern . . . . . . . . . . . .27Finance . . . . . . . . . . . . . . . . . . . . . . . . . .27Repossessions . . . . . . . . . . . . . . . . . . . . . .27Retailers . . . . . . . . . . . . . . . . . . . . . . . . .27HUD-Code Standards . . . . . . . . . . . . . . . . .27Rental Park Communities . . . . . . . . . . . . . .27State and Local Regulations . . . . . . . . . . . .27Homebuyer Education . . . . . . . . . . . . . . . .27

CONCLUSION:THE CHALLENGES THAT REMAIN . . . . . . . . . . . .28REFERENCES . . . . . . . . . . . . . . . . . . . . . . . . . . .29APPENDIX . . . . . . . . . . . . . . . . . . . . . . . . . . . . .31

Selected Data from the 1999 AmericanHousing Survey Published Tables . . . . . . . . .31

LITERATURE REVIEW . . . . . . . . . . . . . . . . . . . . . .33

I.Communities . . . . . . . . . . . . . . . . . . .33II.Demographics . . . . . . . . . . . . . . . . . . .34III.Design . . . . . . . . . . . . . . . . . . . . . . . .38IV.Economics . . . . . . . . . . . . . . . . . . . . .42V.Finance . . . . . . . . . . . . . . . . . . . . . . .46VI.Market . . . . . . . . . . . . . . . . . . . . . . .50VII.Policy . . . . . . . . . . . . . . . . . . . . . . . .53VIII.Standards . . . . . . . . . . . . . . . . . . . . .56

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