Manufactured home foundations: pier-and-tie-down vs permanent

Manufactured homes sit on one of two foundation types. A pier-and-tie-down system supports the home on piers and anchors it with straps, keeping it as personal property. A permanent foundation engages the home with the ground in a way that lets it be titled as real property, and in California that conversion is recorded on HCD Form 433A. The foundation you choose is not just a construction detail: it decides which loans you qualify for and how the home is taxed.

Pier-and-tie-down

In a pier-and-tie-down setup, the home rests on concrete or steel piers placed under the chassis, and ground anchors with steel straps resist wind and lateral movement, with skirting closing off the crawl space. It is faster and less expensive to install and is common on leased land and in manufactured home communities. The trade-off is that the home typically stays classified as personal property, which limits you to chattel or Title I style financing and often a higher rate.

Permanent foundation (California 433A)

A permanent foundation generally combines footings and piers that carry the home's weight, anchorage that resists high winds and earthquake loads, and skirting that seals out water and vermin. It must meet HUD's Permanent Foundations Guide for Manufactured Housing. A licensed engineer certifies it, the building department inspects it, and the 433A is recorded.

Which one is right for you

• Choose pier-and-tie-down if you are on leased land or want the lowest install cost and fastest setup.
• Choose a permanent foundation if you own the land and want a standard mortgage, real-property title, and the resale flexibility that comes with it.
• On most owned lots in Fresno, Madera, Tulare, and Kings counties, the permanent 433A foundation is the path that opens the best financing, and we coordinate the install, engineering, and recording as part of the build.