Is a modular home insured the same as a manufactured home?

No, modular and manufactured homes are not insured the same way. The difference affects both what you pay and what protection you get. The two home types follow separate construction standards, which is why insurers treat them as distinct risks.

What is the difference between a modular home and a manufactured home?

A modular home is built in sections at a factory, then transported to the property and assembled on a permanent foundation. It must meet the same state and local building codes as a site-built house. Once set on the foundation, it is legally and structurally treated as real property.

A manufactured home, often called a mobile home, is built entirely in a factory under a different standard: the federal HUD Code, set by the U.S. Department of Housing and Urban Development. It arrives on a permanent steel chassis and may or may not be placed on a permanent foundation. That chassis is part of what distinguishes it from a modular home in the eyes of lenders, local governments, and insurers.

How does the construction difference affect insurance coverage?

The construction standard drives how each home is insured:

• Modular homes are generally eligible for a standard homeowners insurance policy, the same product type used for site-built houses. That typically means broader coverage options, broader access to replacement cost coverage on the structure, and pricing that reflects the home’s compliance with local building codes.
• Manufactured homes require a specialized manufactured home policy, sometimes called a mobile home policy. These are separate products designed for the specific risks and characteristics of HUD-code construction. Coverage terms and pricing differ from standard homeowners policies (see also whether flood coverage is excluded from your home policy).

For example, a modular home built to Georgia’s residential building code qualifies for standard homeowners coverage with full replacement cost on the structure. A manufactured home built to the HUD Code and sitting on a non-permanent foundation is underwritten as a separate risk category, often with actual cash value as the default rather than replacement cost.

What details affect which policy type applies to my home?

Several factors determine which policy type applies and what coverage is available. The year the home was built, whether it sits on a permanent foundation, and how the title is held can all affect eligibility and coverage terms.

A manufactured home that has been permanently affixed to land and had its title converted to real property may qualify for different options than one that remains titled as personal property. HUD-code homes built before 1976 may face additional underwriting restrictions because those homes predate federal construction standards.

What is the difference in replacement cost versus actual cash value for these home types?

Replacement cost coverage versus actual cash value is one of the most significant differences between the two policy types (see our guide on replacement cost vs. actual cash value). Manufactured home policies sometimes default to actual cash value, which accounts for depreciation. Modular home policies under standard homeowners forms are more likely to offer full replacement cost, though specific terms depend on the policy and the carrier.

For example, a 15-year-old manufactured home with a rebuild cost of $120,000 may have an actual cash value of $70,000 after depreciation. If the home is destroyed, an ACV policy pays $70,000, leaving a $50,000 gap to rebuild at today’s costs. A replacement cost form on a qualifying modular home would pay the full $120,000.

How do I find the right policy for a modular or manufactured home in Georgia?

Coverage terms for either home type depend on the home’s age, condition, location, and how it is titled. A licensed advisor can review those specifics and match the home to the right carrier and policy form (see admitted vs. non-admitted carriers for how specialty manufactured home insurers differ). Schedule a free coverage review to confirm the right policy type and limits for your home. Explore home insurance options through Olive Cover.