Yes, modular homes can sometimes be moved, but relocating an assembled modular home is difficult, expensive and highly dependent on its design, foundation and local building rules. The answer depends on two situations: transporting sections before installation and moving a finished home after installation. This guide was last reviewed on.
Modular home sections are designed to travel from a factory to a building site. Once the sections are joined, placed on a permanent foundation and connected to utilities, the home is generally intended to remain there.
Moving an assembled modular home is not usually like towing a manufactured or mobile home. The work may require structural engineering, lifting or transport equipment, route planning, permits, a new foundation and inspections.
Modular Home Relocation at a Glance
| Question | Practical answer |
|---|---|
| Can modular home sections be transported before installation? | Yes. Transporting the sections to the building site is part of normal modular construction. |
| Can an assembled modular home be moved? | Sometimes, but the home may need to be separated, structurally supported or transported in sections. |
| Does a modular home move like a manufactured home? | Usually not. Manufactured homes are built on permanent chassis for transport, while modular homes are normally installed on permanent foundations. |
| Is a permit required? | Usually. Building, transportation, zoning and foundation approvals may apply. |
| Is moving financially worthwhile? | Only after comparing a relocation quote with the home's value and the cost of building or buying another home. |
Why Modular Homes Are Harder to Move Than Manufactured Homes
Modular homes are built to state and local building codes, much like site-built homes. Their sections travel on truck beds and are assembled at the destination.
Manufactured homes are different. They are built under the federal HUD Code and must have a permanent chassis that supports transportation.
A modular home may also be permanently attached to:
- A poured-concrete or masonry foundation
- Basement or crawl-space walls
- Plumbing, electrical and mechanical systems
- Decks, porches, garages and other exterior additions
- Chimneys, roof connections and site-built extensions
New Jersey's Department of Community Affairs describes modular buildings as intended for permanent foundations and generally built without a means for future relocation.
Some modular homes are built on frames or chassis. The construction documents determine the exact design. Fannie Mae distinguishes off-frame modular homes from on-frame modular homes, but both are different from HUD-Code manufactured housing.
When Can a Modular Home Be Moved?
Before Permanent Installation
Moving modular sections before installation is part of the normal building process. The manufacturer or delivery contractor transports each section to the site, places it on the foundation and connects the modules.
This is the simpler type of modular-home move because the sections are still configured for delivery. They have not yet been permanently integrated into the property.
After Installation
An installed modular home may be movable when:
- The original design can tolerate lifting or separation.
- The foundation and structural connections can be safely detached.
- Additions and site-built components can be removed.
- The transport route can accommodate the home or its sections.
- The destination allows the home under its zoning and building rules.
- A new foundation can be designed and approved.
- The home can meet current requirements at the new location.
The building department may require engineering plans, inspections or upgrades before issuing a new certificate of occupancy. New Hampshire rules, for example, require a relocated modular building or component to meet current state codes before final occupancy approval.
Requirements vary across the United States. The local authority having jurisdiction, usually the city or county building department, determines which permits and inspections apply at the destination.
What Makes Moving a Modular Home Difficult?
Moving a finished modular home is difficult because the home, foundation, additions and utilities become part of one connected structure.
1. The Foundation Must Be Disconnected
A permanent foundation does more than hold the home in place. It transfers structural loads into the ground and connects the building to the site.
Removing those connections without damaging the modules requires a structural engineer and a contractor experienced in modular-building relocation.
2. Site-Built Additions May Prevent Relocation
A garage, porch, deck, masonry chimney, roof addition or other attached structure may need to be removed before the main sections can move. In some cases, the demolition and reconstruction work can make relocation impractical.
3. The Route May Not Work
Transporters must check:
- Road width and turning radius
- Bridge conditions and weight limits
- Low-clearance wires and overpasses
- Steep grades
- Trees, traffic signals and roadside obstacles
- Local and state transportation permits
The Pennsylvania Department of Community and Economic Development identifies site preparation, foundation construction, utility connections and inspections for transportation damage as part of modular-home installation oversight.
4. The Destination Needs a New Foundation and Utilities
The new property must support an approved foundation, driveway access, utility connections, drainage and any required septic system.
The destination building department may also require the relocated home to comply with current code provisions. A home that was approved at its original location may need additional work before it can receive approval at the new one.
5. Transport Can Damage Finishes and Connections
The main structure may survive transport while interior finishes, drywall, flooring, plumbing connections, roof joints or exterior cladding need repair.
Confirm insurance coverage before any work begins. The owner, mover and contractor should understand who is responsible for damage during lifting, transport, reassembly and installation.
Is Moving a Modular Home Worth It?
Moving may make sense when the home is relatively new, structurally sound, close to the new site and free from complicated additions.
It is less attractive when the home has a permanent basement, extensive alterations, difficult road access or major code differences at the destination.
Obtain a written quote that separates:
- Engineering and structural assessment
- Disconnection and demolition
- Crane or lifting work
- Heavy-haul transportation
- Route surveys and permits
- New foundation construction
- Reassembly and weatherproofing
- Utility reconnection
- Repairs, inspections and occupancy approval
Do not use the home's original delivery price as a relocation estimate. Transporting new modules is different from moving a finished, occupied house.
Compare the full relocation cost with the home's value and the cost of building or buying another home. A low transport quote may not include foundation work, repairs, permits or utility connections.
How to Find Out Whether a Specific Modular Home Can Move
Before listing the home for relocation or buying land for it, collect:
- The manufacturer's name and model
- The original plans and structural drawings
- Module dimensions, weights and connection details
- Foundation plans and installation records
- Records of additions or alterations
- The home's title, deed and loan information
- Zoning and building requirements for the new property
Then ask a licensed structural engineer and a contractor experienced in modular-home relocation to inspect the home.
Contact the destination building department before signing a transport contract. The destination's zoning, foundation and inspection requirements can determine whether the move is possible.
Modular Home Versus Manufactured Home
If the home has wheels, a permanent transport chassis and a HUD certification label, it may be a manufactured home rather than a modular home.
Manufactured homes are designed for transport and relocation, although moving one still involves permits, utility disconnection, foundation work and route planning.
A modular home is usually designed around one delivery and permanent installation. For a specific home, get the engineer's inspection, destination approval and specialist relocation quote before committing to the move.