There is still some confusion regarding the difference between modular and manufactured homes.  A modular home is factory built to UBC (Universal Building Code), the same code as site built homes.  A manfuactured home is not built to UBC code and carries a ~2x3" metal 'HUD' tag, usually a few feet off the ground with a series of numbers stamped in (a permanent license plate, for example). There will be one tag per unit (single wide vs double wide). Additional clues include a steel undercarriage instead of wood joists.  The life span of a modular and site built home is anywhere between 65 and 80+ years. The life span of a manufactured home is usually around 35+ years.  If the tags are covered or (illegally) removed, most banks won't loan on it! Make sure you know what you're getting in to!