HOW DOES YOUR COMMUNITY MEASURE UP?

HOW DOES YOUR COMMUNITY MEASURE UP?

by George Allen,CPM

Some of the most satisfying Community Corner columns have been prepared jointly with community owners and managers who have special knowledge and insight. Such is the case with this edition, in which we offer an Evaluation Checklist for Manufactured Home Communities.

J.R. and Shirley Gegenheimer, owners of a number of manufactured home communities in Indiana, have developed a checklist to help home buyers to choose the best land-lease communities in which to site their homes.

The points of their checklist were drawn from several sources, including their own long experience as property managers; a similar checklist published by Richard Hoffman in his guidebook, "Mobile Home Parks of Northern California"; input from the "Stephen Pappas Report" published in Arizona; and information from our own files.

While the checklist is designed to be used by prospective home buyers and current land-lease community residents looking for another community, it also serves as a useful self-examination tool for property owners and resident managers who want to see how well their communities stack up.

Would someone want to move into your manufactured home community after completing this worksheet? Decide for yourself by checking the appropriate boxes. Here, with their permission and somewhat modified, is the Gegenheimer's checklist of 60 points in nine categories.

Evaluation Checklist for Manufactured Home Communities

Location

  • Is the community convenient to employment, shopping, family and transportation?
  • Is the surrounding neighborhood acceptable and accessible?
  • Is the response time of police and fire services acceptable? (Ask residents).
  • Is the degree of fire protection acceptable? Are there on-site fire hydrants?
  • Does the area have a good rating for insurance coverage purposes?
  • Is the degree of security and police protection within the community adequate? Are curfew laws in effect?
  • Is the community within city or other corporate limits, or do local rules and regulations prevail?
  • Is the potential for flooding low? Is the community far enough away from a flood plain?
  • Are personal property tax rates and licensing fees in the area reasonable?
  • Are public and private schools nearby?(Ask residents about the quality of education).
  • What type of amenities are available within a 5-to-15-mile radius? Are there supermarkets, service stations, shopping malls, beauty salons, laundries, and golf courses within a convenient distance?
  • Is the number and denomination of churches in the surrounding neighborhood adequate?
  • Are potential sources of disturbing noise nearby, such as an airport, a busy interstate highway or a railroad line?
  • Are there any natural barriers that protect the community from outside noise or bad weather?
  • Is the location of specific home site conducive to energy efficiency and reduced wind impact?

    Type of Community

  • Is the community designed for families or senior citizens? Do seniors receive any special discounts or other considerations?
  • If it's a family community, are playgrounds and swimming pools safe and monitored?
  • Is the physical condition of the home sites acceptable? Is the surrounding land wooded or open? Are concrete runners, piers or patios provided?
  • Are there restrictions on pets? Are there size limits? Must they be kept indoors?
  • Is the size of the community acceptable? Is it small(50 or fewer sites), medium(51-150 sites) or large(more than 150 sites)?

    Type of Home Permitted

  • Is a certain type of siding required: wood, vinyl or aluminum, or are there no restrictions?
  • Are there restrictions on the shape of roof: peaked, rounded or flat?
  • What type of roofing material is allowed: shingle, galvanized or rubber?
  • What type of skirting is allowed: vinyl, wood, metal or other materials? Is there a grace period for installation?
  • Are certain types of decking, carports or screened-in porches permitted or required?
  • Is the community restricted to single-section or multi-section homes?
  • Are earth anchors or tie-downs required?
  • Are there restrictions on the age of the home?

    Appearance

  • Is the entrance to the community clean and attractive? Are there helpful signs?
  • What is the condition of existing homes in the community, in appearance, size and age?
  • Is there landscaping -- flowers, bushes, and trees -- around the home sites?
  • Are the streets in good condition and of adequate width?
  • Are street maintenance and snow removal satisfactory? (Ask residents).
  • Are common areas and facilities well maintained? Is the grass cut? Are the trees trimmed?
  • Are streets and common areas well lighted?
  • Is the washing of family vehicles permitted on-site?

    Utilities

  • Are cable TV, telephone, natural gas and electricity metered for each home site?
  • Are water, sewerage and refuse collection included in the rent or billed separately? What are the rates?
  • Is the water from public or private wells? Is the supply adequate? How hard is the water?
  • Is there public or private sewerage treatment? Are there odor problems? (Ask residents).
  • Does the community have a state license? Is the license current and posted if required?
  • Are utility lines above ground or underground?
  • Are fuel oil or propane heating fuels permitted?

    Parking

  • Is a certain number of parking spaces allotted to each home?
  • Is parking available for guests within the community?
  • Are guests permitted to park on the street?
  • Is storage space available for RVs, boats, campers and travel trailers?
  • Is there a rental fee?
  • Is there any limit on the size or type of vehicles permitted to park at the home site?

    Rents

  • How much is the basic rent? Is it figured by the month or week or in some other way?
  • Are there per capita add-on charges for pets, washers and dryers or extra residents?
  • Is the rental agreement term by the month or year?
  • Is the leasing agreement set in writing?
  • What is the history of rent increases over the past two years? (Ask residents).
  • Are there grace periods? Late fees? Service charges?
  • How large is the security deposit? Is interest earned on this amount?
  • Is there an entrance or application fee? Is it refundable?
  • Are the "guidelines for living" (rules and regulations) of the community spelled out in the leasing agreement or separately?

    Amenities offered on-site

  • Is there a clubhouse? Is it free for residents to use, or is there a rental charge?
  • Are swimming pools free or is an extra membership fee required?
  • Are there fishing ponds or lakes? Are they stocked with fish?
  • What other amenities are offered for residents?

    General

  • Are the on-site staff people friendly and helpful?
  • Is a prospectus available on the community?
  • All in all, does the community have a good appearance? Is it well maintained and well run?

    Certainly, you should find this list helpful in more ways than one. Is it possible we've missed anything? If so, please write and let us know.

    George Allen, CPM and management consultant to the real estate and manufactured housing industries, has authored three business texts, including How to Find, Buy, Manage and Sell a Manufactured Home Community. He pens the monthly Allen Letter, as well as columns for the Manufactured Home Merchandiser and Journal. George has corporate clients throughout the U.S. and Canada, is a regular management seminar facilitator, founder and president of GFA Management, Inc., and owner of income properties with his partners.


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