Factory-Built Home vs Mobile Home: The Real Differences

In short — The essential difference comes down to the foundation and the standard. A factory-built home (or modular home) is built in a factory to the CSA A277 standard, delivered in modules and set on a permanent foundation: it behaves like any house — it generally gains value and is financed with a conventional mortgage. A mobile home (or manufactured home) is built on a chassis to the CSA Z240 standard, designed to be moved; it is often installed in a park on leased land, tends to depreciate and is financed differently. They are not two versions of the same thing.

It is the costliest confusion in the Quebec market. Many buyers believe "factory-built home" and "mobile home" are interchangeable — when the distinction changes everything: resale value, financing, the type of land and even how the neighbourhood perceives it. Let's clear it up.

The table that ends the confusion

(Regulatory and financial details to be confirmed in production — see note.)

Why the foundation changes everything

Set on a permanent foundation, the factory-built home becomes real property in the everyday sense: attached to the ground, it is assessed, insured and financed like a traditional house, and it benefits from the land's value. The mobile home, designed to be movable and often installed on land you lease, follows a different economic logic — which largely explains the difference in value over time. To dig into value and resale, see our article on lifespan and resale.

Financing: the most common trap

Because it sits on a foundation and is built to the same requirements as a site-built house, the factory-built home is generally financed with a conventional mortgage. The mobile home, especially in a park, is often financed with a specific loan under different conditions. Always confirm your case with a financial institution — it is decisive for the budget. Our financing guide lays out the reference points.

So, which one should you choose?

It all depends on the project. A mobile home can suit a tight budget or a park installation. But if your goal is to build equity on your own land, the factory-built home — which behaves like a traditional house while enjoying the factory's advantages — is almost always the right vehicle. To place the product families properly, read our guide to factory-built, prefab and modular homes — and if you are looking at atypical options, our analysis of the container home in Quebec applies the same foundation-financing-resale grid.