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Would a home built using shipping containers be considered a mobile home?

Using either one or more steel shipping containers (40x8x8.5) I'm considering building several houses to rent and/or sell. I'm aware that mobile homes do not appreciate and bankers treat them differently when financing. I am only interested in building houses that appreciate and can be financed just like a modular home (not a mobile home). I would pour a concrete pad with a pressure treated sill and use hurricane tie-downs, install a well and septic, all on a single family lot. Sometimes I would use just one container, sometimes 4 or 5 all connected together. All interior aspects would be built before being delivered to the site. Any clarification on how not to be a mobile home would be appreciated. Many thanks!

Public Comments

1. Where I live, as soon as you remove the wheels from a trailer and permanently park it, it's no longer considered a mobile home. Your containers would be considered permanent if they were on a foundation, or a pad, I would think.
2. OK, this is going to sound a little laughable... but here it goes... For your purpose, this would be fine as long as it met local building codes. Regarding mobile homes... if they are built after June 15th, 1976 they must comply to strict mobile home codes... in fact they are officially MANUFACTURED homes. Further they must comply to 1994 electrical guidelines. As far as the properties you are talking about constructing, as long as they are permanently affixed to the foundation and meet local building codes... I don't see any reason that they would be considered mobile homes... One other thing though to consider with the properties that you are considering building is the concept of uniformity/conformity. If these properties are too unique, this might also impair their financability. Without comparative like properties within a 10 mile radius... you might have trouble getting standard financing on the properties. hope this helps...
3. This type of home sounds unique. Lenders often have problems financing unique homes, because they do not have a way to determine market reaction to this type of property. It sounds like they would be permanently attached and therefore considered modular. Try to find a lender in your area that may be able to give you some guidelines regarding what aspects the property must have prior to being eligible for traditional financing. Some lenders require a minimum of 800 sf for a unique property. Some lenders may take these homes as long as they "look like" a traditionally built frame home. The "look like" portion may be siding or brick exterior walls, typical shingled roof, typical windows and doors, etc. Having a lender pre-approve this type of construction would go a long way toward your marketing program.