Guess I wasn't paying attention back in January!! Wish I hadn't miss this, but I'm glad it got bumped. Beautiful! I just posted my refresh too....nice to see another kitchen with a good starting point!! The soapstone gives it such a warm feel. I know you're loving it!

From NFPA: Fire causes "Problems with the electrical system within the home is the number-one cause of manufactured home fires. (For dwellings overall, cooking equipment is the leading cause and problems with the electrical system within the home is fourth.) Other significant causes of fires in pre- and post-1976 manufactured homes are heating equipment, intentionally set fires, and cooking equipment, which are also the three leading causes of fires in dwellings generally". From my experience, manufactured home owners in the Northeast are more likely to have space heaters, electric water heaters, heat tape and more likely to avoid maintenance, repairs, replacements or hiring professionals. Our manufactured home customers often let there fuel oil, kerosene or propane run out, and are much more likely to skip service, and more likely to service their own electrical, plumbing and heating equipment without permits & inspections. We walk away from a lot of dangerous manufactured home heating service, repair and replacement jobs since the customers sometimes don't have the money for furnace repairs, or replacement of heat exchangers, furnaces and roof jacks. I wouldn't expect that a one or two piece structure that had to meet size, and weight requirements of over-the-road transport, and had to work within a limited budget would be comparable in quality to other site built, or modular structures. When we build a home, rehab a home or install a heating system, some of the inspectors are fussy, fussy, fussy. Did I mention they were fussy? Some of the things I see when I open walls would never fly on a site built home unless the inspector was blind, sleeping or drunk. If anyone has a suggestion about a manufactured home brand with consistently above average construction quality, I'd like to know since the "What's the best.." question is often asked by our customers in parks.

Thanks for all your thoughts! However, I've been researching and talking to a real estate agent, and I found out I was WRONG -- DEAD WRONG -- on something massive: When I went out and looked, I was looking at the wrong lot! Yes, I was being completely and totally STUPID. I have two college degrees, and I was shut down, befuddled, and confused by street signs and a map. My husband also has two college degrees, and ... well, in our defense, none of the lots have "for sale" signs. No, that's not enough: We have no defense. We're only part-time idiots, I promise. So ... the correct information: The above-shown map is correct, but the roads look totally different in person. The lot is actually located on a cul-de-sac; yeah, I know, it doesn't look like a cul-de-sac on the map. Only two lots are placed on the cul-de-sac, and the house that's already built doesn't face the cul-de-sac. The thing is, the cul-de-sac isn't going to STAY a cul-de-sac. The road is going to be extended out towards the aforementioned Town Center (right now it's connected to the neighborhood with a trail, but it'll be a real, driveable road eventually). They're planning more houses between the neighborhood and the Town Center, which I knew; I just didn't know that road would be extended in that spot. That's why the rectangle looks odd: Eventually this rectangle will face the road straight-on. So the lot has plenty of road frontage, but that road frontage is going to change at some point in the future. So ... I don't think I'm interested in buying a lot with a road that will DEFINITELY be changing significantly. I think it's too much risk. And it seems pretty certain that at some point I'd have to do some re-work on the driveway /mailbox. However, there's another lot for sale by owner -- why don't people put up signs? -- slightly larger at 1.5 acres, 30K more money, and backwards (meaning that the back of the house would face North). BUT it has really nice hardwood trees, and it's on the road leading towards the will-be-altered-cul-de-sac. In response to your above comments: - The city owns the triangle in front of the lot -- knowing that this will eventually be a road, it makes sense. This may be why a lovely cul-de-sac lot is available ... but, then, a couple other very nice lots are owned but not built upon yet. - No, having seen the lot personally, that's one of several piles of wood in the corner of the map. Not another house. I had to study it carefully and think back to what I saw to figure it out! - Now that I am looking at the right lot, only one house is next to this empty lot, and it's a comfortable distance away. The other side is empty for now ... but eventually when the road opens up, other houses will be built on the other side. How close? Can't say. Again, this is awfully uncertain. - Yes, we're retiring in about five years, and we're building this house with the intention of living in it the rest of our lives. I do not welcome the idea of building, and -- at some undetermined point in the future -- having to re-do a bunch of stuff. Sounds expensive and problematic. And if the road doesn't follow the anticipated path, which could easily happen, they could end up taking a portion of my lot against my will. I don't think that's likely, but it is possible. - No, no rush exists at all. I'm not hurrying into anything, and I will definitely talk to zoning people -- if I decide to pursue this lot. I'm well aware that the real estate agent has "an agenda", and it isn't to make me happy long-term, so I'm not taking everything he says as gospel truth. - This is a really great neighborhood, but it's not the only game in town. If I heard that someone else bought it (and the other lot I just found out about) this afternoon, I would not be upset -- I'd just figure God didn't want me to have it. I will not be the person who buys an unbuildable lot. - No, I don't really have big concerns about my 45 acres of farmland being near the school. I agree that it means extra traffic, but really only twice a day. And it's not like I'm right next to the school -- they're set back over perhaps 30 acres plus a two-lane road. That's one reason I suspect that IF my husband's fears ever come true and the school annexes someone's farm, it'll be one of those other two, which are closer /more convenient to the school. I'm near but not right on top of the school. Incidentally, the exisiting school is a middle school, so no teenaged drivers; however, our fear is that they might build a SECOND school adjacent, and an elementary school would mean more pick-up parents, and a high school would mean teen-aged drivers -- that's what I really don't want. If my husband suddenly said, "I give up the idea of a city lot, let's stick to the farm", I would be happy. Some things about a city lot are appealing (good places to walk being one of them), but so are some things about the farm (like more privacy). - As for living in the country, I'm well aquainted with it! I grew up in the country -- real country, on a farm. And for the first decade of our marriage, we lived in the country. We really only came to "the city" for the schools we wanted our kids to attend. We want to go back.

To answer the original question, flat to satin/eggshell is an upgrade due the finishing requirements of the drywall. The drywall must be installed and prepped for the paint. That's extra skill and labor. You pay for extra skill and labor. Additionally, the painter may end up needing to apply an additional coat of paint to attain a good finish. This brings up the follow up question, is it worth it? IMO, yes it is . Flat paint is not washable. You will need to reapply with greater frequency. This is one item that I would pay for the upgrade.