If you’re shopping for a manufactured home in Arizona, you’ve probably heard the term “turnkey package.” But what does it really include, and how is it different from just buying a manufactured home and handling installation yourself?
A turnkey package in Arizona generally means the retailer or community group handles everything from ordering the home, delivery to installation so that once the home is set up, you can move in immediately. This is especially important in Arizona because of state-specific regulations, site requirements, and extreme weather considerations.
This guide breaks down what’s typically included in a turnkey package in Arizona and provides a checklist to help you ask the right questions.
Let’s start with the Home Itself. Your turnkey package starts with the manufactured home, built to rigid HUD Code standards. This will cover:
- Floor plans: single-section or multi-section homes
- Interior & exterior finishes: siding, roofing, paint, flooring, cabinets
- Energy-efficient options: insulation, Low-E windows, high-efficiency HVAC (critical in Arizona’s heat)
- Appliances: standard kitchen appliances and available upgraded options
Retailers often bundle upgrades in turnkey packages so your home is ready for Arizona’s climate and lifestyle.
The next area will be the transportation of your home. A turnkey package will include:
- Delivery from the factory to your Arizona site (or an intermediary location) where a receiving inspection is conducted
- Route planning, including permits for oversized loads
- Escort/pilot cars if required
- Scheduling to minimize delays, and exposure of the home to the elements
Arizona’s wide-open deserts, rural roads, and city restrictions make professional delivery essential.
Prior to your home’s arrival on site, there has to be site work and necessary foundations completed. For homes on private land, retailers can assist with Affidavit of Affixture documentation if you plan to convert your home from personal property to real property (qualifying you for possibly alternate financing programs).
Most turnkey packages include:
- Clearing and grading your lot (to direct water away from your home)
- Excavation, dirt work, and drainage solutions (important for monsoon season)
- Driveway and access improvements
- Permanent or non-permanent foundation options (pier-and-beam, slab, or stem-wall). This may include preparations for what is known as “pit set”, lowering the home closer to the ground.
Once your home arrives at its final location the retailer or community group will sub contract or proceed with the final installation and setup of your home. These HUD-certified installers handle:
- Leveling, blocking, and anchoring of the home
- Joining multi-section homes (marriage lines, which is where the sections come together)
- Roof raising (if required) sealing and weatherproofing
- Skirting, steps, porches, or decks (varies by the package offered by the retailer, or community group)
Note: All installations must comply with Arizona OMH (Office of Manufactured Housing) rules, and must be inspected.
Turnkey will include permits and final hookup to all utilities including the coordination of:
- Water hookup (municipal, well, or shared system)
- Sewer or septic connection
- Electrical service and panel connection
- Propane or natural gas lines if required
- HVAC system installation and ductwork
As suggested above, a turnkey package will include the securing of all necessary permits, inspections and code compliance. Retailers and community groups often handle the following:
- Local building permits and approvals
- HUD code inspections
- OMH inspections and documentation
- Final Certificate of Occupancy
Arizona regulations require all homes to meet state installation standards for permanent placement, even in land-lease communities.
Because finish work must be completed to secure to CofO, the retailer will take care of the Interior and Exterior Finishing. Turnkey packages generally include:
- Appliance, unwrapping and installation
- Carpet, flooring, and drywall finishing
- Cleaning and final walkthrough
- Warranty activation
Exterior may include skirting, gutters (if you select them), decks, and basic landscaping.
Here are some Arizona-Specific Questions to Ask Your Retailer/community group (Printable Checklist). Use this checklist to ensure your turnkey package meets Arizona requirements and your expectations:
General & Pricing
What exactly is included in the turnkey package price?
- Are there any Arizona-specific fees (permits, inspections, or OMH documentation)?
- Is the price fixed or subject to change due to site conditions or utility work?
Home Features
Which home models are available for Arizona buyers?
- Are energy-efficiency upgrades included for desert or high-heat climates?
- Are appliances included?
Site Work & Installation
Do you handle lot grading, drainage, and soil preparation?
- Is the foundation permanent or non-permanent?
- Do you include steps, porches, skirting, and decks?
Utilities
Who handles water, sewer, and electrical hookups?
- Are septic or well connections included if needed?
- Is HVAC installation included and sized for Arizona conditions?
Permits & Inspections
Do you obtain Arizona OMH permits and inspections?
- Do you provide documentation for Affidavit of Affixture if I want to convert to real property?
- Are all final inspections and Certificate of Occupancy included?
Warranties & After-Care
What warranties are included (manufacturer, appliance, and retailer workmanship)?
- Who provides service and support after move-in?
- How long do warranties last?
Timeline & Move-In
- How long does delivery and installation usually take in Arizona?
- Are there seasonal delays (e.g., summer heat, monsoon season)?
- Do you provide a final walkthrough and checklist before I move in?
A turnkey manufactured home package in Arizona is designed to simplify the manufactured homebuying process, covering site prep, delivery, installation, utilities, permits, inspections, and final move-in. Using the checklist above ensures you understand what is included and can compare retailers fairly, while also complying with Arizona’s state-specific requirements.
By asking the right questions, you can move into your manufactured home with confidence and enjoy a smooth, stress-free experience.