Primary documents
Every claim in this plan traces to a public document
Housing-delivery documents first (HUD, EO 14394, ROAD Act, FHA 4000.1, GSE selling guides, USDA, VA, Fair Housing, NFIP, Louisiana Act 765). SBA ITL/504/WCP next — those finance a plant, not a mortgage. Read the originals before you sign Form 1919.
“America needs more housing, and manufactured housing is part of the solution.”
“Layers of unnecessary regulatory barriers, slow permitting processes, and onerous mandates at all levels of government have delayed construction, restricted development, and driven up the costs of new housing. These constraints have made housing less affordable for many Americans. It is the policy of my Administration to reduce regulatory barriers to building homes and to steward taxpayer dollars in a manner that promotes housing affordability.”
“Agencies are directed to examine barriers involving manufactured housing, including restrictions based on construction method rather than objective building and safety standards.”
“Federal agencies were directed to pursue actions to lower the cost of housing and expand housing supply. The memorandum identified historically high prices as a barrier to homeownership and identified regulatory requirements as contributing to the cost of constructing new homes.”
“Beginning May 1, 2026, qualifying small manufacturers in NAICS sectors 31–33 can access a 90% SBA guarantee through the International Trade Loan (versus 75% on standard 7(a) over $150,000). The 90% is a guarantee to the lender.”
Document list
1. HUD: America needs more housing, and manufactured housing is part of the solution
U.S. Department of Housing and Urban Development · June 12, 2026 — proposed manufactured-housing rule (not a final rule; not this product’s permit)
https://www.hud.gov/2. Removing Regulatory Barriers to Affordable Home Construction (EO 14394)
The White House — Presidential Actions · March 13, 2026 — method vs objective building/safety standards; manufactured and modular housing
https://www.whitehouse.gov/presidential-actions/2026/03/removing-regulatory-barriers-to-affordable-home-construction/3. Delivering Emergency Price Relief for American Families and Defeating the Cost-of-Living Crisis
The White House — Presidential Memorandum · January 20, 2025 — lower the cost of housing and expand housing supply
https://www.whitehouse.gov/presidential-actions/2025/01/delivering-emergency-price-relief-for-american-families-and-defeating-the-cost-of-living-crisis/4. 21st Century ROAD to Housing Act
U.S. Congress / enacted law · July 11, 2026 — off-site construction housing includes manufactured homes and modular homes; modular defined as factory modules meeting state/local codes, transported and installed on foundations
https://www.congress.gov/5. FHA Single Family Housing Policy Handbook 4000.1 — modular homes as real property
U.S. Department of Housing and Urban Development · Current — modular on a permanent foundation is not the HUD-code manufactured-housing product
https://www.hud.gov/program_offices/housing/sfh/handbook_4000-16. Fannie Mae Selling Guide — factory-built housing / modular dwellings
Fannie Mae · Current selling guide — modular built to state/local codes and permanently attached treated as 1-unit property, distinct from HUD-code manufactured housing
https://selling-guide.fanniemae.com/7. Freddie Mac Seller/Servicer Guide — modular homes
Freddie Mac · Current — modular on a permanent foundation; separate from manufactured housing eligibility
https://guide.freddiemac.com/8. USDA Rural Development HB-1-3555 — guaranteed rural housing / modular property
U.S. Department of Agriculture · Current — modular homes on permanent foundations in eligible rural areas
https://www.rd.usda.gov/resources/directives/handbooks9. VA Minimum Property Requirements — modular housing
U.S. Department of Veterans Affairs · Current — VA-guaranteed loans on modular homes meeting MPRs, permanently founded
https://www.benefits.va.gov/homeloans/10. Fair Housing Act (42 U.S.C. 3601 et seq.)
U.S. Department of Housing and Urban Development / Department of Justice · Standing law — applies to the dwelling regardless of factory origin
https://www.hud.gov/program_offices/fair_housing_equal_opp/fair_housing_act_overview11. National Flood Insurance Program — floodplain management
FEMA · Current — Gulf South siting, elevation, and insurance sit with the site and the mortgagee
https://www.fema.gov/flood-insurance12. Louisiana Act 765 (SB 398, 2026 Regular Session)
Louisiana Legislature · Effective January 1, 2027 — manufactured, modular, and factory-built housing regulation
https://www.legis.la.gov/13. SBA Announces New “Made in America Loan Guarantee” to Restore Manufacturing Dominance
U.S. Small Business Administration · March 31, 2026 — 90% ITL guarantee to the lender for qualifying NAICS 31–33 manufacturers
https://www.sba.gov/article/2026/03/31/sba-announces-new-made-america-loan-guarantee-restore-manufacturing-dominance14. Policy Notice 5000-877629 — 7(a) International Trade Loan Program Updates
U.S. Small Business Administration · Effective May 1, 2026
https://www.sba.gov/document/policy-notice-5000-877629-7a-international-trade-loan-program-updates15. SBA Highlights Working Capital Loans for U.S. Homebuilders
U.S. Small Business Administration · March 3, 2026
https://www.sba.gov/article/2026/03/03/sba-highlights-working-capital-loans-us-homebuilders16. SBA Waives Loan Fees for Small Manufacturers in Fiscal Year 2026
U.S. Small Business Administration · September 18, 2025
https://www.sba.gov/article/2025/09/18/sba-waives-loan-fees-small-manufacturers-fiscal-year-202617. SBA Launches First-Ever Loan Program Dedicated to American Manufacturers (MARC)
U.S. Small Business Administration · September 3, 2025
https://www.sba.gov/article/2025/09/03/sba-launches-first-ever-loan-program-dedicated-american-manufacturers18. 7(a) terms, conditions, and eligibility — International Trade Loan
U.S. Small Business Administration · Current lender page
https://www.sba.gov/partners/lenders/7a-loan-program/terms-conditions-eligibility19. SOP 50 10 Appendix 13 — 7(a) Manufacturers’ Access to Revolving Credit (MARC)
U.S. Small Business Administration · Effective October 1, 2025
https://www.sba.gov/document/sop-50-10-appendix-13-7a-manufacturers-access-revolving-credit-marc20. SBA Policy Notice 5000-879058 — Coordination of 7(a) and 504 for Maximum Loan Limits
U.S. Small Business Administration · Effective July 4, 2026 — combined 7(a)+504 ceiling
https://www.sba.gov/document/policy-notice-5000-87905821. 7(a) Working Capital Pilot program — 12 months of operations
U.S. Small Business Administration · Current program page
https://www.sba.gov/partners/lenders/7a-loan-program/7a-working-capital-pilot-program22. SBA 504 loans
U.S. Small Business Administration · Program page
https://www.sba.gov/loans/504-loans/23. SBA Form 1919 — Borrower Information Form
U.S. Small Business Administration · Updated March 20, 2025
https://www.sba.gov/document/sba-form-191924. 13 CFR § 121.201 — Size standards by NAICS
eCFR · Current
https://www.ecfr.gov/current/title-13/chapter-I/part-121/subpart-A/subject-group-ECFRf12a11421b08a31/section-121.20125. 13 CFR § 120.160 — Personal guarantees
eCFR · Current
https://www.ecfr.gov/current/title-13/chapter-I/part-12026. 2025 Instructions for Form 1120 — Principal Business Activity Codes (332300)
Internal Revenue Service · Tax year 2025
https://www.irs.gov/instructions/i112027. 2025 Instructions for Schedule C (Form 1040) — Line B activity codes
Internal Revenue Service · Tax year 2025
https://www.irs.gov/instructions/i1040sc28. NAICS 327390 Other Concrete Product Manufacturing
U.S. Census Bureau (via 2022 NAICS) · 2022 NAICS — candidate primary for ICF systems; confirm from actual receipts once producing
https://www.census.gov/naics/29. Housing Supply Gap Exceeds 4 Million Homes in 2025
Realtor.com Research · 2026
https://www.realtor.com/research/us-housing-supply-gap-2026/30. Housing Supply: Still Undersupplied by Millions of Units
Freddie Mac · Updated estimate through Q3 2024: 3.7 million units
https://www.freddiemac.com/research/insight/housing-supply-still-undersupplied31. 2026 Housing Outlook
National Association of Home Builders · February 2026 — housing affordability crisis; ~1.2 million unit shortage
https://www.nahb.org/news-and-economics/press-releases/2026/02/2026-housing-outlook-ongoing-challenges-cautious-optimism-and-incremental-gains
Housing-shortage figures (Freddie Mac ~3.7 million, Realtor.com ~4.03 million, NAHB ~1.2 million) are independent estimates with different methods. This plant’s base case is 72 homes a year. The narrative should say that. It should not quote SBA press copy as if it were HUD, and it should not treat a 90% ITL guarantee as a housing program.