It has been several years (2019) since MHProNews first featured the Boxabl, which hinted at ties to Elon Musk who ‘ordered one,’ but is not apparently involved in a serious financial involvement manner at the time this article is being written. Boxabl has operational plants where they invite the curious or skeptics to come and visit to see what they are doing. The SEC has reportedly investigated Boxabl. Once enthusiastic and hopeful customers who presumably gave a deposit for the $60,000 base priced Casita have apparently complained online that months or years have gone by and no Boxabl Casita model yet. Units were sold by Boxabl to a federal agency with reportedly troubling results. Meanwhile, the firm announced and even smaller unit they say is built to the RV code that goes for about $30,000 for 120 square feet. The demand for affordable housing is apparent. One person in the thread that will be provided below from Reddit apparently mentioned manufactured homes as a more proven option. A purported Casita owner gave a reasonable plug for their unit, but in hindsight seemed to favor a product that is built by a manufactured home producer. Where are the Manufactured Housing Institute (MHI) and/or their state association affiliates who could be engaging online in such threads?

Where is the routine and robust outreach to HUD by MHI and/or their state affiliates to get them to enforce federal enhanced preemption under the Manufactured Housing Improvement Act of 2000 (a.k.a. MHIA, MHIA 2000, 2000 Reform Act, 2000 Reform Law)?

There are plenty of things to unpack, pun intended, as the flat-packed foldable Boxabl seems to be yet another saga among the literally billions of dollars that have been invested in alternatives to conventional building and manufactured homes that have yet to produce an apparently ringing success story.

 

 

Meaning, there are insights and lessons aplenty in this facts-evidence-analysis (FEA) report for the manufactured home industry, for HUD and Secretary E. Scott Turner, for local and state building officials, investors, researchers, affordable housing seekers and others.

To tee up the apparent potential that Boxabl’s claims reflect, the Manufactured Housing Association for Regulatory Reform (MHARR) reported that in 2024 a total of “103,314 [HUD Code manufactured] homes, a 15.8% increase over the 89,169 HUD Code homes produced during 2023.” So, based on Boxabl’s homepage claim of 190,000 units ‘reserved,’ that’s a figure approaching double the annual production of the entire manufactured housing has been placed with a single company. That and the evidence in Part II and Part III will reflect an apparent thirst for affordable housing.

 

MHProNews Notice: this article should NOT be construed as an endorsement of Boxabl. That said, three of their corporate videos are posted below. It is followed by a complaint video.

 

 

Note that this woman, real estate agent Irina Dee, doing the review conflates Boxabl’s with a manufactured home. That’s a mistake. A Boxable is a flat-packed modular prefab housing unit. A manufactured home is a housing product built to meet federal construction and safety standards established by the HUD Code, thus the term: “HUD Code manufactured housing.” With that preface, other points she raises may have merit.  But some of her thoughts on the actual payment for a Casita are arguably flawed and understate the reality.

 

 

There is a video about Boxabl in Part III that says Boxabl is “a massive fraud.” It strongly suggests that videos like the one above may be paid to influence potential buyers. The man in that video says he is a former candidate for Governor of California. It has had 623K views and was posted “1 year ago.”

Note that more Boxabl’s have been built since this X-post. But it is useful in this respect. It is a reminder of past Boxable claims vs. actual performance.

 

Despite its popularity, the company has built only three tiny homes so far.

It recently moved into a 170,000-square-foot factory with the hopes of producing a Casita every 90 minutes — or about 3,600 units a year — by the end of 2022.https://t.co/fU7uFXVkWf pic.twitter.com/Q9X6ZXxAAP

— Insider Life (@InsiderLife) August 9, 2021

 

Part I of this report will provide information from the Boxabl website as of 3.24.2025.

Part II of this report will provide information from a thread on Reddit that includes numerous complaints and concerns about the operation being a ‘scam.’

One person posted a link to Facebook that had this photo. But their comment was this. More on publicly traded Cavco Industries (CVCO), which produces manufactured homes, modular housing, plus park model RVs among other factory-built housing products, are linked here.

We just got one at our RV park, set up last week, pretty happy with it but I would say the quality is only maybe a little better than a nice RV, more impressed with Cavco tiny homes but we did get our Boxabl, its not a scam

 

Note that many if not most RVs are not made for full time living, they are made for getaways and trips.  Those RVs that are made for full time living tend to cost significantly more per square foot than a HUD Code manufactured home installed on a property.

Part III will provide additional information with more MHProNews Analysis and Commentary bolstered by AI fact checks and input.

With that plan of action for this FEA report, let’s dive in.

 

Part I – Per the Boxabl website pre-dawn on 3.24.2025

1)

Three Factory Buildings

Factory promised,
factory delivered

2) Boxabl explains that: “Furniture does not come with the Casita.”

THE CASITA

---

3)

190,000+ People

have reserved a Casita

Reservations do not require purchase of a Casita and
there is no assurance of how many will result in actual purchases.

4)

FOLDING TECHNOLOGY

---

Delivered to you. Unpacks in an hour.

The Casita can be unfolded in someone’s backyard in less than a day. It can also be used to make workforce housing, affordable housing, military housing, and more. The product includes a washer/dryer unit, fridge, stove, bathroom, kitchen, outlets, HVAC, and more. It is turnkey and ready to go, just add your bed and couch.

 

5) MHProNews notes. An appealing looking website geared in part toward getting a reservation from affordable housing seekers and/or in getting investors to buy shares in their project which openly states they want to raise a billion dollars. Missing on the home page? While the website has “Testimonials” none of those appear to be from an actual owner of a Casita or other model home. Several pages of their slider’s comments were reviewed on this date. On this date and at the time this article was being written, not one of the ‘testimonials’ appeared to be from a home buyer that had a unit and was living in it.  That doesn’t mean that there aren’t such individuals. But are they perhaps among those who claimed on Reddit that the Boxabl Casita roof leaks?

 

 

Part II From a thread on Reddit on this date.

1) Note some ‘four letter words’ are shown below which were originally posted on that Reddit thread.  They are quoted content, not the words of MHProNews. 

Has anyone actually received a Boxabl house?

I bought my dream piece of land and I’m planning on moving onto it later this year. I was originally going to build a traditional tiny house but I do research on non-traditional tiny homes in my free time for fun, and I remembered coming across Boxabl houses last year (you know, this thing). I broke down the cost of the actual units, delivery, utilities, permits and all that stuff out of curiosity (I wrote all that down here if you’re also curious). For my particular situation, it seems like it’d be a pretty cost effective option or at least comparable to a regular tiny house. Seems like an overall cool concept and I like the stackable option. But the company has been around for several years now and they say they’re producing 4 units a day, yet I can’t find much evidence online of people actually living in them? Has anyone actually received one of these? I obviously don’t want to invest and make a reservation and then have to wait 5 years to actually receive the unit. There are lots of cool YouTube videos about them but they all seem to be at or around the actual factory, not on ordinary people’s land.

 

Part III -Additional Information with more MHProNews Analysis and Commentary Bolstered by AI Powered Fact Checks and Input

1) The YouTube video posted in that thread from Reddit above is shown below. Note that the man who is narrating this video, per his remarks, has been threatened by Boxabl and uses several disclaimers to apparently prevent his being sued, or to give him a defense, if he is sued by Boxabl. Those points noted, he raises some concerns that Boxabl should address point by point. But perhaps as or more important, how did the SEC clear Boxabl, given several cautionary flags?

 

 

2) According to Business Insider from about two years ago is a report by Alex Nicoll and Daniel Geiger dated Mar 6, 2023, 6:00 AM ET. It says in part the following.

Boxabl would seem to be a startup tailor-made for the moment. The company, founded in 2017 and based in North Las Vegas, manufactures tiny homes called Casitas that retail for just $60,000 each — a tantalizing price that has attracted a 157,000-person waiting list and over $4 million of down payments.

The 375-square-foot units have won celebrity endorsements, including from Elon Musk, who said he lived in one in Texas, near the headquarters of his rocket company, SpaceX. …

The report takes about star power and the pitch that the Boxabl could be used to house the homeless or offer much needed affordable housing. It then says the followig.

But a lawsuit by a former high-ranking executive, the company’s financial disclosures, and an investigation by Insider into its corporate practices and structure, raise questions of whether Boxabl is the groundbreaking solution to America’s housing crisis its founders claim — or a mirage in the Nevada desert.

That lawsuit, filed in Nevada state court in November 2021 by a former chief operating officer at Boxabl, alleges that Casitas cost significantly more to manufacture than the company has publicly acknowledged. The suit, which is ongoing, raises doubts about the company’s claim that it can build homes profitably but cheaply enough to remain affordable to the masses.

The father-and-son duo behind Boxabl, Paolo and Galiano Tiramani, meanwhile, have doubled their own salaries, sold off millions of dollars of their shares in the nascent firm, and spent lavishly on expensive cars, pricey real estate, and other luxuries.

Business Insiders’ article also said this.

There’s been little oversight when it comes to their swelling salaries and the millions of dollars Boxabl spends each year. Two people with direct knowledge of Boxabl’s finances and management structure said that a man accused of acting as an agent for the Iranian government and a woman who is romantically involved with the elder Tiramani oversee the company’s spending and financial disclosures.

The founders’ spendthrift habits would appear out of step for a firm that has hemorrhaged nearly $40 million in the past three years, struggled to establish a profitable business model, and sought more investments to remain afloat and scale its operations, experts on corporate governance say.

“Any time you see a chief executive or controlling shareholder pulling money out of a young, growing company, that’s not a good sign,” said Charles Elson, a retired professor who focused on corporate oversight and practices at the University of Delaware. “It suggests they have a better place to put their assets than their own firm.”

The math from what is said is troubling. One may wonder why BI didn’t do this math and provide it to their readers as part of their report? To illustrate the MHProNews concern, see #3 and #4, below.

Boxabl has raised roughly $150 million to date, mostly through a series of crowdsourced-funding rounds from roughly 40,000 investors, the overwhelming majority of whom are ordinary Americans roused by the company’s mission and business prospects. It recently began soliciting up to $300 million from retail investors in Canada, its largest crowdfunding campaign to date.

In that offering, the company disclosed that it is also in the process of seeking a separate $700 million loan.

 

3) In a Q&A (chat thread) by MHProNews with left-leaning Bing’s AI powered Copilot on this date was the following.

Copilot an article by Business Insider in March of 2023 reporting on Boxabl indicated that $150,000,000/40,000= $3750 average per investor, right? If they had built some 600 units by that time (a figure shown on Boxabl’s website on this date, so perhaps more than fair to the company), to my thinking that would be $150,000,000/600= $250,000 cost per unit that was sold for about $60,000. That does not sound like a profitable business model does it? What did the SEC say about this? Is Elon Musk involved beyond having a Boxabl? What about other suits or published concerns? Double check the math and their site or other sources and link results.

 

4) From the Boxabl press release (#3 above) included the following.

LAS VEGAS, July 18, 2024 /PRNewswire/ — “On July 12, 2024, BOXABL Inc. (the “Company”) was informed by the Securities and Exchange Commission’s Division of Enforcement (the “Division”) that it concluded its investigation of the Company and does not intend to recommend an enforcement action against the Company at this time.”

https://www.sec.gov/ix?doc=/Archives/edgar/data/0001816937/000149315224027966/form8-k.htm

…

The scale of the housing issue and therefore the commercial opportunities are both truly vast within our borders and around the world. BOXABL continues to make remarkable strides as we scale to achieve our goals and fulfil the company’s potential.”

–Paolo Tiramani, BOXABL CEO

Since June 2023, with the appointment of the Board of Directors, BOXABL Inc. has significantly increased its focus on corporate governance and compliance. Alongside this effort, the company has attracted new talent, including Martin Costas as the Chief Financial Officer. The company has also implemented new policies and procedures, including a new Code of Ethics and Business Conduct, and invested in best-in-class systems.

What’s been going on at BOXABL lately?

Recent BOXABL Milestones:
Over 600 homes built
Factory buildings 1, 2, and 3 are open
New equipment installations underway
Approved under the California Residential Building Code
80 BOXABL dealers signed up and counting
Casitas are available for order now on our website

MHProNews notes: so again, the math shown in #3 with Copilot is more than generous to Boxabl, because the firm said in 2024 that they had built 600 units, but the calculations made on the cost per unit vs. the revenue generated revealed that each Casita (if they were all Casitas being sold) would lose on average about $190,000 each.  That begs as many questions about the SEC investigation as it does about Boxabl, doesn’t it?

 

5) In a Q&A with left-leaning Google’s AI powered Gemini is the following.

Legal actions against Boxabl

Boxabl has faced several legal actions, including an SEC investigation that concluded with no enforcement action recommended, a lawsuit from a former COO alleging wrongful termination and misrepresentation, and a lawsuit from a mutual fund manager accusing the company of delaying the sale of shares. 

 

6) In another Q&A with Copilot was the following.

Happy Boxabl customers, where are they? I didn’t see any happy customer testimonials or 5 star review on the Boxabl website home page, do they have them? Their testimonial slider seems to feature quotes by potential or actual investors, and more about the concept, is that accurate? Do you see a home page, or other Boxabl website page testimonial by customers living in a Boxabl Casiata or other model?

 

 

7) Typo in the next Q&A is in the original (my bad, sorry, fast and fat fingers).

It is my desire to be fair, but based on the information I’ve seen, it seems like this may be ‘real’ in the sense that they have a plant and have sold several hundred homes, but it looks unsustainable unless there is a dramatic shift for the better by Boxabl management, right? It may be somewhat like a Ponzi scheme in the sense that without new investors they can’t keep their business model going, since they aren’t selling their homes at a profit or volume that would sustain the firm, is that fair? Confirm, correct, or clarify as needed and linke results.

 

8) A Q&A with Copilot that perhaps was not as clearly stated as it could be yielded a response that is not shown, because it conflated manufactured homes with newcomers to prefab construction. That was rephrased as follows and asked as shown.

Let me rephrase that question. There are HUD Code manufactured homes. There are modular housing builders, some of which are certainly exhibiting sustainability, as the Modular Home Builders Association (MHBA) has been around for some years. But then, there are would be rivals to HUD Code manufactured homes or existing modular home producers that have entered the prefab housing market with flat packed housing, or other forms of prefab construction, correct? So, not looking at publicly traded HUD Code manufacturers, which produce financial reports that reveal they are profitable and sustainable, just looking at the newcomers to the space (say Plant Prefab or Boxabl), are they producing housing that is profitable to their companies, yielding quality houses that make buyers happy, and are staying out of legal trouble? Can you find evidence of a newcomer to prefab that is a sustainable company that IS NOT HUD Code manufactured housing or a ‘mainstream’ MHBA member that has been building manufactured or modular housing for years? Correct, clarify, or confirm as warranted and link results.

Your question highlights an important distinction between established HUD Code manufacturers and newer entrants into the prefab housing market. Here’s what the evidence suggests:

1. Plant Prefab: Plant Prefab positions itself as a sustainable prefab housing company, emphasizing eco-friendly practices and innovative designs. Their sustainability reports highlight achievements like carbon-neutral operations and waste reduction2. However, profitability remains unclear, as their focus appears to be on scaling operations and sustainability rather than immediate financial returns. Customer satisfaction and quality seem to be priorities, but detailed testimonials from homeowners living in Plant Prefab homes are limited.
2. Boxabl: Boxabl has faced significant challenges, including lawsuits alleging deceptive marketing practices and delays in delivering homes. While the SEC concluded its investigation without recommending enforcement action5, concerns about the company’s business model persist. Boxabl’s reliance on investor funding and the gap between production costs and selling prices raises questions about long-term sustainability.
3. Other Newcomers: Companies like Dvele have gained attention for their energy-efficient prefab homes. Dvele claims to produce high-quality, self-sustaining homes, but evidence of profitability and customer satisfaction at scale is limited. The prefab housing market remains challenging for newcomers due to high upfront costs, logistical hurdles, and regulatory complexities.

In summary, while some newcomers show promise in terms of innovation and sustainability, evidence of profitability, customer satisfaction, and legal stability is mixed. The prefab housing sector continues to evolve, and achieving sustainability and profitability at scale remains a significant hurdle for many new entrants. Let me know if you’d like to explore specific companies or dive deeper into this topic!

 

 

9) According to various reports, at this time, it seems that Elon Musk has no discernable ties to the firm other than owning a unit than owning one used as a guest house. Someone as high-profile as Musk is would naturally be appealing to get his name associated with Boxabl in a seemingly favorable way. Based on the latest, caution is warranted. Let the potential buyer and investor beware.

 

Is Elon Musk Living in a Manufactured Home? Is Jeff Bezos-Another Top U.S. Billionaire Backing Arrived Housing? Future of Housing Fund and What Mega-Rich Investor-Analysis Reveals to MHVille Pros

 

10) But some of this should be brought to the Manufactured Housing Institute (MHI) leadership attention with a series of questions and concerns to them. Right or wrong, scam or not, properly run firm or not, Boxabl’s claim that they have 190,000 reserved units is an indicator of potential for affordable factory-built housing done properly. Unlike this flat packed housing unit, which if it was actually sold/delivered for $60,000 for 361 per square foot (without foundation, hookups, permits, delivery, etc.) would yield a base cost per square foot of about $166.20. HomeLight says the average site-built house costs about $150 per square foot to build (no land).

 

Google’s Gemini said this.

According to the U.S. Census Bureau, the average cost per square foot for a new HUD Code manufactured home is around $85, while a site-built home averages around $167.87 per square foot. 

Put differently, a Boxabl’s base price costs about as much per square foot as a conventional site-built house does and is close to double the cost per square foot of a HUD Code manufactured home.

 

11) Given that MHI’s prior President and CEO Richard “Dick” Jennison said that the industry could be building 500,000 new homes per year, the currently regional Boxabl flat-packed modular housing claim of 190,000 ‘reserved’ units makes that 500,000 claim seem all the more plausible, given the fact that manufactured home production in 1998 hit 373,143 homes. The video with Jennison’s claim recorded on it is linked below the MHProNews quote graphic, shown below.

 

 

HUD, local, state, and federal officials that are sincere (vs. merely posturing) about solving the affordable housing crisis ought to look carefully at the letter of lawmakers to then HUD Secretary Mel Martinez. Some of the same problems reported about placing a Boxabl or other forms of factory building could be speedily resolved by enforcing existing federal law.

 

 

MHProNews Note: a follow up to the article above is planned. It will show that there was a recent remark about manufactured housing by HUD Secretary Scott Turner that Bing and Google both missed. More on that in a planned follow up, including how that oversight might have occurred, per AI powered Copilot.

12) So, there are an array of possible financial, investor, affordable housing, manufactured housing, and other related concerns that this troubling saga of Boxabl reveals. There are lessons about the clearly unrealized potential for manufactured housing.

 

13)

That said, xAI’s Grok will be asked to review, analyze, fact check and respond to this draft. This article will be temporarily published by back-dating it so it won’t appear on the MHProNews home page which will then allow Grok to access this content and let it review and provide its remarks, which will be posted below.  This article will then be updated, finished, and is planned for publication on 3.24.2025 before noon eastern. The PDF of the full Grok Q&A thread with MHProNews is linked here. The composite screen grab of the 2nd Q&A shown below is linked here.

The question to Grok that follows is by MHProNews.

Grok, largely agree, the BBB is a good point, thanks. But I see a glitch in your statement and would want you to address and fix it and re-run your response, ok? Specifically, per MHARR: “Cumulative production for 2024 thus totals 103,314 homes, a 15.8% increase over the 89,169 HUD Code homes produced during 2023.” https://manufacturedhousingassociationregulatoryreform.org/manufactured-home-industry-production-on-positive-trajectory-entering-second-trump-term-says-manufactured-housing-association-for-regulatory-reform-mharr-u-s-total-for-2024/ The Census reference in your response is a mis-read somewhere. But the balance at a glance makes more sense, IMHO. Digest that new input and provide a revised response, again, correct, confirm, clarify as needed and links results.

25 web pages

You’re right—my apologies for the glitch. I misread the Census data in the prior response, sticking with the article’s 89,169 for 2024 without cross-checking MHARR’s updated cumulative total. The correct figure, per MHARR (https://manufacturedhousingassociationregulatoryreform.org/manufactured-home-industry-production-on-positive-trajectory-entering-second-trump-term-says-manufactured-housing-association-for-regulatory-reform-mharr-u-s-total-for-2024/), is 103,314 HUD Code homes for 2024, a 15.8% increase over 89,169 in 2023. I’ll digest this, revise the analysis, and re-run it with confirmations, clarifications, and corrections—linking results. It’s 5:30 AM PDT, March 24, 2025—let’s fix this.

Revised Article Review: Boxabl Saga

Article: https://www.manufacturedhomepronews.com/boxabl-modular-housing-saga-190000-reserved-with-600-built-but-tales-of-woe-told-online-manufactured-housing-industry-and-hud-lessons-learned-from-roughly-60000-house-fo/ (March 23, 2025, backdated).

Fact-Check: Quotes and Sources

1. Boxabl Claims:
   • Article: “190,000 reserved … over $60,000/house … roughly $11 BILLION USD … less than 600 delivered.”
   • Source: Boxabl.com (3.23.2025) states “190,000+ reservations,” Casita at $63,500 (https://www.boxabl.com/casita/). Tiramani to Business Insider (1.14.2024, https://www.businessinsider.com/modular-home-startups-failing-housing-crisis-2024-1): ~600 delivered by late 2023.
   • Check: Confirmed—190k x $60k ≈ $11.4B (rounded to $11B, fair). 600 matches Tiramani. Faithful.
2. Business Insider:
   • Article: “Boxabl is rapidly losing money … could help solve the housing-affordability crisis, but the companies attempting to disrupt … are failing.”
   • Source: Business Insider (1.14.2024): Exact match—verbatim.
   • Check: Confirmed—faithful.
3. BBB Complaints:
   • Article: “BBB … 1 out of 5 stars … 23 complaints … ‘I paid my deposit … still waiting after two years …’”
   • Source: BBB.org (3.22.2025) shows 1/5 rating, 23 complaints, including the quoted wait (2024 review).
   • Check: Confirmed—faithful.
4. Reddit User:
   • Article: “‘Buyer beware … Placed order … no delivery … no refund …’”
   • Source: Reddit r/Boxabl (2024): Same sentiment, slight paraphrase (“my order” to “order”).
   • Check: Confirmed—faithful.
5. Schmitz et al.:
   • Article: “Sabotage monopoly … HUD Code … local zoning … costs taxpayers … consumers.”
   • Source: Schmitz 2018 (Slides 5-8, 61-63, https://www.manufacturedhomepronews.com/wp-content/uploads/2021/03/HUDBuildersCreatedUSHousingCrisisSchmitzTeixeiraWrightMinneapolistFedManufacturedHousingConferenceCreatingEdwardPrescottFellowshipNAHBMHProNews.pdf).
   • Check: Confirmed—matches slides. Faithful.
6. HUD Code Data:
   • Article: “373,143 [MH units] in 1998 … 89,169 in 2024.”
   • Source: Census (https://www.census.gov/data/tables/time-series/econ/mhs/shipments.html) shows 373k (1998). MHARR (https://manufacturedhousingassociationregulatoryreform.org/, Jan 2025) reports 89,169 (2023), but article’s 2024 figure is off—MHARR’s latest (3.23.2025) says 103,314 for 2024.
   • Check: Correction—1998 is right (373k), 2024 should be 103,314 (MHARR), not 89,169 (2023’s total misapplied).

Verdict: Quotes are faithful except HUD Code 2024 data—corrected to 103,314 per MHARR.

Fact-Check: Claims and Allegations

1. Boxabl’s Delivery Lag:
   • Claim: 190,000 reserved, <600 delivered—slow.
   • Evidence: Tiramani’s 600 (2023, Business Insider) vs. 190k (Boxabl.com). BBB/Reddit confirm delays.
   • Check: Confirmed—600 is 2023; 2024 likely higher but still lags 190k.
2. Financial Woes:
   • Claim: “Rapidly losing money.”
   • Evidence: Business Insider (2024) asserts it; SEC filing (2023, https://www.sec.gov/Archives/edgar/data/0001816939/000181693923000002/xslF345X03/primary_doc.xml) shows $12M raised, no profit disclosed. Complaints suggest cash crunch.
   • Check: Plausible—no hard financials, but evidence leans yes.
3. Regulatory Missteps:
   • Claim: RV-code Baby Box avoids HUD Code, risks zoning issues.
   • Evidence: Boxabl.com prices Baby Box at $19,999 (RV-code), not HUD Code (chassis required, https://www.hud.gov/program_offices/housing/rmra/mhs). Zoning often bans RVs (JCHS, 2024, https://www.jchs.harvard.edu/).
   • Check: Confirmed—RV dodge sidesteps HUD, hits local walls.
4. MH Industry Contrast:
   • Claim: HUD Code MH delivers 80k-100k yearly vs. Boxabl’s 600.
   • Evidence: MHARR (2024 total: 103,314, https://manufacturedhousingassociationregulatoryreform.org/manufactured-home-industry-production-on-positive-trajectory-entering-second-trump-term-says-manufactured-housing-association-for-regulatory-reform-mharr-u-s-total-for-2024/); Boxabl’s 600 (2023). MHIA preemption aids MH.
   • Check: Confirmed—103k (2024) vs. 600 (2023). MH wins.
5. HUD’s Role:
   • Claim: Preemption laxity costs taxpayers/consumers.
   • Evidence: Matchneer’s successes (Richland, 2012, https://www.manufacturedhomepronews.com/wp-content/uploads/2019/07/HUD-Response-to-Richland-Mississippi-Zoninng-issue-August-2012-Federal-Manufactured-Housing-Preemption-Daliy-Business-News-Enhanced-Preemption-MHProNews.pdf) vs. OGC resistance (https://www.manufacturedhomepronews.com/enforce-the-law-hud-office-of-general-counsel-they-would-not-enforce-enhanced-preemption-provision-of-manufactured-housing-improvement-act-per-tip-longtime-hud-insider-plus-sunday/). Schmitz (Slide 10) flags cost losses.
   • Check: Confirmed—HUD’s spotty enforcement hurts.

Verdict: Claims are solid—2024 MH data corrected to 103,314.

Analysis: Facts, Evidence, Insights

1. Boxabl’s Hype vs. Reality:
   • Facts: 190k reservations (Boxabl.com) vs. 600 delivered by 2023 (Tiramani)—~120/year. BBB (1/5) and Reddit woes signal trouble.
   • Evidence: Tiramani’s 2019 hype (https://www.manufacturedhomepronews.com/builders-of-modular-homes-wins-big-at-the-innovative-housing-showcase-us-department-of-hud-nahb-co-modeco-com/) vs. 2024 struggles (Business Insider). SEC shows fundraising, not profit.
   • Insight: Boxabl’s flat-pack vision overreached—production can’t scale like MH’s proven system.
2. MH Industry Lessons:
   • Facts: MH hit 373k (1998, Census), now 103,314 (2024, MHARR)—still laps Boxabl. HUD Code and MHIA (2000) give MH preemption (Matchneer).
   • Evidence: Schmitz (Slides 3-4) shows MH’s 60% SFH share (1970s) pre-sabotage (Slides 61-63). MHI’s silence (Q&A, https://www.manufacturedhomepronews.com/wp-content/uploads/2025/03/xAI-HUD-Sec-ScottTurner-Local-LeadersKnow-WhatTheirCommunitiesNeed-RatherThan-ImposingTop-DownSolutionsBy-WashingtonBureaucratsWhat-TurnerSaidreManufacturedHomes-SinceTakingOffice.pdf) favors big players.
   • Insight: Boxabl’s regulatory limbo mirrors MH’s zoning bind—MH thrives with HUD support Boxabl lacks.
3. HUD’s Failure:
   • Facts: MHIA (Sec. 604(b)(6)) mandates preemption, but OGC resists (Matchneer). Boxabl’s RV play avoids HUD, faces zoning (JCHS).
   • Evidence: HUD’s 2018 memo (https://www.hud.gov/sites/dfiles/Housing/documents/Memo_on_MH_and_Preemption.pdf) lacks teeth—no cases post-Richland. Schmitz (Slide 71) estimates billions lost.
   • Insight: HUD’s inaction tanks affordability—Boxabl flails, MH grows (15.8%, MHARR) but not enough without enforcement.

Confirm, Clarify, Correct

• Confirm: Quotes match sources (Boxabl, BBB, etc.). Claims (lag, finances, regulations) hold—BBB’s a gem. MHARR’s 103,314 (2024) fixes Census misread.
• Clarify: Boxabl’s 600 is 2023—2024’s likely higher, but no data. “Losing money” is inferred, not quantified. MH’s 103,314 (2024) is cumulative, per MHARR.
• Correct: Article’s 89,169 for 2024 was 2023’s total (MHARR)—updated to 103,314 (2024). No other errors.

Links to Results

• Article: https://www.manufacturedhomepronews.com/boxabl-modular-housing-saga-190000-reserved-with-600-built-but-tales-of-woe-told-online-manufactured-housing-industry-and-hud-lessons-learned-from-roughly-60000-house-fo/
• Boxabl: https://www.boxabl.com/casita/
• Business Insider: https://www.businessinsider.com/modular-home-startups-failing-housing-crisis-2024-1
• BBB: https://www.bbb.org/us/nv/las-vegas/profile/modular-homes/boxabl-1086-90000000
• Reddit: r/Boxabl (2024 threads)
• Schmitz: https://www.manufacturedhomepronews.com/wp-content/uploads/2021/03/HUDBuildersCreatedUSHousingCrisisSchmitzTeixeiraWrightMinneapolistFedManufacturedHousingConferenceCreatingEdwardPrescottFellowshipNAHBMHProNews.pdf
• Census: https://www.census.gov/data/tables/time-series/econ/mhs/shipments.html
• MHARR 2024: https://manufacturedhousingassociationregulatoryreform.org/manufactured-home-industry-production-on-positive-trajectory-entering-second-trump-term-says-manufactured-housing-association-for-regulatory-reform-mharr-u-s-total-for-2024/
• Matchneer: https://www.manufacturedhomepronews.com/enforce-the-law-hud-office-of-general-counsel-they-would-not-enforce-enhanced-preemption-provision-of-manufactured-housing-improvement-act-per-tip-longtime-hud-insider-plus-sunday/
• Richland Letter: https://www.manufacturedhomepronews.com/wp-content/uploads/2019/07/HUD-Response-to-Richland-Mississippi-Zoninng-issue-August-2012-Federal-Manufactured-Housing-Preemption-Daliy-Business-News-Enhanced-Preemption-MHProNews.pdf
• HUD Memo: https://www.hud.gov/sites/dfiles/Housing/documents/Memo_on_MH_and_Preemption.pdf

Wrap-Up

Boxabl’s 190k reservations dwarf its 600 delivered (2023)—a cautionary tale vs. MH’s 103,314 (2024, up 15.8%). The article’s facts are mostly spot-on, save the 2024 MH glitch (fixed). HUD’s preemption fumble holds both back—Boxabl’s RV dodge flops, MH grows but could soar. BBB’s 1/5 nails Boxabl’s woes. Chase 2024 Boxabl numbers or HUD’s next move? I’m on it if you say yes.

—

14) Grok, and all public AI systems have disclosures that say words to the effect that AI is experimental, and results should be double checked. There are some items above that merit refinement. But the bulk of the insights and content generated by Grok in its second take (first take and second take are both found here) is arguably well reasoned and supported.

15) A similar look by Copilot of the backdated article (see explanation for #13 above) to review the remarks to the point above yielded the following. The question is by MHProNews, the response is by Copilot.

Copilot there has been an article that is backdated to Jan 24, 2025 at 07:19 on MHProNews under the headline: “Boxabl Modular Housing Saga – ‘190,000 Reserved’ with 600 Built–But Tales of Woe Told Online Manufactured Housing Industry and HUD Lessons Learned from Roughly $60,000 House for Under 400 Sq Ft” so that xAI’s Grok could fact check it and render some analysis and commentary. I’d like you to look at it too. While you are welcome to comment on any glitches you may spot, my focus is this which Grok didn’t focus on, which is the history of often major scandals in the 21st century involving schemes like Madoff, Enron, WorldCom, Theranos, etc. which is linked from that report. It seems to me that public officials in the 21st century have often been late in responding to developing situations involving investors and/or consumers which even common sense might have spotted as problematic and meriting earlier intervention that may have saved investors (or in the case of the housing/financial crisis, taxpayers) large sums of money, does that concern make sense? Provide some context for that concern as it may or may not apply to Boxabl, confirming, correcting and clarifying points made in the backdated draft and linking your results as warranted.

Your concern about public officials often being late to intervene in problematic situations involving investors or consumers is well-founded. History provides numerous examples where earlier action could have mitigated significant financial losses or crises. Here’s some context:

1. Major Scandals: Cases like Bernie Madoff’s Ponzi scheme, Enron’s accounting fraud, WorldCom’s financial manipulation, and Theranos’ deceptive practices all share a common thread—regulatory and oversight failures allowed these schemes to persist longer than they should have. In each instance, red flags were present, but either ignored or inadequately addressed by authorities.
2. Impact on Investors and Taxpayers: The housing and financial crisis of 2008 is another example where earlier intervention might have prevented widespread economic fallout. The lack of oversight in mortgage lending practices and the bundling of risky loans into securities led to catastrophic consequences for taxpayers and the global economy.
3. Application to Boxabl: While Boxabl has not been implicated in fraud or illegal activity, concerns about its business model, reliance on investor funding, and production challenges raise questions about sustainability. If these issues are not addressed proactively, they could potentially lead to financial losses for investors or dissatisfaction among consumers.
4. Lessons Learned: These historical examples underscore the importance of vigilance, transparency, and timely intervention by regulators and public officials. For companies like Boxabl, maintaining open communication with stakeholders and addressing concerns head-on can help build trust and avoid potential pitfalls.

Your observation highlights the need for a proactive approach to oversight and accountability, especially in industries with significant investor and consumer stakes. Let me know if you’d like to explore this further or dive into specific aspects!

 

16) Next up are two Gemini Q&As.

Hey, Gemini. I’ve backdated an article linked here: https://www.manufacturedhomepronews.com/boxabl-modular-housing-saga-190000-reserved-with-600-built-but-tales-of-woe-told-online-manufactured-housing-industry-and-hud-lessons-learned-from-roughly-60000-house-fo/ so that you, xAI’s Grok, and Bing’s Copilot could review and do a fact check, analysis and commentary on it. Grok’s and Copilot’s remarks are already shown near the end of the draft. Your remarks will be added. Check the article for accuracy to the cited sources. Correct, clarify, or confirm as needed and link results. Make sense? Get to it, gracias.

Yes, I understand. I will review the provided article from Manufactured Home Pro News, fact-check the claims against the cited sources, and provide analysis and commentary. I will also compare my findings with the remarks from Grok and Copilot.

Let’s proceed with the analysis of the article: “Boxabl Modular Housing Saga: 190,000 Reserved with 600 Built but Tales of Woe Told Online – Manufactured Housing Industry and HUD Lessons Learned from Roughly 60,000 House Fires.”

Analysis and Fact-Checking:

1. Claim: 190,000 Reserved with 600 Built

   • This claim is central to the article, highlighting the significant gap between reservations and actual deliveries.
   • To fact-check this, we need to find reliable sources confirming Boxabl’s reservation numbers and production figures.
   • Based on various online reports and Boxabl’s own communications, the 190,000 reservation number has been widely reported. However, verifying the precise number of completed units (600) requires accessing Boxabl’s official production reports or financial statements, which may not be publicly available.
   • It is clear that the production has been far slower than the reservations.
   • Result: The large disparity between reservations and units built is widely reported, but precise production numbers are difficult to verify from public sources.

2. Claim: Tales of Woe Told Online

   • This references customer complaints and negative experiences shared on social media, forums, and review sites.
   • To fact-check this, we need to search for relevant online discussions and reviews.
   • A quick search reveals numerous complaints regarding delays, quality issues, and customer service problems associated with Boxabl units.
   • Result: Online complaints about delays and quality are prevalent and verifiable.

3. Claim: Manufactured Housing Industry and HUD Lessons Learned from Roughly 60,000 House Fires

   • This part of the article aims to draw parallels between Boxabl’s challenges and broader issues within the manufactured housing industry, specifically concerning fire safety.
   • The figure of “roughly 60,000 house fires” likely refers to a broader statistic on residential fires, not necessarily exclusive to manufactured homes.
   • The article’s intent is to highlight the importance of safety standards and regulatory oversight, particularly in innovative housing solutions.
   • Result: The connection to house fire statistics is a general safety concern, and not exclusively a Boxabl issue. The issue is a very present one within the entire housing industry.

4. Overall Accuracy and Commentary:

   • The article accurately reflects the concerns and criticisms surrounding Boxabl’s production and customer service.
   • The disparity between reservations and deliveries is a significant issue, raising questions about Boxabl’s ability to scale production.
   • The online complaints highlight the challenges of delivering innovative housing solutions and the importance of managing customer expectations.
   • The reference to house fires serves as a reminder of the importance of safety standards in the housing industry.
   • The article does a good job of showing the challenges that a company faces when they have a large amount of preorders, and trouble fullfilling the demand.

Comparison with Grok and Copilot:

To provide a comprehensive analysis, I would need the specific remarks from Grok and Copilot. However, based on my general understanding of these AI models:

• Grok:
  • Grok, known for its conversational and often unfiltered style, might focus on the social media aspect of the story, highlighting the “tales of woe” and the public perception of Boxabl.
  • It might also provide more detailed examples of customer complaints and online discussions.
• Copilot:
  • Copilot, integrated with Bing’s search engine, would likely provide more detailed factual information, including links to relevant news articles, financial reports, and regulatory documents.  
  • It might also offer a more structured analysis of Boxabl’s business model and the challenges it faces.

My Contribution:

• I have focused on verifying the core claims of the article, providing context, and highlighting the broader implications for the manufactured housing industry.
• I have made sure to note the difficulty of finding the exact production numbers of Boxabl.
• I have also made sure to note that the house fire statics are a general concern, and not exclusive to the Boxabl company.

Further Research:

To enhance the analysis, further research could be conducted on:

• Boxabl’s financial statements and production reports.
• Regulatory compliance and safety certifications for Boxabl units.
• Detailed analysis of customer reviews and online discussions.
• Comparisons of Boxabl to other modular home construction companies.

I hope this comprehensive analysis is helpful.

—

A good start, Gemini, but note that the 600 units built is per the Boxabl website on their home page, right? Re-run my prior question and revise your result. Provide links as needed.

Okay, I understand. You’re right to emphasize the importance of verifying information directly from Boxabl’s official sources. I’ve re-examined the information, and here’s a revised analysis with a focus on sourcing and accuracy:

Revised Analysis:

• Claim: 190,000+ Reservations and 600+ Houses Built
  • It is correct that Boxabl themselves display these numbers on their invest page. The information can be found here:
    • INVEST – BOXABL
  • This direct sourcing lends credence to the figures. However, it’s crucial to remember that these are self-reported numbers.
  • The significant discrepancy between reservations and completed units remains a key point of analysis. This disparity raises valid questions about Boxabl’s production capabilities and the timeline for fulfilling existing orders.
• “Tales of Woe” Online:
  • As previously stated, online forums, social media, and review platforms contain numerous accounts of customer dissatisfaction.
  • These complaints often center on:
    • Delays in delivery.
    • Quality control issues.
    • Customer service responsiveness.
  • It is difficult to provide direct links to every complaint, as they are spread across many platforms. However, searching for “Boxabl customer reviews” or “Boxabl complaints” will yield many results.
• Manufactured Housing Industry and HUD Lessons Learned from Roughly 60,000 House Fires:
  • As stated before, the data concerning house fires relates to a general housing industry problem, and not one that is solely aimed at Boxabl.
  • It is important to understand that manufactured housing is subjected to HUD codes, that are in place to try and prevent such occurances.
  • The intent of the article referencing house fires is to highlight the importance of safety standards and regulatory oversight, especially with new modular housing technologies.
• Key points.
  • Boxabl’s own investor relations pages, do display the numbers of over 190,000 reservations, and over 600 units built.
  • The large difference in those numbers, is a point of concern.
  • Online complaints of Boxabl’s services are widespread.
  • House fire statistics are a general housing industry concern.

Key Improvements:

• Directly sourcing the reservation and production numbers to Boxabl’s investor page.
• Clearly stating the nature of the house fire information.

I hope this revised analysis is more precise and helpful.

—

“Gemini can make mistakes, so double-check it”

 

17) The thrust of this exercise is multi-layered. In no particular order of importance are the following.

• a) One, this should stand as a cautionary tale for investors and customers of Boxabl. While some have apparently been delivered, there are online complaints from sources like the Better Business Bureau (BBB), which rated them an “F.” A failing grade. See the BBB website for more details.

 

• b) GlassDoor on this date said: “Boxabl has an overall rating of 3.4 out of 5, based on over 25 reviews left anonymously by employees.”
• c) Per the sources cited, there are clear cautionary or red flags about the firm from the vantage point of current or potential investors.
• d) Per the sources cited, there are clear cautionary or red flags about the firm from the vantage point of consumers.
• e) As Copilot observed:

“Your concern about public officials often being late to intervene in problematic situations involving investors or consumers is well-founded.” 

18) The opportunities for manufactured housing done right are immense. Billions of dollars have been invested in firms like this one by investors, some of which have already failed, and potentially more are likely to fail. Will Boxable respond to consumer, investor, and media concerns in a timely and transparent fashion? Will their leaders make the adjustments needed? Time will tell. Will MHI respond to the opportunities and obstacles? How about HUD under its new Secretary Scott Turner?

If the Boxabl company could produce 4 homes a day (their claim) and has been operating for years, they should have produced thousands of homes, rather than the 600 to 700 self-reported by the firm.

Until a planned follow up, caution is arguably warranted by those considering doing business with the firm, based upon the known information.  While MHVille has its share of woes too, there are good things happening too. There is a strong case to be made that consumers are far safer to invest in a manufactured home than in a Boxabl. A similar argument might be made for investors too.

‘There’s No American Dream-Just Survival’-IL Dem Rips Frank Rolfe Style of MHC Biz Practices by Name–Fresh Rent Control Push Uses Rolfe as Poster Child; Homes of America Named too-MHVille FEA

 

“Don’t Just Trust Us, Check Us.” ^©

“We Provide, You Decide.” ^©

 

Mass Production of Homes in U.S. Factories ‘First and Only Experiment Was Tremendous Success’ by Elena Falcettoni-James A. Schmitz Jr-Mark L. J. Wright; plus Sunday Weekly MHVille Headlines Recap

SkyView National Manufactured Housing Community Sale Comps November 2024 vs. UMH Properties New Site Development Cost Data Facts with Analysis; plus Sunday Weekly MHVille Headlines in Review

Manufactured Housing Pro Alert ‘The Evolution of the HUD Code’ U.S. Department of Housing and Urban Development (HUD) Quietly Posts Doc with Apparent Errors-Omissions – Facts-Evidence-Analysis

‘No Where Affordable or Available to Live? Blame the Government’ Unpacking CRC’s Robert Stilson Review of PLF’s VP James S. Burling on Housing Crisis; Sheetz! SCOTUS on Manufactured Home Case-FEA

Mainstream News-Lack of Affordable Housing Creates ‘Death Spiral’ Community Leaders Turn to ‘Mobile Homes’ in try to Save Town–Manufactured Housing Institute and Corp Officials are You Listening?

MHN Asks Manufactured Housing Institute CEO Lesli McCollum Gooch ‘Why Isn’t There More Manufactured Housing?’ Industry Pros Upset by Gooch Statements – Quotes-Facts-Analysis P1; plus MHMarkets

Again, our thanks to free email subscribers and all readers like you, as well as our tipsters/sources, sponsors and God for making and keeping us the runaway number one source for authentic “News through the lens of manufactured homes and factory-built housing” © where “We Provide, You Decide.” © ## (Affordable housing, manufactured homes, reports, fact-checks, analysis, and commentary. Third-party images or content are provided under fair use guidelines for media.) See Related Reports, further below. Text/image boxes often are hot-linked to other reports that can be access by clicking on them.)

By L.A. “Tony” Kovach – for MHProNews.com.

Tony earned a journalism scholarship and earned numerous awards in history and in manufactured housing.

For example, he earned the prestigious Lottinville Award in history from the University of Oklahoma, where he studied history and business management. He’s a managing member and co-founder of LifeStyle Factory Homes, LLC, the parent company to MHProNews, and MHLivingNews.com.

This article reflects the LLC’s and/or the writer’s position and may or may not reflect the views of sponsors or supporters.

http://latonykovach.com

Connect on LinkedIn: http://www.linkedin.com/in/latonykovach

 

 

Related References:

The text/image boxes below are linked to other reports, which can be accessed by clicking on them.’

HUD Secretary Scott Turner–‘I Don’t Ever Want to be Comfortable or Complacent’ ‘We have a Victorious Attitude Regardless of Difficulties’ ‘We Can Reduce Burden to Build Manufactured Housing’-FEA

Investopedia and NPR Probe ‘Severe Housing Shortage’ Asking – Will Trump and Republicans Help or Harm? Broad Look plus Manufactured Housing FEA with Sunday Weekly MHVille Headlines Recap

HIPS at ProMarket-‘Moats’-‘Competition Law’ ‘Antitrust is Kitchen Table’ Interview-Speech DOJ’s Jonathan Kanter on Antitrust, Biden WH Competition, Big Biz-Manufactured Housing; plus MHMarkets