Live Oak Homes Reviews

In July 2016 we purchased a home manufactured here. It was sold by 13th street homes in Alachua/Gainesville FL. Custom built to our liking. It took 6 months almost to finish our punch list and it still wasn't finished to standards of any other home builder.
The FIRST night in our home I stepped in our walk in shower and the shower pan broke and formed a perfect circle where my heel was placed. Obviously there was a manufacturer flaw and I requested them to replace it so it doesn't happen again. This a huge shower pan. NOPE!. they send a guy from Georgia who cuts a whole in the shower and does a fiberglass patch and some gel coat repair. Now it has cracked again. This will cost me up to $5k to repair NOW that the warranty is up.
Now we are 1.5 yrs out and all of the crown molding is drooping as well as showing gaps between each piece. My ceilings are wavy like a lake due to the home being plastered multiple time due to wet weather the first time. We now have a massive Tear in our ceiling from who knows what. I didnt even want to call the factory to fix it because they were just gonna send some backwoods hillbilly down from Georgia that will cause me to have to take off from work. While all he will do is caulk the crack. Not actually look for and solve a problem. But when I called they said my warranty is up. WOW!
They will tell you what you want to hear to make a sale. They will smile and make you feel like family. But they don't have good intentions. Just trying to get your money. You can call me I will personally inform you.

This is the worst home builder ever
Stay far away no pride in their product still waiting to have the home finished. The frier homes are boxes with Elmer's glue.
Doors,windows,floors.shutters,rnd caps for roof
(Waiting to get mold). This house is coming apart and was just sent on my property 12/9/19.

They make beautiful homes. (Half make). Was shocked when we moved in with all the things that were half done for what we are paying for the home. They take no pride in their work. And it takes forever to have them send people out to fix things. If they return your call.

Good places and people beautiful homes 5 all the way

I got to visit the factory and this is definitely a place of quality, they do not cut corners or choose to do things in a cheap way, if you're looking for the top quality homes this is the place.

Like many others, we are extremely displeased with Live Oak Homes. We purchased the Arlington model from Wayne Frier of Macclenny (also a complete joke of a company), our home was set up just about a year ago and it is still not complete. Every contractor we have dealt with from Live Oak has lied to us and not completed the work as needed. The original contractor when we did the walk through told us he was simply the rough finish guy and left our house with unseamed carpets, unfinished paint, and missing over 40 pieces of trim for the doors and windows. The contractor who came back for the punch list actually seemed like he knew his stuff when we did a walk through, however, when he came back on a Monday to complete the work, he immediately asked me to lie for him and tell Live Oak he had been working on our house since Saturday. Our home was damaged during the moving process, leaving us with a chipped window and cracked fascia board, Live Oak was made aware of this but has never remedied the issue. We paid extra for a set of Atrium doors in our family room, it is laughable that they are considered an upgrade . Our doors never stayed closed or even locked, we had to add a bolt inside to keep it from popping open. The contractor Buddy who handled the punch list explained that the whole door would need to be replaced and then completely sealed it shut, now making it impossible to open, and nobody has come back to correct this, despite many attempts to contact Live Oak. I do not recommend Live Oak homes, PERIOD.

If I could rate them zero I would they are some the biggest liars ever! They do not care about you at all after they get your money they never finish their work at all and act like they lose your order calls I have taken off of work 6 times for someone to come out and no one has came out to finish there work. We are in the process of suing the hell out of these people!!! Please dont trust them at all!!!

STAY FAR AWAY FROM THIS COMPANY. My husband and I scraped every dime and nickel together to get our first home. We purchased our mobile home from a dealer who sold Live Oak Homes a year ago. We have had nothing but issues and problems since day one. From mold growing on the walls/ ceiling, to rocks and carpet scraps being stuffed in the air ducts, we have seen it all. Not to mention when evening hits the ceiling looks like a horror show due to every beam showing. We have had around 20 repair men from the company, in the last year, come to "fix" the issues. Once the leave the we find another issue. We have had mostly every part of this house repaired once if not at least twice. We were even told by these repair men that the company hires high school kids, who don't care, just to slap them together. I am so disappointed in the fact that I thought we were buying a top quality house and we got a lemon. Every attempt to contact the company has to be followed up with two to three emails to get someone to respond. We even got the manager, Kathy, involved. She assured us that every issue we had would be handled even outside of the warranty. As of today, I have found where a WALL IS NOT SEAMED PROPERLY AND YOU CAN SEE INTO THE ADJACENT ROOMS CLOSET! Contacted them and what I was told is that we are "out of warranty." All I wanted was a solid top quality home for my family. All we got was a house of horror. If I could give negative 100 stars I would. They don't even deserve one star.

Do not buy do not buy do not buy. I cannot express enough please do not buy. Deception at its worst. Horrible built unworthy mobile homes that don't meet codes. They lie and say they are average of 10 on center. Opened up 24 on center. Roof trusses 24 on center using 7/16th osb. Smh this is so poorly built it sways in the wind. Junk. Town ordered us to remove it. Company would not refund. Absolute waste of money. The finance company in cohoots with them. Family lmao. Do not buy. They swindle seniors beware!

Do NOT buy from this manufacturer. We purchased a house in August and was finally set down in January. Doors do not shut, windows do not lock, trick inside and outside have fallen off. The floor wasnt even put down right. We have been waiting for 5 and a half months for someone to come do repairs. One contractor finally came and even said they cut corners and the build was not properly done. He no longer works for the company tho so when he was supposed to come back to do the repairs no one showed and no one called. Horrible experience and will be in touch with an attorney so things will get done!

Horrible service and quality. Roof caved in bathroom within 3 months. Front door warped and could not get anyone to come fix for almost 6 months! Been in home almost a year and just found out the floor in master closet has water damage and mold because flooring was put on top of wet floor!

I WILL TRY TO MAKE THIS AS SHORT AS POSSIBLE. IT HAS TAKEN A YEAR TO TRY TO GET ALL OF THE REPAIRS HANDLED. IF YOU ARE CONSIDERING THIS MANUFACTURE TO BUILD YOUR HOME I WOULD ADVISE TO LOOK ELSEWHERE. THEY HAVE NOT COMPLETED THE THINGS THEY SAID THEY WERE GOING TO DO AND KNOW THEY SAID THAT THEY ARE DONE AND NO MORE HELP WILL BE HAD. THE THREE REPAIR MEN THAT THEY SENT ALL SAID THEY THERE ARE PROBLEMS BUT THE COMPANY REFUSES TO ADDRESS THE ISSUES AND IN FACT HAVE MAD THEM WORSE. I WAS EVEN TOLD THEY WOULD JUST WRITE A CHECK TO US BECAUSE IT COULD NOT BE FIXED RIGHT. THEY WONT DO THAT ANYMORE EITHER. THEY DO NOT HAVE SQUARED UP WALLS THEY DID NOT BUILD THE HOME TO WHAT WE ORDERED AND AFTER THE FACT THEY SAID THAT IS THE BEST THEY COULD DO. WE SPENT A LOT OF MONEY ON ALL THE UPGRADES THEY RECOMMENDED. PLEASE DO NOT MAKE ANY CHANGES THEY REALLY DO NOT KNOW HOW TO PUT A TOILET IN THE CENTER OF THE RESTROOM IT HAS TO BE 10 INCHES OFF FROM CENTER. MY WIFE AND I HAVE BEEN VERY PATIENT AND IT HAS TAKEN MONTHS AT A TIME TO FIX ITEMS FROM WHEN THE FIRST INSPECTION WAS. I AGAIN WOULD NOT PURCHASE A HOME FROM THIS MANUFACTURE AGAIN. I AM NOT ONE TO COMPLAIN AND THIS IS THE FIRST REVIEW I HAVE EVER DONE. PLEASE IF YOU DREAM OF OWNING A HOME AND IT BEING BUILT THE WAY YOU WANT IT PLEASE KEEP SHOPPING. ALSO TAKE A LOOK AT THE FACTORY AND TAKE A TOUR (I SHOULD OF DONE THAT BUT MY WIFE SAID THIS IS THE HOME SHE WANTED. I WILL POST PICTURES OF ALL THE ISSUES WE HAVE HAD AND CONTINUE TO HAVE. I HOPE THIS HELPS IN YOUR DECISION MAKING OF HOMES. I WISH THE COMPANY THE BEST AND IF YOU PURCHASE A HOME FROM HERE I WISH YOU THE BEST AND HOPE THEY TREAT YOU BETTER THAN THEY HAVE TREATED US. GOD BLESS

Do not stand behind their homes. Have not returned to repair the defects after multiple calls and to top it off, one of thier contractors Mike Lairsey stole 600 dollars worth of parts and labor, and used my credit card on file to stay at a Marriott in town.

My Wife and I purchased a Biltmore Triple Wide from Wayne Frier Maclenny and them people there are terrible!!! our home is built by Live Oak Homes in Waycross and i would give them 5 stars on a nice home but there Quality control is TERRIBLE. our brand new home had electrical issues where half the lights and plug ins did not work and the water line to the shower had a screw shoved threw it and both the electrical and water is "checked" at the factory so im a little upset about these issues.
people pay very close to every single piece of paper you sign better yet do not sign any when repairs are made because they DO NOT stand behind there craftsmen ship. dont let the "new" look over come all the errors because i promise you there are MILLIONS of errors in your home these people are TERRIBLE and there customer service is terrible also!!!

I purchase one of their "homes" for my son and his family. The only positive thing I can say is that it is a very small step up from being homeless. It took months for them to come and "fix" things. When they got there one of the workers was drunk . They repaired a few things and said they had to get items and would come back the next day. They never showed up again. Before they left they did tell my son to tell me to back off with the phone calls to his supervisor or he would never come back. one bathroom doesn't work. They didn't hook up the plumbing inside properly, the windows don't stay open and one slammed on my 3 yr old grandsons finger. The siding on the inside wall is falling off and the storm door that I paid extra for was never lined up correctly and had to be held shut with a rope. It is embarrassing for me to even write this as I know I have been ripped off. I do not want anyone else to experience
this. My family had been living in a van for 8 months and I used my retirement savings to give them a home. My son and his wife and children have endured much trauma over the last 5 years and now this . I wish there was more that I could do but I cannot find an attorney that will take the case

I bought a 2254 square foot. 4 bedroom 2 bath house from this company and it looks like a bunch of 10 year old boys put it together. Windows And doors are not Square. Or level with large gaps in door jams as well as the windows do not lock or close all the way. Trim falls off when you bump the walls. There is no quality in this home whatsoever. Everything in this house looks very cheap For the money that I paid for it and Good luck. Trying to get them to come repair their mistakes. I would not recommend buying from this manufacturer.

DO NOT BUY FROM THEM. IF YOU DO, I HOPE YOU DON'T HAVE TO GET REPAIRS, BECAUSE IT WILL TAKE A LONG TIME FOR THE WORK ORDER TO BE PICKED UP BY THEIR AVAILABLE CONTRACTORS. They asked if I would recommend Live Oak Home to my family and friends...I said maybe...but that's definitely a No Go! After today. I guess I'll be making my own repairs. Hopefully my floor doesn't rot by then.

WE DO NOT RECOMEND LIVE OAK HOMES!There was no pride taken in the work that went into building our home. And apparently the work is not inspected or the people inspecting just dont care. There were lots of problems. One of the worst problems was with the Avery doors. They flooded inside when it rained. They sent someone out to fix them twice. After the second time, we thought it was fixed. But, now that the floor is rotting in front of it, we know it was still leaking under the flooring. And of course, warranty is over and its our problem. They could care less. To make it worse the salesperson admitted that those doors had been a problem, but would have been nice if he had let us know that before we chose them. WE DO NOT RECOMEND LIVE OAK HOMES!

1 STAR BC GOOGLE DOESN'T ALLOW 0 STARS- DO NOT BUY A HOUSE FROM HERE- THEY WORK WITH QUALITY HOMES IN MIDDLEBURG FLORIDA AND OTHER HOME PLACES. YOU DON'T WANT THESE HOMES EITHER- I AM WRITING A REVIEW THERE TOO BC THEY SELL THE HOMES YOU WILL BUY-THAT I BOUGHT! YOU WILL REGRET IT FOREVER LIKE I AM NOW- THEY SEEM NICE BUT ARE SNAKES IN THE GRASS AND SCAM ARTISTS AT THEIR BEST! .

CURRENTLY THERE HAS BEEN ONE PROBLEM AFTER THE NEXT WITH THE HOME- THE SHOWER WAS LEAKING INTO MY SON'S ROOM, THE HOUSE ALMOST CAUGHT ON FIRE BECAUSE THEY DIDN'T SCREW THE GROUND BOLT DOWN AT ALL FOR THE 220 VOLTAGE OUTLET FOR THE DRYER. THE WHOLE PLASTIC HOUSING MELTED AROUND THE PLUG TOO. CURRENTLY I HAVE HAD A HOLE IN MY WALL FOR OVER A MONTH SINCE JANUARY 26TH 2018 BECAUSE SOMEONE DIDN'T PUT A CLAMP ON THE HOT WATER TO THE SHOWER . SO AT 4:00 A.M. I THOUGHT I HEAR RAIN AND IT WAS WATER ALL OVER MY HOUSE CHECK OUT THESE BEAUTIFUL PICTURES OF MY HOME! I HAVE BEEN WAITING OVER A MONTH FOR ADDITIONAL REPAIRS.

YOU DO NOT DO NOT DO NOT WANT TO BUY A HOME FROM QUALITY HOMES OR LIVE OAKS HOMES. THE HOUSE IS FALLING APART AND NOT EVEN A YEAR OLD. BEEN HAVING PROBLEMS SINCE MONTH 2. I HAVE BEEN WAITING FOR 8 MONTHS TO HAVE THEM FIX MY SON'S BATHROOM WALL. THIS IS NOT ACCOUNTING FOR THE 3 PAGES OF ISSUES THEY "FIXED" AFTER WE MOVED IN, WHICH THEY HAD TO SEND MULTIPLE CONTRACTORS THAT DID POOR JOBS. LOOK AT THE FLOODED PICS BEFORE AND AFTER AND MY SON'S WALL. THEY WOULDN'T LET ME UPLOAD MORE PICS. THEY ARE TRYING TO WAIT OT OUT NOW UNTIL ALMOST 1 YEAR BEFORE REVISITING BECAUSE WE KEEP FINDING MORE DAMAGE, THE WEATHERSTRIPPING ON ONE OF MY WINDOWS JUST CAME OFF THE DURING SOME WINDS LAST WEEK.

AS FOR QUALITY HOMES-CROOKS CROOKS AND LIERS
I BOUGHT A HOUSE THAT ALREADY HAD SEPTIC TANK AND A NEW WELL ON IT AND THE ELECTRICAL POLE. THEY HAD ME APPLY FOR AN ADDITIONAL 10000 ON THE LOAN FOR LAND IMPROVEMENTS TO THE PROPERTY. ALL THEY DID WAS RUN PIPES FROM WELL AND TO SEPTIC AND HOOK UP ELECTRIC AND ADD DIRT-NOT EVER IN ANY ONE'S WILDEST DREAMS OVER $5,000 - THEY DO NOT WANT TO GIVE ME THE DIFFERENCE AND SAID ALL OF THE MONEY WAS USED FOR LAND IMPROVEMENTS. THEY KEPT TELLING ME I HAD TO GIVE THEM MORE MONEY TO FOR THE DOWN PAYMENT WHEN I DIDN'T HAVE TO GIVE THEN ANY UNTIL CLOSING. I WAS OUT OF 5000 FOR ABOUT 10 MONTHS FOR NO REASONS EXCEPT FOR THEM TO HAVE MONEY IN THEIR POCKETS.

I TRIED 5 TIMES AND THE PHOTOS WOULDN'T LOAD. ONLY 2 LOADED ON MY REVIEW OF QUALITY HOMES.

We got the model cannonball known as the Beach House we got it for a real good price and of course you do get what you pay for we have the gold key service thumbs up There was a lady named Bailey we emailed her one time she had There are people out here squared right up no issues at all we give Bailey a five-star to all other manufactured mobile homes will come with the same problems we love our houseAnd we are slowly making it to beach house Saving $30,000We have family home service thumbs up Dave Walker thanks for the TVAnd bailey once again we can give you five stars thank you For your fast service

This place is utterly ridiculous. We ve had numerous issues on our home. Each time they send one of these jacklegs out to repair and it s worse after they leave. I would never recommend this company to anyone. This is our first home which should be a happy experience. Thanks to these crooks it has been nothing short of a nightmare. They ve come out and repaired three roof leaks. And we currently have another one . This place is an absolute joke. We haven t even been in our home for a year. And it s issue after issue. This place is a damn money pit and a lemon. Son it purchase anything from these liars.

3-13-18 - Please run away as fast as you can from LIVE OAK HOMES... They DO NOT stand behind their product and will not back it up... I am never a complainer but I do not want any other family to be taken like my family has been taken on our home... Find a builder that backs their homes up before you ever purchase...

best dang homes in the industry and service rendered is on point!

Great place to work and even better home that go to Wayne fryer

Jared from the macclenny branch is part owner and both are horrible with customer service. Literally had to drive from Jax to Waycross bc they don t return phone calls. Gives you used appliances with your new home and then calls you a lair when the appliance doesn t work. DO NOT Purchase from this company.

I ordered a custom built, Live Oak Triple Wide Biltmore model from Wayne Frier in Dothan, Alabama. Charles Barrow was my salesperson.
He is extremely knowledgeable about the construction of manufactured homes. He guided me through the process in a kind & courteous manner.

Once my home was delivered to my property, Leah Harrell of Live Oak Homes inspected the tape & texturing process as well as the cabinets, etc. She made carefully detailed notes on what needed to be perfected. She was absolutely wonderful & great to work with.

Jamie & Lynn Smith arrived at my home to implement the perfection process.
Jamie & Lynn have been incredibly thorough in completing the construction of the manufactured home.
They have been doing this for quite a while & have gained wisdom one can only attain by working in the industry. I appreciate their experience & knowledge much more than I can truly express!

When ordering a home, it is recommended to request that the vinyl be run all the way to the ground as opposed to a skirting which doesn't look near as good nor hold up as well.
(Please see pictures posted here)

In 2018, my home endured the wrath of Hurricane Michael on the Florida/Alabama line.
The more sturdily installed vinyl held up beautifully while EVERY ONE of my neighbors who had skirting needed to reattach or replace their skirting.

In regards to the One Year Warranty:
Make sure that YOU call Live Oak BEFORE the one year deadline.
That is the client's responsibility.

I had a few minor problems within the warranty period.
Pam Selden was my warranty rep.
She sent out Jamie & Lynn Smith to take care of the master shower drain as well as 3 windows that needed some adjustments.
Result: Complete Satisfaction.
Jamie & Lynn Smith are kind, ethical individuals who value integrity.

Pam also sent out Tony Owens to take care of a problem beneath the home involving the improper sealing of the home in several areas. Tony arrived on time & reinforced the belly board. He was courteous, amiable, informative & efficient.

Rep Pam Selden at Live Oak lived up to her reputation as a fair & honest individual who cares about her clients.
She has my greatest respect!

Live Oak Homes has terrible customer service and absolutely zero ethical standards. I purchased a 2019 model in late 2018 from Circle B in Ocala Fl, and it was completed December. I had several items on the "punch" list. Most of those repairs were only made worse by the people they sent out to fix. Others I had to pay someone else to fix because Live Oak didn't address it or kept putting it off.

5 months after the brand new home was finished I had a roof leak causing a stain on the main bathroom ceiling. It took Live Oak Homes two months to get the problem addressed. The roofers that came out told me that whoever set up the house put shingles on upside down and did not seal some areas properly, causing the leak. They said they fixed the problem. Rather than repairing the ceiling where the water stain was they painted the ceiling white.

10 months later and with the first heavy rain that came through this summer,I notice a ceiling leak in the same spot. This time worse than before.

I immediately call Live Oak Homes. I leave a voicemail for Bailey who is my representatives for where I purchased my home, Circle B in Ocala FL. After a few days of not getting a call back, I tried again and left another message. Again, no one called back. More calls and more unreturned messages. This goes on for over three weeks before I call Live Oak Homes on July 2 and finally get through to Bailey. I explain the issue and she tells me she is going to call me right back. After waiting over 4 hours I call back and Bailey tells me she is waiting to hear back from the service manager who was been in a meeting. She will call me right back.

About an hour later I get a call from Nancy at Live Oak Homes. She tells me Bailey had an emergency and had to leave the office. Nancy asks me when the last time I had my roof sealed (which I was told needed to be done once a year to maintain the warranty.) I told her the roof was sealed in July 2019 when they sent the roofers out to fix the first leak.

Nancy says the home is out of the 1-year warranty period and proceeds to tell me Live Oak Homes will not fix the problem with my roof despite the leak being in the same location as the original leak that started less than 6 months after the home was installed.

I told Nancy it was unacceptable that a roof should have these kinds of issues this early on and that they are refusing to help. During this whole time frame of trying to get Live Oak Homes to address the problem they created, mold has started to form on the ceiling above the bathtub where I bathe my 3-month old son.

Nancy tells me I can call back and talk to the service manager Dexter Whitley. I ask to speak with him, but I'm told he is not in the office. I call back the next day and I'm told he is unavailable. The call taker takes my name and number and says he will call me back. This was July 3. I'm writing this on July 7 and still have not heard back after leaving two voicemails for Dexter Whitley.

I am beyond angry. I work a lot of hours and when I'm not working I try to spend that time with my wife and three kids. The fact that I am getting nothing but disrespect from Live Oak Homes by forcing me to spend this much of my time on dealing with problems on a 1-year old roof, is maddening. There are no trees over the roof and there has been no damage of any kind.

Just fix the problem you created Live Oak Homes. I already gave up on you people replacing the spare bath tub that I documented from day one of the house being installed. You told me for months it was going to be replaced as soon as the bathtub came in the warehouse. Everytime I asked about it, I was told the tub came in but it got taken for another job and another was on order. That was a year and a half ago.

Terrible service and non existent ethical business practices. I hope they never sell another "home".

14 months and still no 60 day fixes. Every time I call they have new employees that didnt know what the last ones were doing. My master shower plumbing drained into the belly of the trailer for 6 months before we realized it and got it fixed. Still waiting to hear from Live Oak...

The drivers delivering these homes drive like crazy people. We just got passed by both halves of a home going 90 miles an hour on I-95 before Manning, SC. Shame!!!

My home is beautiful, but I have had multiple issues with customer service. When my home was first installed we had a heavy rain and my living room ceiling was ruined. Came to find out those that installed it did not seal holes from nails that held the plastic along the sides of the homes they put on for travel down highways. Played phone tag several days over without repair. Had to call my seller to pressure them into fixing my home. Fast forward to 3 months ago, the flooring in my kitchen is sloping. Took 6 weeks to get someone out here to find a bent frame and repaired that, however the flooring is still sloping. The men who fixed the frame said the wood underneath was also busted and needed replaced. It s been over a month since the customer service department was told this information. I have called nearly every day trying to schedule someone to come fix my home that I have not even lived in a year yet! I keep getting the run around and ignored. I have attempted contact with their supervisor and received the same treatment. I suggest if you want to purchase a home where the company supports their buyer and tends to issues you look elsewhere. You won t find that with live oak homes.