Preview. Some prices are placeholders; payments and financing are simulated. No real transactions occur.

Terms

Terms of sale

These terms apply to every order placed with My Simple Living through mysimpleliving.com, by phone or by email, and to your use of the website. Placing an order means you accept them. Please read them; the delivery, site preparation and cancellation sections matter most.

Effective September 16, 2026.

1. The products

We sell factory-built, steel-framed units and accessories. Photos and renderings show typical units; colors, finishes and small details can differ from what is shown, and we may substitute materials of equal or better quality. Specifications on a model page are for the standard unit and can change without notice for orders not yet placed. Some product facts marked as placeholders on the site are not yet final and are not part of your order.

2. Prices, taxes and delivery charges

Prices are in US dollars. Starting prices exclude accessories, delivery and sales tax, which are shown separately at checkout. Sales tax is calculated for the delivery address. If a price on the site is obviously wrong, we may correct it before accepting your order and will tell you; you can then cancel for a full refund.

3. Ordering and acceptance

Your order is placed when you pay in full or, on a financed order, when you pay the down payment. We confirm it by email. We may decline or cancel an order before production starts, for example if we cannot deliver to your site or a price was wrong; if we do, we refund everything you paid.

4. Payment

Payment is taken by our payment processor on its secure page by card or bank transfer. We never see or store your card or bank account details. A payment that is declined or reversed suspends the order until it is settled.

5. Financing

A pre-qualification on the site is not a loan approval or a commitment to lend. In-house financing, where offered, is a consumer credit sale by My Simple Living under the Utah Consumer Credit Code (Utah Code Title 70C). Before you sign, you receive the disclosures the federal Truth in Lending Act and Regulation Z require: the annual percentage rate, the finance charge, the amount financed, the total of payments, the payment schedule, and any late charge or other fee. Interest is simple interest at the fixed rate shown, and you may prepay at any time without penalty. Until the home is paid in full, My Simple Living keeps a security interest in it under Utah's Uniform Commercial Code (Utah Code Title 70A, Chapter 9a) and may file a financing statement; the financing agreement explains what happens if payments are missed. The separate financing agreement you sign controls if it differs from these terms. You may cancel a financed order under the same cancellation rules as any other order.

Equal credit opportunity notice: the federal Equal Credit Opportunity Act prohibits creditors from discriminating against credit applicants on the basis of race, color, religion, national origin, sex, marital status, age (provided the applicant has the capacity to enter into a binding contract); because all or part of the applicant's income derives from any public assistance program; or because the applicant has in good faith exercised any right under the Consumer Credit Protection Act. The federal agency that administers compliance with this law concerning this creditor is the Federal Trade Commission, Equal Credit Opportunity, Washington, DC 20580.

6. Production time

Production and delivery windows quoted on the site or by email are estimates based on current factory schedules, not guaranteed dates. We tell you when your order enters production and when it ships. A delay does not entitle you to compensation beyond the cancellation and refund rights below.

7. Delivery

  • Delivery prices are calculated from our shipping origin to your address. An estimate becomes a confirmed price when we confirm it, either automatically from the rate card or by our team, before you pay.
  • You must give us a delivery address that a truck and trailer can reach, and tell us about anything unusual: gates, narrow or unpaved roads, steep grades, low wires or branches, soft ground, or the need for a crane or permits.
  • You or an adult you authorize must be present at delivery to receive and inspect the unit and sign for it.
  • If the carrier cannot deliver because the site is not ready or accessible, or nobody is there, you pay the cost of the failed attempt and any storage and redelivery charges.
  • Risk of loss passes to you when the unit is unloaded at your site. Ownership passes when you have paid in full.
  • Note any visible damage on the delivery paperwork and tell us within 7 days of delivery, with photos.

8. Your site, permits and installation

You are responsible for everything at your end: confirming that your zoning and local rules allow the unit and its intended use; getting any permits; preparing a level pad, foundation or piers as we specify; and connecting water, sewer or septic, electricity and gas through licensed trades. Unless we say otherwise in writing, our units are not built to the federal manufactured-housing (HUD) code and may need local approval as a structure. If you are unsure, ask us and your local building department before you order.

9. Warranty

Warranty terms for your unit are provided in writing with your order confirmation and delivery documents. Accessories carry their manufacturers' warranties. A warranty does not cover damage from improper site preparation, installation or connections, misuse, neglect, alterations, weather events or normal wear. TO THE EXTENT THE LAW ALLOWS, WE MAKE NO OTHER WARRANTIES, EXPRESS OR IMPLIED, INCLUDING ANY IMPLIED WARRANTY OF MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE (Utah Code § 70A-2-316). Some states do not allow this limitation, so it may not apply to you.

10. Cancellation and refunds

Your order is placed when you pay in full or, on a financed order, when you pay the down payment. These terms apply to every order. Free cancellation for 3 business days. Cancel within 3 business days of placing your order and we refund everything you paid. Before production starts. After the 3-day window, and until your home enters production, we refund what you paid less a cancellation fee of 5% of the order total, which covers order processing and factory scheduling. Once production has started. Your home is built to your order, so payments are no longer refundable once production begins, except where the law requires a refund. If your plans change, contact us: we will try to reschedule delivery, hold the unit, or help you resell it. Delivery charges. Delivery is refundable in full until your home ships. Once it has shipped, delivery charges are not refundable. Changes to an order. Accessory and color changes are free before production starts. Changes after that may carry a fee and can affect your delivery date; we will tell you before we make them. Damaged, defective or wrong items. Inspect your home and accessories at delivery. Tell us within 7 days of delivery if anything is damaged, defective or not what you ordered, with photos, and we will repair, replace or refund it at our choice and at no cost to you. Financed orders. The down payment counts as an amount paid and follows the same rules. Loan terms are in your financing agreement. How refunds are paid. Refunds go back to the original payment method within 10 business days of approval. Bank transfers can take a few more days to appear. How to cancel. Email us with your order number, or use the contact page on our website. Cancellation takes effect when we confirm it by email. Utah law. These terms are shown before you buy, as the Utah Consumer Sales Practices Act (Utah Code Title 13, Chapter 11) requires, and nothing in them limits the rights that Act or any other law gives you.

These cancellation and refund terms are shown before you buy, as Utah's Consumer Sales Practices Act (Utah Code Title 13, Chapter 11) requires, and nothing in them takes away a right that Act gives you.

11. Limits on our liability

To the extent the law allows, our total liability for any order is limited to the amount you paid for it, and we are not liable for indirect losses such as lost rental income, lost business, or costs of site work and permits. Nothing in these terms limits liability that cannot be limited by law.

12. Using the website and your account

Keep your account password private and tell us if you think someone else has used it. Give us accurate information. Do not misuse the site: no automated scraping, attempts to break in, or use of the send-to-a-friend feature to send unwanted email. We may close an account that is misused. The site's photos, text and designs belong to us or our suppliers and may not be reused without permission.

13. Electronic records and signatures

You agree to do business with us electronically. Under the Utah Uniform Electronic Transactions Act (Utah Code Title 46, Chapter 4) and the federal E-SIGN Act, your electronic acceptance, whether by checking a box, clicking a button marked Agree or Pay, or typing your name, has the same effect as a handwritten signature, and the records we keep of it are enforceable. You can ask for a paper copy of any agreement at no charge, and you can withdraw your consent to electronic records by contacting us, which may delay or prevent an order.

14. Disputes and governing law

These terms are governed by the laws of the State of Utah, without regard to its conflict-of-law rules. Consumer transactions under them are subject to the Utah Consumer Sales Practices Act, and nothing here limits a right that Act or any other law says cannot be waived. If we have a disagreement, contact us first and we will try to resolve it within 30 days. Any claim that cannot be resolved is brought in the state or federal courts located in Washington County, Utah, including small claims court where its limits allow, unless the law where you live gives you the right to bring it elsewhere.

15. Changes

We may update these terms for future orders. The version in force when you place an order is the one that applies to it, and the current version is always at this address.

16. Contact

My Simple Living, 4023 Jellystone Rd, Hurricane, UT 84737. You can also use the contact page.

See also the Privacy policy and the Accessibility statement.