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stick built or trailer

Discussion in 'Urgent - Help Needed' started by toland taul, Mar 12, 2006.

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  1. toland taul

    toland taul New Member

    0
    Mar 12, 2006
    i'm looking at a home that was built around a trailer and then the trailer was tore down.The only thing left is the trailer beams everything inside is grade A.It was sold and appraised as stick built to the last buyer.Is it stick built?
     
  2. Ray Miller

    Ray Miller Elite Member

    0
    Feb 20, 2002
    Professional Status:
    Licensed Appraiser
    State:
    Wisconsin
    No and never will be or can be. It started it life as a duck and it will always be a duck. Can't make it into and Eagle.

    ----------------

    Go to the HUG/MFG section of this site and read the post that have been made on the subject.

    I would also suggest that you take a course on appraising MFG/HUD housing.
     
  3. Otis Key

    Otis Key Elite Member

    0
    May 15, 2004
    Professional Status:
    Certified Residential Appraiser
    State:
    New Mexico
    Looks like the answer to me.
     
  4. deturner

    deturner Senior Member

    0
    Apr 2, 2003
    Professional Status:
    Certified Residential Appraiser
    State:
    Kansas
    Like the others said, it is what it was. :icon_eyecrazy:

    I've seen these plenty of times in my neck of the woods. It's hard to tell the owner that they wasted all their money and should have just built a house instead of "remodeling" the "trailer".

    I've always wondered what these people were thinking when they do things like this. :new_all_coholic:

    DaveT in NC
     
  5. Restrain

    Restrain Elite Member

    11
    Jan 22, 2002
    Professional Status:
    Certified General Appraiser
    State:
    Florida
    If it has a steel undercarriage, it's a manufactured home, period. I've seen some that were two-story homes, built around a single-wide. It's still a manufactured home.
     
  6. CANative

    CANative Elite Member

    122
    Jun 18, 2003
    Professional Status:
    Certified Residential Appraiser
    State:
    California
    Because it's been so highly modified and the structural integrity cannot be assured by any honest or sane person, it's probably not even a "manufactured house" anymore, for lending purposes anyway.

    It's a contraption.
     
  7. Pamela Crowley (Florida)

    Pamela Crowley (Florida) Elite Member

    3
    Jan 13, 2002
    Professional Status:
    Retired Appraiser
    State:
    Florida
    Is there ANYTHING left of the walls and/or roof of the original mobile home?

    I had a flipper wannabe a few years ago that bought a bunch of old 'mobile' homes and 'fixed' them up, then wanted to call them 'stick' built and sell them with FHA financing. He really didn't like me when I explained what he really had and that there was no way to get FHA financing on any of them.

    BUT, IF the ONLY thing left is just the steal beams being used as floor support and there is NOTHING else left there of the mobile home, I MIGHT consider it conventionally built (with full disclosure of how it was built, of course!). I haven't found one like that yet, but that doesn't mean it doesn't exist. If they've left ANYTHING above those beams that came from a mobile home, then it's still a mobile home with conventionally built additions that needs an engineers report as to it's structural integrity.
     
  8. Joker

    Joker Elite Member

    0
    May 28, 2002
    Professional Status:
    Certified General Appraiser
    State:
    Ohio
    Although this one seems like it may still be considered a trouse, I've heard these arguments before and for cryin' out loud, sometimes people need to use common sense.

    It reminds me of a story I once heard about the military. It seems that constructing new buildings was not an option but adding on to or remodling existing ones was. Half of a pos building was razed and a half of a brand new structure was erected in its place. The next year, the old half of that building was razed and a rebuilt to match last years project. Thus, a brand new structure was built.

    I think appraisers need to exercise some judgement in these areas. If it looks like a duck, walks like a duck, and acts like a duck, the it's a duck. However, it may just be a short goose. I have seen these before that no one would ever know that it started life as a trailer. Brick siding, no steel undercarriage, no indications whatsoever of it ever being mobile. If I can find them, I will post a picture of a couple.
     
  9. Jo Ann Meyer Stratton

    Jo Ann Meyer Stratton Elite Member

    25
    Jan 16, 2002
    Professional Status:
    Certified Residential Appraiser
    State:
    Arizona
    I agree with Pamela and Greg. If nothing exists of the old mobile home except the steel beams then I would consider it a site built home with very detailed comments in my report. But if there is more than steel beams like the framing for the walls, same locations for the plumbing fixtures, etc, etc, etc then it is still a mobile home or a manufactured home and always will be as long as anything of that mobile/manufactured remains.

    I completed an assignment several years ago for a similar situation. Everything except the steel undercarriage had been removed. Then all site built construction was completed where they put in a real permanent foundation for a larger floor area with the steel beams in the middle surrounded by new floor joists for the expanded floor area. Then built a house on top of that with room layout, plumbing, baths, kitchen, utility room in a different configuration. They started out with a 24' x 48' foot steel undercarriage and ended up with a 30' x 80' site built home. Biggest problem was in was in a subdivision for manufactured homes, only site built home in the entire subdivision. I used newer manufactured homes or reconstructed manufactured homes from the subdivison and comparable site built homes from the adjacent subdivision with a location adjustment as comparables. Very long expanded comment section that describe everything! Didn't get a single phone call back--even though my opinion of value was about 25% less than they hoped for.
     
  10. Wendy

    Wendy Senior Member

    0
    Feb 23, 2004
    Professional Status:
    Certified Residential Appraiser
    State:
    Florida
    I would withhold judgement until I found out if the remod was done via permit. If the local building officials signed off on it, then I would feel better about calling it stick built.

    No permit/ not to code = run!
     
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