433a California

[Benjamin Singleton]

County Building and Planning had the zoning for me, but no one there has heard of a 433A. They sent me over to the recorder's office. Recorder could only search by name or document number. The manuf. home was built in 1985. Would you have to track down ever grantor or document number since 1985 to dig up a 433A? Seems like that would be beyond the normal course of business. Or is there something I'm doing wrong?

Also, the manufac. home had HUD tags on the outside, but no data plate in the inside for the model/make, etc. Which I'm sure is normal for an older manuf. home. What should I do there?

 

[CANative]

but no data plate in the inside for the model/make, etc. Which I'm sure is normal for an older manuf. home.

It's not normal and I've found the data plates even on the oldest of manufactured homes. Often, over the years, people have replaced the cabinetry where the plate was located. Or redone the closets, or just didn't like the sticker (kind of like pulling off those "do not remove under penalty" tags on pillows and cushions.)

The data labels on the exterior tell you that it is a manufactured house and that is what is important. You can complete the appraisal with estimated age. You just can't use NADA for a cost guide. Use Marshall and Swift based on estimated age and your opinion of quality based on the descriptions provided in M&S.

Describe the foundation system, disclose the lack of the data plate, and comment on page 2 and on the 1004c that it is the lender's responsibility to verify permanent affixture by obtaining a recorded copy of CA Form HCD 433A.

They may never have had one recorded. I've found this to be the case on a number of properties I've appraised. They've had to go out and retrofit a foundation system that complies with local code for permanent affixture. These systems can cost as little as $1,500 and can be installed in less than a day.

It's stunning that the local planning department doesn't know about 433's. There may be a lack of MH's in that area or you talked to a desk jockey/counter person. Call back and talk to an actual planner.

 

[Benjamin Singleton]

I will make the appraisal "subject to" someone giving me a 433a. Perhaps I should get the title report for the 433a?

 

[CANative]

The title report will not mention anything about the 433a. Instead of surprising the client with a "subject to" appraisal, why don't you give him a call and explain the situation? Perhaps between your client and the property owner they can dig one up or make arrangements for the county to come out and inspect the foundation and issue a 433a. It's already being taxed as real property (look at the property card or the Realist.com printout. The assessors data should show the tax value of both the lot and the improvements.

 

[Benjamin Singleton]

Greg, thanks for the help.You're right the land and improvements are being taxed. That's good news. I guess I will go back to planning ask for a senior planner. Or perhaps ask for the file of all permits on this house, and sift through them myself. The main thing I don't want to do is appraise this thing and come to find out they rent the land but own the manuf. house, or rent the manuf. home and own the land, or something like that. This is a in a PUD tract thing with yr blt 1985 manuf homes on little 4,000 sf lots in Pomona.

 

[CANative]

What street in Pomona? If it's off Holt or Mission, especailly between the 215 and say Central or Mountain, it was probably a mobile home park at one time but has now been converted to a PUD of MHs where the lot is owned and the streets and common areas are maintained by an HOA.

Look at the assessors map (parcel or plat map) and call up public records on the parcels you see. I'll bet you find some sales that you didn't find in MLS. If they all have different assessor numbers than this is a PUD of MH's and not a park where the spaces are rented. Do the appraisal like a SFR in a PUD and slap a 1004c in the report. If it's a park, they will all have the same apn.

Did you poke your head into the crawl space. What type of foundation was there?

 

[Benjamin Singleton]

Chandler Lane San Bernardino County Map 641-C3

Yes they have different APNs, so I don't have to worry about the land being rented, or improvement, or vice versa? And yes, a bunch of good comps on PR, but none on MLS, How did you guess that?

 

[CANative]

Lots of reasons. They probably sell for so little that agents don't bother with them or don't bother listing them. There's probably good demand for them because of a general demand for very low priced housing... the "own instead of rent" crowd. The HOA management may be the same park manager before the conversion and he may handle private sales.

Yes, the project is just south of Mission and east of Gary. Look at the streets on the map. Those are classic mobile home park streets.

 

[Jim Mallon]

Check with the Assessor's Office. Improvement values are transfered from license fees (paid to Housing and Community Development in Sacto) to Local Property Tax once a 433A is recorded. The Assessor should have some record of the conversion -- if it happened -- in their files. (In many cases it might be an actual copy of the 433A, but it might also be just the instrument number assigned by the Recorder).

 

[danielle.best]

SO, I'm new in here.... please explain why you would need a 433a form in califonia. is it used for a manufactured home NOT on a permanent foundation? Please explain to me in as much detail as possible. Thank you.