Confusing situation, Modular vs. Manufactured

[ilikethings]

There is no way to eyeball a house to determine if it is a HUD MH (built to the National HUD Building requirements.) Only the insignia will tell (which includes the stenciled, engraved or welded label numbers on the frame.) The unit may have been modified (new exterior siding and new interior cabinetry) and the data plate and labels removed. At least three times in my appraisal life I've had situations where the homeowner had kept the plate and labels and produced them for me.

No guessing on this. No taking someone's word for it. It's on your client and the property owner to provide correct documentation.

It's probably a good guess that it is manufactured and has been modified/altered which is an issue for HUD.

I would recommend completing the appraisal report subject to the EA that it is a HUD code home. Mortgagee to confirm by producing documentation. I would also strongly recommend that the foundation inspection requirement (for PFGMH) be supplemented with a structural inspection for any alterations.

Just to wrap this one up, the county finally was able to provide the old mobile home property card from installation. The county card clearly states that the dwelling was manufactured, they paid me and called it done.

The sellers said they had no idea, numerous FHA appraisals had been completed on the property calling it stick-built or modular. They had a foundation engineer call it modular after my original determination.

I trusted my gut and called Clayton homes and gave them the Serials provided from the IBTS letter. The Clayton rep said those are manufactured serials, but it didn't make sense that it wasn't reported as manufactured to IBTS. They only keep records for 5 years or so so I wasn't able to confirm with Clayton, but it gave me the ammo to push harder with the county to get something definitive. Glad I did.