Double Wide Dilemma, Weird One

[The Bob]

You need to find out what code is was built under. It it's one of the regional building codes, it's a modular. If it's built to HUD code it's a manufactured.
You can't tell by looking at the frame.
I once did a manufactured (proposed new construction). Went to the dealer lot to see what it looked like. Next to my manufactured was another new unit that looked identical...same roof pitch, siding, everything. It was a modular built to BOCA code. I asked the dealer what was different. He said the HUD code had plastic sinks, the modular had ceramic and electric was slightly different.

The only way to tell for sure is to verify which code it was built under.

 

[Restrain]

If you can get back in, look for a tag in the electric panel, in the utility room, etc. as others have said, these have been around for decades, not just since the push to on-frame modulars in 2003. If there are steel runners and has an attic, it is an on-frame modular. Use the 1004, Provide an adequate description, use modular home sales, document the lack of tags, provide foundation photos, and put a comment in that the client was informed as to the nature of the improvements. Then when the client squeals, you can go back and say, we told you.

 

[DWiley]

You need to find out what code is was built under. It it's one of the regional building codes, it's a modular. If it's built to HUD code it's a manufactured.
You can't tell by looking at the frame.

Winner, winner, chicken dinner.

 

[sccracing]

Pray LOL The difference between modular and manufactured homes is often in the permanence. For instance modular homes are placed on a permanent foundation; whereas trailers, or manufactured homes are built on a steel chassis with wheels attached. This is so the trailer can be moved or towed .

Before proceeding you really have to find out for sure what you are dealing with because a manufactured has HUD Tags or they were removed and normally they look more like factory built and done on the 1004C form- If this is a Modular it has no HUD tags and often look just like a traditional stick built home and it's done on the regular 1004 form.

No offense but I would consider contacting the lender and informing them that you are not experienced with these. Gut feeling is next appraiser won't have any idea and this bad boy has probably been appraised 2 or 3 times in the past and each time as a stick built home on the 1004 form because none of them ever looked under the house or in the scuttles .

Don't forget the other significant difference: Modular homes are built to city/local building codes and manufactured homes are built to HUD codes. They are NOT comparable in terms of construction. But modular is comparable to site-built as it is relying on the same local/city building codes. Good luck.

 

[Tim Hicks (Texas)]

Don't forget the other significant difference: Modular homes are built to city/local building codes and manufactured homes are built to HUD codes. They are NOT comparable in terms of construction. But modular is comparable to site-built as it is relying on the same local/city building codes. Good luck.

That depends on whether it is on frame or off frame modular. The on frame modular home can be the same home as a HUD code home. We have a plant in this county where the same exact plan goes down the line and at the very end it gets a modular tag or a HUD code tag. The HUD code homes may meet the same codes as the local building codes. It may not be superior at all and basically the same home with different tags. The manufacturers want you to believe that the on frame modular should be compared to site built, but in actuality they are most similar to HUD code in actual quality. This "local building codes" misnomer can be very misleading.

I had one last month. I called the manufacturer on a proposed construction modular home to ask if it was on frame or off frame. It was on frame modular. I noticed on their web site the exact plan was listed as a HUD code home. I asked the sales person what the difference was between the two and she said they go down the same line and get different tags at the end. Now, what is the most appropriate comparable sale for such a property?

 

[Tim Hicks (Texas)]

Don't forget the other significant difference: Modular homes are built to city/local building codes and manufactured homes are built to HUD codes. They are NOT comparable in terms of construction. But modular is comparable to site-built as it is relying on the same local/city building codes. Good luck.

Building codes do not necessarily mean higher quality. Have you ever seen HUD code homes on a city lot? The HUD code homes meet the local building codes in those cases. It does not make them the quality of site built homes. Building codes may mean less about quality than appraisers think, but on frame modular home builders sure want us to believe differently. 90% of site built homes in this area are brick/slab/attached garage homes. On frame modular homes simply are not equal to brick/slab/attached garage homes in quality, but modular home builders want us to think they are because of "building codes."