Drive By Manufactured Home Using 1004C

[JULIEWEBB]

Hello.
I have a request from a client to do a drive by appraisal on a manufactured home using the 1004C report form. Does anyone have any experience with this type of request? It's purpose is for a pre-forclosure.

 

[Mr Rex]

These clients typically have a set of Certifications, SOW, Limiting Conditions etc that replace the last 3 pre-printed pages. Ask your client if they have such Certifications.

 

[JULIEWEBB]

These clients typically have a set of Certifications, SOW, Limiting Conditions etc that replace the last 3 pre-printed pages. Ask your client if they have such Certifications.

Yes, they indicate they do have a Certifications, SOW and Limiting Conditions replacement.

 

[incognito]

Technically you can't do it. Read the 1004c. It states you HAVE completed an interior inspection. It states that you CAN NOT modify the form or it's contents. All of the follow up certification can not override the pre-printed certification.

The proper form is the 2055.

 

[JTip]

You will need a kick butt camera with a incredible zoom lens to get the exterior data plates on a drive by. :new_smile-l:

Tell the client to quit being a cheap azz and cough up the $450 for a 1004C. Geez.

 

[Mr Rex]

Technically you can't do it. Read the 1004c. It states you HAVE completed an interior inspection. It states that you CAN NOT modify the form or it's contents. All of the follow up certification can not override the pre-printed certification.

The proper form is the 2055.

The replacement pages eliminate this verbiage. It is not follow up verbiage, but a replacement for the last 3 pages.

 

[Mr Rex]

You will need a kick butt camera with a incredible zoom lens to get the exterior data plates on a drive by. :new_smile-l:

Tell the client to quit being a cheap azz and cough up the $450 for a 1004C. Geez.

These are typically done for pre-foreclosure, they don't need the data plate info and the certifications etc indicate an exterior from the street inspection only.

 

[Jo Ann Meyer Stratton]

With a drive by you won't be able to include photos and information from the HUD label or data plate. You also may or may not have the correct livable area. The original Manufacturer's Statement of Origin, which is what a title or other ownership documents are based on, typically has the widest width and the longest length including the tongue. The actual livable area will be less than than if there are any covered porches, one section shorter than the other, bay windows, etc as well as that extra 4' for the tongue. So be sure and have disclaimer statements all through the report about the unknown, correct livable area. Also have copies of whatever public documents regarding ownership, assessment, taxation, etc in your report. In this manufactured housing section of the forum is a link for each state of what is required or available for manufactured housing. See "Titling Issues for Manufactured Housing-State by State".

 

[Mountain Man]

Listen to the Rex, he has the correct answer... replace the SOW and Certs with client provided pages, do the PRE-FORECLOSURE drive by report and send the bill with a smile.

 

[incognito]

The replacement pages eliminate this verbiage. It is not follow up verbiage, but a replacement for the last 3 pages.

What about the verbiage at the bottom of page 3 of 7 (which is NOT one of the replaced pages), which states:

"Based on a complete visual inspection of the interior and exterior areas of the subject property, ..." Do we just pretend that does not exist?

I get the purpose and intention of the replacement verbiage, and the need for a drive by MAN. Home appraisal report. However, I would be reluctant to do it on the 1004c.

Having said that, I recently did a Manufactured Home liquidation (foreclosure) appraisal for VA, and they insisted I use the 1004c. However, I "Jurisdictional Exceptioned" that in the report, and used the 1004c and disclaimed a heck of a lot in the report...

If nothing else, I would black out that word "interior" at the bottom of P-3 on the 1004c if it were me!