Foundation versus pier on addition.

[Charles Witt]

I am appraising a 1988 manufactured home for a conventional loan. There is obviously a room off the rear that was added at a later time but us open to the interior with central heat and air. The foundation has lattice work around the three sides of this room and it sits on a couple pf block piers. Am I correct in requiring a permanent foundation under this room like the rest of the home (which already has one)?

 

[Workbox]

Are you sure you aren't thinking about a foundation inspection by a licensed engineer? I have never heard of that, it if looks like shoddy workmanship then it may be required. But if it is typical in your area, then you may want to mention it on the report. But if it is well built and conforms to the look of the manufactured house, then it may be OK. But if there is zoning or restrictions, then you may want to check that.

 

[Ms. Janet]

I don't know much about manufactured homes, but, a house on a block pier foundation is permanent. Isn't the foundation attached to the piers? Its not a honey do and just plopped up there on the blocks is it?

 

[Mr Rex]

Janet is correct, piers are a permanent foundation for most HUD code homes. Its the manner that the piers are installed, the method of tie down etc that make up an FHA complaint permanent foundation. A HUD home not sold with FHA backing is not required to meet FHA requirements for permanent foundations. Is it clear as mud yet? If you still have questions, question your competency. HUD homes will get you in trouble in a hurry. Above all things, be competent.

 

[Charles Witt]

The parged block foundation around the original manufactured home was built to code and looks fine. What I am questioning is the pier type foundation of the addition. There is no block or other foundation around the three sides. Nothing but the piers at the corners. This is the first time I have run into this type of scenario.
My thoughts are to disclose, disclose and disclose and let the underwriter make a decision!

 

[Mr Rex]

The perimeter "skirting" is not a part of the foundation system in many cases. As a a matter of fact, the perimeter "skirting" should not touch the house in most/many cases. The foundation is the piers, tie downs and reinforcing that ties the pier footings to the "skirting" foundation in most cases. Simple answer is unless you are a licensed structural engineer, you don't know if it meets FHA foundation requirements or not. If not FHA, what is acceptable in your market? Fannie will accept rice paper skirting if rice paper is typical and accepted in your area. "Permanent" foundation for HUD homes means an engineered design for the pier and tie down layout, the skirting is another matter, and if FHA, the piers either have to be "sure-walled: or have mortar in the joints of the piers. Fannie and others will accept dry stacked piers. Any more simple questions?

 

[CANative]

There is obviously a room off the rear that was added at a later time but us open to the interior with central heat and air.

I think you are not concerned with the correct issue. Permanent foundation for the MH is whatever the local code considers permanent foundation. This would not apply to the addition as far as lending goes.

The relevent issue is the addition to a MH home and whether or not it consitutes a structural modification. You can't go around attaching things to MH's without proper engineering. I would be investigating for permits specifically for this addition or conditioning the appraisal for engineering approval. The house could be destroyed if not done properly.

 

[Workbox]

Any Pics of the foundation?

 

[Jo Ann Meyer Stratton]

Agree with Greg B. Would or did the local city/county building department issue a certificate of occupancy for that addition? It would need to be in compliance with local building and zoning codes. If it you can't locate permits by local government for the addition--check the subject to box for "subject to the following required inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair." Actually--it sounds very typical for my area and would not be any problem. But we don't have tornadoes, hurricanes, earthquakes or 10' snow storms in my area--I know there was a reason I loved Arizona!