Manufactured Home Moved Or Not?

[Wally Jones]

FHA won't insure a manufactured home if it has been installed or previously occupied at another site (except a new/proposed home from the manufacturer or dealer).

I usually ask the owner if the home was ever at another location. Usually, they don't know. In the past week, I have a client who insists that I make a comment in the appraisal report that the home has never been moved. I continue to refuse, stating that I have no way of knowing and that by asking the owner, I've done my due diligence. They got really nasty today, saying that if I didn't put that statement in the report, I'd probably not be getting any more work. They're a semi-significant part of my business right now. An HOC (Atlanta) rep agreed that I shouldn't put the comment if I didn't have any knowledge about it.

Does anyone have a good statment they use that might cover this?

Thanks.

 

[CANative]

How about: "Appraiser has no direct knowledge that the home has been moved from its initial installation location."

Another fine mess from 4150.2 - ... For an existing manufactured home, evidence must be provided to verify that the home was assembled in accordance with the above paragraphs and has not been moved from its initial location."

The handbook does not specify who is to provide that evidence. It would seem to me that the client should provide the evidence to the appraiser.

 

[Pamela Crowley (Florida)]

Wally,

Try going to the DMV office with all the info on that unit that you have and ask them to run a check on that unit to find out where it's been all it's life. I wouldn't do it for a one-time-wonder client, but absolutely would for a good one. Just like auto ownership can be traced back, so can a MH.

 

[Jo Ann Meyer Stratton]

Does a professional installer in your state affix any tags on the unit when the installation is complete? In Arizona they do--so if the subject is a 1990 model and the installation tag is dated 1995--its been moved from its original location. I note in my field notes the date on the installation tag. For a FHA loan I try to remember to take a photo. Fannie Mae and Freddie Mac don't have any restrictions against the home not being in its original location. If the unit is a 1990 and the vacant lot was purchased in 1995, that is another indication the unit has been moved. Otherwise like Pamela said, do some digging with building departments, assessment office, Department of Motor Vehicle (Arizona DMV will not disclose any information), etc.

 

[Wally Jones]

Thanks for all the comments. Installers have only begun affixing tags fairly recently in our area, so homes older than about five years won't have them. I've done much of what has been suggested in the past. The problem with this lender is they want a very concrete statement that "the subject has not been moved from a previous location" and I refuse to give my 100% assurance that it hasn't. I've put "to the best of my knowledge", but they won't accept that. Too bad. That's as much liability as I'm willing to take and I have documented my work file with the telephone converstaion with the Atlanta HOC and I'm finished with this one.

Again, thank you all for the help!

 

[larryhaskell]

Wally:

Because this is going to be an FHA insured loan, the lender should accept assurances from HUD that your present statement is adequate and they actually recommend against you make a more defining statement. I would solicit something in writing from your HOC rep and send it to the underwriter for their file. I would also keep a copy for your file. It seems obvious that the LO or UW are just trying to cover their fannies which is not always a bad thing. Don't know about your state but NV has a state level manufactured home division which provides additional info for us.

 

[Jerry Bone Jr]

You could call the manufacturer, with the HUD numbers. They will be able to tell you where is was first installed.

 

[Otis Key]

Wally - go back to USPAP - AO-24 - that's within the "Normal Cours of Business". Also, like Larry said, the SOB's should permit HUD to provide that - it's not your job. However, if, to get paid, you cave in, then it looks like an extra fee for extra research and data documentation.

Does your state require a foundation inspection? That might also be a start. Ours does but it takes forever to get the details and you can lay the blame on the state for taking so long. If you hadn't been required to do a job that is not yours and you are not qualified to perform, then they could have closed last week or month, like they wanted to in the first place. :rainfro: :rainfro: :rainfro:

I've gotten those old MH Addendum Forms that came out of some lenders warpped blob they call a mind. I always write "see attached". I include the number and letter of each question and answer "legal question - not qualifed - refer to your legal department" or "engineering question - not qualified - refer to a licensed engineer" and so forth.

It sounds like you got one past this UW once or argued and now you're stuck up against that rock. Good luck.