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Manufactured Home On Site

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High MT

Freshman Member
Jan 19, 2016
Professional Status
Appraiser Trainee
This is not an appraisal assignment that I have. A realtor friend has a client that wants to list their home with him.

It is a frame built home on a 3 acres. There is a manufactured home also on the site that is NOT on a permanent foundation. The manufactured home is in really good shape and its pretty nice.

This is pretty common in the subject's market area. I've asked 2 other appraisers and gotten 4 different answers. So I sent an email and left a voice message with FHA/HUD today.

Is this an accessory unit (ADU) or is it considered to be personal property and given it no value? Again, the manufactured home is NOT on a foundation.

Per the HUD Handbook 4000.1

(F) Additional Manufactured Home on Property:

The Appraiser may consider a Manufactured Home to be an ADU if it meets the highest and best use and FHA requirements.

The Appraiser may value a Manufactured Home on the Property that physically or legally may not be used as a dwelling and does not pose any health and safety issues by its continued presence as a storage unit.

The highest and best use of the property is its current use, as a single family dwelling on its current site. There are definitely some comps in this market area with the same setup.

Mr Rex

Elite Member
Jan 12, 2004
Professional Status
Certified Residential Appraiser
North Carolina
So if the manufactured home is on site and used for anything other than storage, it has to meet FHA protocols including foundation requirements. To meet the definition of personal property and used as storage, the major utilities would need to be disconnected so that it can't be used as a dwelling unit. IIRC the "storage unit" can't be connected to the septic/sewer and can only have electrical and/or water service conducive to use as storage. Simply failing to meet the foundation requirements but still being used as a SFR may meet local requirements but does not meet FHA requirements.

Sid Holderly

Senior Member
Gold Supporting Member
Jun 16, 2005
Professional Status
Certified Residential Appraiser
Foundation definition varies but locally, In this County a manufactured home is considered on a permanent foundation if the base for the piers is poured down to the frost level. The perimeter skirting can be anything that blocks large animals. And that basically appears to be what HUD accepts. Many old sets would need the base inspected for depth.

HUD/FHA Manufactured Home Foundation Requirements

The following improvements beyond the minimum manufactured home installation regulations are necessary to meet the more stringent requirements of the Permanent Foundations Guide for Manufactured Housing, HUD Publication HUD-7584, which must be met for a home to qualify for FHA financing.

  • The foundation piers must bear upon reinforced poured concrete footings that are constructed below the frost line.
  • Foundation piers must be constructed of “solid materials”, such as reinforced concrete, masonry, steel, or treated wood. Dry-stacked block piers, which are commonly used in manufactured home foundations, can be upgraded to meet this requirement by applying an adequate coating of fiber-reinforced surface bonding cement.
  • A permanent well supported perimeter wall (skirting) must enclose the foundation to keep out vermin and water. This wall must be self-supporting and must rest on a concrete footing. An access opening must be constructed in this skirting wall. Most often these walls are constructed of block or brick masonry. However, treated wood walls can qualify if properly constructed.
  • The home must have adequate tie downs anchored to the footings to resist horizontal overturning, transverse and longitudinal loads. HUD-7584 specifically prohibits dependence on screw-in tie-down anchors commonly used in manufactured home anchorage systems. There are several anchorage systems that can be installed to satisfy this requirement. Two examples are illustrated below:

  • The tongue, axles, and wheels must be removed.
  • An adequate number of screened vents must be installed around the entire perimeter of the building to provide air circulation in the crawl space (1 sq. ft. of net free area per 150 sq. ft crawl space floor area).
  • The perimeter walls must extend at least 8 inches above grade.
  • The exterior grade must taper away from the home for drainage.
  • The dirt floor of the crawl space must be covered with 6-mil polyethylene plastic vapor barrier.
  • Utilities must be permanently installed.
Home » Manufactured Homes » HUD/FHA Manufactured Home Foundation Requirements
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