Manufactured Home Question

[ShainaChristine]

Hello, I'm just wondering how other appraisers out there handle this. It is my understanding that anytime a manufactured home is pierced in any way (porch or any structure actually attached) that an L & I cert is required to determine it does not compromise the integrity of the manufactured home. Should this be made subject-to or just noted in the report that it appeared to be attached and an L & I tag was not observed? Any help/info would be greatly appreciated as I've just been wondering how others address this.

 

[shrubberyvaluation]

Hello, I'm just wondering how other appraisers out there handle this. It is my understanding that anytime a manufactured home is pierced in any way (porch or any structure actually attached) that an L & I cert is required to determine it does not compromise the integrity of the manufactured home. Should this be made subject-to or just noted in the report that it appeared to be attached and an L & I tag was not observed? Any help/info would be greatly appreciated as I've just been wondering how others address this.

Is required by whom? Who is the client. There is nothing requiring this in USPAP that I'm aware of.

 

[spittman]

What kind of loan is it? Here is some guidance. Hope this helps:

From WA state licensing & permits:
Building a garage, shop or room addition?
An L&I is required. L&I may be required for any electrical wiring extended into the addition. Be sure all electrical work is done by a licensed electrical contractor.
Are you buying or selling a manufactured or mobile home?
If you are preparing to buy or sell a manufactured or mobile home, you may be asked by your realtor, lender, or appraiser to get an L&I inspection to identify unpermitted work or, you may decide you need one.
An HRI is an inspection only to identify unpermitted alterations.
Any unpermitted work or corrections the inspector finds will require additional permitting.

From Fannie Mae:
Manufactured Housing Property Eligibility Requirements:
Manufactured homes that have an addition or have had a structural modification are eligible under certain conditions. If the state in which the property is located requires inspection by a state agency to approve modifications to the property, then the lender is required to confirm that the property has met the requirement. However, if the state does not have this requirement, then the structural modification must be inspected and be deemed structurally sound by a third party who is regulated by the state and is qualified to make the determination. In all cases, the satisfactory inspection report must be retained in the mortgage loan file.

From HUD/FHA:
Additions to Manufactured Housing:
If the Appraiser observes additions or structural changes to the original Manufacture Home, the Appraiser must condition the appraisal upon inspection by the state or local jurisdiction administrative agency that inspects Manufactured Housing for compliance, or a licensed structural engineer may report on the structural integrity of the manufactured dwelling and the addition if the state does not employ inspectors.

From FreddieMac:
A Manufactured Home must meet the following requirements:
If any structural modifications or add-ons have been made to a 1-unit dwelling and any portion of the dwelling is a Manufactured Home, the Mortgage securing such property must be delivered as a Manufactured Home in compliance with the requirements of this chapter.
Any structural modifications to an existing Manufactured Home must be approved by a licensed professional engineer or the local, State or federal authority.
Any improvements, modifications or repairs that affect the safety, soundness or habitability of the Manufactured Home must be completed prior to the sale of the Mortgage to Freddie Mac.

 

[ShainaChristine]

Thank you! Just wondering for a conventional refinance. They had attached a small storage area and a stand that appears to support an AC unit although there was nothing on it. It has always been my understanding that an L & I inspection was to be completed whenever something is attached but maybe it varies by state.

 

[Sid Holderly]

many local banks do not require it, federal gov related yes.

 

[ShainaChristine]

many local banks do not require it, federal gov related yes.

Thanks Sid! I really appreciate the info. So would you just make note of it in the report? For a conventional refinance? Thanks again!

 

[Stantheman]

Hello, I'm just wondering how other appraisers out there handle this. It is my understanding that anytime a manufactured home is pierced in any way (porch or any structure actually attached) that an L & I cert is required to determine it does not compromise the integrity of the manufactured home. Should this be made subject-to or just noted in the report that it appeared to be attached and an L & I tag was not observed? Any help/info would be greatly appreciated as I've just been wondering how others address this.

I recently did a manufactured home that had an addition with generator hook-up, covered deck and porches attached, etc., no approvals. I made it subject to an L&I inspection, their engineer makes a report of each issue with a remedy. They will reinspect when completed for approval and L&I paperwork.

 

[ShainaChristine]

I recently did a manufactured home that had an addition with generator hook-up, covered deck and porches attached, etc., no approvals. I made it subject to an L&I inspection, their engineer makes a report of each issue with a remedy. They will reinspect when completed for approval and L&I paperwork.

Thank you for your help! This is how I have always completed but have been getting a ton of slack from lenders lately which has just made me curious as to if I am doing something out of ordinary! Just what I was taught in different training classes and what my supervisory appraiser taught me. When you are making report "subject to" do you just say "subject to L & I inspection to determine that the integrity of the structure has not been compromised due to addition etc"? Thanks again!

 

[Stantheman]

Thank you for your help! This is how I have always completed but have been getting a ton of slack from lenders lately which has just made me curious as to if I am doing something out of ordinary! Just what I was taught in different training classes and what my supervisory appraiser taught me. When you are making report "subject to" do you just say "subject to L & I inspection to determine that the integrity of the structure has not been compromised due to addition etc"? Thanks again!

Yes, I make it subject to an L&I inspection.

When I did HUD REO's you wouldn't believe the crazy things people did to manufactured homes. I don't care what the lenders say.

 

[Sadie]

Hello, I'm just wondering how other appraisers out there handle this. It is my understanding that anytime a manufactured home is pierced in any way (porch or any structure actually attached) that an L & I cert is required to determine it does not compromise the integrity of the manufactured home. Should this be made subject-to or just noted in the report that it appeared to be attached and an L & I tag was not observed? Any help/info would be greatly appreciated as I've just been wondering how others address this.

Its my understanding that its needed because it interferes with the integrity of the structure. They are not made to be pierced. If you think its ok, make a statement and see if the client wants to go farther with it. Some lenders just move on and some want more.