Mr. Trotta,
I think you know the answer. A manufactured home is not eligible for a mortgage unless the axle, hitch and wheels have been removed and the subject is placed on permanent foundation (pier and beam in these parts, usually blocks) and can be classified as real estate. Every appraiser who appraises a manufactured home should start out their comments with a statement regarding the axle, hitch and wheels. An appraiser should take a picture under the skirting to show the wheels and axle have been removed. An appraiser should not make any comments that only a licensed engineer can answer. Half of the questions on the manufactured home check list should not be answered by the appraiser. However, many do anyway, so they let the appraiser except the liability. I seriously doubt that any appraiser can testify that they know the foundation was designed by an engineer, know anything about the frost line, or can state that the piers are placed where the manufacturer recommended. It is not marked "place pier here". Luckily, Athena has "n/a" box for each question on its manufactured home check list that miraculously is never on the one furnished by the lender. My suggestion to any appraiser who does not do manufactured homes is to stay away from them if at all possible or be prepared to make every involved party unhappy every time you appraise one. The checklist alone will drive you nuts. Then they will question your well supported value because they hear they are selling for $130,000 new. Then, you will have to fight to get paid for the appraisal unless you get paid at the door. If you do get paid at the door, they will try to make you feel guilty for taking the borrower's money because your value is much less than what they expected. Of course, it not like that every time, it just seems that way. If you happen to appraise in an area where the manufactured homes sales are sold and appraised correctly, consider yourself lucky and how do you handle that darn checklist?