Manufactured or Not?

[Tim Hicks (Texas)]

As long as it is just skirted it's usually visible. They are usually on the front member where the hitch attaches. I have seen the put on with a welding rod. If they are on a concrete block foundation, good luck being able to see that front member

It is actually poured concrete skirting with four crawl space entries for a very skinny person.

 

[Dale Floyd]

It’s a modified manufactured home.

Even if it had been completely renovated inside and out, its components would force it to be insured differently than a conventional home, and the appraiser shouldn’t try to make a case that it’s something else in our reports. I’m certain that investors would consider an appraisal misleading if the components stated and comparables used weren’t reflective of that fact.

We have many of these in rural Tennessee. (Manufactured homes that have been modified but remain on beams with some portions of the structure covered or incorporated into something more hybrid like.). There are cases when it’s harder to tell, but the attic and crawl inspections tend to reveal what it is. We’ve seen huge and elaborate structures contain a prior manufactured dwelling encased within purposely, in an effort to lower costs to build. That one looks manufactured no matter how I look at the photos.

 

[DWiley]

It’s a modified manufactured home.

Even if it had been completely renovated inside and out, its components would force it to be insured differently than a conventional home, and the appraiser shouldn’t try to make a case that it’s something else in our reports. I’m certain that investors would consider an appraisal misleading if the components stated and comparables used weren’t reflective of that fact.

We have many of these in rural Tennessee. (Manufactured homes that have been modified but remain on beams with some portions of the structure covered or incorporated into something more hybrid like.). There are cases when it’s harder to tell, but the attic and crawl inspections tend to reveal what it is. We’ve seen huge and elaborate structures contain a prior manufactured dwelling encased within purposely, in an effort to lower costs to build. That one looks manufactured no matter how I look at the photos.

LOL - we sure do. I did one up near Joelton once that 100% looked like a brick ranch from the outside, but when I went inside I found that it started life as an MH - and they just kept adding and then finally put a brick exterior on all the additions. It was one of the strangest ones I have seen - a brick ranch with a MH right in the middle

 

[Tim Hicks (Texas)]

It’s a modified manufactured home.

Even if it had been completely renovated inside and out, its components would force it to be insured differently than a conventional home, and the appraiser shouldn’t try to make a case that it’s something else in our reports. I’m certain that investors would consider an appraisal misleading if the components stated and comparables used weren’t reflective of that fact.

We have many of these in rural Tennessee. (Manufactured homes that have been modified but remain on beams with some portions of the structure covered or incorporated into something more hybrid like.). There are cases when it’s harder to tell, but the attic and crawl inspections tend to reveal what it is. We’ve seen huge and elaborate structures contain a prior manufactured dwelling encased within purposely, in an effort to lower costs to build. That one looks manufactured no matter how I look at the photos.

This other appraiser was getting pressure to complete the report on a 1004. In fact, a week later they still have not changed the form in the system for him to deliver through their portal. The client states they have to have approval from the lender to change the form. The lender claims the title work says it is not a manufactured home. Their exact quote is "I don't know how I cannot be more clear, it is not a manufactured home." He does not have many clients left and is more apt to take this pressure over losing a client.

I would not suffer this BS as I have no trouble cutting clients loose. I would have already responded that " I cannot be more clearer, you are wrong. It is what it is, which is a manufactured home."

 

[Bobby Bucks]

I think we will see more challenges from the public and their properties in the future. If a manufactured home has been significantly modified and chooses to identify as a stick built home, who are we as appraisers to judge that decision? Shouldn’t it be the property’s decision? It has to do with identity more than USPAP or what the GSEs are telling us. As an industry we should strive to be open minded on assignments like these and embrace change.

 

[Tim Hicks (Texas)]

I think we will see more challenges from the public and their properties in the future. If a manufactured home has been significantly modified and chooses to identify as a stick built home, who are we as appraisers to judge that decision? Shouldn’t it be the property’s decision? It has to do with identity more than USPAP or what the GSEs are telling us. As an industry we should strive to be open minded on assignments like these and embrace change.

Wrong administration.

 

[J Grant]

I think we will see more challenges from the public and their properties in the future. If a manufactured home has been significantly modified and chooses to identify as a stick built home, who are we as appraisers to judge that decision? Shouldn’t it be the property’s decision? It has to do with identity more than USPAP or what the GSEs are telling us. As an industry we should strive to be open minded on assignments like these and embrace change.

Properties make decisions? That is so funny! '
Properties make a decision to identify -how does that work...

Perhaps you meant the market might see a property a certain way. Who are we as appraisers to judge>? That is the tfreaking reason why we are hired—to judge things or, more accurately, tell the truth. Are you recommending that we mislead our client and say it is not a manufactured home when it is?

A fact is a fact- If the property factually is a manufactured home, the appraiser, in order not to be misleading reports that it is a manufactured home

Moving on from there, if the MARKET might view it equal in value to a stick built home, the appraiser can of course explain that in the valuation, and it should be supported then with manufactured home selling at equilvent prices to stick built home sales.

 

[Vermonter]

It was one of the strangest ones I have seen - a brick ranch with a MH right in the middle

Had one that was 3 singlewides put together on a basement with a 12 pitch roof and dormers on it. Looked off from the outside, but mostly like a cape. Once inside things became obvious. Owner was somehow shocked it was any different than the timber frame cape across the road

 

[Dale Floyd]

I think we will see more challenges from the public and their properties in the future. If a manufactured home has been significantly modified and chooses to identify as a stick built home, who are we as appraisers to judge that decision? Shouldn’t it be the property’s decision? It has to do with identity more than USPAP or what the GSEs are telling us. As an industry we should strive to be open minded on assignments like these and embrace change.

It is what it is, and our job involves the facts.

There are many manufactured homes that look exactly like a modular home by design, but they aren’t built the same. It just isn’t my purview to call a manufactured home, a modular, just because they may appear the same. That is the very definition of misleading.

 

[Bobby Bucks]

Properties make decisions? That is so funny! '
Properties make a decision to identify -how does that work...

Perhaps you meant the market might see a property a certain way. Who are we as appraisers to judge>? That is the tfreaking reason why we are hired—to judge things or, more accurately, tell the truth. Are you recommending that we mislead our client and say it is not a manufactured home when it is?

A fact is a fact- If the property factually is a manufactured home, the appraiser, in order not to be misleading reports that it is a manufactured home

Moving on from there, if the MARKET might view it equal in value to a stick built home, the appraiser can of course explain that in the valuation, and it should be supported then with manufactured home selling at equilvent prices to stick built home sales.

It is what it is, and our job involves the facts.

There are many manufactured homes that look exactly like a modular home by design, but they aren’t built the same. It just isn’t my purview to call a manufactured home, a modular, just because they may appear the same. That is the very definition of misleading.

I thought my post was ridiculous enough to not need a sarcasm emoticon. Apologies all around.