Manufactured Or Stick Built

[Always sunny]

Here's a good one for all you manufactured experts out there. I just inspected a property that was completely gutted and remodeled, a new stick built addition and full basement foundation. The only remnants left of the manufactured home is the 12' x 56' steel undercarriage and three outside stud walls. There are no HUD tags anywhere to be found. The Current HO purchased it off foreclosure and has a pending sale on it. The seller and realtor are adamant that this is not a manufactured home. My view is if it was originally constructed as manufactured, it is considered manufactured. BTW, the seller said he had it appraised before he listed it and the appraiser did not classify it as manufactured. So my question is this, is there ever a time when a manufactured home is no longer considered a manufactured home?

 

[BRCJR]

I believe once a manufactured always a manufactured.

 

[bnmappraisal]

is there ever a time when a manufactured home is no longer considered a manufactured home?

Great question. I haven't done a MH in years so I can't add too much. I'd like to hear what some of the more experience MH appraiser's have to offer though.

For what it's worth, I was always under the impression "once a manufactured, always a manufactured"

 

[Restrain]

The steel undercarriage is there. Therefore it is a manufactured home. Same situation as a 'on-frame' modular. Stick-built but on a steel undercarriage. So, you get into the conundrum of the missing tags, missing SN, etc. look up Fannie's guidelines for a manufactured home and call the client.

 

[Mr Rex]

An engineer is required to bless the "improvements". Once a manufactured always manufactured is pretty much the truth. Idiots should have started over from scratch.

 

[Bobby Bucks]

When one considers just how many different forms that are available in this business, why haven't the alphabet soup people come up with a decent Trouse form? Why not call it the 1004T? Add a few appropriate boxes.Dogs living in crawl space Yes X No If yes, number of dogs living in crawl space. If number exceeds 10, stop all work and call George Vann immediately. :- )

 

[Michigan CG]

If you paint black spots on a pig it is still a pig.

 

[miktay]

It sounds to me like calling it a stick-built would be deceitful, regardless of what the Realtor and owner say.

 

[CANative]

If they just used the steel chassis as part of the new construction because it made a good structural component and a place to start over and the 3 frame walls were still good then one could possibly stretch this into a site built residence (Rich Heyn once reminded me that manufactured and mobile homes are also built with sticks.)

If all the rest of the components (electrical, hvac, pluming, roof, etc, etc) have been replaced I might consider valuing it as a site built structure. But I would discuss this with the client (in detail) before proceeding. Take a few hours during the inspection and don't just breeze through it.

 

[Sid Holderly]

I have had several like that. In my book it is still part manufactured. Depending on the quality of the work I might average the value as xx% MFG and XY% stick for analysis. Including manufactured, modular and stick built in the grid for a well rounded analysis ??!! These alway make nice looking reports and they always accept fee increaeses !

I was under one over a full basement where the frame work was removed from the half that was a MFG. The owner had carefully place small I-beams from basement wall to center pillars to other side basement wall for every 2 feet of lenght and then taken out the trailer frame steel work. The stick built addition was also on the I-beams, a rather strange but solid base. I do not remember getting any calls back on it from the lender, they must have been too confused to have any answerable questions.

You see a lot of strange configurations with recreational properties. I do not mind doing them is the fee is reasonable. The AMC people assigning the work just do not have a clue to the time involved.