Mh Stip. Reasonable Or Ridiculous?

[Person of Noninterest]

I just got this stip for a manufactured home appraisal I did last week. The data plate was missing so I filled out the report with information I could verify through a phone call to the IPIA and the rest I marked "Unknown."

"ALL DOCUMENTS MUST MATCH UP HUD PLATE MUST BE COMPLETELY FILLED OUT WE CAN NOT HAVE "UNKNOWN" IN ANY SECTION OF THE HUD PLATE. If appraisal is missing the HUD Cert Label: - Obtain a verification letter from IBTS If appraisal is missing the HUD Data Plate: - Obtain a substitue performance verification certificate from IBTS, or - A copy of the Data Plate from the IPIA or manufacturer"

I was hoping to get input from the community on this one. It seems to me that these are lender problems, not appraiser problems. I have never had to obtain verification letters for these issues before, and wouldn't consider it to be part of the appraisal process.

 

[EddieB]

I'll be brief as I'm typing on my small screen. You've done your job. The rest is theirs or the lender. Period

 

[Riick]

Scope creep.
Appraisers don't do repairs, obtain certificates of occupancy, etc., etc., we estimate market value.

 

[Flakey]

I had this happen several months ago. I amended my report to "subject to" a verification cert from IBTS and included a link to the application form. Their fee is $50 to $100. I would want at least double that if I do it.

 

[CANative]

I agree with Eddie and Fritz. Condition the appraisal and because you're a nice guy give them the link to IBTS.

 

[Flakey]

Another thing... If you do it, they will hound you endlessly until its done. If they do they can hound IBTS endlessly until its done.

 

[miktay]

...and after you get that verification letter, scrub down the subjects toilet. It looked dirty in them photos.

 

[Person of Noninterest]

Thank you for your responses!

The ordering company has agreed that the request is, in fact, ridiculous, and that it should have been pre-screened before being delivered. It's a good feeling when someone is on our side for once

 

[Restrain]

As an aside,in Texas, the data is available on-line through the Dept of Housing. Only state I am aware of that actually does this. Agree that a 'subject to' is a good solution.

 

[GWISC]

The seminar I attended regarding manufactured houses from long ago indicated if the red HUD tags or the data plate were missing, the appraiser was to stop the inspection and report to the lender. The reason the HUD tags and label/plate have to be on the improvements is to confirm with the label on the interior that the MH was built for that specific areas weather. A MH built for Texas will not weather a 20" roof load of snow in Wisconsin. The Texas MH does not have the roof load requirements. A Texas MH in Wisconsin could cause market resistance due to possibly a lack of required insulation as well which in turn can affect value. There are other required reasons for the data plate and tags to be affixed besides if it is built to withstand the local weather, but that is a primary one.

I have had similar situations with missing data plates. I have found the necessary info from the local dealer who sold and installed as well as from a HO who obtained a duplicate from a HUD national data base (luckily). In one case where I could not get duplicate plates, the lender asked that I make the appraisal subject to a hypothetical condition. I made the appraisal subject to the property meeting the minimum HUD requirements for a MH house that met the construction code specifically for our region.