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Mobile Home converted into ?(Standard)

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thiar9999

Thread Starter
Freshman Member
Joined
Jun 7, 2007
Professional Status
Certified Residential Appraiser
State
Virginia
Here is the problem. Subject was(is) a mobile home and owner build regular structure around it. They did get the permission from county and county also changed the type to "Standard Unit". Mobile home was(is) about 1300 sq. ft. and new addition is about 800 sq. ft. What should I do?

This is somewhat how it looks:
|------------------------------------|
|----------New Addition-----------
---|
|--|------------------------------|--|
|--|-
-----------------------------|--|
|--|------------MOBILE------------|--|
|--|------------------------------|--|
|--|------------------------------|--|
|------------------------------------|
|------------------------------------|
 

TEL2002

Elite Member
Joined
Jan 16, 2002
Professional Status
Retired Appraiser
State
Louisiana
Was the mobile home totally dismantled and removed, once the new exterior walls were up??????? If not, it is still a mobile home. A wolf in sheep's clothing is still a wolf.
 

Don Clark

Elite Member
Joined
Jan 17, 2002
Professional Status
Certified Residential Appraiser
State
Virginia
Here is the problem. Subject was(is) a mobile home and owner build regular structure around it. They did get the permission from county and county also changed the type to "Standard Unit". Mobile home was(is) about 1300 sq. ft. and new addition is about 800 sq. ft. What should I do?

This is somewhat how it looks:
|------------------------------------|
|----------New Addition--------------|
|--|------------------------------|--|
|--|------------------------------|--|
|--|------------MOBILE------------|--|
|--|------------------------------|--|
|--|------------------------------|--|
|------------------------------------|
|------------------------------------|

Bt "Mobile" I assume you mean it still has wheels? If so, it is not real estate. But, if you simply have not learned the correct vernacular yet, could you be referring to a HUD Code Manufactured Home? Or is it a modular home? At any rate, this belongs in another thread. You might wish to PM Jo Anne Stratton. You can find her in the Manufactured Home Forum. This could be an impediment to financing. Many lenders, but not all, will not finance a HUD Code Manufactured home that has been modified in this way.

There are 4 types of "Factory Built Housing":

1. HUD Code Manufactured Home
2. Modular
3. Panelized
4. Pre-cut

The first 2 are treated as factory built and generally require the use of comps that are similar.

The last 2 are treated the same as stick built since they are assembled entirely on site.

But again, Jo Anne is the expert.
 

CANative

Elite Member
Joined
Jun 18, 2003
Professional Status
Retired Appraiser
State
California
Wheels and towing gear are not what distinguishes mobile from manufactured from modular. It's the building code used when the home was originally manufactured. The types of factory built house are:

Mobile - Permanent steel chassis built to no particular code before June 15, 1976

Manufactured - permanent steel chassis built to the HUD building code after June 15, 1976. Will have metal plates on the outside (Cert data labels) and a paper label on the inside (cert data plate).

Two types of modular - steel chassis modulars (much like a manufactured but not built to the HUD code) and no chassis modulars which are built in sections and delivered on a truck or tow dolly and placed on a foundation.

The house you are describing does not fit into any easily defined classification. I call them contraptions. They are not too uncommon although building a structure that completely encloses a mobile/manufactured is kind of rare (in my experience at least) and usually one sees an addition to one or more sides.

Search the MH forum. There are numerous threads about this.
 

Restrain

Elite Member
Joined
Jan 22, 2002
Professional Status
Certified General Appraiser
State
Florida
If the steel chassis is still in place, it's a mfg home or mobile home (depending on date of original construction), with an addition.
 

Mountain Man

Elite Member
Joined
Jan 15, 2002
Professional Status
Certified General Appraiser
State
Georgia
Ditto to the others, it's still a wobbly box... just with new wrap siding/addition.
 

Lobo Fan

Elite Member
Joined
Nov 28, 2004
Professional Status
Certified Residential Appraiser
State
New Mexico
It is like putting lipstick on a pig. It is still a MH and must be treated as such including trying to find the HUD tags and data plate. I did one like that once that had a whole building over a big SW MH. It even had a three car attached garage. The topper was that it belonged to a packrat with the little trails between stacks of crap. Move a stack to open a door and fat brown rats the size of chihuahuas came squeaking out. Glad I was wearing my Carharts and steel toed boots that day.

Back to the question, you treat it like a MH on the 1004C (assuming it was built after 06/1976). If before, just punt.
 

Jo Ann Meyer Stratton

Elite Member
Joined
Jan 16, 2002
Professional Status
Certified Residential Appraiser
State
Arizona
The first question that has to be answered (and as others have stated) is it a manufactured home or a mobile home? Big difference in financing options. Second what are the zoning and building codes for that specific area? Is it in compliance with those codes? It is and will remain forever a a manufactured home or a mobile home no matter how much new construction has been done. Or did they remove all the framing, roof support, exterior and interior walls, completely redo the electrical wiring and plumbing? If they did all of that then it would now be a site built home--with many, many, many, many explanations and descriptions in the appraisal report.

Very first thing--call client, describe subject, and let them made the decision of whether to proceed or not.
 

Couch Potato

Elite Member
Joined
Mar 15, 2004
Professional Status
Certified Residential Appraiser
State
North Carolina
It's a mutt, compare to mutts.

Very first thing--call client, describe subject, and let them made the decision of whether to proceed or not.
I certainly agree with this comment, make sure the client understands the origin of the structure.

As to what to call the type of construction, at least part of it is a standard site built house, the original "mobile home" portion may or may not now be classified some form of manufactured housing. It truly depends on exactly how the structure was changed; no one can evaluate that from a line sketch.

Regardless of what it is called, your job would be to find truly similar properties with which to compare it. Not an easy task by any means.
 

JRS at OBX

Elite Member
Joined
Jun 13, 2006
Professional Status
Certified Residential Appraiser
State
North Carolina
I had a job on a manufactured home that was bricked in. From the road it looked like a brick ranch.

The owner was a little disappointed when I asked where the tag was located. I guess he was hoping I wouldn't know it was manufactured.
 
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