Mobile Home questions - NADA Form

[Jo Ann Meyer Stratton]

It is impossible to determine what type of home you are appraising based on appearance, design, floor plan, materials, structural support or any thing else that is visible. The ONLY way to determine if you have a factory built home or not and what type of factory built home, is by verifying the original building code that was followed in the factory at the time it was built.

Built to the HUD building code after June 15, 1976. May or may not have a steel undercarriage. May be any type of building material, have any type of interior finish, may be one or two story, may be long and narrow or wide and boxy or complicated configuration. May be over a full or partial basement, sitting on a slab, elevated several feet into the air, etc, etc. Can't tell what it is until you have located either the HUD label on the exterior and/or the data plate in the interior. If you find one of those it is a manufactured home--no other ans, ifs or buts. And is reported on the 1004C.

Same thing regarding a modular home, except the verification you have to find is what building code was followed when originally constructed in the factory. Was it built to the IRC, UBC, BOCA or any other local building code? If so it is a modular home. If it is on a frame that provides the structural support it will not be eligible for Fannie Mae. Regardless of whether is has a steel frame supporting the structural or all wood framing it is reported on a 1004. The lending world considers it a site built home.

Manufactured homes, on frame modular homes, off frame modular homes are all constructed in the same factory on the same assembly line from the same materials to the same floor plans. The only difference between them in the assembly line is the building code that is followed for that specific home. Each home will be identified in some way by the applicable building inspector before it leaves the factory. And that building code is what the appraiser has to verify prior to accepting and completing the appraisal assignment---and understand the differences.

A metal frame/steel undercarriage/chassis that provides structural support for a manufactured home or an on frame modular can not be removed. If it was removed, the home would collapse because it does not have any structural support. Factory built homes are either constructed on a steel frame that provides the structural support or on a "worktable" that looks very similar that is used while under construction and a method to move the home from factory to home site. At the home site, the home is picked up with a crane off the "worktable" and set in place, the "worktable" then goes back to the factory for the next home to be built.

Verify the building code!!!!!!

 

[bradelyd]

If its a manufactured the form is 1004c, if modular, 1004. But you must first determine what it is. (Most) manufactured have steel underneath them and have a HUD certification inside the house (try kitchen cabinet or bedroom closet) and a HUD plate on each section outside. If its a true modular its treated just like a stick built home.

 

[CANative]

If its a manufactured the form is 1004c, if modular, 1004. But you must first determine what it is. (Most) manufactured have steel underneath them and have a HUD certification inside the house (try kitchen cabinet or bedroom closet) and a HUD plate on each section outside. If its a true modular its treated just like a stick built home.

Mobile homes and some modulars "have steel underneath them."

 

[rowdydog]

manufactured home with no frame, could it be a modgular?

 

[Jo Ann Meyer Stratton]

No, if constructed in the factory to the HUD building code after June 15, 1976, it is a manufactured home no matter what has happened to it since. There were some manufactured homes constructed in the northeastern part of the states in the early 1980s that did not have a steel undercarriage/chassis/frame. They were still manufactured homes because they were constructed to the HUD building code.

If the original building code that is followed in the factory is a site building code, it is a modular home, either off frame / chassis / undercarrige or an on frame / chassis / undercarriage.

HUD building code = manufactured home

site built building code = modular home

Nothing else makes any difference or changes any thing.

Verify the original building code that was followed in the factory!!!!!!!!!!!

 

[Walter Kirk]

Bob,
Where is this thing? I have appraised double wide mobiles on foundations in Gloucester and Ocean Counties. They were over 40 years old and I considered them as comparable to low quality stick built.