Modular Homes, RP tags and Titles

[Tom Woolford]

Maybe I'm second guessing myself so I need some Clarification. True Modular homes are built to the Southern Building Code rather than HUD "code". Am I correct in assuming that a true Modular will NOT have titles issued, and they would not have RP tags?

I have a lender insisting it is a modular home, but its got titles and RP tags. That reeks of a mobile home (HUD) to me. I dont want to go to BFE to find HUD tags and settle for a trip charge.

Comments?

 

[Wm. Hattaway]

I can go to the property appraiser’s web site which will indicate if it is a Manufactured or a SFR. They do not list Modulars as they categorized with SFR. The modular’s I've done have not had any tags on them.

 

[Lawrence R.]

I am sure that Joann Myer Stratton will be along in a minute to expound on this...but a home could comply to both codes.

however, did you look underneath? Are there steel support rails down there?

If so, you have the dreaded "on frame mod" which is a misnomer, and not eligible for Fannie/freddie financing.

you are correct that modular homes are generally built to your state's residential building codes, and are not titled instruments.

Sometimes, since they are factory built, they may have "generic" identifiers that are common to both makes...sort of like in the old days where your car dashboard had a spot to put a tachometer, but there wasn't one in it--usually a factory makes more than one classification of the same floor plan.

but, check for rails. Regardless of the financing source, a modular on rails is a ******* rat and hard to get financed.

Also, if you do have rails--but it is currently financed with a fannie/freddie lender...don't let that sway you, it was simply miscategorized earlier on in the process.

 

[Wm. Hattaway]

If so, you have the dreaded "on frame mod" which is a misnomer, and not eligible for Fannie/freddie financing

I wonder if Tom's lender will insist it's a modular after he finds out fannie and freddie won't finance it.

 

[hglenbetts]

Maybe I'm second guessing myself so I need some Clarification. True Modular homes are built to the Southern Building Code rather than HUD "code". Am I correct in assuming that a true Modular will NOT have titles issued, and they would not have RP tags?

I have a lender insisting it is a modular home, but its got titles and RP tags. That reeks of a mobile home (HUD) to me. I dont want to go to BFE to find HUD tags and settle for a trip charge.

Comments?

Sorry Tom,

But these comments really make it sound like you don't understand the distinctions between Modular construction, and Manufactured Housing. There are several great threads in the archive.

The common indicators of a manufactured home should be easily discovered in any appraiser's visual inspection. (attached chassis, ladles on the corners etc) If there was any question, the additional discovery should have been done prior to leaving BFE, saving a second trip. And, when you're back out there, be sure to photo the tags and plates and get a shot of the chassis for your file. Don't forget to verify the the foundation meets proper engineering standards.

 

[Mr Rex]

Sorry Tom,

But these comments really make it sound like you don't understand the distinctions between Modular construction, and Manufactured Housing. There are several great threads in the archive.

The common indicators of a manufactured home should be easily discovered in any appraiser's visual inspection. (attached chassis, ladles on the corners etc) If there was any question, the additional discovery should have been done prior to leaving BFE, saving a second trip. And, when you're back out there, be sure to photo the tags and plates and get a shot of the chassis for your file. Don't forget to verify the the foundation meets proper engineering standards.

An attached chassis does not make it manufactured.

 

[hglenbetts]

An attached chassis does not make it manufactured.

True, but it's an excellent indicator that you may want to do a little deeper investigation.

Call it profiling

 

[Judy Whitehead (Florida)]

I have had a modular home set up like a manufactured home - CB piers and tie downs. In that case I stated that it was a modular home (no HUD tags) but there were serial numbers that started with MOD......posted inside a cabinet in the home. The owner paid more (I'm sure) for a modular home, but set it up like a manufactured home, so I used manufactured homes as comps. If it is set up properly like a modular home, then it meets Southern Building Codes and you can use conventionally constructed homes to compare. (Albeit average construction!).

It is very common for people to refer to a doublewide as a "modular" home but that is incorrect in most cases.

 

[hglenbetts]

I have had a modular home set up like a manufactured home - CB piers and tie downs. In that case I stated that it was a modular home (no HUD tags) but there were serial numbers that started with MOD......posted inside a cabinet in the home. The owner paid more (I'm sure) for a modular home, but set it up like a manufactured home, so I used manufactured homes as comps. If it is set up properly like a modular home, then it meets Southern Building Codes and you can use conventionally constructed homes to compare. (Albeit average construction!).

It is very common for people to refer to a doublewide as a "modular" home but that is incorrect in most cases.

Judy, as modular and manufactured homes are constructed to different standards (modulars to local building codes, just as on site stick built) wouldn't it be appropriate to use other mods and stick built, in your example, then adjust for differences in foundations??

If you used manufactured as comps for Mods, did you adjust for quality of construction??

Apples and Oranges??

 

[Lawrence R.]

Judy, as modular and manufactured homes are constructed to different standards (modulars to local building codes, just as on site stick built) wouldn't it be appropriate to use other mods and stick built, in your example, then adjust for differences in foundations??

If you used manufactured as comps for Mods, did you adjust for quality of construction??

Apples and Oranges??

One comment...it doesn't make a whole lot of difference how "I" view the difference...how does the market view it?

If by cutting corners and setting up a mod in such a way that it is hard to easily distinguish it from a HUD style home, a typical MOD buyer may not want the home--forcing it to compete with HUDs and not MODs. In which case, it would be perfectly acceptable to compare without any significant adjustment for the difference in the quality of construction.

If the market doesn't know what you know, or doesn't care...it shouldn't weasel its way into your report, other than in the name of full disclosure of the physical characteristics of the property.

If the MOD is viewed with the same regard as a HUD..all the superior construction is frankly super-adequacy.