Modular or Manufactured, need help please!

[Caterina Platt]

Ahem - OP was trying to determine if he should even drive the 20 minutes because if it is manufactured, does not want to proceed.

Based on the original poster's questions, this does look manufactured. Granted, without a full inspection it cannot be determined, however, it does look manufactured.

I understand. However what several of us are trying to say is, you can't necessarily tell from the pictures. You might just need to make the drive.

Get a trip fee, or if you can't, then turn it down. But don't make the assumption based on photos alone.

 

[Ted Martin]

I'm having a bit of a problem with some of the posts which seem to imply that if the tags are missing it automatically becomes a modular. I'm running into more and more manufactured homes that are missing their tags and being advertised as modulars. When I dig into the history and / or find serial number and manufacturer and properly identify the home as manufactured I'm getting blasted from all sides. At some point either the agent, broker, homeowner or lender throws the line at me that "the last appraiser called it a modular". As for judging the home by the exterior photos, if it walks and looks like a duck and is a goose possibly the manufactured ducks are better comps than site built geese.

 

[Ray Miller]

It appears to be a MFG of some manufacturer. It could be a Wick, a Marshfield, or what is that company in Prairie du Chein that builds both Mod Code and HUD Code. Don't look like that company from over in Iowa American Standard. Could be one out of the Amish plant down in Iowa County, WI. They build both MOD's and HUD's.

From Wisconsin experience and doing HUD MFGs, belonging to the MFG Home Association and certified as a MFG Appraiser with several large banks, by your picture I don't have any idea.

You say the MLS data shows it was built in 95. Should say if it is manufactured or not. Best I can say is start digging.

Hope this is not one of those lowball fees they pay in rural areas. Something like this would start at 375 bever pelts. If it is manufacture another 50 pelts and if it is HUD another 100 pelts, if it is on acreage with outbuildings another 100 beaver pelts. So this I would charge 575 beaver pelts at least. Then if it is MFG you got to spend your time driving around and checking the for the HUD plates on your comparables and the township offices for the building code that those comparables are built to.

AMC tried to give me one of those for 165 rat pelts the other day. I told them no way. Cough up the beaver pelts or find a pup appraiser to do the job for you.

PS: That plant in Prairie du Chein, has there inventory yards park full of their product. Looks to be over inventory. Get a chance you should tour the plant there, the one in Iowa county, WI and the Marshfield plants in Marshfield and the one between Wis Rapids and Adams. As well as the little plant that builds these critters over at Pittsville, WI. (near forgot about them)

 

[Ray Miller]

You say 20 miles, that is only four gals of gas in my truck and an hour of driving. Not bad for a rural appraisal. That would cost me about 70 beaver pelts in time, gas and wear and tear on my truck. Not bad, I bet they would not pay a trip charge of any more then 50 pelts. Twenty miles is not bad for a rural appraiser.

 

[CANative]

I consider anything under 30 miles one way to be "local."

 

[Tim Schneider]

I had the borrower look at the home, and there are HUD plates on each side of the home. Too bad, I could really use the money, but not bad enough to put my license on the line. Ray... too bad this is so far from you, I'd give them your name otherwise.

 

[Ray Miller]

I had the borrower look at the home, and there are HUD plates on each side of the home. Too bad, I could really use the money, but not bad enough to put my license on the line. Ray... too bad this is so far from you, I'd give them your name otherwise.

Thanks for the offer. I think "Road Trip'n" is in your area. Find Mark Zigler in one of the appraisers data base and see if he will take it. Or drop his name in Google. If you want email me and I will give you his phone number. He does a lot of rural and HUD homes.

 

[timd354]

It seems people here and the general public gets hung up on the HUD plate issue to determine whether or not a home is a munufactured house or a modular house. If this is for a Fannie Mae loan, it is defined as a manufactured home if it has a permanent chasis, regardless of whether or not it was built to HUD specs. If it is a munufactured home according to the Fannie definition, then whether or not it was built to HUD specs determines whether Fannie will do the loan. If it is a so called on frame modular and that "frame" is really a chasis, then, according to Fannie Mae, the house is a manufactured home no matter what it is called. Here is the applicable guideline:

VII, 102.07: Factory-Built Housing (06/15/07)
We will purchase or securitize a conventional mortgage secured by factory-built housing (such as a manufactured home, and modular, prefabricated, panelized, or sectional housing). Any dwelling unit built on a permanent chassis and attached to a permanent foundation system is a “manufactured home” for purposes of Fannie Mae’s guidelines. Other factory-built housing (not built on a permanent chassis), such as modular, prefabricated, panelized, or sectional housing is not considered manufactured housing and is eligible under the guidelines stated in this Guide. We specify certain eligibility criteria that apply to any mortgage that is secured by a manufactured home, and other criteria that apply only to other types of factory-built housing.
A.Manufactured homes. The manufactured home must be a one-family dwelling unit that is legally classified as real property. The towing hitch, wheels, and axles must be removed and the dwelling must assume the same characteristics of site-built housing. The manufactured home must be built in compliance with the Federal Manufactured Home Construction and Safety Standards that were established June 15, 1976 (as amended and in force at the time the home is manufactured) and that appear in HUD regulations at 24 C.F.R. Part 3280. Compliance with these standards will be evidenced by the presence of a HUD Data Plate that is affixed in a permanent manner near the main electrical panel or in another readily accessible and visible location.

 

[timd354]

Heres a couple of modulars for you folks that can tell manufactured from modular from pictures:

2nd one is on a full basement and is an "off-frame" modular, no chassis. The first one is "on frame" modular, has a steel chassis, but is modular, not manufactured.

If it has a chasis, it is a manufactured home as far Fannie Mae is concerned regardless of what code it was built to and regardless of whether the builder calls it a modular home or not. See my last post. If the appraisal of the 2nd property was done for a Fannie Mae loan, it needed to be appraised as munufactured housing. If the second one does not have the HUD data plates and was not built acording to HUD the manufactured housing code, then Fannie will reject this property. If you appraised it as not being a manufactured house, you could have some serious liability issues.

 

[Caterina Platt]

timd,

Rex and most of us are fairly well aware of on frame modulars. It appears Fannie recently changed their definition (06/07). Used to be their definition was so specific about HUD code and permanent chassis, that an on-frame modular didn't qualify for Fannie loans at all. On frames were built to local building code, yet remained on the chassis, thus didn't fit. HUD/FHA and VA had no problem with them, but Fannie inadvertantly wrote the regs and definitions to exclude them previously.

One of our former regulars actually wrote most of the material and taught the AI class on manufactured housing. One of our long time and still around regulars (Jo Ann Meyer Stratton) is very well versed on MH's and helps keep many here informed and knowledgable as well.