Modular or manufactured?

[Roger R. Patzold]

Spent 20 minutes trying to find the previous post about this question.

House built by Tilson in Polk county Texas 1978.

Turned out the house was stick built modulars hauled to site on flat beds. Structure was entirely stick built. Just not on site built. Floor joist were 2 x 12 16 inches on center. Walls were 4 inches. No attic.

Double wall down one side of the center hall way.

Neither beast nor fowl. Neither modular, maunfactured, nor stick built on site.

Foundations was cinder block chain walls well done. Had some mortor crack in the brick veneer exterior from movement but no cracks in the chain walls and no sheetrock cracks found, Couple of doors stuck but windows worked fine.

Talked to the son of the man who designed the structure in 1978. Tilson tried it a few times but found the cost too high so they went back to stick built on site.

Explained what I had, used an extraordinary assumption that it was stick built in order to complete the appraisal. Used comps with simialr external and internal construction and appearance. No questions yet from underwriter or opposing attorney.

I think Tilson built mainly in southeast Texas, maybe into the Dallas area.

God's blessing on all.<><

 

[Greg Bell]

If it was hauled onto the site on flat beds it is a Modular.FNMA says OK for stick built comparison.

 

[Rufus]

If it was hauled onto the site on flat beds it is a Modular.FNMA says OK for stick built comparison.

More specifically, in the last paragraph of Section 304 FNMA says:

When the subject property is another kind of factory-built housing, the appraiser should use sales of similar factory-built housing as comparables if they are available. If they are not available, the appraiser may use sales of comparable site-built housing, as long as he or she provides an explanation for doing so and makes appropriate adjustments if there is a market preference for site- built housing.

 

[Couch Potato]

Spent 20 minutes trying to find the previous post about this question.

House built by Tilson in Polk county Texas 1978.

Turned out the house was stick built modulars hauled to site on flat beds. Structure was entirely stick built. Just not on site built. Floor joist were 2 x 12 16 inches on center. Walls were 4 inches. No attic.

Double wall down one side of the center hall way.

Neither beast nor fowl. Neither modular, maunfactured, nor stick built on site.

Foundations was cinder block chain walls well done. Had some mortor crack in the brick veneer exterior from movement but no cracks in the chain walls and no sheetrock cracks found, Couple of doors stuck but windows worked fine.

Talked to the son of the man who designed the structure in 1978. Tilson tried it a few times but found the cost too high so they went back to stick built on site.

Explained what I had, used an extraordinary assumption that it was stick built in order to complete the appraisal. Used comps with simialr external and internal construction and appearance. No questions yet from underwriter or opposing attorney.

I think Tilson built mainly in southeast Texas, maybe into the Dallas area.

God's blessing on all.<><

Your two statements are in conflict. You say it is a classic example of modular construction, and then say it is not modular? Why would you assume it is "stick built" when you know it is modular? It would appear you fell into that most treacherous trap of not having the competency to realize you lacked the competency for the job, an impossible situation to avoid.

The most disconcerting part of your post is where you mention "opposing attorney." I suggest you get to work ASAP reading information on the various types of factory built housing and look for an online class on the subject. You are going to need far more information than can be given in a simple thread on a forum if you are going to be facing an opposing attorney.

 

[Lawrence R.]

Seems to me.

If the home is likely built in a factory, or at least partially built at a factory, I think it would indeed be a pretty extraordinary assumption that it was stick built. You won't hear anything back from opposing counsel, he is too busy sharpening the knives he intends to carve you up with.

However, in this current state of appraising, it is conceivable that he is less competent than you are, and he is shaking in his boots.

Be glad it isn't CP on the other side.

Edited to add:

If this is for litigation, you better hope that opposing counsel's appraiser isn't a member here, or that your real name isn't what you posted...this contradictory statement could come back to haunt you.

Also, perhaps next time you seek advice(from whatever source) you should do so BEFORE delivering the report in question.

 

[Restrain]

Saw a lot of these in East Texas in the 80's. There was a company in Buffalo that built them as well. Basically a stick-built home, hauled to the site on a flat-bed. As good as, or better than, a Jim Walter.

There's no plates or codes for these things. Just state what they are, and use appropriate sales. If it is built like a stick-built, then use stick built homes.

 

[Rich Heyn]

Virtually all homes are stick-built. Some are built inside and some are built outside.

Homes built inside are factory-built.

If they are built to the HUD code, they are manufactured.

If they are built to any code other than the HUD code, they are modular.

It's unlikely that this home was not built in compliance with some code. Did the municipality where the home is sited have a building code in effect in 1978? If so, then the home likely complies with that code and would indeed be considered a modular home.

 

[George Hatch]

Rich's post should be a sticky. That's easily the most straighforward explanation I've ever seen of the distinction between the two types of homes.

 

[Thomas N. Morgan]

I do not think any home not built to HUD code is a modular home.

Tom

 

[Rich Heyn]

Rich's post should be a sticky. That's easily the most straighforward explanation I've ever seen of the distinction between the two types of homes.

Thanks George, but I probably should add a few items if the explanation is expanded beyond this thread. How about:

Virtually all homes are stick-built. Some are built inside (factory-built) and some are built outside (site-built). "Built" in this sense means fully finished, not just panelized or prefabricated.

A factory-built home constructed in compliance with the HUD code is a manufactured home.

A factory-built home constructed in compliance any code other than the HUD code is a modular home.

A factory-built home constructed prior to June 15, 1976 on a permanent chassis and in compliance with no particular code is a mobile home.