Modular vs Manufactured Housing

[Drlrealty]

I am a new to this site and a layperson when it comes to modular versus MH. My seller client insists that her home is a modular. The structure does have a HUD tag, but the owner cannot locate any documentation from her purchase in 1993 (her deceased husband took care of everything, and she has no clue where any of the paperwork is). The only public documents on file pertain to ownership of the land, and I'm told by the County Clerk that certificates of title were not issued for modulars or MH in 1993 in Henry County, Kentucky. The buyer's loan officer would like me/my client to confirm whether the property is a modular or MH before ordering an appraisal, fire marshall inspection, etc. This home "feels" much more solid or permanent than other MHs that I have sold, but how can I confirm whether it is in fact a modular or MH? My only other option that I know of is to try to contact the company whom my seller "thinks" was the contractor who installed it.

Any help would be appreciated.

 

[Jo Ann Meyer Stratton]

Where is the "HUD tag" you have found? Take a photo of it and post here and I will explain the information on the tag.

Manufactured homes are constructed to the HUD building code that went into effect 06-15-1976. When a HUD code leaves the factory a metal tag or tags depending on the number of sections is affixed to the lower left side of the unit as it is towed down the road. Occasionally they are at the lower left corner of the front and lower right rear when the siding is placed on the two sides after the unit is installed. Also at the same time a letter sized piece of paper is affixed somewhere in the interior that has a map of the United States on it, it states the location of the factory, date of it was manufactured, serial or vehicle number which is used in the documents for the chain of title and some times the same numbers that appear on the exterior tag. Those two items are extremely important and should never be destroyed or damaged from a manufactured home--all though many people do. Most manufactured homes have a steel undercarriage or frame that provides the structural support. Although around 1980 some were constructed completely of wood, without a steel frame/chassis for support.

Factory built homes are classified for lending purposes according to what building code was followed during the construction while it is in the factory. Once the home is complete it remains a manufactured home (HUD code) for the remainder of it's economic life regardless of how it is installed, what type of foundation it has, additions, modifications after it was built, etc, etc, etc. Quality of a manufactured home can be minimal or very high end--just like a car can either be a Yugo or a Rolls Royce.

Modular homes are constructed to a local site building code that should be in compliance with the site where it will be installed. Some manufacturers place labels and other documentation in or on the home that might be similar to the HUD label but a different color with different wording. Modulars can be constructed on a steel frame/chassis and are known as "on frame" modulars. "On frame" modulars are not eligible for Fannie Mae financing, although they are acceptable to Freddie Mac, FHA and VA. Modulars that do not have a steel support system are known as "off frame" modulars and acceptable by all lenders.

On this website are links to various information, check them out. You might be able to identify your property by the links that are provided on this report. I would be glad to see photos of the documentation that you find on or in the home, so feel free to post it here.

 

[TEL2002]

In some cases the differences can be subtle. The last option you stated sounds good. Or find someone that is familiar with both types and have them look at the property and let you know what is what.

The HUD tag sure makes one think it is an MH though. Do you have a picture of the tag you are talking about? If so, paste it in this thread and maybe someone can help you.

 

[Rich Heyn]

If if has a HUD label on the outside (2"x4" and usually red) it's a manufactured home, not a modular. The code to which the home was built determines if it's manufactured or modular, not the quality of the components or anything else. HUD code = manufactured.

 

[CANative]

If it truly has a "HUD Tag" then it is a manufactured home.

There should by a metal plate attached to each section of the exterior. It is about 2" x 3" and is usually red, but the colors can fade over time and once in a while I've run across other colors. It will have an engraved set of letters and numbers (usually 3 letters followed by 6 or 7 numbers.) This the the HUD Data Label.

Inside the home there should be a large sticker with a diagram of the United States. It's usually in the laundry room cabinets, under the kitchen sink, perhaps in the master bedroom closet. It will have information about when and where this unit was built and will contain it's serial numbers and the same numbers from the exterior data plate. This decal (about the size of a sheet of typing paper) is called the HUD Certification Data Plate. (note that the metal plate on the outside is the "label" and the paper label on the interior it the "plate." lol)

The only offcial way to tell the difference between a Mobile Home, Manufactured Home and a Modular Home is to know the building code used when it was originally constructed:

Some information that may be helpful:

Mobile Home: Build in a factory on a non-removable steel chassis in transportable sections. The last Mobile Home was built on June 14, 1976. These homes are not eligible for Fannie, Freddie or FHA financing. VA may finance them.

Manufactured Home: The are built in a factory on a non-removable steel chassis in transportable section. They are built to the Manufactured Home Construction and Safety Standards (HUD Code) after June 14, 1976. You can verify this by the labels and plates noted above. These are eligible for all financing.

Modular Homes: There are two types. One is virtually the same as a manufactured home (see above) but are not built to the HUD Code. They are built to local code or perhaps no code. These are not eligible for Fannie Mae but are for Freddie, FHA and VA.

The second type has no steel chassis. It is built in sections in a factory and then transported to a site where it is assembled with the other sections on a prepared foundation. In some cases they are almost indistinguishable from site built homes. These are treated as site built for financing purposes and are eligible for all types of loans.

 

[CANative]

Forgot to add some images.

HUD Data Label (exterior)

HUD Data Plate (interior)

 

[Lobo Fan]

If there are the red HUD tags then it is a manufactured home. Also, you can look underneath. If there are big I beams running the long way then it was built on a frame and it is likely manufactured. There are 3 basic types of off site built homes. There are
HUD built homes which will have the red tags outside. Also there will be an 8-1/2 x 11 sticker somewhere inside. In 1993 it has 3 maps of the US on it and the serial number, manufacturer, model number and date of completion in the top lft corner. It is usually found on the kitchen cabinet door under the sink, though it could be anywhere in a kitchen cabinet, the laundery room and even in a closet. HUD built homes are manufactured homes.

Then there are on-frame modulars. They are built on the same frame as a manufactured home but the structure is built to the local building code. For appraisal purposes they are the same as manufactured. They are offered to get arounf zoning restrictions against manufactured homes. On frame homes are wheeled in with axles attached to the frame and then removed.

Then there are off frame modulars. These are similar to site built in that they usually have wooden joists for subframes and are wheeled on flatbed trucks and craned into place. These are the ones that would appraise more closely to a site built home.

It sounds like you have a manufactured home.

 

[Mary Tiernan]

HUD tag typically indicates manufactured.

I found a lot of interior certification labels were placed inside electrical boxes in the early 1990s - but also check inside each kitchen cabinet. The interior certification label will have an outline of the United States - it will also name the manufacturer, date of manufacture, and other information regarding the manufactured house.

Also, manufactured housing typically has metal floor beams under the wood floor joists. There are HUD numbers imprinted on these beams somewhere.

 

[Drlrealty]

Thanks everyone

Thanks to all who all replied. It looks as if the home may in fact be manufactured. The HUD data plate does in refer to it as manufactured (it looks exactly like the image posted by CANative with exact same verbiage, but the color is silver or the red has faded), but I wasn't sure if that was standard verbiage for both modular and MF. I will also try to verify with the contractor, if possible, but is it safe to assume that from the HUD data plate that it is MH?

Thanks again.

 

[Jo Ann Meyer Stratton]

Yes, with a label / tag that states it was built to the HUD building codes, it is a manufactured home. Nothing done to the home after leaving the factory does not change the fact that it is a manufactured home. Once a manufactured home, always a manufactured home.