Modular vs. Manufactured

[J Grant]

No offense, but if you are posting on a BB, shouldn't you have some idea what you are talking about before advising others, or slamming others for asking questions because they want to better understand their situation? What a blowhard idiot.

You begin with no offense, then call me a blowhard idiot. It is almost comical. Were you drunk when you posted it?

 

[J Grant]

No offense, but if you are posting on a BB, shouldn't you have some idea what you are talking about before advising others, or slamming others for asking questions because they want to better understand their situation? What a blowhard idiot.

When the OP posted a version of this several days ago, I told them it sounded like a modular home. Which it turned out to be. And I don't know what I am talking about?

You would be kicked off any other board for your behavior.

 

[TerryRohrer]

When the OP posted a version of this several days ago, I told them it sounded like a modular home. Which it turned out to be. And I don't know what I am talking about?

You still don't know what you are talking about. The OP did not post a version of this several days ago.

 

[Dublin ohio]

The black fabric covering the undercarriage is kinda strange. I have never seen a modular with that. But it is common on manufactured homes. I agree with Terry, if you can't find similar sales, you are asking for trouble and will end up getting in the middle of a pizzing war

 

[HVNY]

It's a trailer

 

[Flakey]

I've seen modulars that were made on the same line as manufactured. Same quality. If I did it (which I wouldn't), I would describe what I saw, use both site-built and manufactured, and adjust for quality. In this case, my fee would be enormous in advance. You'll need enough to hire your own lawyer.

 

[jay trotta]

I was contacted by a homeowner who recently purchased a home that was represented as site-built. It turns out it is a modular home built on two steel beams, more similar to a manufactured home. My question is this: Given that it is a modular home built on steel beams rather than a more traditional joist construction, would it be more appropriate to use comps that are site-built on slab or P&B foundations, or manufactured homes with a similar steel beam support (there are no other modular homes in the market area)? Any insights would be appreciated. FYI, the homeowner is suing the seller of the home, who is a Realtor.

the structural "I Beam" would be in compliance with the manufacturer per they're License;
IMO- building a product in a non-weather environment leads to equal or better than "on site" weather impacted. Over the years, I have researched different manufacturers for mobile & manufactured and would say they have improved dramatically from 20 years ago. Quality, fit and finish have improved dramatically, but again they are built in controlled conditions. Most reviewed offer efficiency rating standards, similar to HUD.
Good Luck

 

[JTip]

Deed(s), tax card, permits.........what do they say?

 

[sputnam]

Here are some pics of the crawl space and the stickers which I have been told indicate that it is modular...

The difference... the only difference if the units are of similar design and quality.. is which building codes governed construction. Manufactured dwellings will have metal tag with serial number on each section. Modular dwellings don't. Modular dwellings have a data plate (just paper) inside somewhere... often in a closet or kitchen cabinet. The steel beams tell you something about the quality of the unit... they don't tell you whether it's manufactured or modular. The only real challenge is if you are looking at a dwelling that has had the tags or dataplate removed or covered up.

As for comparable sales, the same is true for every property you appraise...... apples to apples. If you are doing GSE work, you report the appraisal of a manufactured dwelling on the 1004C and you report the appraisal of a modular dwelling on the 1004.

 

[Dublin ohio]

The difference... the only difference if the units are of similar design and quality.. is which building codes governed construction. Manufactured dwellings will have metal tag with serial number on each section. Modular dwellings don't. Modular dwellings have a data plate (just paper) inside somewhere... often in a closet or kitchen cabinet. The steel beams tell you something about the quality of the unit... they don't tell you whether it's manufactured or modular. The only real challenge is if you are looking at a dwelling that has had the tags or dataplate removed or covered up.

As for comparable sales, the same is true for every property you appraise...... apples to apples. If you are doing GSE work, you report the appraisal of a manufactured dwelling on the 1004C and you report the appraisal of a modular dwelling on the 1004.

Unless the stickers on the electric panel are bogus. New Mexico says it is a modular and the op should be able to track down the info on the unit through the CID. I assume that if the owner is suing the Agent they are claiming damages and those damages appear to be tied to the appraised value. The OP already said there are no modular sales. So, if the original appraisal (if there is there is one) and it was done for a gse, will probably have all stick built. See the issue?