New Freddie Mac Guidelines for Manufactured

[Pamela Crowley (Florida)]

Greg,

That's what I do and haven't had any questions about it so far. It only makes sense. Not that common sense is common in UWs....

 

[Bill Rose]

Manuf. homes are crazy!!! Spent 30 hours so far this week on one setting on jack stands on dirt (that's right, no foundation) taxed as real property because the seller filed a form 433c which puts it on the tax rolls as an unpermitted improvement. In addition to the termites and mold, I appraised it subject to putting in a foundation and permanently anchoring the "Improvement" to it. Seller says ho owns the land, but every other space in the park is leased.

Here's the kicker. Seller wanted the appraisal in 2 days, and when I said this was going to be complicated and would take a week or two. Seller went ballistic and said, "In other words, you don't know what you're doing". 5 different people badgered me several times daily until I sent it in without doing a Cost Approach of 1004c addendum (private financing).

Any son-of-a-_____who sends me an order for a MH appraisal in the future is going to get it back in suppository form!!!!!!!

 

[Nancy Wyatt]

Will Freddie still take a Fannie.

I know Fannie won't take Freddie.

 

[CANative]

one setting on jack stands on dirt (that's right, no foundation

That is a foundation in the sense of the definition that a foundation is a system which transfers the load to the ground. Whether or not it is an approved foundation is another story.

 

[Rudy Canoza]

Also, in California a 433A needs to be recorded with the county to be considered real property. FYI...

 

[Ryan Muranaka]

Is cinder block skirting allowable for FHA financing? I am not an appraiser, but a mortgage broker.


MTA Index, Cost of Savings Index, Deed Trust Investing

 

[Jo Ann Meyer Stratton]

The HUD 4150.2 was slightly revised by the National HOC Reference Guide. All manufactured homes are required to have a certification by a licensed engineer that the foundation meets the requirements in the Permanent Foundation Guide for Manufactured Housing. That guideline has the following Definition of Permanent Foundation. "Permanent foundations must be constructed of durable materials (for example) concrete, mortared masonry, or treated wood - and be site built. Exterior Foundation Wall: Foundation walls placed directly below the exterior perimeter walls of the unit. These walls may, or may not, be structurally used as bearing walls under gravity loads, and/or used as shear walls under horizontal loads. If these walls are not used structurally they are called non-bearing walls or skirt walls."

Yes, it does appear that cinder block walls perimeter walls (skirting) would be acceptable to FHA since they are a durable material. The licensed engineer that will be inspecting the foundation system will make the determination whether the existing foundation meets the guidelines or if some retro-fitting would be required.

If interested, click on my three signature lines for some information and resources that might be of interest to you.

 

[Gordon Hugh (AZ)]

Originally posted by Jo Ann Meyer Stratton@Jun 3 2004, 08:36 AM
The HUD 4150.2... "Permanent foundations must be constructed of durable materials (for example) concrete, mortared masonry, or treated wood - and be site built.

Before I became an appraiser I was a salesman for M/H installation, repair, and remodeling supplies. I worked for the largeest supplier in Arizona. We where the Home Deport of M/H homes supplies. I knew all the set-up guys and inspectors north of Phoenix. My partner handled southern AZ. I spent many days on-site with set-up crews and learned the ins and outs of M/H's. I spent time touring the assembly plants and and have a good knowledge of the differences between M/H, Pre-Fabed, and Modular. My problem is now that I'm out on my own I get no M/H work. I am trying to get my foot in the door of this one leander here in Gilbert that does 95% M/H loans.

As for the quote above...I find it hard to believe HUD will accept treated plywood as a permament foundation. The wood give NO support to the stucture. It is only there the hold the fill back on a ground set.

Do you know that we have one county here in AZ that is allowed to use dry stack block as a foundation footer? This was a norm as of 3 years ago when I left the biz. But..you know.. I saw some homes pulled out after sitting for 20+ years with this system and the walls where still intacted.

Go fiqure....

 

[Jo Ann Meyer Stratton]

HUD will accept dry stacked concrete blocks in areas that do not have any seismic activity. Do you have a copy of the Permanent Foundations Guide for Manufactured Housing? It costs $25 from HUD but well worth while to have in an appraiser's library. That is the book that the licensed engineer has to refer to when doing their inspection for a FHA loan. A licensed engineer has to verify that the existing foundation meets the requirements in those guidelines before a manufactured home can receive a FHA insured loan. My quote above is directly from 4150.2 nd the PFGMH. I also have a copy of a memo from HUD's structural engineer that wrote the book that describes what is acceptable or unacceptable to HUD. The perimeter walls may or may not be part of the foundation system. Quoting from the PFGMH, "These walls may or may not, be structurally used as bearing walls under gravity loads, and/or used as sher walls under horizontal loads. If these walls are not used structurally they are called non-bearing walls or skirt walls." So a pre-treated wood perimeter enclosure would be acceptable for non-bearing or skirt walls. They are also acceptable for the pads under the steel jacks if the licensed engineer verifies that they have been installed per the PFGMH and are suitable for the soil conditions of the site.

The Arizona Office of Manufactured Housing is developing a definition of a permanent foundation that will go into effect sometime in the next year. Pre-treated wood for pads and non-structural support perimeter enclosures appear at this point to be acceptable under their proposed definition. The big change for the state will be a requirement for tie downs or anchors. Tie downs or anchors have not been required by the state (although some cities and counties do) currently, so there are a lot of homes in Arizona that do not have them unless they were financed at one time with a FHA loan.