No HUD Data Plate

[Greg Greenhaw]

I have been arguing with a real estate agent for several days over an appraisal for a 1981 manufactured home lacking the HUD data plate. There is no information on the manufacturer of the home, model, etc... The HUD Certification labels are there, but according to page #2 of the 1004C, Fannie is not really requiring them to be in place. They way I see it, there is no way to complete the form without the data plate.

If I am reading the second page of the 1004C form correctly, it clearly states that " the appraiser must, at a minimum:
A. Examine the HUD Data Plate, and if available, the Certification Labels.

Am I missing something?

 

[Jo Ann Meyer Stratton]

Take photos of the HUD labels and then place that information on the 1004C. Find the serial numbers and manufacturer's name that would normally be on the data plate in ownership or assessment or taxation records and enter that on the 1004C. Then explain in your report that it appeared the data plate had been removed, was not available, however the presence of the HUD labels indicate the home was constructed to the HUD building code and the remainder of the information had to be obtained from other sources. People did not realize (and still don't) that the piece of paper under the kitchen sink or in a closet is a very, very important piece of paper. They got torn off or destroyed (or so covered with garbage under the sink) years ago. So other resources have to be found. What will be even more fun is when you find one where the data plate and all HUD labels are missing--but there is a steel undercarriage. So then you really will have to go digging through lots of documentation. Actually the lender should be putting pressure on the seller to produce ownership records that indicate the manufacturer and model year. Those records will also have to be (if they haven't been already) processed so that the home will be taxed as real estate. So the seller or owner of the unit has to come up with ownership papers anyway probably. Did you see in the FAQs where Fannie Mae has described the procedures in twelve states to convert to real estate? And also what can be done if the HUD labels are missing?

 

[Greg Greenhaw]

I appreciate the info, however I have a problem signing a report (1004C) that says I did examine the HUD Data Plate, when I didn't....., because it wasn't there. Does Fannie Mae have an escape clause that I'm not aware of in the report somewhere?

 

[Wally Jones]

Greg,

Place a remark in the "Other Comments" section at the bottom right hand corner of Page 1 of the 1004C. Just say the data plate was missing and the information was not available or whatever applies to the situation. Wouldn't hurt to repeat that comment in other places in the report, too (e.g., page one of the URAR in the condition of improvements area, addenda, etc.).

 

[Jo Ann Meyer Stratton]

Also photos or copies of what ever you do find. For example a copy of the tax bill that indicates the home is being taxed as real estate. Here in Arizona I include a copy of the Affidavit of Affixture which is required for a manufactured home to be taxed as real property. Or I photo or copy the owner's title to the home and include that in the report. Photo of the brand name on the exterior of the home, etc, etc, etc. And just lots of explanation everywhere on the 1004C, the 1004 and in my addendum.