Pre-HUD Manufactured Home

[Caitlyn Stuart]

What is the proper form for a pre-HUD manufactured home?

 

[Jo Ann Meyer Stratton]

It gets confusing that is for sure. First it is not a manufactured home since it was constructed prior to June 15, 1976. It is a mobile home, therefore it will not be eligible for Fannie Mae / Freddie Mac / FHA. A mobile home constructed prior to June 15, 1976 will not have any HUD tags. It may or may not have a Certificate of Compliance which looks similar to a Data Plate and has similar information (except it will not have HUD label numbers since it would not be constructed to the HUD building code). Because it is not a manufactured home it could be misleading if you use the 1004C. However some lenders will insist on it. So if you got one of those lenders that don't know the difference, make sure you have many, many, many comments in the report, expanded comments section, etc, etc explaining very clearly the improvement is a mobile home constructed prior to June 15, 1976--almost needs to be every other sentence.

Other potential stumbling block is if you use the 2005 version of the 1004--again you will need to have many comments that the subject is a mobile home constructed prior to the adoption of the HUD building code. Even throw in some comments that is not a modular home, it may or may not have been constructed to a voluntary industry code--at this point you cannot verify if it was built to any building code or not.

So your best bet is a 1994 version of the 1004, again with many, many, comments about mobile home constructed prior to June 15, 1976.

You could even try using the AI Residential Appraisal Report and again with many comments.

Explain, explain, explain, explain some more.

 

[Midwest Guy]

Pre HUD? Is it a home with HUD Tags?

 

[Caitlyn Stuart]

Pre-HUD

Thanx - Uggh - this unit was built in 1975. There are no HUD Tags. Panaled walls throughout - metal closet doors - scuttle - rear exit to outside through 1/2 bath to laundry area/hall. No basement.

Homeowner insists its modular, modular, modular. County records states it is a doublewide.

Label on the electrical panal says this is a mobile home.

 

[Jo Ann Meyer Stratton]

Include a photo in your report of that label you found in the electrical panel box. With a comment that home constructed prior to June 15, 1976.

 

[Otis Key]

Gotta love the digital age - lots and lots and lots of photos - I agree with Jo Ann - overload on the photos

Homeowner insists its modular, modular, modular. County records states it is a doublewide.

Last one that pulled that one on me I required an official document or proof of purchase that indicated it was a modular - let's seeeeeeee - that was a year ago and still haven't heard or seen a thing. I guess that "homeowner" is still searching the archives.

 

[Greg Bell]

It's a mobile home , don't do it , run....

 

[Matt Anzaldo]

What if it's a mobile home (pre 1976) and the intened user is the homeowner needing an appraisal for living trust purposes, not a federal funded transaction/bank loan etc...

Can an appraiser complete an appraisal using the sales comparasion approach with similar mobile homes in the same mobile home park?

The form I would use is the GPAR, General Purpose Appraisal Report.

Let me know what you think?

 

[Doug Wegener]

Eligible for Fannie Mae

It gets confusing that is for sure. First it is not a manufactured home since it was constructed prior to June 15, 1976. It is a mobile home, therefore it will not be eligible for Fannie Mae / Freddie Mac / FHA. A mobile home constructed prior to June 15, 1976 will not have any HUD tags. It may or may not have a Certificate of Compliance which looks similar to a Data Plate and has similar information (except it will not have HUD label numbers since it would not be constructed to the HUD building code). Because it is not a manufactured home it could be misleading if you use the 1004C. However some lenders will insist on it. So if you got one of those lenders that don't know the difference, make sure you have many, many, many comments in the report, expanded comments section, etc, etc explaining very clearly the improvement is a mobile home constructed prior to June 15, 1976--almost needs to be every other sentence.

Other potential stumbling block is if you use the 2005 version of the 1004--again you will need to have many comments that the subject is a mobile home constructed prior to the adoption of the HUD building code. Even throw in some comments that is not a modular home, it may or may not have been constructed to a voluntary industry code--at this point you cannot verify if it was built to any building code or not.

So your best bet is a 1994 version of the 1004, again with many, many, comments about mobile home constructed prior to June 15, 1976.

You could even try using the AI Residential Appraisal Report and again with many comments.

Explain, explain, explain, explain some more.

Small point. I did a pre-manufactured home once (circa 1975) that was built to the State Standards at the time. The Oregon agency issued a letter saying the state standards were equivalent to the HUD standards and I believe it was sold on the secondary market.

 

[Doug Wegener]

Also I think it could go on the old 2055 form as well as the old 1004 form.