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Prefabricated Home Built Prior To 1976

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Thread Starter
Freshman Member
Dec 27, 2009
Professional Status
Certified Residential Appraiser
I have a property to appraise that is a prefabricated (mobile or manufactured home) built prior to 1976 for VA financing. It has a smaller wood framed room addition. What is the general consensus of what form it should be placed on? There are some appraisers that use the URAR while others use the 1004C manufactured home. The house is on a permanent foundation with axles and wheels removed. I would like to receive your point of views on this. I appreciate any feedback!!!


Elite Member
Jan 22, 2002
Professional Status
Certified General Appraiser
Call the lender first and ask if they want to proceed.

Colorado Kevin

Freshman Member
Nov 3, 2016
Professional Status
Certified General Appraiser
It is a manufactured home-1004C. Do not use a 1004/URAR!

VA Handbook states the following:
Manufactured Housing on Permanent Foundation
A manufactured home must be classified and taxed as real property. The unit must be
properly attached to a permanent foundation system which is constructed to withstand
both supporting loads and wind-overturning loads. It must substantially conform to VA
MPRs (Chapter 12 of Lenders Handbook) and be acceptable to the building authority
having jurisdiction.
Detailed instructions for manufactured homes attached to a permanent foundation are
found in Lenders Handbook Chapter 12.10.
Other relevant information in regard to manufactured housing appraisals includes the
 Appraiser must state on the 1004C (Manufactured Home Appraisal Form) that
the subject manufactured home is or is not on a permanent foundation (including
a permanent perimeter enclosure).
 If the subject manufactured home is not on a permanent foundation, appraise it
as if it were on an acceptable permanent foundation and condition your URAR
“subject to repairs . . . ”
 The sale of other manufactured homes on permanent foundations shall be used
as comparables in the market data analysis. If the appraiser’s report states that
such comparables are not available, the appraiser may use the best
comparables available and adjust as appropriate in the market grid.
 Perimeter enclosures must meet the requirements of the local authority and
additionally must
 Be solid.
 Have adequate ventilation.
 Have an access to the crawl space.
 You must view the crawlspace. If there is no access to the crawl space, contact
the requester and advise the requester that they have to make arrangements for
 The tongue, wheels and axles must be removed and the title to the unit purged by
the local authorities. Property must be deemed as real estate for VA Loan
Guaranty program. Be
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