Thinking Ahead
By Jim Palmer Jr.

Manufactured home sales in our rural area seem to continue to be a significant percentage of the residential sales in this market. The advantage of quicker installation along with the fact that they are slightly less expensive than site-built homes makes this option for housing seem attractive.  If you are considering this as an alternative to building, or if you are considering purchasing an existing Manufactured Home, here are a few things to consider that might enhance future resale possibilities.

Homes built after 1976 that are delivered with axles attached to the frame, are considered Manufactured Homes (previous to that date were considered Manufactured Homes). Each section of these Mobile Homes should have a serial number stamped to the foremost cross member of the frame along with an aluminum red HUD label with sequential numbers attached to the end of the home.

Homeowners should take care to not remove or paint over such labels since they must be present to qualify for financing. All Manufactured Homes that meet the nationwide HUD standards have a data plate or Compliance Certificate attached to the structure which is a piece of paper that contains important information such as; date of manufacture, HUD numbers, serial number, snow load etc.     

This document can usually be found under the kitchen sink, in a bedroom closet or inside the electrical panel. Snow load information is important for siting new homes since requirements differ in various jurisdictions and micro-climates vary greatly in terms of snowfall totals. Although Manufactured Homes are titled like a motor vehicle, they are usually converted to real property by eliminating title when an institutional lender is involved. This assures the lien holder that the collateral cannot be removed from the property since it cannot be legally moved without a title.
Most lenders require a permanent foundation, complete with tie downs and concrete runners. Many contractors simply follow county installation guidelines, rather than going the extra mile to meet FHA and VA standards which require longitudinal tie downs as well lateral. Most contractors neglect obtaining L&I required permitting when changes like added lean-to porches are added.

Certification by a structural engineer is a requirement for FHA loans. Even though most of these homes are bottom wrapped with their own vapor barrier, lenders require an additional barrier on the surface of the ground. Thinking ahead to the time when you may want to sell this property may make it easier than retro fitting at point of sale.