What is a manufactured home and how does it differ from a modular home?
Both Dan and Leon Brauning have taken the training class conducted by Andy Anderson who trained the Fannie Mae underwriters. Both Dan and Leon have many years of experience appraising Manufactured and Modular homes.
A manufactured home (also known as a mobile home) is a single or multi-sectional home built on a permanent frame, like a steel undercarriage/chassis, with a removable transportation system (hitch and wheels). The units are hauled to the site as a trailer behind a truck. The unit is permanently attached to a site-built foundation of piers and pads and is subject to the 1976 federal standards established by the Department of Housing and Urban Development (HUD).
Manufactured homes are complex in Napa County because most of them are located in Pope Valley and Lake Berryessa. Very few are located in the towns.
Manufactured homes have HUD inspection plates attached to the outside end of each unit and contain the inspection numbers. The Certificate of Compliance is a sheet of paper containing the name of the manufacturer, date built, serial numbers and weather zones. The Certificate of Compliance is usually glued to the inside of a cabinet.
When permanently attached to a permanent foundation the local municipality will issue a Foundation Certificate and a Form 433a. When the Form 433a is recorded on title the building inspector will sign off on the final inspection and give an occupancy certificate. This form 433a is the verification that the manufactured home has been real property. This form is required for all future transactions of the property including refinancing and sale transactions. A manufactured home owner would be wise to have a copy of the Form 433a and the Certificate of Compliance available.
A modular home is constructed in a factory using conventional home floor joists and delivered to a site in modules on a trailer or flat bed truck. The delivered home may be in the form of panels that are assembled at the site, may be pre-cut and assembled on site, or may be pre-built modules delivered in one piece. The home, panels or pre-cut panels are lifted from the trailer and attached to a foundation. A modular home may be single or multi-storied. Modular homes are not subject to HUD standards, but must be built to state and local Uniform Building Codes.