FHA Appraisal / Addition

[Yvonne]

I keep going two steps back for every one forward I take!

I am trying to get an FHA loan on a double wide mobile in California that had an addition built onto it in 1993. All county and building department permits were acquired for the addition. At the time the addition was built, a full perimeter foundation was also laid for both the mobile and addition (for which there was a county-required engineering report completed). Everything was finalized and signed off for the addition and foundation.

The appraiser is now wondering whether there should have been a Housing and Community Development (HCD) application/permit to validate the addition as living area (meeting the requirements of the Uniform Building Code for mobilehomes?). I understand this has come to be required in recent years, but it was not in effect at the time the addition was built. My appraiser feels that lacking the HCD form, he can only look at the addition as a "framed in porch" rather than "living area" (which significantly affects the appraisal). The addition was VERY nicely done, blends into the home as two additional rooms, including a laundry area, and could no way be construed as a "framed in porch"!

Our County offices suggest that since the law requiring the HCD application/permit did not come into effect until after the addition was completed, the home should be exempt from the requirement.

My question is whether anyone knows whether this app/permit is required for the appraiser to consider the addition as living space as opposed to a glorified porch?

Thank you for any input!!

[rmurray]

I doubt that even the FHA would require something that did not exist...Is it possible to get one now????

Most appraisers are conservative with FHA appraisals...this one sounds like he/she is very conservative..

There is a whole web site for FHA appraisers...at

http://www.hud.gov/groups/appraisers.cfm

There is a section where an appraiser can post a question and get a reply..

[Yvonne]

Thanks so much! I wish I knew about the web site earlier - might have saved a lot of sleepless nights. Will review this site myself, and recommend it to the appraiser.

[Yvonne]

I went to the HUD site, found Handbook 4150.2, and went to Section 8-1. This is what I found:

"Additions or structural modifications may put the home at
risk if changes were not performed in accordance with the
HUD Manufactured Home Construction Safety and Standards. If
the appraiser observes changes to the original home, an
inspection by the State Administrative agency, which
inspects manufactured homes for compliance, must be
required. If there is no agency willing or able to inspect
existing homes for compliance to the Manufactured Home
Construction and Safety Standards, the manufactured home is
unacceptable and should be rejected."

The addition was comleted in 1993. I do not know when this regulation went into effect, and am not sure how to find out. Nevertheless, does this section mean that county permits and sign offs are not enough, and that the state agency (HCD?) MUST inspect for compliance with the standards?