A permanent foundation on a mobile home
Hey everyone, this is Brad from GAmobilehomebuyers.com and Arborviewhomebuyers.com. We are a real estate investment company operating in Georgia. We buy mobile and manufactured homes on land and in parks all across the state. I’ve gained a lot of knowledge about mobile and manufactured homes through our deals over the years, so I’m creating a video series to share all the details with you.
Today, I want to discuss what a permanent foundation means in the context of mobile homes. Some people might claim they have a mobile home on a permanent foundation, but what does that really entail?
Permanent Foundation Definition
There are a couple of different meanings for a permanent foundation. From the perspective of the county or city, a permanent foundation means that the structure is sitting on a foundation and is not meant to be moved.
When it comes to retiring mobile home titles, an inspection is conducted to verify if the wheels and axles have been removed, if the tongue has been taken off, and if the home is sitting on a permanent foundation. This process is important for government-backed loans overseen by HUD (Department of Housing and Urban Development) and other agencies like the Department of Veterans Affairs, Fannie Mae, Freddie Mac, and USDA, as they all rely on HUD’s standards for what constitutes a permanent foundation.
There are engineering standards set by HUD for the concrete blocks used to support mobile homes. These standards dictate the size of the blocks, how they should be stacked, and the required quantity. The blocks serve as piers that are positioned beneath the frame at specific locations. Additionally, the installation must include both lateral and longitudinal bracing for support. Longitudinal bracing runs along the length of the mobile home, while lateral bracing runs along the shorter sides of the trailer. Adequate bracing and tie-downs are necessary. It’s important to note that the concrete block perimeter around the foundation is not typically a structural component of the home. Instead, it functions more as a decorative brick skirting. The real foundation of the mobile home is the piers, which must adhere to specific engineering standards.
HUD Foundation Certification.
To qualify for a loan from many lenders, you must have a HUD foundation certification. There are engineering companies that provide this certification, some of which operate locally and others that are licensed in all 50 states. These companies specialize in mobile home foundation certifications.
If you plan to sell your mobile home and the buyer intends to secure a mortgage from certain lenders, you will need to obtain a foundation certification. Most of these lenders require it. The typical cost for a foundation certification is between $350 and $500.
If inspectors find that your foundation is not strong enough, they may recommend adding more tie-downs or additional bracing. In some cases, you’ll need a contractor to install the required bracing and tie-downs, followed by a re-inspection, which usually incurs a fee of around $150. Once the inspectors confirm that the necessary work has been completed, they’ll issue a letter of compliance. This letter is essential to meet the requirements for a permanent foundation.
Just a reminder, if you’re planning to move or sell a mobile home, you’ll need a HUD foundation certification letter. I recommend getting this letter from a local engineering company. For example, here in Georgia, we use a company called Macon Gooch, based in Gwinnett County. They are licensed to provide HUD foundation certifications in Georgia. Depending on your location in Georgia, they may not be able to travel to you, but Macon Gooch is the company we use for foundation certifications here.
There’s another company I’ve used in Georgia before I found out about Macon Gooch. They are licensed in Texas and all states, and can provide a Georgia license or certification. It’s best to get the foundation certification first.
If your foundation meets HUD requirements, you should be good for all other requirements. When you retire the title, inspectors will check that your house is permanently affixed to the land and on a permanent foundation. It shouldn’t be movable.
Meeting HUD certifications means you’re also covered for wind zones and tie-downs.
Let’s Connect
If you’re looking to sell a mobile home, whether it’s on land or in a park, we’re interested in making you a cash offer.
As an experienced investor and licensed real estate agent in Georgia with OneSource in Woodstock, I have the capability to purchase properties for cash. If you’re considering selling, I’d be happy to discuss the options with you, but our primary focus is on buying properties. If you’re interested, we’d love to make you a cash offer.
Be sure to visit GAmobilehomebuyers.com or Arborviewhomebuyers.com. You can fill out the form on either of these websites and a member of our team will be in touch with you as soon as possible.
Thank you for watching this video today. Be sure to check out our other videos for more information about mobile and manufactured homes in Georgia. I hope it helps someone else. Thanks again and have a great day.