However, not to despair. There is some hope on the horizon if your manufactured home (singlewide, doublewide, triplewide and bigger) meets the following criteria:

• The home must be built on June 15, 1976 or newer.
• The home must be greater than 400 square feet.
• The home must be titled as real property which means the home and land must be owned by the same person. If you own the land and the home is still considered personal property, the title must be converted.
• The home cannot be in a 100 year frequency flood area
• The home must be on a permanent foundation that meets the HUD Permanent Foundaiton Guide to Manufactured Homes and a professional engineer must testify to this fact with an engineer’s certification letter. If the foundation does not meet the requirements, then a foundation repair must be done prior to the loan.
• The home must be in its original location and cannot have been moved from any other location other than the factory or the dealer’s lot.

If all the other criteria is met, then contact www.mh-lending.com
If you have questions about whether the foundation will certify, contact www.onthelevelcontractors.com

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Fortunately, back in July Congress passed sweeping legislation that removed the condo exclusion, but it wasn’t until May that the Mortgagee Letters were released paving the way for financing opportunities.   However, the hard work has just begun.   Before a single loan can be originated, the park itself must receive approval from Housing and Urban Development.   This is no small feat and even once all the documentation is presented to the local overseeing HUD agency, the wait time for approval is 6-8 weeks.

There are many anxious lenders and homeowners that are excited about the new lending possibilities and the fact this will ultimately add more vibrance to the park community as well as increase the value potential of your home.   Yet, this is still a time to proceed with caution and not make any decisions until your management or HOA has expressly declared that the park has received approval.   The reason this is so critical is that over-anxious lenders are often encouraging a quickstart of the loan process by getting an appraisal.   This can have serious repercussions in a volatile market when the shelf-life of an appraisal is approximately two months.   Since most lenders don’t have an in-house underwriting department and the waiting line for an file evaluation is sometimes 3-6 weeks, your appraisal could be old before you start.

In addition, even once the park receives approval, there is another rigorous checklist for manufactured homes themselves.   First and more importantly your home must be newer than June 15, 1976.   No matter how beautifully renovated your home is or how updated its appearance, there are no exceptions.   The home must also be in its original location—so if the home was moved from another park, FHA will not insure the loan. The home must also be titled as real property and cannot be located in a flood plain.     Additionally, the home must be on a permanent foundation which must not only meet the local jurisdictional guideline but the HUD Permanent Foundation Guide For Manufactured Homes and an engineer must testify to this fact.   However, please don’t run out an install a foundation system prematurely.   This can generally be incorporated within the scope of the loan and should be the very last step of any loan process.   There is no sense spending several thousands of dollars on a foundation only to find out there are other issues that will complicate the loan.

When choosing a lender, carefully evaluate your options.   Ask specifically for referrals from other manufactured home owners.    You want a lender who understands that manufactured homes have specialty requirements and knows those requirements backwards and forwards.  And when choosing a foundation specialist or engineer for the certification, make sure you are working with one who will not charge you for a “failed” report and will your interests by not obligating you to a foundation retrofit or repair until the loan has the approval greenlight.

www.themanufacturedhomelendingsource.com and www.onthelevelcontractors.com

Many mobilehome parks and manufactured home communities began as land lease developments but as residents desired a greater control over their living situation and costs associated with their residences, many parks converted to resident ownership. Most of these used the process of the condominium conversion. Unfortunately, because of the classification, this property type was ineligible for FHA-insured loans including Reverse Mortgages or HECM. Fortunately, the Housing and Economic Recovery Act of 2008 (HERA) granted authority to add individual manufactured housing units located in condominium projects to HUD for FHA insurance but the process from Congressional authority to actual loan processing is still unraveling.

Recently with the issuance of Mortgagee Letter 2009-16 Manufactured Housing Policy Guidance http://www.hud.gov/offices/adm/hudclips/letters/mortgagee/, condo parks have now been eventually neglared eligible for FHA-insured financing. Or at least according to HUD they are now eligible! But one shouldn’t jump to fast! First, lenders have not yet announced they are ready to accept the product and thusfar there are no announced guidelines or underwriting procedures for handling these loans. Remember, even though FHA is accepting the product for insurance, FHA is not the actual funding source, only the insurance entity. Until there is clarity from the individual lenders how they will process the loans, everything remains at a standstill. Lenders may impose additional guidelines above and beyond what is required by HUD.

HUD’s announcement states that until they can send out updated condominium project approval guidelines for manufactured condominium projects, that the project approval is subject to the requirements found in HUD Manual 4150.1, Chapter 11. The Mortgagee Letter goes on to specify that their “Spot Loan Approval” process is not available (as outlined in Mortgagee Letter 1996-41) and that all manufactured housing condominium projects must obtain full approval by the applicable Home Ownership Center (HOC) for HUD that has authority over the geographical area where the project is located. Since none of the condo projects are on a HUD approved list, the approval process may take months.

Chapter 11 of the 4150.1 manual is approximately 32 pages long and encompasses everything from owner occupancy requirements, to common facility completion requirements; legal review of the condominium documents to phasing eligibility; review of the insurance of the project to management agreements and operating budgets and much more. Different things are required depending on the age of the project. In addition to the 4150.1 for condominium projects, the property also has to meet HUD’s guidelines for manufactured housing which, per HUD guidelines, includes:

• Must have a floor area of not less than 400 square feet.
• Must be classified and subject to taxation as real estate.
• Must be built on and remains on a permanent chassis.
• Must be above the 100 year return frequency flood elevation.
• Must be built after June 15, 1976
• The foundation system must meet the guidelines published in the Permanent Foundations Guide for Manufactured Housing, dated September 1996. A certification attesting to compliance must be obtained from a licensed professional engineer.
• The manufactured home must not have been installed or occupied previously at any other site or location.
• Additions or structural modifications must not put the home at risk.

This is a time for borrowers to carefully explore their options and to find companies that specialize in the manufactured home loan process and will not move forward with appraisals, engineer’s certifications or other steps until all the stars align in favor of the homeowner and borrower. The Manufactured Home Lending Source website: www.themanufacturedhomelendingsource.com will be an ongoing resource for update information for homeowners and realtors.

• The manufactured must be a HUD home, which means it must be manufactured after June 15, 1976. If there are metal plates at the rear of the home that begin with a three Alpha letters like CAL, ARZ, ORE, that’s usually a good sign. If the HUD label is missing, usually a label verification letter from the Institute for Building Technology and Safety (IBTS) www.ibts.org giving the provenance of the home will suffice.
• The foundation system must meet the guidelines published in the Permanent Foundation Guide for Manufactured Housing, dated September 1996. A certification attesting to compliance must be obtained from a licensed professional engineer.
• The manufactured home must be classified and taxed as real estate. A long-term lease may also be acceptable in certain instances. States vary on how the real estate classification is accomplished so this is another important aspect to understand.
• The axles and tongues must be removed from the chassis.
• The manufactured home must have an adequate perimeter enclosure with appropriate ventilation.
• The manufactured home must not have been installed or occupied previously at any other site or location.
• Must have a floor area of not less than 400 square feet.
• Built and remains on a permanent chassis.
• The finished grade elevation beneath the manufactured home shall be at or above the 100-year return frequency flood elevation.

Since manufactured homes are such a special animal, borrowers should deal with specialty performers, lenders www.themanufacturedhomelendingsource.com that understand and focus on the intricacies of the manufactured home loan process and engineers and contractors www.onthelevelcontractors.com that are knowledgeable about the Permanent Foundation Guide for Manufactured Homes, dated September 1996.

I am a female manufactured home contractor specializing in manufactured home foundation repair. It’s not the most glamorous job in the world and mainly consists of crawling underneath the darkside of people’s homes, often in claustrophobic tight conditions and in poor air circulation environments. Some manufactured homes are set in a pit to give an attractive low profile curb appeal, much like a site built home. Others are installed above ground and some even on full basement. On the subset types, there’s not a lot of room for the configuration of the female form to navigate easily from one end of the home to the other. While trying to do the military crawl underneath, my bottom inevitably pops up and then when I try to balance out, my head often jerks up and whamm—straight into the I-beam. My male co-workers find this particularly funny and when they hear my yelps as my body parts bang and clang against metal, I hear uncontrollable laughter. Fortunately YouTube has yet to find me underneath the dank and dirty world that is the manufactured home contractor’s domain. Believe me, we see it all, spiders, snakes, rats, centipedes, scorpions, dead carcasses (cats, rats, bunnies, and yes even a coyotes) not to mention standing water, sewer leaks, falling insulation, splitting marriage lines, overextended screw jacks, shifting or compromised supports. I have yet to find any buried treasure but we frequently find several cases of empty beer cans which may be the reason many of the homes we work on seem to be set up off kilter right from the beginning.

Having worked in the business for twenty some years, we have striven to maintain our business model as closely associated with the name of our company, On The Level, as possible and have tried to avoid the trampy style of some of our competition who frighten the mobilehome senior market with scare tactics,convincing widows to buy overpriced “earthquake bracing”, locktops, or “marriage rods. In most cases, these products were unnecessary or unpermitted and a waste of homeowner’s money.

And yet necessary upgrades for manufactured home foundations suddenly made an appearance when the lending market (specifically FHA and VA Loans) imposed foundation standards for permanent attachment in order to meet loan criteria. Without an engineer’s certification proving that the manufactured home’s foundation met FHA-insured standards (THE PERMANENT FOUNDATION GUIDE FOR MANUFACTURED HOMES, HUD 1996) , an FHA or VA loan could not move forward. The good news is that there are dozens of state-certified alternate and pre-fabricated systems available in the marketplace so that a home can have foundation repairs without having to renovate the entire understructure.

While the foundation standard is defined in the HUD Permanent Foundation Handbook, the problem is that individual states have divergent installation, titling, and real property provisions so each home must be evaluated on a case-by-case basis. But as a company, On The Level does not stop at the evaluation of just the foundation. It is our opinion that a foundation certification is NOT a stand-alone document. Proving that the foundation is compliant should NOT be the first step on the long laundry list of conditions. IT SHOULD BE THE LAST CONDITION! Let me explain, in many cases, we have evaluated the foundation and we know it can certify or it will certify with a retrofit but we refuse to move forward with the actual letter. Why? Our competition takes the attitude that they are only being hired to assess the foundation so that’s what they do: assess the foundation in a vacumn irrespective of other data, then they write a pass or fail certification, and take the money and run. So what if a $3000 retrofit could potentially kill the loan? Who cares if there is evidence that the home was moved from another location? Who cares if the home is located in a flood plain? Who cares if the home doesn’t have HUD tags? That’s not the engineer’s or retrofitter’s job, right? The engineer only needs to write a determination of the foundation itself. End of story.

We disagree. My point is that this is state-by-state tricky wicket. In most cases, I’ll get a demand from an enthusiastic loan officer, “I just need the cert”. When I say, “Not so fast—our research shows issues in other areas”, I think most of them think we are trying to drag our feet. Not true! It is our policy as a company never to charge for a failed foundation inspection report—we only charge the borrower or lender once a foundation report certifies that the foundation meets the PERMANENT FOUNDATION GUIDE FOR MANUFACTURED HOMES, HUD 1996.

We provide a one-stop shop for borrowers, lenders, processors to get nationwide engineer’s certifications quickly and accurately. No charges for failed reports EVER!!!! www.onthelevelcontractors.com

And if you don’t have a lender, a manufactured home loan specialist: www.mh-lending.com

When planning travel in Europe or around the world many travelers overlook the cost of cell phone use abroad. Many travelers don’t realize that the cell phone standards and the equipment that most of us use in the USA are incompatible with the GSM (Global System for worldwide Mobile communication) 900/1800 standards used abroad. If your phone does work overseas, depending on your service, you can wind up paying expensive roaming rates plus other hidden charges like VAT taxes and mobile termination fees. One company helps to make cellphone use more affordable, Roberts Rent-A-Phone. With their new lower rates Roberts Rent-A-Phone provides more affordable travel cell phone rentals at everyday rates lower than their competitions discounted rates. Also, they do not add Vat taxes, connection charges, mobile termination charges etc.

Business travelers, students and occasional travelers want to be able to rely on their cell phones to stay in touch with the office, parents and family back home. They also expect quality service, and economical usage. Roberts provides just that. Many of their minute rates are actually lower than those of international plans available through your regular service provider.

Simply put, if your cell phone is not unlocked or your phone does not work overseas, and you want to rent a phone for your travel, Roberts Rent-A-Phone is one source you should consider. Be careful, there are a lot of companies that rent cell phones to travelers and almost all of these cell phone services add extra fees not included in their quoted price, Roberts does not.

Roberts also rents GPS units and Satellite phone

More information about International Cell Phone Rentals is available at http://roberts-rent-a-phone.com or by calling Roberts customer service center Toll Free (800) 964-2468

Fair or unfair to manufactured home borrowers, most lenders view manufactured homes with derision. We’ve all heard the term —trailer trash—well that’s how most lenders continue to characterize the manufactured home loan. Without owning the land, the manufactured home is pigeon-holed into a high percentage rate personal property loan. Even when the home sits on real property, the stigma persists in the minds of lenders that a homeowner will pull up his 5th wheel, hitch up the home, pull up stakes, and disappear down the road in the middle of the night - leaving the investor, high and dry. Although the portrait being portrayed treads on the side of ridiculous, the real concern for the lender is not only dismissing the above stigma, but how a simple classification of titling can significantly alter an investor’s mentality from “trailer” to legitimate dwelling.

Fortunately, FHA-insured loans are improving their visibility with many mortgage brokers. In many respects, they seem to rank among the only safe-havens for the manufactured home purchaser or borrower. Furthermore, HUD has created a model that both the lender and transaction coordinator can follow. The need for this type of application stems from the confusion over the fact that manufactured homes are the only type of housing that can be classified either as personal property or real property; and worse, there has been no national consistency for neither titling nor set-up requirements. In some states, manufactured homes were overseen by a transportation agency. Yet in other states – such as California – there exists has always been an authoritative MH housing agency, where others maintain little to no oversight. While HUD has jumped into the picture and requires a national standard for new home installation since January 1, 2009, existing homes are currently in “no-man’s land.”

A primary priority to a lender is that the titling of the manufactured as real property (meaning that the home and land are conjoined as one). This provides the lender - or investor - with security interest on the home. In some states (like California), the classification for a manufactured home as real property requires that the home be installed on a permanent foundation. In other states (like Arizona), the change of titling procedure is a paper-only transaction so there is no requirement for a permanent foundation. Where this becomes a problem is when a borrower needs an FHA-insured loan because HUD requires that the home be set on a permanent foundation. Thus, a licensed engineer must certify the foundation is in compliance with FHA guidelines, or what is commonly referred to as the HUD Handbook. So this begs the question why? The borrower typically proclaims, “When I bought my home, it was approved by the building department and everything has been signed off. Of course, my home will pass otherwise the building department wouldn’t have approved it!” However, building regulations vary from city-to-city and county-to-county, so underwriters, investors and government agencies need a national standard. The approval of a licensed engineer that the home meets the standards detailed in the PERMANENT FOUNDATION GUIDE TO MANUFACTURED HOMES seems to fit the bill.

These are the basics for your home to qualify:

• The manufactured must be a HUD home, which means it must be manufactured after June 15, 1976. If there are metal plates at the rear of the home that begin with a three Alpha letters like CAL, ARZ, ORE, that’s usually a good sign. If the HUD label is missing, usually a label verification letter from the Institute for Building Technology and Safety (IBTS) www.ibts.org giving the provenance of the home will suffice.
• The foundation system must meet the guidelines published in the Permanent Foundations Guide for Manufactured Housing, dated September 1996. A certification attesting to compliance must be obtained from a licensed professional engineer.
• The manufactured home must be classified and taxed as real estate. A long-term lease may also be acceptable in certain instances. States vary on how the real estate classification is accomplished so this is another important aspect to understand.
• The axles and tongues must be removed from the chassis.
• The manufactured home must have an adequate perimeter enclosure with appropriate ventilation.
• The manufactured home must not have been installed or occupied previously at any other site or location.
• Must have a floor area of not less than 400 square feet.
• Built and remains on a permanent chassis.
• The finished grade elevation beneath the manufactured home shall be at or above the 100-year return frequency flood elevation.

If you are in the market for a manufactured home loan and you own your land, it is in your best interest to work with a loan officer that specializes only in the manufactured home loan product. And if you need a professional engineer to evaluate the foundation, you’ll need one that specializes in manufactured homes as well because the HUD Handbook consists of over 400 pages of inconsistency.

If you want a lender that specializes in manufactured homes. www.mh-lending.com

If you want a professional engineer that specializes in manufactured homes www.onthelevelcontractors.com

Manufactured home loans are very unique in that in order to qualify for a loan, the lender has to qualify more than just your ability to repay the loan and the fact that your home is a good risk based on the value. Manufactured homes have their own checklist of requirements, one of which is proving the home is a HUD home. And the best proof is the THE HUD TAG or LABEL that is attached to the rear of each section of the home. Unlike the textile tag on pillows and mattresses that says DO NOT REMOVE and everyone does anyway. This is the one label you should not remove.

DO NOT REMOVE THE HUD TAG EVER!

When you go to find a piece of real estate, you can usually access it by address, assessor’s parcel number, legal description or all of the above. However, even if a manufactured home sits on a piece of realty and shares the features of the real property, it is still distinguished by its HUD label that is an affixed HUD seal (tag/label) located on the outside of the home.

Many people ask, if the home is on real property and is being assessed as real property, then why would a HUD tag be of continuing importance? Even when a manufactured home is converted to real property, it doesn’t remove the fact that the home is still a manufactured home. In other words, once a duck, always a duck even if it stops quacking. The provenance of any HUD home and its factory design and engineering requirements are traceable through the individual HUD number. For appraisal and lending purposes, code must follow code so appraisers and engineers certifying a home for a manufactured home loan need to specifically identify the HUD numbers in their reports and building departments utilize it as the format for the permit process because it allows the home to pre-empt the local building codes. If for any reason the labels are missing, appraisers will often reject the property and refuse to proceed until documentation is provided, building departments will refuse to issue certain and in some states a manufactured home may not be re-sold if missing a label. So let me repeat: DO NOT REMOVE THE HUD TAG EVER! However, if for unavoidable reasons the label must be removed from its permanent location, please safeguard it and keep it with your other important documents.

So what is the label?

The Certification Label (also know as a HUD tag) is a metal plate that is affixed to the outside of the manufactured home. The label number is stamped with a 3 letter designation which identifies the production inspection primary inspection agency followed by a 6-7 digit number which the label supplier shall furnish. If the home is a multi-wide unit, each unit must have a label. Although it is common for the numbers to be sequential, it is not necessarily so.

In the case of missing tags, HUD does not reissue new tags. However, the Department can issue a letter of label (tag) verification for units for which it can locate the necessary historical information. HUD will accept documentation from IBTS - Institute for Building Technology and Safety (Current HUD Contractor) verifying HUD labels were issued to the manufactured home if the tags are not affixed to the home at the time of appraisal. There is a fee for this and can be issued online as long as certain information can be verified.

Alternatively verification of the HUD label numbers can often be found on the interior of the home on a data plate. The Data Plate is usually found in one of four locations: on or near the main electrical panel, in a kitchen cabinet, in a bedroom closet or in a laundry room closet. The data plate has a map of the United States to let the consumer know the Wind Zone and Snow Load for which their home was built. The Data Plate will contain the following information: (a) the name and address of the manufacturing plant in which the home was manufactured, (b) the serial numbers and model designation, and the date the unit was manufactured, (c) a statement which references that the home was built in accordance to the Manufactured Home Construction and Safety Standards, (d) a list of the certification label number(s), (e) a list of factory-installed equipment, including the manufacturer’s name and the model designation of each appliance, (f) a reference to the Roof Load Zone and Wind Zone Load to which the home was designed, (h) and the name of the agency that approved the design. For a replacement copy of a missing data plate, one may be able to obtain it by contacting the In-Plant Primary Inspection Agency (IPIA) and the manufacturer. The IPIA is a third party inspection agency that works in conjunction with the Department to inspect manufactured homes during the manufacturing process to ensure that the manufacturer meets the Federal Manufactured Home Construction and Safety Standards. To obtain a list of inspection agencies, visit here:

With that it mind, DO NOT REMOVE the HUD TAG EVER!

And if you’re looking for a specialist for a manufactured home land-home package loan, contact www.mh-lending.com.

What our motorcycle accident lawyers often find in jury selection is that the ordinary juror has the misperception that motorcycle riders are risk takers, and so they come into the case with the initial bias toward the assumption that negligence on the part of the motorcyclist is most likely the cause of the accident. However, according to the extensive research conducted by our motorcycle accident attorneys the most common cause of multi-vehicle motorcycle accidents is the inattention and negligence of the other driver, most commonly an auto driver.

What our motorcycle accident lawyers discovered upon reviewing the research, including the landmark study conducted by Harry Hurt of the University of Southern California, is that the most common causes of motorcycle accidents is auto driver inattention, specifically either in pulling out from a side street or turning left from the opposite direction into the motorcyclists right of way. According to our motorcycle accident attorneys research, two-thirds of all multi-vehicle motorcycle accidents are solely the fault of the auto driver, meaning without any fault on the part of the motorcyclist. And two-thirds of that number, or fifty percent of the total number of motorcycle accidents are due to auto driver inattention, again either “not seeing” the oncoming motorcyclist as the auto driver enters a street from a side street or “not seeing” the motorcyclist as the auto driver turns left into the motorcyclists right of way from the opposite direction. The auto driver’s explanation is almost always that he or she didn’t “see” the oncoming motorcyclist.

Our motorcycle accident lawyers have done original research to determine why it is that auto drivers don’t “see” motorcycles. For many years the National Highway Transportation Safety Administration, NHTSA, took the position that auto drivers didn’t see motorcyclists because of a “lack of conspicuity” of the motorcycle. In our motorcycle accident lawyers opinion that was just a cop out by NHTSA, essentially an excuse for not doing what would be required in order to retrain auto drivers to “look” for motorcyclists when they engage in the driving behaviors most likely to result in auto accidents. All “lack of conspicuity” does for NHTSA is to shift the fault of two-thirds of all motorcycle accidents from the auto drivers who fail to “see” the motorcycle, over to the size of the motorcycle. But every motorcyclist knows that for a car to present a hazard to us that we can’t avoid either by braking or by swerving, the auto driver must out right in front of us, from a very short distance. Our motorcycle accident lawyers are convinced that “lack of conspicuity” of the motorcycle simply cannot account for auto drivers failing to “see” us at the short distance that would be required for them to create a hazard we can’t brake to avoid or swerve around.

Instead, what our motorcycle accident attorneys original research suggests is that the mental mechanism responsible for the auto drivers failure to “see” us at these short distances is an “inattentional blindness,” a widely accepted mental perception phenomenon widely discussed in the scientific literature. There are a number of factors leading to “inattentional blindness” that our motorcycle accident lawyers believe are responsible for the auto drivers failure to “see” oncoming motorcyclists. The two most prominent, in our motorcycle attorneys view, are “expectation” and “relevance.” The reason why auto drivers don’t “see” oncoming motorcycles is in part because they don’t “expect” to see a motorcycle, just because motorcycles are a less prevalent mode of transportation, and the science discloses that we are much more likely to “see” what we expect to see. The second reason why auto drivers don’t “see” motorcycles, on the basis of our motorcycle accident lawyers research, is that auto drivers just don’t see us as being as “relevant” as an oncoming car, truck or bus. We don’t pose a threat to the auto driver’s life in the same way that an oncoming car, truck or bus would pose such a threat, and therefore, in the competition for limited conscious attention, the oncoming motorcycle will not draw the auto drivers attention in the same way a larger vehicle would.

As our motorcycle accident lawyers will describe in other articles on the “solution to the obscene incidence of motorcycle accidents,” the real answers to reducing motorcyclist injuries is to focus on reducing accident, specifically by “motorcycle awareness” programs, also on retraining auto drivers to look for motorcycles, particularly when entering intersections and turning left at intersections, and then, more severe criminal penalties for auto drivers who commit “right of way violations” that result in the injury or death of a motorcyclist. In the foregoing ways our motorcycle accident attorneys suggest that the auto driver can be led to “expect” the oncoming motorcyclist, and to see the oncoming motorcyclist as “relevant.”

Ray Henke is a Motorcyclist, Motorcycle Accident Lawyer, and Lead Trial Attorney for the Henke Law Group.