Updated August 17, 2026. General appraisal information only; not legal, tax, lending, engineering or accounting advice.
Identify the dwelling correctly
Manufactured, modular and site-built homes are built under different standards. Data plates, certification labels, serial information, construction date and public records may help establish the correct type.
Provide ownership and installation documents when available. Missing or conflicting identification can require additional research by the appropriate parties.
Clarify land and title interests
The home may sit on owned land, leased land or in a community, and the interest may be treated as real or personal property depending on documentation.
Provide deeds, titles, leases and lot-rent terms. The appraiser does not give a legal title opinion but must understand what interest is being valued.
Describe foundation and additions
Supports, skirting, crawl access, anchoring, utilities and grading influence the property description. A visual appraisal inspection is not an engineering certification.
Porches, garages, decks, roof-overs and room additions may add utility while creating permit or structural questions. An enclosed porch is not automatically original living area.
Use the correct comparable market
Comparable sales should reflect similar construction, land interest, age, size, condition, location and utility. Rural searches may expand distance or time while preserving relevant property-type similarity.
Replacement cost, assessment and nearby site-built sales do not automatically establish value. The appraiser reconciles the strongest available market evidence.
Gather records before deadlines
Assignments can be delayed by missing identification, title, installation or foundation records. Ask the lender which separate certifications are required.
The appraiser cannot create legal or engineering documents. Keep those responsibilities with the qualified party who can verify them.
Planning checklist
- Determine manufactured or modular type
- Locate label and data information
- Provide deed or title
- Clarify land ownership
- Make crawl area accessible
- Provide foundation certification if available
- List additions and dates
- Provide permits
- Identify well and septic
- Ask lender about separate certifications
Send the address, intended use, effective date and unusual property features so the assignment can be reviewed before scheduling.
Request an AppraisalFrequently asked questions
Is a modular home the same as a manufactured home?
No. They are built under different codes and should be identified accurately.
Can site-built homes be comparables?
Comparable selection is market-specific; the appraiser prioritizes evidence that reflects buyer behavior.
Does a permanent foundation guarantee eligibility?
No. Lending programs may require specific documentation beyond appraisal observation.
What if the label is missing?
Additional documentation or specialized verification may be required. Identification cannot be invented.