HELOC on a manufactured home

It depends almost entirely on whether the home is real property: on a permanent foundation, on land you own, and titled with the land.

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What lenders look for

• A permanent foundation that meets local and HUD standards
• You own the land the home sits on
• The vehicle-style title has been retired and the home is taxed as real property
• Built after June 15, 1976, under the HUD code
• Comparable sales of similar homes for valuation

If it doesn't qualify

• A cash-out refinance through FHA or conventional programs that accept manufactured homes on owned land
• A personal loan for smaller amounts
• Converting the title to real property first, a process set by your state

Modular homes, built in a factory to local building codes, are usually treated like site-built homes.

A quick eligibility checklist

• Built on or after June 15, 1976, to the federal HUD code (look for the HUD label and data plate).
• On a permanent foundation that meets the lender's and local requirements.
• Titled as real property with the land. Many states use an affidavit of affixture or similar filing to retire the vehicle-style title.
• You own the land, not lease it.
• Often a minimum size; some lenders don't lend on single-wide homes.

Converting to real property

If your home is still titled as personal property but sits on land you own on a permanent foundation, you can usually convert it. The process varies by state but often involves surrendering the title to the state motor vehicle or housing agency and recording a document with the county. It can take several weeks, so start before you apply.

Valuation challenges

Appraisers need recent sales of similar manufactured homes nearby. In areas with few comparable sales, values can come in low or the lender may not be able to lend. A full appraisal is more likely than an automated valuation.

If it doesn't qualify

Options include a chattel loan for homes on leased land, an FHA Title I loan for some improvements, or a personal loan for smaller amounts.

Example

A double-wide home built in 2004 sits on two acres the owners have owned for 15 years. It's on a permanent foundation, and the title was retired years ago, so it's recorded as real property. The home and land appraise at $320,000 with a $120,000 mortgage. At an 80% cap, total debt can reach $256,000, supporting a line of about $136,000. A lender that lends on manufactured homes approves a $75,000 line after a full appraisal.

Mistakes to avoid

• Applying before the home is titled as real property.
• Assuming any foundation counts; lenders require a permanent one.
• Not checking the HUD label and data plate.

Also asked

Can I get a HELOC on a modular home?

Yes, you can usually get a HELOC on a modular home. Modular homes are built in a factory to local building codes and are generally treated like site-built homes.

Can I get a HELOC on a manufactured home built before 1976?

Very rarely. Manufactured homes built before the HUD code took effect on June 15, 1976, are very hard to finance with any mortgage or HELOC.

Will an older manufactured home qualify for a HELOC?

Sometimes. Some HELOC lenders set age limits or require a certain condition for manufactured homes, so a newer home built under the HUD code on a permanent foundation has the most options.

Can I get a reverse mortgage on a manufactured home?

Yes, if it meets FHA rules. FHA HECM reverse mortgages allow manufactured homes built after June 15, 1976, on a permanent foundation, titled as real property and meeting HUD standards. Many lenders add their own requirements.

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