DO NOT REMOVE TAG! - Attention Manufactured Home Owners

I know that we all have seen the "Do Not Remove Tag  Under Penalty of Law" warning tags on mattresses. Although this warning does not apply to consumers, I have never removed the tag from any mattress.  Perhaps that warning tag made me think twice or perhaps I wasn't concerned with the tag because it is covered up with a fitted sheet.  If you would like to remove your mattress tags, that is not my concern for this post but what I do want to warn you about and advise you concerns the "tags" that are attached to manufactured houses. When appraising a manufactured home there are two important labels or tags that we try to find when observing the home.  The HUD Data Plate/ Compliance Certificate and the HUD Certification Label.   The last two manufactured home appraisals we have done, the  HUD Data Plate/Compliance Certificate had been removed.  This can be a problem if you are wanting to sell or refinance your manufactured home. 

Manufactured homes are different than modular homes or traditional stick built homes.  Manufactured homes are built in a factory on a permanent chassis and then transported to the site with wheels and hitch.  The wheels and hitch are removed once the home is on site and utilities are connected. Manufactured homes are built according to HUD building codes and will have a HUD Data Plate/Compliance Certificate attached to the interior of the dwelling and an exterior HUD Certification Label attached.   These two items are important and often confused for each other.

HUD Data Plate/Compliance Certificate:  

HUD Data Plate/Compliance Certificate- (photo intentionally blurred)

This piece of paper that is typically found on the inside of a kitchen cabinet but can also be found in the utility room closet door or the main bedroom closet door.  PLEASE DO NOT REMOVE THIS LABEL.  This is called the HUD Data Plate/ Compliance Certificate and has important information specifically for your manufactured home such as the Serial Numbers, Manufacturer, Date of Manufacture, Trade/Model Name or Number.   If this is removed  there will be additional steps that will be necessary for the lender to proceed with the loan.   HUD will not re-issue the tags but they can issue a Letter of Label Verification for homes for which can locate the necessary historical information.   I do not know why this is referred to as the "Data Plate" as it is really just a piece of paper but a very important piece of paper at that.

HUD Certification Label: 

HUD Certification Label (number intentionally blurred)

The HUD Certification Label is often referred to as the Data Plate as it is actually a metal plate that is attached to the exterior of the dwelling.  If you have a double-wide manufactured home then there will be two, a triple-wide three, etc. One for each unit.  We haven't seen these removed very often but we have seen them painted over or have siding over it.  Please do not paint over this label if you plan on selling or refinancing your home!  If you reside your home, please reattach these labels.  Fannie Mae requires that both the exterior label and the interior compliance certificate be present.  There are steps to take if these are missing but again this may delay or jeopardize your loan.  

So, please do not remove these tags, labels or plates.  This could save you some headaches if you are going to sell or refinance your home.  I hope this helps.  Please let me know if you have any questions about this or appraising. 

Here are some helpful resources: 

What is the difference between a manufactured and modular home? - Sacramento Appraisal Blog

What are modular vs manufactured homes? - The Balance 

Manufactured Home Property Eligibility Requirements -Fannie Mae

HUD Labels (Tags) -HUD

Manufactured Home HUD Tags, Labels, Serial Numbers and Data Plates- Mobile Home Living

Disclaimer: All information deemed reliable but not guaranteed. The information is meant entirely for educational purposes and casual reading only and is NOT intended for any other use.  This information is NOT intended to support an opinion of value for your appraisal needs or any sort of value conclusion for a loan, litigation, tax appeal or other potential real estate or non-real estate purpose.  If you’d like to obtain additional information or order an appraisal for your specific needs, please contact us at www.dwslaterco.com