source:
  type: guide
  id: fnma-sel-b2-3-02
  authority: 'Fannie Mae Selling Guide B2-3-02 — Special Property Eligibility and
    Underwriting Considerations: Factory-Built Housing'
  description: 'Fannie Mae Selling Guide B2-3-02 — Special Property Eligibility and
    Underwriting Considerations: Factory-Built Housing.'
  coverage_tier: operative
obligations:
- id: fnma-sel-b2-3-02-full
  canonical_id: fnma-sel-b2-3-02-full
  section: 'Fannie Mae Selling Guide B2-3-02 — Special Property Eligibility and Underwriting
    Considerations: Factory-Built Housing'
  type: do
  tags:
  - regulator-direct
  - fnma
  - selling-guide
  - corpus-expansion
  - tier-operative
  primary_source:
    tier: 1
    authority: 'Fannie Mae Selling Guide B2-3-02 — Special Property Eligibility and
      Underwriting Considerations: Factory-Built Housing'
    source_class: fnma-guide
    source_url: https://singlefamily.fanniemae.com/media/document/pdf/selling-guide
    snapshot_id: 5f7b8b79da595d76
    fetched_at: '2026-05-25T14:09:57Z'
    content_hash: sha256:98cf85a02861bbe84914a0e339b327c8fc131869a8a573882007bbeea60c5701
    paragraph_quote: 'B2-3-02, Special Property Eligibility and Underwriting Considerations:
      Factory-Built Housing (02/04/2026) Introduction This topic contains information
      on factory-built housing, including: Manufactured Home Property Eligibility
      Requirements MH Advantage Property Eligibility Requirements Modular, Prefabricated,
      Panelized, or Sectional Housing Eligibility Modular, Prefabricated, Panelized,
      or Sectional Housing Requirements Modular Construction Techniques on Multi-Unit
      Buildings Uniform Appraisal Dataset (UAD) 3.6 Policy Manufactured Home Property
      Eligibility Requirements Fannie Mae deﬁnes a “manufactured home” as any dwelling
      unit built on a permanent chassis that is attached to a permanent foundation
      system and evidenced by a HUD Data Plate and HUD Certiﬁcation Label(s). For
      additional information, see B5-2-02, Manufactured Housing Loan Eligibility.
      (The terms “manufactured home” and “manufactured housing” are used interchangeably
      in this Guide). The table below provides additional manufactured housing property
      eligibility requirements. For manufactured housing appraisal requirements, see
      B4-1.4-01, Factory-Built Housing: Manufactured Housing. For project review methods
      for manufactured homes located in a condo or PUD, see B4-2.1-01, General Information
      on Project Standards. Published May 6, 2026 244 ✓ Requirements The manufactured
      home must be built in compliance with • the Federal Manufactured Home Construction
      and Safety Standards that were established June 15, 1976, as amended and in
      force at the time the home is manufactured; and • additional requirements that
      appear in HUD regulations at 24 C.F.R. Part 3280. Compliance with these standards
      will be evidenced by the presence of either a HUD Data Plate or the HUD Certiﬁcation
      Label(s) for each section of the home for existing construction. Lenders must
      obtain photos of the original HUD Data Plate or HUD Certiﬁcation Label(s) or
      provide the alternative documentation described below. If neither of these can
      be obtained, the loan is not eligible for sale to Fannie Mae. (Both are required
      for new construction). The HUD Data Plate is a paper document located on the
      interior of the subject property that contains, among other things, the manufacturer’s
      name and trade/model number. In addition to the data required by Fannie Mae,
      the Data Plate includes pertinent information about the unit, including a list
      of factory-installed equipment. The HUD Certiﬁcation Label(s), sometimes referred
      to as a HUD “seal” or “tag,” is a metal plate located on the exterior of each
      section of the home. The Manufactured Home Appraisal Report (Form 1004C) must
      have photos of either the HUD Data Plate or the HUD Certiﬁcation Label(s). As
      an alternative to the original HUD Certiﬁcation Label(s) or the HUD Data Plate
      for existing manufactured homes, the lender must obtain either a label veriﬁcation
      letter with the same information contained on the HUD Certiﬁcation Label(s)
      or duplicate HUD Data Plate from the Institute for Building Technology and Safety
      (IBTS). A duplicate HUD Data Plate may also be available by contacting the In-Plant
      Primary Inspection Agency (IPIA) or the manufacturer. (A list of IPIA oﬃces
      is posted on HUD’s website.) The unit must not have been previously installed
      or occupied at any other site or location, except from the manufacturer or the
      dealer’s lot as a new unit. The manufactured home must be a one-unit dwelling
      that is legally classiﬁed as real property and cannot include an accessory dwelling
      unit. See B2-3-04, Special Property Eligibility Considerations for additional
      information. The towing hitch, wheels, and axles must be removed. The dwelling
      must assume the characteristics of site-built housing. Published May 6, 2026
      245 ✓ Requirements The manufactured home must be at least 12 feet wide and have
      a minimum of 400 square feet of above-grade ﬁnished area. Except for MH Advantage
      properties, Fannie Mae does not specify other minimum requirements for size,
      roof pitch, or any other speciﬁc construction details for HUD-coded manufactured
      homes. Site preparation for delivery of the manufactured home must be completed.
      The manufactured home must be attached to a permanent foundation system in accordance
      with the manufacturer’s requirements for anchoring, support, stability, and
      maintenance. The foundation system must be appropriate for the soil conditions
      for the site and meet local and state codes. The manufactured home must be permanently
      connected to a septic tank or sewage system, and to other utilities in accordance
      with local and state requirements. If the property is not situated on a publicly
      dedicated and maintained street, then it must be situated on a street that is
      community owned and maintained, or privately owned and maintained. There must
      be adequate vehicular access and there must be an adequate and legally enforceable
      agreement for vehicular access and maintenance. See B4-1.3-04, Site Section
      of the Appraisal Report, for additional information about privately maintained
      streets. Loans secured by existing manufactured homes that have incomplete items,
      such as a partially completed addition or renovation, or defects or needed repairs
      that aﬀect safety, soundness, or structural integrity, are not eligible for
      purchase until the necessary work is completed. Exceptions to the foregoing
      may be made only for minor items that do not aﬀect the ability to obtain an
      occupancy permit — such as landscaping, a driveway, or a walkway – subject to
      all requirements and warranties for new or proposed construction provided in
      B4-1.2-05, Requirements for Verifying Completion and Postponed Improvements.
      Published May 6, 2026 246 ✓ Requirements Manufactured homes that have an addition
      or have had a structural modiﬁcation are eligible under certain conditions.
      If the state in which the property is located requires inspection by a state
      agency to approve modiﬁcations to the property, then the lender is required
      to conﬁrm that the property has met the requirement. However, if the state does
      not have this requirement, then the structural modiﬁcation must be inspected
      and be deemed structurally sound by a third party who is regulated by the state
      and is qualiﬁed to make the determination. In all cases, the satisfactory inspection
      report must be retained in the mortgage loan ﬁle. MH Advantage Property Eligibility
      Requirements MH Advantage is manufactured housing that is built to meet construction,
      architectural design, and energy eﬃciency standards that are more consistent
      with site-built homes. Examples of the physical characteristics for MH Advantage
      include speciﬁc architectural and aesthetic features such as distinctive roof
      treatments (eaves and higher pitch rooﬂine), masonry or poured concrete perimeter
      foundation, attached garage or carport, covered porch; construction elements
      including durability features, such as siding and cabinetry materials; and energy
      eﬃciency standards (minimum energy ratings apply). Fannie Mae has agreements
      with manufacturers of homes intended to qualify for MH Advantage based on speciﬁc
      design criteria. The agreement may allow the manufacturers to apply an MH Advantage
      Sticker to single- or multi-width manufactured homes that meet the design criteria.
      With the exception of the lender requirements outlined below, lenders will not
      be required to independently determine the property’s eligibility for MH Advantage.
      Lenders’ and appraisers’ responsibilities relating to MH Advantage loans are
      detailed below. Published May 6, 2026 247 Requirements Lender The lender must
      • ensure the property meets the MH Advantage eligibility requirements by reviewing
      appraisal photos that show the MH Advantage Sticker or the CHOICEHome® label
      (placed in proximity to the HUD Data Plate), • ensure that for existing construction
      either the HUD Data Plate or the HUD Certiﬁcation Label(s) is present, and •
      ensure for new construction, both the HUD Data Plate and the HUD Certiﬁcation
      Labels are present. • verify through the appraisal, Appraisal Update and/or
      Completion Report (Form 1004D), completion alternatives, or photos that the
      property includes the following site and access features: ⚬ Permanent Foundation
      ▪ Meet HUD’s Permanent Foundation Guide for Manufactured Housing ▪ Engineered
      Foundation certiﬁed by a registered architect or professional engineer; and
      ▪ Masonry or Poured Concrete Perimeter ⚬ Elevation ▪ Be a low-proﬁle/residential
      set ﬁnished ﬂoor set ▪ Not exceed 30 inches from the bottom of the ﬁrst-ﬂoor
      joist to the exterior grade for the front or entry ▪ Have a covered porch (minimum
      72 sq. ft.) • For a single-section MH Advantage or CHOICEHome with a date of
      manufacture after June 4, 2026, an attached garage or carport for new construction
      with space to accommodate at least one car. The exterior materials and ﬁnishes
      for the attached garage must be at least equivalent to the remainder of the
      structure. • Driveway ⚬ Must lead to the home (or to the garage/carport if present).
      ⚬ Material must be blacktop, pavers, bricks, concrete, or cement. • Sidewalk
      ⚬ Must connect either the driveway or an attached garage/carport to the front
      entrance of the home. ⚬ Material must be blacktop, pavers, ﬂagstone, bricks,
      concrete, or cement. • Gutters and Downspouts ⚬ Verify that the property includes
      a gutter and downspout system to direct water away from the foundation and structure.
      Note: Exception for an Inﬁll Lot If an existing inﬁll lot for a new construction
      cannot accommodate an attached garage/carport, driveway, and/or sidewalk, the
      feature and/or site improvement is not required. An inﬁll lot is vacant or underutilized
      land located within a developed urban and suburban area, typically surrounded
      by existing buildings and infrastructure. It speciﬁcally excludes any lot located
      in a newly created or recently platted subdivisions. • For new construction,
      the lender is responsible for compliance with Fannie Mae’s standard appraisal
      requirements, speciﬁcally B4-1.2-05, Requirements for Verifying Completion and
      Postponed Improvements and, B4-1.4-01, Factory-Built Housing: Manufactured Housing
      for appraisals based on plans and speciﬁcations. This will ensure that site
      improvements that are not attached to the home, such as detached garages, are
      complete. Published May 6, 2026 248 Requirements Appraisal Standard valuation
      requirements for manufactured homes apply, including: • B4-1.3-05, Improvements
      Section of the Appraisal Report • B4-1.3-10, Cost and Income Approach to Value
      • B4-1.4-01, Factory-Built Housing: Manufactured Housing The Manufactured Home
      Appraisal Report (1004C), Appraisal Update and/or Completion Report (Form 1004D),
      or completion alternatives must include photos of the MH Advantage Sticker or
      the CHOICEHome® label, as applicable, and either the HUD Data Plate or the HUD
      Certiﬁcation Label(s), and the site showing all driveways, sidewalks, and detached
      structures located on the site. Note: The requirement of photos of either the
      HUD Data Plate or the HUD Certiﬁcation Label(s) applies to existing construction.
      (Both are required for new construction.) Unless stated otherwise, loans secured
      by manufactured homes that meet the MH Advantage criteria are subject to the
      same requirements that apply to all manufactured homes. (References to “manufactured
      homes” or “manufactured housing” apply to MH Advantage unless an exception is
      stated.) Note that loans secured by MH Advantage properties are aﬀorded a number
      of ﬂexibilities over standard manufactured housing, including higher LTV ratios,
      standard mortgage insurance, and reduced loan-level price adjustments. See the
      Eligibility Matrix, B7-1-02, Mortgage Insurance Coverage Requirements, and Loan-Level
      Price Adjustment Matrix, respectively, for additional information. Modular,
      Prefabricated, Panelized, or Sectional Housing Eligibility Modular Homes. Fannie
      Mae purchases loans secured by modular homes built in accordance with the International
      Residential Code administered by state agencies responsible for adopting and
      administering building code requirements for the state in which the modular
      home is installed. Prefabricated, Panelized, and Sectional Homes. Loans secured
      by prefabricated, panelized, or sectional housing are eligible for purchase.
      These properties do not have to satisfy HUD’s Federal Manufactured Home Construction
      and Safety Standards or the International Residential Codes that are adopted
      and administered by the state in which the home is installed. The home must
      conform to local building codes in the area in which it will be located. Modular,
      Prefabricated, Panelized, or Sectional Housing Requirements Factory-built housing
      such as modular, prefabricated, panelized, or sectional housing is not considered
      manufactured housing and is eligible under the guidelines for one-unit properties.
      These types of properties must be built of the same quality of materials as
      and assume the characteristics of site-built housing, be legally classiﬁed as
      real property, and conform to all local building codes in the jurisdiction in
      which they are permanently located. The purchase, conveyance, and ﬁnancing (or
      reﬁnancing) must be evidenced by a valid and enforceable ﬁrst- Published May
      6, 2026 249 lien mortgage or deed of trust that is recorded in the land records,
      and must represent a single real estate transaction under applicable state law.
      The lender is responsible for perfecting the real estate title and obtaining
      any needed title endorsements before selling the loan to Fannie Mae when a unit
      is titled as personal property similarly to manufactured homes. All factory-built
      units must be permanently attached to a foundation that meets the standards
      for local building codes where the unit will be placed and in accordance with
      the recommendations prescribed by the unit’s manufacturer (when applicable).
      If the unit had axles, wheels, tow hitch, or other hardware to facilitate ease
      of transportation to the site, the lender is responsible for ensuring that all
      such hardware is removed prior to selling the loan to Fannie Mae. Fannie Mae
      aﬀords modular, prefabricated, panelized, or sectional housing homes the same
      treatment as site- built housing. Therefore, Fannie Mae does not have minimum
      requirements for width, size, roof pitch, or any other speciﬁc construction
      details. Modular Construction Techniques on Multi-Unit Buildings Multi-unit
      buildings such as condos, co-ops, and townhomes may be constructed, in whole
      or in part, through the use of modular construction techniques. All buildings
      must conform to local building codes in the jurisdiction in which they are permanently
      located. Units in these buildings are provided the same treatment as units in
      multi-unit buildings constructed with site-built techniques. Uniform Appraisal
      Dataset (UAD) 3.6 Policy Lenders using UAD 3.6 must follow the requirements
      in the UAD 3.6 Policy Supplement. Recent Related Announcements The table below
      provides references to recently issued Announcements that are related to this
      topic. Announcements Issue Date Announcement SEL-2026-01 February 04, 2026 Announcement
      SEL-2025-07 September 03, 2025 Announcement SEL-2025-04 June 04, 2025 Announcement
      SEL-2024-07 November 06, 2024 Announcement SEL-2023-09 October 04, 2023 Announcement
      SEL-2023-02 March 01, 2023 Published May 6, 2026 250 Announcements Issue Date
      Announcement SEL-2022-10 December 14, 2022 Announcement SEL-2021-09 October
      06, 2021 Announcement SEL-2020-07 December 16, 2020'
  judgment: false
