What a foundation certification is
It's a signed report from a licensed engineer or architect saying a manufactured home's foundation meets the lender's standard. HUD's archived FHA guidance says it must be completed by a licensed professional engineer or registered architect licensed in the state where the home sits. It must be site specific and carry a signature, seal and/or license number. See HUD's archived guidance. Program rules change, so have your lender tell you exactly what it wants in writing.
When you'll need one
- Buying or refinancing with an FHA-backed loan. One Florida inspection firm also lists federally backed loans in general, and some conventional loans when the underwriter asks.
- Selling, when your buyer's lender asks for it.
- HUD's archived guidance says a past certification can be reused for later FHA loans, if the foundation hasn't been altered and shows no damage. So ask the seller or your closing agent whether one exists.
What the engineer looks at
- The home is tied down on a permanent foundation.
- Drainage around the home is adequate.
- Additions such as decks, steps, carports, roof overhangs and sheds aren't supported by the home's structure.
- The home hasn't been moved from its first permanent location.
- That list comes from Residential Inspection LLC, a Florida firm. Your engineer's checklist may differ. Some firms sell a tie-down certification and others a foundation certification, so confirm which one your lender wants.
Fix these before the visit
- Loose or rusted straps and anchors: see tie-downs.
- A home out of level, or cracked piers: see leveling.
- Standing water under the home: see underbelly repair.
- Missing or damaged skirting.
- Decks, porches or roofs fastened to the home. Florida's repair rule says additions must be free standing, with only the flashing attached, unless they were designed to be married to the home.
What it costs
One Florida firm lists $425 for a foundation certification, $175 more for additions when ordered together, and $250 to $300 for a reinspection. It doesn't list Polk as a service area and its page is undated, so use that as a rough guide. Rush service costs more. Ask whether the price includes the site visit, the sealed report and a return trip if repairs are needed.
Order it early
Book the engineer as soon as you're under contract. If the home fails, repairs and a reinspection can take weeks, and a loan closing may not wait. If you're selling, a check before listing can head off a surprise. Lenders may also ask about flood zones, title status and whether the home has been moved, so raise those early.
Not the same as Polk's used-home certification
Polk County has a separate check for used homes being placed on a lot. For that, a state-licensed dealer or a Florida architect or engineer can certify that a home meets the county's standards, instead of a county pre-inspection. See moving and setup. That form won't stand in for a lender's foundation certification.
Real property and your loan
Lenders often care whether the home and land are one piece of real property. Florida taxes a home as real property when the same person owns the home and the land and the home is tied down and connected to utilities (Fla. Stat. 193.075). Retiring the title is a separate step (Fla. Stat. 319.261). A title company or real estate attorney can walk you through it.
Questions to ask before you hire
- Are you licensed as an engineer or architect in Florida, and what's your number?
- Is the report accepted by my lender?
- What does the price include?
- How soon can you visit, and how fast is the report?
- What happens, and what does it cost, if the home needs repairs first?