Manufactured HUD Tags missing?

Manufactured Home HUD Tags or Data Plate Missing? Here’s What to Do

Buying or refinancing a manufactured home can involve a few additional steps that don't normally come up with a traditional site-built home.

One of the most common issues is surprisingly simple: the HUD certification labels (often called HUD tags or red tags) or the home's Data Plate are missing or can't be located.

That doesn't necessarily mean the home can't be financed. But it can create an underwriting issue that needs to be resolved before the loan can close.

What Is a HUD Tag?

Manufactured homes built on or after June 15, 1976 are generally constructed under the federal Manufactured Home Construction and Safety Standards administered by the U.S. Department of Housing and Urban Development (HUD).

Each transportable section of the manufactured home receives its own HUD Certification Label, commonly called a:

• HUD tag
• HUD label
• Certification label
• Red tag

The label is a small metal plate permanently attached to the exterior of the home. It contains a unique certification label number.

A double-wide normally has two HUD labels, one for each section. A triple-wide normally has three.

These labels provide evidence that the individual sections were manufactured in accordance with the applicable federal manufactured housing standards.

Where Do I Find the HUD Tags?

The HUD certification labels are attached to the exterior of each transportable section of the manufactured home.

They originally have a red appearance, although years of exposure to weather and sunlight can make older labels faded and difficult to read.

Sometimes a label has been covered by siding, paint or remodeling. In other cases, it may have been removed altogether.

Important: HUD does not issue replacement certification labels if the original metal tags are missing.

Fortunately, there may be another way to document the home's HUD label numbers.

What Is the Manufactured Home Data Plate?

The Data Plate is different from the exterior HUD tag.

Despite its name, it isn't normally a metal plate. It's a paper information sheet—generally about the size of a standard 8½ × 11-inch sheet—installed inside the manufactured home.

Common locations include:

• Inside or near the main electrical panel
• Inside a kitchen cabinet
• In a bedroom closet

The Data Plate contains important identifying and construction information about the home, which can include the manufacturer and manufacturing plant, serial number, model designation, date of manufacture, HUD certification label numbers and the home's applicable wind, roof-load and thermal-zone information.

This information can become very important when financing a manufactured home.

What If the HUD Tags Are Missing?

A missing HUD tag can create a financing problem because the lender and appraiser may need to verify the certification label number for each section of the home.

But missing doesn't automatically mean the loan is dead.

When the original HUD certification labels can't be located, it may be possible to obtain a Letter of Label Verification through the Institute for Building Technology and Safety (IBTS), HUD's contractor for this service.  The verification can provide documentation of the HUD certification label information associated with the manufactured home.  This is why identifying the home correctly is so important.

What If the Data Plate Is Missing Too?

This can make things more complicated, but there may still be options.

If the Data Plate is missing, information may potentially be available from the home's manufacturer or the In-Plant Primary Inspection Agency associated with the manufacturer.

Previous loan, appraisal, title or property records may also contain useful identifying information.

The manufactured home's serial number is particularly important. The serial number is generally stamped into the home's structural frame. On a multi-section home, the serial number commonly contains section identifiers such as A/B for a double-wide or A/B/C for a triple-wide.  An experienced manufactured-home lender or appraiser may be able to help determine what documentation is available and what the particular loan program will require.

HUD Tag Verification vs. Data Plate Information

These are two related but different issues.

Missing HUD tag: The goal is generally to verify the certification label number that was originally assigned to the home.

Missing Data Plate: Additional documentation may be necessary to establish information such as the manufacturer, model, date of manufacture and applicable construction zones.

Depending on the circumstances and loan program, one issue may be relatively easy to solve while the other can require additional research.

Don't Wait Until the End of the Loan

This is one of those manufactured-home issues that's much better to discover before you're deep into the loan process.

If you're buying a manufactured home, look for the HUD labels and Data Plate as early as possible.

If you're refinancing, check for them before the appraisal whenever possible.

Finding out at the last minute that a HUD tag or Data Plate is missing can create additional conditions, expenses and delays while the lender determines what alternative documentation is acceptable.

What If Nothing Can Be Found?

Sometimes the home's identifying information is incomplete, incorrect or simply unavailable.

If the lender can't satisfactorily document the home's identity, certification or other required information, the property could become ineligible for a particular type of traditional mortgage financing.

That doesn't necessarily mean every financing option is unavailable. Loan programs and lender requirements can differ substantially.

This is where experience with manufactured-home lending can make a major difference.

The Bottom Line

A missing HUD tag or Data Plate doesn't automatically mean you can't finance a manufactured home.

The key is identifying the problem early and determining exactly what documentation the lender requires.

In many cases, missing HUD certification label information can be verified through IBTS. Missing Data Plate information may require additional research through the manufacturer, inspection agency or existing records.

Manufactured-home financing has more moving parts than financing a typical site-built house. Working with someone who understands these requirements can help identify potential problems early—before they turn into closing delays.

Need Help With a Manufactured Home Loan?

I've been originating home loans for more than 36 years and have extensive experience with manufactured-home financing and the unusual issues that can come with these properties.

If you're buying or refinancing a manufactured home and aren't sure whether the HUD tags, Data Plate, foundation, additions or other property characteristics will create a financing problem, contact me before you get too far into the process.

A little homework upfront can save a lot of time and frustration later.