Quick Answer
Yes, you can get an FHA-insured reverse mortgage on a manufactured home if it meets FHA requirements: it must have been built after June 15, 1976, carry the required HUD certification labels, sit on a permanent foundation, be classified as real property (not personal property), be on land you own or that otherwise qualifies, have at least 400 square feet of living area, and meet FHA property standards. True mobile homes built before June 15, 1976, and most homes on leased land in a park do not qualify for a HECM.
Can You Get a Reverse Mortgage on a Manufactured Home?
Many manufactured homes do qualify for an FHA-insured HECM, but they must meet stricter requirements than a standard single-family house. The home must be permanently affixed, titled as real estate, and meet FHA construction and safety standards. Because these rules are detailed, it is worth confirming eligibility early with a broker who has financed manufactured homes.
The FHA Requirements for Manufactured Homes
To be HECM-eligible, a manufactured home generally must have been built after June 15, 1976, display the HUD certification label and data plate, contain at least 400 square feet of living space, sit on a permanent foundation that meets FHA standards, and be taxed as real property. The home and site together must also pass an FHA appraisal. Missing any of these can disqualify the home.
Real Property vs Personal Property
One of the most important distinctions is whether the home is classified as real property or personal property. A manufactured home that is still titled as a vehicle, or that can be moved, is treated as personal property and is not eligible. The home must be permanently affixed to a qualifying foundation and converted to real property, usually meaning the land and home are titled together.
Mobile Homes vs Manufactured Homes
The terms are often used interchangeably, but for lending purposes the build date matters. Homes built before June 15, 1976, are generally called mobile homes and do not qualify for a HECM because they predate federal construction standards. Homes built after that date are manufactured homes and may qualify if all other requirements are met.
What About Homes on Leased Land or in a 55+ Park?
Many manufactured homes in California sit in parks on leased or rented land. These generally do not qualify for a HECM, which usually requires that you own the land the home sits on or that the site otherwise meets FHA criteria. A small number of proprietary programs may consider certain situations, but options are limited, so confirm your land status early.
How to Confirm Your Home Qualifies
The fastest way to know is to have the specifics reviewed: build date, HUD labels, foundation type, land ownership, and how the home is titled and taxed. A knowledgeable broker can often tell quickly whether a HECM is realistic. For a straightforward, no-pressure assessment of your manufactured home, contact Miguel A. Vazquez, NMLS #401212, at Reverse Mortgage Plus, a licensed California broker.
