Retrofit Services and Foundation Repairs

On The Level offers foundation repairs, retrofit services and consulting to homeowners, lenders and insurance companies for one or more of the following reasons:

PERMANENT FOUNDATION AKA 433A: Is usually required to meet lender permanent foundation requirements for Fannie Mae, Freddie Mac, VA, or FHA-insured loan. A 433A requires a permit and inspection by the local building jurisdiction.
SEISMIC RETROFIT: FOR INSURANCE COMPANY: – In order to meet the seismic safety requirements of an insurance underwriter for an earthquake policy, an Earthquake Resistant Bracing System (ERBS) might be required. This requires a permit and inspection by the local building jurisdiction.
SEISMIC RETROFIT: FOR HOMEOWNER: IN upgrade the home using a state-certified Earthquake Resistant Bracing System (ERBS) to give the homeowner peace of mind. In order to be considered an Earthquake Resistant Bracing System (ERBS), permits are required in California.

What are Foundation Repairs and Retrofits?

The Terminology “Foundation Repair” or “Retrofit” generally refers to State Certified Proprietary Systems. What is a Proprietary System?????

A Proprietary System is a “beefier” support system designed to provide additional vertical and lateral resistance in wind, snow, and seismic zones. The design criteria has been pre-approved and stamped by an engineer and approved by the Department of Housing and Community Development. Each Proprietary System is given a Standard Plan Approval (SPA) or Listing Number which must be re-approved every two years. A current SPA or Listing # shows that the system has demonstrated through testing data that it meets or exceeds certain requirements. When utilizing a Proprietary Standard Plan Approval (SPA), generally plan check fees at the building department can be avoided.

When installing a Retrofit, the existing components are NOT removed. Since manufactured homes are constructed on a permanent chassis, the manufactured home’s existing supports are still necessary for the load displacement, reduction of floor vibration and for leveling adjustability. A rRtrofit is generally required to meet loan or insurance specifications for “permanent” attachment, wind resistance, snow loads or seismic resistance.

Retrofit services fall in the following 3 categories:

Retrofit Foundation System (433A and PERMANENT FOUNDATION GUIDE FOR MANUFACTURED HOMES, dated September 1996)

Foundation System: A foundation system under a manufactured home is a system that affixes the home to the land through a mechanical connection rather than through a simple paper trail for the purposes of tax assessment. The physical connection effectively conjoins the home and land as real property.

Many lenders now require that the manufactured home be attached to the land for the primary purpose of protecting their investment. For manufactured homes that were not originally installed on a system to meet Health and Safety Code Title 25 Section: 18551 or 433A foundation, there are a variety of State of California and FHA & HUD Proprietary Systems that can be installed expeditiously and cost effectively in order to retrofit a home to meet the lender’s specifications. The systems serve the dual purpose of providing a more secure support system and providing the lender with the assurance that your home and land are conjoined as real property.

In a resident-owned park or on private property, once a permanent foundation system has been installed, the building official signs the 433A document and this converts the home from personal property into real property. FHA Loans and Reverse Mortgage loans also require that the home meet the HUD 1996 Handbook (PERMANENT FOUNDATION GUIDE FOR MANUFACTURED HOMES). To comply an additional certification of a registered engineer is also commonly required.

Earthquake Resistant Bracing Systems (ERBS)

The State of California has State Certified "Earthquake Resistant Bracing Systems", rated to protect a manufactured home during a Zone 4 seismic event. In order to qualify as an ERBS, one must secure a permit from the local licensing authority, install a system with a current listing accepted by the State of California and receive final inspection sign-off. The installation may qualify for insurance reductions or earthquake insurance benefits.

Engineered Tie-down Systems (ETS)

All new homes in the State of California are required to have an ETS installed at installation, according to the California Administrative Code, Title 25. There are a number of ETS systems available and it is usually advisable to work with the dealer or home installer at the time of home purchase. If the home is located in a resident-owned park or private property, it is advisable to upgrade the system to a state certified Foundation System for future sales or lending purposes.

On The Level General Contractors offers a full-service, turn-key approach to dealing with realtors, lenders, escrow companies, appraisers, home inspectors, and residents of mobile and manufactured homes. We can generally expedite all phases of the retrofit process—from initial inspection and estimate to permitting and final inspection and recordation of any and all related documentation, i.e. 433A’s, as well as acting as a liaison for the Engineer’s Certification if required.