No 433A? You May Still Finance Your property in CA
By Hanover MC On May 6 2026
No 433A on file? A private hard money loan may still work. CA licensed. Business purpose loans only.
California · Business purpose only · Updated May 6, 2026
Business purpose onlyPrivate beneficiariesNo loan committeeIn-house underwritingCA licensed
Quick answer
Conventional and FHA lenders require a recorded 433A in nearly all cases. Hanover Mortgage Company — a private money mortgage company — evaluates each property on its own merits and does not always require a 433A. If your home is on land you own and the deal has sufficient equity, Hanover Mortgage Company may be able to arrange a private hard money loan funded by private beneficiaries.
Business purpose only. Subject to underwriting approval. Call (714) 838-1474 x102.
What is a 433A — and why does it matter?
The 433A — formally "Notice of Manufactured Home Installation on a Foundation System" — is filed with California's HCD and recorded with the county. It converts a manufactured home from personal property (like a vehicle) into real property (part of the land). Without it, most lenders cannot place a deed of trust on the home — making conventional financing impossible.
Note: the 433C puts a home on the property tax rolls but does not certify a permanent foundation. Having a 433C but not a 433A typically does not satisfy lender requirements.
Why do conventional and FHA lenders require it?
- A deed of trust can only be placed on real property — not personal property
- Without a 433A the title company cannot issue ALTA 7 title insurance
- FHA, Fannie Mae, and Freddie Mac all require a recorded 433A as a condition of financing
- Most conventional lenders follow the same requirement
Been declined because of a missing 433A? Business purpose only.
(714) 838-1474 x102 · hanovermc.com/apply
(714) 838-1474 x102 · hanovermc.com/apply
Lender comparison: 433A requirements
| Lender type | 433A required? | What they look at |
|---|---|---|
| FHA | Yes — mandatory | Recorded 433A plus engineer certification required |
| Conventional | Yes — mandatory | Real property classification required; 433A is standard proof |
| Banks / credit unions | Yes — standard | Follow agency guidelines; rarely have flexibility |
| Hanover MC (private) | Not always required | Evaluates equity, exit strategy, and property condition individually. Subject to underwriting approval. Business purpose only. |
How does Hanover Mortgage Company approach a missing 433A?
Hanover Mortgage Company is a private money mortgage company. We arrange loans funded by private beneficiaries, underwrite in-house with no loan committee, and order custom loan documents. When a 433A is not on file we evaluate the actual deal:
Works in your favor
- Home physically affixed to owned land
- Strong equity — 60% LTV or less
- Clear exit strategy
- Business purpose use
Works against you
- Land is leased or on a park pad
- Thin equity or no clear exit
- Deteriorated or partially unaffixed
- Owner-occupied — we cannot arrange (cash out for business purpsoe allowable)
Closed transaction · Riverside County, CA
Hard money construction loan — new manufactured home | Murrieta, CA
Construction1st Trust DeedMurrieta, CA
Hanover MC arranged a $110,000 hard money cash-out ground-up construction loan for a new Fleetwood doublewide in a Murrieta, CA senior community.
See full deal breakdown →Can you get the 433A recorded after the fact?
Yes — the process can be completed retroactively in California. Typical timeline: 6 weeks to several months depending on county.
- 1
Property inspection — licensed contractor evaluates the existing foundation
- 2
Building permit — pulled with the local building authority; timeline varies by county
- 3
Foundation certification or installation — engineer certifies if it meets HCD standards; if not, new foundation installed
- 4
Building sign-off — building department inspects and approves
- 5
HCD recordation — 433A filed with HCD and county; home is now legally real property
Typical costs
| Cost item | Typical range |
|---|---|
| Contractor inspection | $150 – $350 |
| Building permit fees | $200 – $800 |
| Foundation installation (if needed) | $1,500 – $5,000+ |
| Engineer certification | $400 – $900 |
| HCD recordation | $50 – $150 |
| Total typical range | $3,000 – $8,000+ |
Need to bridge the gap while the 433A process runs? Business purpose only. Subject to underwriting approval.
(714) 838-1474 x102 · hanovermc.com/apply
(714) 838-1474 x102 · hanovermc.com/apply
Which California counties have the most no-433A situations?
Riverside County
Hemet, Lake Elsinore, Perris
San Bernardino
Victorville, Apple Valley, Adelanto
Kern County
Bakersfield, Tehachapi, Rosamond
Fresno County
Fresno, Clovis, Sanger
Tuolumne County
Sonora, Jamestown
Lake County
Clearlake, Lakeport
Shasta County
Redding, Anderson
All other counties
Hanover MC arranges statewide
What does SB-996 mean for manufactured home financing?
Legislative update · 2026
LEGISLATIVE UPDATE · 2026 · BILL PENDING — NOT YET LAW
California SB-996 (Padilla) — the Manufactured Housing Real Property Modernization Act of 2026 — is a bill currently moving through the California Legislature. As introduced, it would create a new pathway for manufactured homes to be classified as real property without requiring a traditional permanent foundation. The bill passed the State Senate in May 2026 and is now under committee review in the Assembly; it has not been enacted and no effective date has been set. This doesn't change anything for borrowers today. If the bill becomes law, it may open an additional refinance pathway down the road. Business purpose only. Subject to underwriting approval.
Update: A related federal law just passed (July 2026)
Legislative update · July 2026
While SB-996 is still pending in California, a separate law at the federal level has already passed: the 21st Century ROAD to Housing Act (H.R. 6644), enacted July 11, 2026. It eliminates the federal requirement that manufactured homes have a permanent steel chassis, and requires states to eventually certify that chassis-free homes are treated the same as traditional ones. This doesn't change anything for California borrowers today — it requires federal rulemaking and state certification before it affects the 433A process — but it's a significant development worth tracking alongside SB-996.
Still have questions about financing without a 433A?
Can I get a loan on a manufactured home without a 433A in California?
Conventional and FHA lenders require a recorded 433A in nearly all cases. Hanover Mortgage Company is a private money mortgage company that arranges loans funded by private beneficiaries and does not always require a 433A. Subject to underwriting approval. Business purpose loans only. Call (714) 838-1474 x102.
What's the difference between a 433A and a 433C?
The 433C puts a home on the property tax rolls as real property but does not certify a permanent foundation. Most lenders — including FHA — require the 433A. Having only a 433C typically does not satisfy lender requirements.
Does Hanover Mortgage Company require a 433A?
Not always. Hanover Mortgage Company is a private money mortgage company — we arrange loans funded by private beneficiaries, underwrite in-house with no loan committee. We evaluate each property on equity position, physical condition, land ownership, and exit strategy. Business purpose only. Subject to underwriting approval. Call (714) 838-1474 x102.
What if the 433A was filed but I can't find it?
A title company or manufactured home title specialist can search county and HCD records. If it was recorded but can't be located, a title officer may assist you. If it was never filed, a new one will need to be obtained.
Ready to discuss your scenario? No upfront fees. Business purpose only.
(714) 838-1474 x102 · hanovermc.com/apply
(714) 838-1474 x102 · hanovermc.com/apply
Been declined because of a missing 433A?
No upfront fees. No obligation. Business purpose only. Subject to underwriting approval.
(714) 838-1474 x102
hanovermc.com/apply