Due Diligence for Manufactured Housing Communities

HOW LONG DOES IT TAKE TO GET THE ONSITE (RECON) REPORT(S)?
We send a high level summary report a few days after visiting the property. It takes up to 5 business days after that to send completed Recon Report. A lot of pictures and video to upload as well as follow up questions that come up after visiting the property!

DO YOU EVER HAVE DRONE PROBLEMS?
Yes, but hardly ever. We can even fly in the rain. The few times we have had a problem are is when we visit very restricted fly zones. There are different types of no fly zones, some of which can be flown in and some not. If we cannot drone, the line item will be removed from invoice.

CAN WE HAVE THE SOURCE DOC OF YOUR RECON REPORT?
No, we have proprietary software and provide all Recon reports in PDF version. If a mistake has been made we will be happy to correct as needed!

DO YOU EVER HAVE APPOINTMENT PROBLEMS FOR ONSITE VISIT?
Very rare but it can happen. Flights can be cancelled or delayed. Typically this does not increase travel budget or increase the price of Recon. If time is critical then a different airline ticket could be an additional cost. We will reschedule all vendors and contacts that we are meeting with onsite as needed.

CAN WE SHADOW YOU ONSITE?
We get this question a lot! Unfortunately, the answer is no. As much as we would love your company, the second we hit the ground we are checking off hundreds of tasks and literally running from home to home or location to location. We don’t slow down from morning till night and typically do not take breaks to complete all the tasks. We have found out from experience that having someone tag along not only interfered with the process but can significantly slow it down.

AN THE PRICE INVOICED EVER CHANGE?
Yes, the fixed pricing quote is based on lots. If it is discovered that there are more lots than reported, then the invoice will be adjusted. Every occupied or vacant lot is audited for utilities and usability. This includes lots for any structure, not just manufactured homes and RVs.

CAN YOU UPDATE THE MAPS YOU CREATED?
Yes, we can make a correction if needed. However, if additional graphics work is needed we can quote based on time. We use graphics software to make lot maps and other maps. This takes hours. One map creation for lot map and utilities  is included as part of Recon service.

DO YOU EVER HAVE A QUESTION UNANSWERED?
Believe it or not, this is rare, even when we average 400-800 tasks. However, we have the rule of 3 for follow up. This includes follow up with the County or City. Sometimes, it can be difficult to have all questions answered with a concrete answer. We follow up on answers that are not acceptable – aka fuzzy/unclear/vague answers. In some rare cases, we will flag unanswered questions for client to follow up on. As you can imagine, when it comes to due diligence, some items could go down a rabbit hole. An example of such an item is if the city provides replies that are contradictory to grandfathered rights – we have had this happen a handful of times! In those cases, the client may continue the topic with an attorney or other consultant.

DO YOU GET 100% OF ALL DD MATERIALS REQUESTED?
NO! No is the quick answer but sometimes we do receive 100% of materials requested. We have seen all extremes. A lot of deals represented by brokers are typically the best packaged when it comes to completeness of materials. However, worst case could be a seller that does not digitize information and does not care to provide the requested items. In one example, we had the seller provide 20% of the items requested accompanied with the suggestion to go jump in the lake if we wanted more. This one worst case example worked out for the buyer since it was a cash deal.

DO YOU ADD ESTIMATES TO REPORT?
We do not. The exception is if we receive estimates from vendors or operators. Then, we will include it in the report. We have a grading system for park owned homes and other infrastructure items. This grading system should help client to apply their own cost estimates to repair or replace issues flagged.

CAN TRAVEL COST CHANGE?
es, we have had several scenarios that have caused us to either stay an extra day or change dates. For example, a few times even after we had reconfirmed requirements with owner and manager (such as having to enter each park owned home and structure), we have been met onsite with no arrangements made by management for us to enter structures. Our goal is always to enter over 90% of park owned homes and 100% of any other structures. Entering 100% of all park owned homes if often not realistic due to sick tenants, Ebola virus, broken key in door, hoarders that block door, tenants that simply refuse to allow entry, vacant homes with dogs attacking door, etc – like the State Farm commercial – we’ve seen a thing or two.

Cost for travel is a flat fee that is quoted when travel is researched. The flat fee quoted is not negotiable and we do not provide travel receipts.  If the trip needs to be and can be extended, then extension fee will be quoted. Last minute changes can result in additional cancelling fees or booking fees which may be invoiced later if they should arise.

WHERE ARE MY VIDEOS?
We do upload the source videos to Dropbox so that you may use them as needed. For reporting, we upload all videos to our DDP YouTube channel, shared only to client (YouTube permission: ‘unlisted’)

WHERE IS MY DRONE MAPPING INFORMATION?
We share the Drone 2D, 3D, and topography maps created with a website link. These maps can be downloaded in high resolution PDFs. These maps are created by stitching together hundreds of pictures. The maps are online and interactive. Because this is 3rd party software we use, we cannot promise lifetime access or that viewer access will always be free of charge. Suggestion is the capture (screen shot) any data needed from interactive maps and to download all maps for safe keeping.

WHERE ARE THE OTHER VIDEOS TAKEN?
Source videos are uploaded to Dropbox. We do suggest that you copy all data on Dropbox from the shared DDP account to yours.

CAN I EDIT THE SHARED GOOGLE SHEET?
You can when we are done:). For consistency of information, the data is in ‘view only’ mode as we upload info and update hundreds of tasks. We do this for version control and so that none of the answers are changed or accidentally deleted. When the offsite research has been completed we suggest that you copy the Google sheet to your own Google account for safe keeping.

CAN YOU DO RECON ONLY?
We can in some cases – it depends on the property and what information is available. We have found out from experience that it is next to impossible to rely on someone else’s offsite research to do our onsite job. The reason for this is because it is rare for a client to be able to provide all the offsite research information we need to do our onsite work. The offsite information we need ranges from multiple GIS maps to tenant information. If we do take on Recon only then client must provide all DD materials and answers needed for the offsite tasks.