Skip to content Florida HB 803 creates a new permit exemption for certain single-family home projects under $7,500 starting July 1, 2026. But no permit does not mean no documentation. Learn what Florida homeowners, contractors, and storm claim property owners should know before making repairs.
During a recent inspection on a manufactured home, I took the opportunity to document two very common conditions I see during foundation certifications: This situation comes up all the time—especially with homes that are 10–30+ years old. The big question homeowners ask is: “If my deck or stairs are old or not built to today’s code, will that ruin my loan or foundation letter?” The Short Answer Not automatically.But it depends on how the structure relates to the manufactured home and how it’s addressed. What a Manufactured Home Foundation Letter Actually Covers A manufactured home foundation letter (HUD Permanent Foundation Certification) is focused on one thing: 👉 Whether the manufactured home itself is properly supported, anchored, and performing as a permanent foundation system per HUD requirements. This includes: It does not automatically certify: Those items are considered on-site structures, not part of the HUD foundation system. The purpose of the foundation letter is not to certify every structure on the property. The manufactured home’s primary structural support and permanent foundation system are not negatively affected by accessory structures such as decks, stairs, or porches. So What Happens If the Deck or Stairs Are in Poor Condition? Here’s how lenders typically view it: Case 1: Deck/Stairs Are Independent If the deck or stairs: Then: This is very common for secondary exits, rear stairs, or older add-ons. Case 2: Deck/Stairs Are Structurally Attached If the deck or stairs: Then: Will This Kill a Refinance or Purchase Loan? Usually, no—but it can delay it if handled poorly. Problems arise when: A properly written engineering letter: This approach protects: How I Handle This in My Foundation Letters When I encounter aging or sub-standard stairs or decks, I typically: This keeps the letter: And most importantly—it keeps loans moving. Any visible safety-related conditions observed during the site visit are communicated to the owner for maintenance or repair consideration and are documented separately from the manufactured home foundation certification scope. Bottom Line for Homeowners If you’re refinancing, selling, or purchasing a manufactured home and the lender is asking for a foundation letter, the goal is clarity—not perfection. Need a Manufactured Home Foundation Letter? We provide HUD-compliant manufactured home foundation letters nationwide, written specifically for mortgage, refinance, and underwriting use. The purpose of this evaluation is to determine whether the manufactured home’s primary foundation and anchorage system is structurally adequate and whether the presence or condition of accessory structures adversely affects the performance of the manufactured home foundation system. 👉 Learn more or request a letter here:https://oasisengineering.com/manufactured-home-foundation-letter/
📘 Case Study Project Type:Residential accessory metal building (storage / garage use, non-habitable) Jurisdiction:Florida (2023 Florida Building Code) Project Background:The metal building structure had been properly permitted and inspected; however, the existing concrete slab foundation had been constructed without a permit or prior inspection. During final review, the building inspector required an engineer-stamped foundation certification letter verifying that the slab foundation was adequate and compliant with applicable code requirements in order to approve the permit. 🧠 Engineering Scope Provided Oasis Engineering was retained to perform an existing foundation verification and certification, limited to evaluation of the slab supporting a residential accessory structure. No new foundation design, detailing, or engineered drawings were included in this scope as the owner already had plans and permits. 🔍 Field Verification Process During the site visit, our engineer: All verification methods were non-destructive, appropriate for existing construction, and consistent with professional engineering practice for after-the-fact evaluations. ✅ Outcome Based on the field verification and submitted documentation: 🛠️ Key Takeaway After-the-fact foundation issues do not automatically require demolition, replacement, or redesign. With proper engineering review, documentation, and verification, many existing slabs can be evaluated and, when appropriate, certified to meet applicable code requirements—allowing projects to move forward efficiently and responsibly. ⚡ How This Case Study Connects to Our Services This project illustrates the two primary ways Oasis Engineering assists homeowners and contractors with existing slab foundation certification. Option 1 — Engineer Site Visit Best suited for: ✔ Typical cost: $500–$700 (depending on location).✔ Includes on-site verification and engineer-stamped certification letter (if compliant) Option 2 — DIY Concrete Slab Verification Kit Best suited for: ✔ Engineer-reviewed submissions✔ Same certification letter issued only if standards are met✔ $199 kit, creditable toward a full site visit if needed This option utilizes homeowner-collected documentation reviewed by a licensed professional engineer. Final certification is issued solely at the engineer’s discretion and only when submitted data confirms compliance with applicable code requirements.
After-the-Fact Foundation Certification for Existing Metal Building Read More »
🏗️ Foundation Engineering Letters in Dallas: What You Need to Know (IRC Chapter 4 + Texas Requirements) When building or remodeling in Dallas or other parts of Texas, it’s common for city inspectors or homeowners to request a foundation letter from a licensed structural engineer. But what does this mean — and how is it different from what you’d need in a state like Florida? At Oasis Engineering, we frequently handle these requests across Texas, and we’re breaking down the key details you need to know to stay compliant with the 2021 IRC, local building departments, and engineering best practices. 📘 What Does IRC Chapter 4 Say About Foundations? Chapter 4 of the International Residential Code (IRC) governs all things foundation — including footings, piers, stem walls, and more. It ensures your foundation can: The key section for Dallas and Texas is: IRC R401.2:“Foundation construction shall be capable of accommodating all loads in accordance with Section R301 and of transmitting the resulting loads to the supporting soil…” In Texas, every foundation or any addition to a foundation must be sealed by a licensed engineer per state law. 🏠 Common Foundation Letter Requests in Dallas In Dallas, we typically receive foundation letter requests for: Unlike Florida, where a full set of sealed structural drawings is almost always required for any permit, Texas allows more flexibility. An engineer letter is often enough to satisfy the city — but it must be based on engineering calculations and site-specific information (design parameters, photos, spacing, pier count, etc.). 📏 What’s Included in a Foundation Certification Letter? A typical Oasis Engineering foundation letter includes: 📍 Dallas-Specific Notes ✍️ When You Need a Texas PE Stamp Even with flexible requirements, any structural certification or analysis in Texas must be sealed by a PE (Professional Engineer) licensed in the state. Oasis Engineering holds an active Texas PE license and regularly provides letters for DFW cities including: 🧠 Bottom Line: More Flexibility, Still Needs Engineering If you’re building a home addition, modifying piers, or replacing framing over an existing crawl space — chances are your city inspector or plan reviewer will ask for a foundation engineer letter. In Texas, this doesn’t always mean a full set of structural plans — but it does require a licensed engineer’s stamp and confirmation that your foundation is safe, stable, and code-compliant. ✅ Need a Foundation Letter Fast? We can usually turn these around in 1–3 business days with photos, a sketch, and key dimensions. Just send us: 📩 Ready to get started?Reach out at OasisEngineering.com/contact. We’ll get you a certified letter, stamped by a Texas PE, with code references and engineering calculations to back it up.
🏗️ Boxabl Foundation Engineering: What You Need and What We Provide If you’re planning to install a Boxabl Casita on your property, you’ve probably noticed that getting the unit is just one part of the equation. Before you can move in or get approval to build, you’ll need something crucial: 👉 Stamped structural engineering plans for your foundation. That’s where we come in. 💼 Our Role in Your Boxabl Project We do not sell or build Boxabl homes.Instead, we provide the engineering services needed to get your Boxabl unit legally permitted and installed. Oasis Engineering LLC offers professional, PE-stamped foundation plans tailored to your property and local code requirements. We’ve helped hundreds of clients across the U.S. get their Boxabl homes permitted and built on solid ground. Learn more about our dedicated service here:🔗 BoxablFoundations.com 📄 What’s Included in Our Engineering Packages We specialize in stamped drawings and structural support documentation required for permitting. Every city and county is different, but most projects require: Service Description Stamped Foundation Plan Permit-ready drawings stamped by a licensed engineer (PE) Wind & Seismic Calculations Based on your exact site and local code zone Slab, Pier, or Crawlspace Design Customized to your site and soil conditions Anchor Bolt / Slab Layouts Ensures proper Boxabl install Site-Specific Modifications If your site has slopes, setbacks, or custom needs We’re known for fast turnaround, straightforward pricing, and clean permit-ready plans. 📜 Manufactured Home Foundation Certifications Some states and lenders consider Boxabl units “manufactured homes” and require a HUD-style Foundation Certification Letter. We offer this service as well. If you’re working with a lender or a building department that requests this documentation, visit:🔗 Manufactured Home Foundation Letters → Fast Turnaround Service. 🌎 Areas We Serve We are licensed in multiple high-demand states, including: And we’re expanding. If you’re not on this list, contact us — we may still be able to help. ❌ What We Don’t Do (Just So We’re Clear) We’re not Boxabl. We’re not contractors. Here’s what we don’t do: We’re engineers. We design the foundation and give you the stamped plans to get your permit. ✅ Ready to Start? If you’ve already purchased a Boxabl unit — or are in the process — we can help you move forward with permitting. Get your quote today:📩 oasisengineering.com/contact Or explore our Boxabl-specific resource site:🔗 BoxablFoundations.com Oasis Engineering LLCTrusted by homeowners, builders, and Boxabl buyers nationwide.813-694-8989 | info@oasisengineering.com
🏗️ Boxabl Foundation Engineering: What You Need and What We Provide Read More »
🛠️ Why Electrical Bonding Around Pools Is Critical — And What the Code Requires When it comes to backyard pools, safety doesn’t stop with fencing and slip-resistant decks. One of the most critical life-safety measures—and often the least understood—is electrical bonding. Whether you’re building a new pool, adding a lanai, or pouring footings near an existing shell, failing to properly bond nearby metal components can result in dangerous voltage differences, putting swimmers and contractors at risk of electric shock. Let’s break down why bonding matters, where it’s required, and what the Florida Building Code (FBC) and National Electrical Code (NEC) say about it. ⚡ What Is Equipotential Bonding? Equipotential bonding ensures that all conductive components near a pool—whether they carry electricity or not—are electrically connected together. The goal is to equalize voltage potential so that people in contact with water and nearby metal do not become part of a circuit. 📍 Where Is Bonding Required? Per the Florida Building Code Residential (FBC-R 2023, 8th Edition) and NEC 2020, Section 680.26, bonding is required for the following: 🔗 1. Pool Reinforcement Steel and Shells Code Reference: FBC-R E4204.2 / NEC 680.26(B)(1)Rebar in concrete shells must be bonded together with tie wire or a copper grid. Shells made of cast-in-place or sprayed concrete are considered conductive. 🧱 2. Perimeter Surfaces Code Reference: FBC-R E4204.2 / NEC 680.26(B)(2)Any surface within 3 feet horizontally from the pool wall, and between 3 feet above and 2 feet below the water level, must be bonded. This includes: 🔧 These surfaces must connect to the pool bonding grid at a minimum of four (4) points, or continuously around the perimeter. 🏗️ 3. Fixed Metal Components Within 5 Feet Code Reference: NEC 680.26(B)(7)Any fixed metal part within 5 feet horizontally or 12 feet vertically of the pool water must be bonded. This includes: Even if these items aren’t part of the pool system, their proximity makes them dangerous without bonding. 💡 4. Electrical Equipment Code Reference: NEC 680.26(B)(6)Bonding is required for: 🧰 How Is Bonding Installed? All bonded parts must be connected using: ✅ Field Note: Bonding for Column Footings Near Pools At Oasis Engineering, we often inspect lanai columns or structural footings poured within 5 feet of a pool. These must include a bonded rebar or anchor point tied into the equipotential system—even if not part of the pool structure. We provide engineering letters per FBC Section 110 to support after-the-fact inspection approval when needed. 🚨 Why It Matters Failing to bond properly can result in: 📜 Key Code References 🧠 Final Word Electrical bonding isn’t just about code compliance—it’s about protecting lives. Whether you’re a builder, homeowner, or inspector, make sure bonding is part of your pool project from day one. Need an engineering letter or field inspection for a poured footing near a pool? We can help.📞 Contact us today or book a virtual consult. Want to learn more? Refer to this equipotential bonding diagram on UpCodes, which helps visualize bonding locations around a swimming pool per FBC R4501.17 / NEC 680.26.
🛠️ Why Electrical Bonding Around Pools Is Critical — And What the Code Requires Read More »
Turning a Boxabl into Real Property: Why a Foundation Certification Matters Boxabl homes are one of the most exciting innovations in modular housing — sleek, compact, and delivered to your site in a foldable box. But no matter how futuristic the design, lenders still ask one simple question: “Is it real property?” If you’re using an FHA, VA, or USDA loan to purchase or refinance a Boxabl unit, the answer hinges on one critical detail:👉 An engineer-certified permanent foundation. Boxabl: Personal Property vs. Real Property When a modular home like a Boxabl is first delivered, it’s treated as personal property — much like an RV or trailer. It isn’t considered “real estate” until it meets HUD’s Permanent Foundation Guidelines and is attached to land you own. That’s where a foundation certification comes in. A licensed engineer must inspect and certify that the Boxabl is installed on a permanent, code-compliant foundation system — making it eligible to be classified as real property for lending and title purposes. Why This Matters for FHA & VA Loans HUD guidelines (which FHA, VA, and USDA loans follow) require that any manufactured or modular home: Without a stamped foundation letter, your Boxabl may: How Foundation Certifications Work (The Oasis Way) At Oasis Engineering, we specialize in certifying nontraditional, modular, and manufactured housing — including Boxabl units. Here’s our streamlined process: ✅ On-site inspection of the Boxabl foundation system✅ Verification of HUD/FHA compliance✅ Stamped Engineer’s Foundation Certification Letter (within 1–2 business days)✅ Ready to submit with lender, title company, or underwriter We evaluate critical components like: Whether your Boxabl sits on a slab, perimeter stem wall, or pier system, we can determine if it meets the HUD Permanent Foundations Guide for Manufactured Housing (PFGMH, 1996) — the gold standard required for loan approval. Make Your Boxabl Mortgage-Ready Don’t let confusion about foundations delay your project. If you’re: …you’ll need a certified foundation letter from a licensed professional engineer. Thinking About a Boxabl? Start Your Boxabl Order Take the first step toward your Boxabl home directly with Boxabl. Once your unit is planned, Oasis Engineering can help make sure your foundation certification is ready for lender, title, and closing requirements. Start Your Boxabl Order → Then come back to Oasis for your foundation certification. Affiliate disclosure: Oasis Engineering may receive compensation from Boxabl through this referral link. Boxabl Order Direct Start with Boxabl. Certify with Oasis. ✅ Get a Boxabl Foundation Certification from Oasis Engineering We proudly serve clients in:Florida, Texas, Arizona, Georgia, Nevada, South Carolina, and more. With experience in tiny homes, modular builds, and innovative housing systems, we’re uniquely equipped to support next-gen housing like Boxabl. 👉 Request Your Foundation Certification Now Oasis Engineering LLCFast. Compliant. Affordable.Helping modular homes become mortgage-ready, one letter at a time.
Turning a Boxabl into Real Property: Why a Foundation Certification Matters Read More »
Manufactured Home Foundation Engineer Letters Understanding the Role of Engineering Certifications in Mortgage Compliance Why Real Property Classification Matters When it comes to manufactured housing, there is a fundamental distinction between personal property and real property—and this classification has significant implications for appraisals, lending, and title conversion. A manufactured home placed on land without a permanent foundation is typically considered personal property, similar to a vehicle. It may be titled separately from the land and financed differently, often with less favorable terms. However, once the home is permanently affixed to a foundation that meets HUD or other code requirements, it can be legally converted into real property—meaning it is treated the same as a traditional site-built home. This reclassification is what allows the home to: This transition from personal to real property is not automatic. It typically requires documentation, inspections, and in most cases, a foundation certification letter from a licensed professional engineer. The Appraisal Angle: Cost vs. Market Value Appraisers and underwriters often request the Cost Approach as part of their loan package—especially for new or recently installed manufactured homes. It is not uncommon for the new purchase cost (or build cost) of a manufactured home to be lower than the final appraised market value once installed. This is due to the added value of land improvements, including: This increase in value is only recognized if the property is properly classified as real property. The foundation engineer letter becomes a critical document in this process—it confirms that the home is installed according to HUD’s Permanent Foundations Guide for Manufactured Housing (PFGMH) and applicable local codes. What Is a Foundation Engineer Letter? A Manufactured Home Foundation Certification Letter is a formal document prepared by a licensed professional engineer (PE). It certifies that the foundation system complies with: This certification is often required by: Without this certification, the mortgage process may be delayed—or the property may not qualify for real property financing at all. Our Process At Oasis Engineering, we provide turnkey certification services for manufactured homes across the U.S. Our process includes: We also offer expedited service options when timing is critical for closings or underwriting deadlines. When to Request This Letter Learn More Visit: https://oasisengineering.com/manufactured-home-foundation-letter/ Includes detailed FAQ, video walkthrough, and intake form for service requests.
Manufactured Home Foundation Engineer Letters Read More »
🏠 Underlayment Installation Over Existing Self-Adhered Roofing – What Happens When It Can’t Be Removed? Roofers and homeowners often face a tricky situation during re-roof projects involving self-adhered underlayments—like Polystick TU Plus—that are nearly impossible to remove. So what happens when the original underlayment can’t be taken off? Can a new layer be applied on top? Will inspectors approve it? At Oasis Engineering, we recently helped a client resolve this exact issue during a concrete tile roof replacement. Below, we break down the problem, code considerations, and how our Engineering Letter of Certification service can help you move forward—even if inspections were missed or the dry-in stage has already been completed. ❗ The Problem: Existing Polystick TU Plus Underlayment Wouldn’t Come Off During tear-off, the roofing crew found the existing underlayment (Polystick TU Plus) was fully adhered to the plywood decking. It was bonded so strongly that removal risked damaging the structural deck. To avoid delay, the crew: This created a two-ply system—but raised concerns when it came time for inspection. 🛑 Why Inspectors Flag This Most roofing approvals assume direct application of the underlayment to bare wood decking. Overlaying one layer over another isn’t a standard install in product documentation—so inspectors may hesitate to approve it without additional engineering justification. If the dry-in was completed without calling for inspection—or if the tile has already been installed—some jurisdictions may require a certified engineering letter to verify that the installation still meets Florida Building Code (FBC) requirements. ✅ How We Help: Engineering Letter for Dry-In Approval At Oasis Engineering, we provide certified engineering consultation and dry-in letters for cases just like this. Our process includes: This allows homeowners and contractors to pass inspection, even when conditions on site vary from standard installation manuals. 💬 Common Scenarios Where This Applies 📩 Need Help? Here’s How to Start If you’re dealing with a similar situation, we can help. Here’s what to do: Send it all to us via our form:👉 Submit your roofing request here Or reach out directly via email for urgent help. 🧠 Final Word Overlaying underlayment isn’t ideal—but it can be code-compliant when done correctly and with the right engineering review. Don’t let an inspection delay derail your roofing project. With Oasis Engineering, you get: Let us help you close that permit and move forward with confidence.
If you’re missing an inspection, working on a permit close-out, or need a structural engineering letter to move forward — we’ve got you.
🏢 16703 Early Riser Avenue, Suite 534
Land O’ Lakes, FL 34638
Want to Pay Online? It’s faster, easier, and more secure – plus it saves trees!♻️🌎🏝️
Secure & instant payment options accepted! We accept traditional checks, USDC, ACH transfers, cards, and modern digital methods for ultimate flexibility. Payment Questions?
