While a standard inspection focuses on a permanent foundation, a mobile home inspection prioritizes the chassis (the steel frame) and the HUD compliance. We look at things unique to manufactured housing, such as:

-The Marriage Line: Where two halves of a double-wide are joined.

-Tie-downs and Anchors: Essential for wind safety and preventing the home from shifting.

-Skirting and Underbelly: Checking the vapor barrier and insulation that protects the home’s "guts" from pests and moisture.

Every manufactured home built after June 15, 1976, must have a HUD Data Plate (usually inside a kitchen cabinet or bedroom closet) and a HUD Certification Label (a metal tag on the exterior).

Why it's vital: If these are missing, it can be extremely difficult to get financing or insurance. During our inspection, we verify these numbers to ensure the home meets federal safety and construction standards.

Most older mobile homes use particle board subflooring, which acts like a sponge when exposed to even a small amount of water. We perform a "pressure test" on the floors in every room to identify these soft spots, which often signal hidden plumbing leaks or window seal failures.

This is the most critical part of the inspection. We crawl (or use specialized cameras) to inspect the pier and beam supports. We look for:

-Rust or corrosion on the steel frame.

-Tears in the "belly wrap" (the plastic membrane under the floor) which can trap water and lead to rot.

-Unstable piers or wood shims that have rotted or slipped, causing the home to become unlevel.

Yes, but with a catch. In a manufactured home, additions must be self-supporting. They cannot rely on the mobile home’s wall for structural support because the two structures shift at different rates. We check to ensure that any decks or added rooms aren't "pulling" on the main unit, which can cause roof leaks and structural warping.

Because mobile homes are generally smaller and have accessible crawlspaces (via skirting), the price is often slightly lower than a traditional home. The average cost ranges from $300 to $500.

-Single-wide: $250 – $350

-Double/Triple-wide: $400 – $600

Note: If the home is on a permanent foundation or requires a specific "Engineering Foundation Certification" for an FHA loan, costs may be higher.

Yes. Many mobile homes have "bowstring" trusses or flat roofs. We check the roof seams and the J-channel (the trim where the roof meets the wall). These are notorious for leaking if not re-sealed every few years. We also check for "roof-overs"—where a second roof has been built over the original—to ensure it was done correctly and isn't adding too much weight to the frame.