Ace your next move with this step-by-step inspection checklist for a mobile home
Whether you’re shopping for your first home, looking for a cozy retirement spot, or simply trying something new, mobile homes are a great option for comfort and amenities at an affordable price. They also come with a few different factors that aren’t common in traditional homes.
That’s where a mobile home inspection checklist comes in—it’s a quick guide that helps you review the important areas of a mobile home, so you can feel confident that your new space is in great working order. And we’ve created a comprehensive one to shine a light on the things that set mobile homes apart as well as what to keep an eye on when you’re looking for your next great spot.
A thorough inspection is important in any home—it ensures that everything is working well and flags anything that might become a concern later on. And mobile home inspections are a lot like any other home inspection in that way.
For potential buyers, a mobile home inspection guarantees you’re getting what you pay for. For tenants and landlords, it’s an opportunity to check on previous damage and that everything’s in order before you move in. Your home inspector will also provide you with a home inspection report so you can consider the pros and cons of any potential new home.
The importance of home inspections is universal, but what inspectors look for specifically depends on the type of home. If your mobile home is pre-owned, there are some areas that can show wear more quickly than expected.
Below are six of the main areas on a used mobile home inspection checklist to keep an eye on that may differ from other types of home inspections.
There are a number of ways that a mobile home may be seated on its foundation, but the most common is a concrete slab. This can be a good thing because the bottom of the home isn’t exposed to the elements and it provides even stability across the home.
In a mobile home inspection, it’s key to:
Check that the concrete slab is free from large cracks
Ensure that it hasn’t sunk into the earth below (although this isn’t a deal breaker—you need to raise most mobile homes every few years anyway)
Find the vapor barrier under the home—it’s often black or blue—and ensure it’s in good condition, which will minimize the risk of water damage and soft spots in the future
Take a look at the underside to check for any signs of rust or damage, if the home is placed on pilings
One of the most common issues in mobile homes is soft spots in the floor. You can repair the subfloor and soft spots, but they can indicate larger issues like potential plumbing or appliance leaks.
In the inspection, keep a lookout for spots where the flooring feels spongy or infirm—this is often caused by water leaks or spots where the subfloor has been exposed to weather.
Since mobile homes can be prone to shifting on their foundation, it’s important to check that:
Doors and windows line up properly in their frames and can open and close
There aren’t any cracks or gaps in window or door frames that could let moisture in
The frames are properly sealed
No water stains or buildup exist under the exterior window frames
Water damage is a risk to any home, but it can be especially unpleasant for mobile homes. You can check your roof for any damage with a preliminary roof inspection by:
Looking for rust along the walls, ceiling, and windows
Checking for any other discoloration or stains in those same places
Ensuring the gutters are working and aren’t overflowing
Seeing if there are any holes in the siding, which could be a sign of what’s to come on the roof
However, it’s safest to let a good roofing inspector help you catch any serious holes or leaks in the roof or gutter itself.
A good HVAC system is important for moisture control as well as overall comfort. Start by checking:
The date of any HVAC systems to determine how old they are
That they work well when you turn the systems on and off
It’s also important to check the window AC units to see if they work and are properly sealed.
While you can do some inspection checks on your own, it’s best to call a professional electrical inspector and septic inspector for these areas of the home. Electrical and septic inspections require specialized tools to look for GFCI hookups or septic issues that can only be seen with a sewer scope. Once you get a comprehensive inspection, you can repair any failures before you move in or out.
When you bring in a local home inspector, they can ensure that all the major systems are up to code in your mobile home. However, you can also start checking things out by:
Testing outlets and light switches to find any that aren’t working
Ensuring outlet covers are on correctly and aren’t broken
Looking for any wires that are exposed
Flushing the toilets to see if everything looks like it’s working properly
It’s recommended to bring in a professional mobile home inspector before you make a purchase, but as mentioned, you can usually do some preliminary inspection checklist items yourself to assess the mobile home’s condition before a professional has a look.
Based on the mobile home inspection areas above, we’ve created a simple inspection checklist for you to use when buying or selling your next mobile home.
Look for foundation concrete cracks
Determine if the foundation is sinking
Check if the vapor barrier is sagging or in bad condition
Look for discoloration or stains on siding or foundation
Locate water stains or discoloration on ceiling which may signal holes in roof
Check for broken gutters
Look for weather damage or pooling water under the foundation
Look for soft spots in the floors
See if condensation accumulates on the windows
Check for unaligned windows and doors
Determine if windows are single-glazed, which isn’t great for insulation
Push on walls to see if they are soft due to mold, mildew, or moisture
Look for staining, rust, or cracks on the ceilings and walls
Test window AC units
Look for signs of a faulty HVAC system
Find dates that appliances were made
Determine if there are multiple heating or cooling appliances
Look for non-functional outlets
Flush the toilets and run the faucets
Locate any exposed wires
Test appliances like ovens and refrigerators (and take a good look inside)
Check smoke alarms and carbon monoxide detectors
Look for any cracks in paint or tiles
Test light switches and outlets
Check for any stains or odor in carpets
Test indoor and outdoor locks
Look at decks and gates to make sure boards are in good condition
This checklist includes specifics to watch out for in mobile homes, but it’s also a good idea to add in a general move-in inspection checklist so you get a full picture of your potential new mobile home.
A mobile home final inspection checklist may seem like a lot to do, but a thorough inspection is the best way to ensure that your new home is safe and comfortable. And if you’d like a little less on your plate, a professional home inspector near you can take care of all the tricky bits. They’re trained to look for signs of damage or concerning factors in and around mobile homes, so you can feel confident that your next spot is safe and ready for move-in day.
