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.
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 and gives you some peace of mind that you won’t have to pay for major repairs shortly after closing. 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.
Many mobile home issues will be evident from the exterior, so you can start your inspection by walking around the perimeter of the home and looking for potential problems with siding, roofing, windows, doors, and the portion of the foundation that’s exposed.
Issues with siding could lead to interior leaks and severe water damage, and it also plays an important role in the home’s curb appeal and value.
Make sure none of the siding is missing, hanging off, or damaged.
Confirm that all exterior trim is in place to protect the materials underneath from water damage.
Check the overall condition of the siding and decide if it needs replacement soon or if a power washing will do the trick.
Your mobile home’s roof is the first line of defense against the elements, so you should spend some time inspecting the surface for damage. You should always have a professional get up on the roof to get a closer look, but you can still check for damages from the ground.
Look for sagging roofing, especially around the ridge and at the bottom of all roof slopes. This can indicate foundation instability.
Make sure there are no damaged, missing, or cracked shingles.
Ensure the gutters are working and aren’t overflowing.
Confirm that the soffits are all sealed properly.
Look at the fascia boards to make sure they aren’t rotting or damaged.
Windows and doors can shift in their frames from foundation instability and sustain damage over time as they’re exposed to the elements. Pay careful attention to all wall openings as you walk around the home.
Make sure windows and doors open and close properly and aren’t shifted in their frames.
Look for gaps around windows and doors that could be zapping the home’s energy efficiency.
Check for rust or corrosion on metal window frames and rot or water stains on wooden window and door frames.
Mobile homes come with a higher risk of foundation issues, in part because many mobile homes sit on stacked concrete piers, which are at a greater risk of shifting from surface soil movement. Foundation issues are some of the most common things that fail a home inspection, so It’s crucial to check the foundation as best as you can to look for problems before purchasing.
Look for concrete piers that have sunken soil around them, which could indicate a current or growing problem with instability.
Check the piers to make sure they’re perfectly straight.
Look for cracks in the concrete, around the perimeter if it’s a slab foundation, on the piers for a pier foundation, and on the floor and walls if it’s a basement foundation.
Check for efflorescence, water stains, mold growth, and other signs of leaking if the home has a crawl space or basement foundation.
Confirm that the mobile home has a gutter system, and plan on installing one if it doesn’t.
Ensure the foundation hasn’t sunken 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 of the home, if possible, to check for any signs of rust or damage.
Once you’ve completed your exterior inspection, you can head inside to look for issues on the interior.
Look for soft spots on the floors, which are some of the most common issues in mobile homes. You can repair the subfloor and soft spots, but they can indicate larger issues like potential plumbing or appliance leaks.
Check for condensation between window panes.
Look for cracks in the drywall around wall openings and in the corners of rooms, all of which can indicate foundation issues.
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.
Test appliances like ovens and refrigerators (and take a good look inside).
Make sure cabinets and countertops aren’t pulling away from the walls, which could suggest foundation problems.
In most cases, you’ll need to have a professional home inspector near you carry out a thorough plumbing inspection, but you can still cover the basics yourself during a DIY home inspection.
Test each plumbing fixture for proper functionality and water pressure.
Check to make sure faucets have aerators installed.
Look for active leaks, water stains, and mold growth under sinks that indicate a leak.
Turn all of the fixtures and appliances off and confirm that the water meter isn’t still running.
Test that the water main holds by shutting the main valve and then testing fixtures to make sure the supply stops.
Look out for slow-draining fixtures.
Listen for gurgling or banging noises when you turn fixtures on.
Similar to plumbing, you’ll need a professional to confirm the HVAC system is in good working order, but you can do some of the work yourself to get started.
Check any outdoor condensers for frayed wires or kinks in the connection hoses.
Test that the thermostat functions properly.
Look at the date of any HVAC systems to determine how old they are.
Ask the seller for inspection and maintenance records, if available.
You’ll also need your home inspector to double-check that the electrical system is functioning properly, but there are a few things you can do before you bring in the pros.
Prepare for your home inspection by picking up an outlet tester and using it to confirm each outlet works.
If possible, use a GFCI outlet tester on outlets in the kitchen and bathrooms.
Confirm that all light switches work.
Look for any wires that are exposed.
Confirm that there aren’t buzzing noises coming from light switches or flickering lights.
A move-in inspection checklist may seem like a lot to go through before moving into a mobile home, but a thorough inspection is a good way to ensure that your new home is safe and comfortable. Just keep in mind that while a DIY mobile home inspection can uncover glaring issues with a property, you should always hire a mobile home inspector to get a better look. A professional inspector will have tools and experience that are more likely to find problems, especially those hidden by walls, flooring, and other finishings.
To hire a home inspector, start by looking for local pros online, and consider asking friends, families, and neighbors for recommendations. Interview at least three inspectors and discuss pricing and inspection scope with each. Get in writing what the home inspection will include and what the pro will check. Compare estimates based on the cost of the mobile home inspection and the value to find the best pro for the job.
