The Ultimate Mobile Home Inspection Checklist (Before You Sign Anything)

You wouldn’t marry someone after one date. So why on earth would you buy a mobile home after one walk-through? I’ve seen it happen too many times — folks fall in love with new carpet and a fresh coat of paint, then six months later they’re dropping $8,000 on a roof they should’ve checked.

Here’s the inspection checklist I wish every buyer had before they handed over a single dollar.

Before You Even Schedule a Showing

Most of your “inspection” happens before you ever set foot inside. Get this info from the seller or the listing:

• Year built — anything pre-1976 is a no for me. Pre-HUD code, harder to finance, harder to insure.
• VIN/HUD tag number — that little red metal plate. No plate, no deal.
• Title status — is it personal property or real property? Big difference.
• Lot situation — owned land or park rental? If park, ask for the lot rent and rules upfront.
• Recent permits — any work done? Was it permitted?

The Outside Walk-Around

I always start outside. The exterior tells you more than the seller will.

Roof

• Walk around the whole home and look up. Sagging? Rust streaks? Patches?
• Metal roofs should be tight at the seams. Shingles should lay flat.
• Get on a ladder if you can. Look for soft spots, ponding, or mismatched repairs.
• Roof replacement runs $4,000–$10,000. Know what you’re walking into.

Skirting and Foundation

• Skirting should be intact and vented. Missing panels mean critters, freezing pipes, and moisture issues underneath.
• Peek under there with a flashlight. Look for water stains, sagging belly wrap, or piers leaning sideways.
• If anything’s swimming or smells musty, walk away or factor in $3,000+ in repairs.

Siding and Windows

• Run your hand along the siding. Soft spots = water damage behind it.
• Press on window frames. Spongy means rot.
• Check that every window opens and closes. Sticky ones often mean the home has shifted on its piers.

Zally’s rule: If the outside looks neglected, the inside is worse. Sellers fix what shows. They hide what doesn’t.

The Inside Walk-Through

Floors

This is where mobile homes go to die. Walk every inch — especially around toilets, tubs, washing machines, and exterior doors. Bounce a little. Soft floors mean rotted subfloor. Replacing one room is $1,500. The whole home is $8,000+.

Ceilings and Walls

• Yellow or brown stains = active or past leaks. Ask when, what happened, and what they did.
• Cracked drywall along seams = home has shifted or settling has happened. Could be cosmetic or could be foundation.
• Old homes have wood paneling — check behind switch plates for mold.

Plumbing

• Turn every faucet on at the same time. Pressure should hold up.
• Flush every toilet. Watch for slow drains anywhere.
• Look under sinks for water stains and corroded fittings.
• If pipes are polybutylene (gray plastic, popular in ’80s/’90s), they’re a ticking time bomb. Factor $3,000–$6,000 for a re-pipe.

Electrical

• Flip every breaker. Hot spots in the panel are a red flag.
• Federal Pacific or Zinsco panels need to come out — known fire hazards.
• Test outlets with a $10 plug-in tester. Reverse polarity and open grounds are common in older homes.

HVAC

• Turn the AC and heat both on. Listen for grinding, smell for burning.
• Look at ductwork under the home — crushed or disconnected ducts kill efficiency.
• Outside unit older than 15 years? Plan on replacement soon. $4,000–$7,000.

Appliances

Run them all. Dishwasher, dryer, fridge ice maker, garbage disposal. Sellers love to leave broken ones in place.

Hire a Real Inspector Too

This checklist gets you 80% there. The last 20% — structural beams, hidden moisture, real electrical analysis — needs a pro. A mobile-home-specific inspector runs $300–$600 and finds problems you can’t see. Best money you’ll spend in this whole process.

The Walk-Away Test

After every inspection, ask yourself one question: “If I had to pay full price plus $15,000 in repairs, would I still buy this home?” If no, either negotiate hard or move on. I cover the negotiation playbook in my price negotiation guide — read it before the next showing.