Skimping on a professional inspection can lead to hidden repair bills and buyer’s remorse—especially when purchasing a mobile home in 2025. From ensuring the foundation is secure to checking for outdated wiring, a thorough inspection helps you navigate potential pitfalls and negotiate with confidence. But how do you maximize an inspector’s visit? Ask the right questions. Below are ten essential ones to cover before, during, and after the walkthrough.
1. Are You Certified and Experienced with Mobile Homes?
Mobile homes have unique features—like tie-downs, skirting, and HUD Code standards—that differ from site-built houses. Confirm your inspector has:
- Relevant Certifications: Look for credentials from recognized organizations (e.g., InterNACHI, ASHI).
- Manufactured Home Experience: Ask how many mobile home inspections they’ve completed in the past year.
A specialized inspector can spot issues generalists might overlook, such as improper anchoring or structural modifications done without permits.
2. Will You Check the Foundation and Tie-Downs?
Foundation stability is often a lender requirement—particularly for FHA loans—and tie-downs keep the home secure in high winds. Your inspector should:
- Examine Block or Pier Systems: Look for cracks, sinking, or misalignments.
- Assess Tie-Downs: Ensure straps aren’t corroded and meet local requirements.
If your inspector finds major foundation or anchoring issues, it could mean expensive repairs or even lender rejection.
3. How Thoroughly Will You Inspect the Roof?
Leaky roofs can lead to mold, rot, and costly interior damage. A mobile home inspector should:
- Check for Soft Spots: Signs of water damage or old repairs.
- Assess Sealants: Properly sealed vents, skylights, and seams reduce leak risks.
- Identify Material Condition: Whether it’s metal, asphalt shingles, or rubber membrane, each has specific vulnerabilities.
Roof replacements on a mobile home can be pricier than you’d think, so a detailed roof report is invaluable for negotiating or planning repairs.
4. Will You Inspect the Electrical System for Safety?
Older mobile homes may still have aluminum wiring or insufficient amperage to handle modern appliances. Your inspector should:
- Open the Panel: Check breaker types and look for scorched or mismatched wiring.
- Test Outlets: Ensure GFCIs work correctly and identify ungrounded outlets.
Lenders and insurers often demand updated wiring, especially if your mobile home is pre-1976 or hasn’t been modernized. Understanding electrical conditions upfront can prevent expensive surprises.
5. How Do You Evaluate Plumbing and Water Lines?
Frozen pipes or leaks can wreak havoc in a mobile home. Ask about:
- Pipe Material: Look for PVC, PEX, or metal lines—each has pros and cons.
- Drainage Tests: Slow-draining sinks or gurgling toilets can indicate blockages or inadequate venting.
- Water Heater Inspection: Confirm it’s properly installed and vented.
Plumbing fixes can quickly add up, so a green light here is crucial before committing to a purchase.
6. Do You Assess the Heating and Cooling Systems?
HVAC units in mobile homes must be sized and installed correctly for optimal efficiency. Your inspector should:
- Check Furnace Function: Confirm age, filter condition, and any rust or cracks in the heat exchanger.
- Assess Ducts: Ensure ductwork is sealed and free of major leaks or blockages.
- Inspect AC Coils and Outdoor Units: Look for signs of wear, dirt buildup, or inadequate cooling capacity.
If the home’s system is near the end of its lifespan, budgeting for a replacement becomes a priority in your final negotiation or post-move expenses.
7. How Will You Document Exterior and Underbelly Issues?
A mobile home’s underbelly (belly board) protects insulation and plumbing from weather and pests. Ask:
- Skirting Condition: Gaps or missing panels allow rodents, debris, or moisture inside.
- Vapor Barrier Status: Torn or sagging material can trap moisture, leading to moldy insulation.
- Frame Rust or Structural Damage: Rusty frames compromise overall stability.
Photos in the inspection report can clarify the severity of these issues, helping you decide whether minor DIY fixes or professional services are needed.
8. Will You Note Any Park-Specific Concerns?
If the home is in a mobile home park, certain park rules or infrastructure can affect upkeep. Your inspector can point out:
- Lot Drainage: Poorly graded lots or standing water might lead to foundation issues.
- Utility Hookups: Shared park utilities can complicate repairs if something goes wrong.
While inspectors don’t enforce park rules, they can highlight potential conflicts between the home’s condition and park regulations (like mandatory skirting types or siding colors).
9. How Quickly Will I Receive the Inspection Report?
Time is crucial—especially if you have a short window to finalize financing or renegotiate. Ask:
- Turnaround: Many inspectors deliver reports within 24–48 hours.
- Report Format: Digital PDFs often include photos, whereas paper copies may take longer to finalize.
A prompt, clear report ensures you can act swiftly—requesting repairs, adjusting your offer, or meeting lender deadlines without undue stress.
10. Can You Estimate Repair Costs or Recommend Specialists?
While inspectors aren’t always contractors, many can:
- Provide Ballpark Figures: Help you gauge if a problem is minor or a budget-buster.
- Refer Reliable Pros: Electricians, plumbers, or structural engineers familiar with manufactured homes.
If a major issue surfaces, you’ll want trusted professionals to verify repair scopes and costs, giving you leverage in negotiations or enough info to walk away if the repairs exceed your comfort level.
Conclusion
By asking these ten questions—covering everything from roof integrity and electrical safety to park-specific issues—you’ll leave the inspection with a clearer understanding of your potential purchase’s condition. In 2025’s competitive housing scene, a thorough mobile home inspection is critical to avoiding expensive surprises, satisfying lender requirements, and confidently finalizing your deal.
Choose an inspector with the right experience, communicate your concerns upfront, and digest the final report carefully. A knowledgeable inspector not only helps you dodge pitfalls but also empowers you to negotiate repairs or concessions, ensuring your investment is sound for years to come.