How to inspect a used manufactured home: a buyer's checklist
October 22, 2026
A used manufactured home can be a great value, but problems hidden under the skirting or in the roof can be expensive. Use this checklist, and consider hiring an inspector who has experience with manufactured homes.
Paperwork first
- Year and HUD label: Homes built after June 15, 1976 were built to the federal HUD Code. Look for the red metal HUD labels on the outside of each section and the data plate inside the home. Ask the seller for the serial number.
- Title and liens: Confirm the seller owns the home and that no loans, back taxes or liens are attached. Rules differ by state.
- Records: Ask for repair, roof, water heater and HVAC records.
Outside
- Roof: Check for sagging, leaks, worn coating, loose seams and signs of past repairs.
- Siding and windows: Look for water stains, soft spots and failing seals.
- Foundation and piers: The home should sit level on properly spaced supports and be anchored. Ask for details about the tie-downs and when they were last checked.
- Skirting and drainage: Water should drain away from the home, not pool underneath.
Inside
- Floors: Soft or spongy spots, especially near bathrooms, kitchens and under sinks, can mean water damage.
- Doors and windows: Doors that stick or gaps in the trim can signal that the home has shifted.
- Ceilings and walls: Look for stains, cracks and sagging.
- Smell: A musty smell can point to hidden moisture.
Systems
- Electrical: Have an inspector check the panel and wiring. Some homes from the 1970s have aluminum branch wiring.
- Plumbing: Some homes built from the late 1970s to the mid-1990s used polybutylene pipes, which some insurers question. Ask what pipes are in the home.
- Heating and cooling: Check age and condition, and whether the ducts are intact.
- Water heater: Note the age and any leaks.
Questions for the seller
- Has the home ever been moved or flooded?
- Why are you selling?
- Are there any known problems, and have any repairs been done?
Call a professional if you see
Water damage, uneven floors, roof problems, or anything electrical or structural that you are unsure about. Many insurers and lenders also have their own requirements for older homes, so ask them early.
This is general information and not a substitute for a professional inspection.