Guide · 4 min read · Updated October 10, 2026
Mobile Home Inspection Checklist: What to Check Before You Buy
What a mobile home inspection covers, a zone-by-zone checklist to bring to every showing, and what an inspection costs.
The short answer
A mobile home inspection checks the HUD label and data plate, the underbelly, piers and tie-downs, leveling, the roof, the floors, and the plumbing, electrical, and HVAC systems. HomeGuide's latest cost guide (December 2025) puts most mobile home inspections at $200 to $600, depending on size. Hire a licensed inspector who has experience with manufactured homes, and use the checklist below on your own walkthrough first.
A mobile home inspection is not the same as a house inspection. The biggest problems often hide under the home or on a metal tag outside. Here's what to check.
What does a mobile home inspection include?
A mobile home inspection includes the same systems as a house inspection, plus the parts that only factory-built homes have: the HUD label, the data plate, the underbelly, piers, and tie-downs.
HomeGuide's latest cost guide (December 2025) lists these areas as part of a typical mobile home inspection:
- Foundation, undercarriage, and crawl space
- Anchoring, vapor barrier, skirting, tie-downs, and piers
- Roof and exterior siding
- Windows, doors, walls, floors, and ceilings
- Plumbing, electrical, and HVAC
- Appliances and smoke detectors
Source: HomeGuide. A typical inspection takes about 2 to 4 hours.
How do you check the HUD label and data plate?
The HUD label and data plate prove a home was built to the federal HUD code, which applies to homes built on or after June 15, 1976. Lenders often ask for them, so check both first.
- HUD label (tag): a metal plate about 2 by 4 inches on the outside of each section, at the taillight end, about 1 foot up from the floor (24 CFR 3280.11). A double-wide has two.
- Data plate: a paper label inside, usually near the electrical panel, in a kitchen cabinet, or in a bedroom closet. It lists the serial number, manufacture date, label numbers, and the home's wind zone and roof load zone (HUD, 24 CFR 3280.5).
Missing label? HUD doesn't reissue labels, but it can issue a Letter of Label Verification through IBTS when records exist. Sort this out before closing.
The LAND + HOME 8-zone inspection checklist
The LAND + HOME 8-zone checklist walks a mobile home from the paperwork to the roof, so nothing gets skipped on a fast showing. Use it on your own walkthrough, then hand your notes to the inspector.
- 1. Paperwork: HUD label on each section, data plate inside, serial numbers match the title.
- 2. Underbelly: Bottom board (the belly wrap) intact, no sagging, tears, or wet insulation.
- 3. Piers + tie-downs: Piers sit on pads, straps are tight and not rusted through, anchors are in the ground.
- 4. Level: Doors and windows open and close without sticking. No cracks at ceiling seams.
- 5. Roof: No soft spots, loose seams, or ceiling stains below. Gutters drain away from the home.
- 6. Floors: Walk every room. Press near the tub, toilet, sinks, and exterior doors for soft spots.
- 7. Plumbing + water heater: No drips under sinks or the home. Water heater age and venting.
- 8. Electrical + HVAC: Panel labeled, no scorched outlets, furnace and AC run. Smoke detectors work.
On a double-wide, also look at the marriage line, where the two sections join. Gaps or cracks along that seam inside can point to settling or leveling problems.
How much does a mobile home inspection cost?
A mobile home inspection costs about $200 to $600 in HomeGuide's December 2025 guide, based mostly on the home's size.
| Home type | Typical inspection cost (HomeGuide) |
|---|---|
| Single-wide | $200 to $400 |
| Double-wide | $250 to $500 |
| Triple-wide | $300 to $600 |
Specialty tests cost extra when done separately. HomeGuide lists radon at $125 to $400, mold at $300 to $650, and pest inspections at $50 to $200 (HomeGuide). Prices vary by area, so get local quotes.
Example (hypothetical numbers): A buyer pays $350 to inspect a used single-wide listed at $45,000. The inspector finds a soft floor by the tub and a torn belly wrap. The buyer gets repair quotes of $3,000 and asks the seller for a price cut. The inspection paid for itself several times over.
Is an inspection different for a new vs. used mobile home?
An inspection on a used mobile home focuses on wear and hidden damage, while an inspection on a new home focuses on how it was set up on your site.
Used home: Water damage, roof age, soft floors, rusted tie-downs, old wiring, and whether the home was ever moved. Confirm the HUD label is there.
New home: Leveling, piers, anchoring, utility hookups, skirting, and drainage. HUD requires a qualified inspector to verify installation, and defects for dispute resolution must be reported within one year of installation (HUD).
Planning an FHA mortgage? FHA has long required a site-specific foundation certification from a licensed engineer or architect for manufactured homes (HUD Mortgagee Letter 2009-16). Ask your lender what they need before you schedule anything.
Buying land too? See buying a mobile home with land. After you buy, use the mobile home maintenance checklist.
The bottom line
A good mobile home inspection looks under the home and at the paperwork, not just at the rooms. Check the HUD label and data plate first, walk all 8 zones, and hire an inspector who knows manufactured homes. Inspection costs and lender rules vary by location, so do your research and know your numbers.
Common questions
How much does a mobile home inspection cost?
HomeGuide's latest guide lists $200 to $600 for most mobile home inspections, about $200 to $400 for a single-wide and $250 to $500 for a double-wide. Specialty tests like radon, mold, or pests cost extra.
What do inspectors look for in a mobile home?
They check the HUD label and data plate, the foundation and underbelly, piers, tie-downs and anchors, leveling, roof, siding, windows and doors, floors, plumbing, electrical, HVAC, and smoke detectors.
Should I get an inspection on a new manufactured home?
Yes, it is worth it. A new home still has to be delivered, set, leveled, anchored, and hooked up on your site, and HUD's dispute resolution rules say defects must be reported within one year of the installation date.
What if the HUD label is missing from a mobile home?
HUD does not reissue labels, but it can issue a Letter of Label Verification through IBTS if records exist. Many lenders need proof of the label, so solve this before you close.
What is the most common problem in used mobile homes?
Water damage is a common one to look for, showing up as soft floors near tubs, toilets, and sinks, stained ceilings, or a sagging or torn underbelly. Have the inspector check under the home, not just inside.
When you're ready for the next step
Keep reading
Buying a Mobile Home With Land: A Step-by-Step GuideThe steps to buy a manufactured home with land in the right order, from financing type to land checks to closing.
Mobile Home Maintenance Checklist: What to Do Every SeasonA season-by-season maintenance checklist made for mobile and manufactured homes, from leveling and tie-downs to the roof and underbelly.