How to Inspect the Exteriors of Mobile Homes, Double wides, Trailers InspectAPedia® -
Mobile home inspection guide - Exterior Defects
Common mobile home, double-wide or trailer exterior defects in siding, windows, doors, entrances, steps, and railings
Safety and building codes for mobile homes
Our site offers impartial, unbiased advice without conflicts of interest.
We will block advertisements which we discover or readers inform us are associated with bad business practices,
false-advertising, or junk science. Our contact info is at
InspectAPedia.com/appointment.htm.
How to Inspect Mobile Homes or Manufactured Housing for Defects: detailed procedures, defect lists, references to standards.
Ver.3.4 - 04/25/07 - Steve Vermilye, New Paltz NY and Daniel Friedman, Poughkeepsie NY,
Hudson Valley ASHI Chapter Seminar, Newburgh NY, January 4, 2000, NY Metro ASHI Fall 99 Seminar, Holiday Inn Crowne Plaza, White Plains NY, October
2, 1999.
EXTERIOR DEFECTS - Guide to Inspecting Mobile Homes for Exterior Defects
Damaged, drafty, or inoperative mobile home windows; windows in bedrooms may be required to open as emergency fire exits. Leaks at windows and doors are among the most common mobile home and trailer defects we observe. Our photo at above left shows broken windows and at above right we show windows that were taped-over, probably to stop winter drafts.
Leaks at mobile home or trailer windows and doors are common on older structures, often a source of hidden structural damage to walls and floors. Window and door leaks are increased on mobile homes that were constructed with no roof overhang (unlike the home end windows in our photos above) - roof runoff spilling down sides of the structure readily enter at any opening in the wall.
In turn, leaks at windows and doors of mobile homes, trailers, and doublewides, also on campers, often cause still more extensive damage including collapsing of particle board subfloors, wet moldy insulation in wall and floor cavities, damaged electrical components, and on occasion, insect damage as well.
Site drainage defects risk undermining supporting piers below mobile homes
Location & Site Setbacks: Building officials should have checked the home location for proper setbacks from property boundaries etc. - a buyer should be sure that this information has been reviewed and that a CO is on file.
The building address needs to be visible from the road, letters 4" high and reflective on contrasting background for recognition of the property by emergency vehicles.
Steps and rails on mobile homes, trailers, doublewides: mobile homes and trailers need 2 exit doors/steps/rails, usual step and platform issues; doors usually at either end of one side or at opposite ends and opposite sides; 30 ft apart.
Our photo, left, shows the required two exits, though the railings at both of these exit doors look dangerously loose, even from a distance.
A sound sturdy railing is not necessary at building stairs and landings - until someone is about to fall. At that time a loose flimsy railing can result in even greater injury. See STAIRS, RAILINGS, LANDING INSPECTIONS, CODES for more information.
Emergency Fire Escape from trailers and mobile homes: assure that there is a functional second egress door,
steps, rails. In many homes a bedroom window is required to function as an emergency fire exit.
Unsafe mobile home steps and rails: We have found doors that didn't open or that opened to
tall drops where deck was rotted and then removed. Our photos (above left and right) show Steve Vermilye noting unsafe exit stairs at two trailer homes: missing top platform, missing railings, open railings (right photo), and steps with uneven riser height - a trip hazard.
Missing stairs: - we found exit doors on trailers where the old steps had been removed entirely, perhaps because of decay; the result was the occupant faced at six foot drop if exiting during an emergency. There must be an exit platform and stairway at every exterior door.
Older units, bad leaky windows and doors - beware: leaks into walls invite rot and insect damage. Check
the floor below windows and doors, and inspect this area carefully from the crawl space.
skirt condition, missing, avenue for insect attack and rodent entry. In cold climates a
missing skirt can lead to frozen burst pipes and related damage.
find opening (s)
site concerns: open septics; inadequate. frost protection
for supply or DWV; shared wells, shared septics, possibly not tested nor
maintained;
Siding: vinyl preferred over metal or hardboard (C. r.)
Site debris: may be unsafe, a sanitary or other Building code violation, source of rodents,
or otherwise a cost to a buyer to have removed.
Critique, contributions wanted: Contact Us to suggest corrections or additions to articles at this website, and if you wish, to receive online listing and credit as a contributor. Particular thanks are due to the many experts and also consumers who read and critique technical articles at InspectAPedia.com.
Additional technical contributors & reference sources for this article are listed below.
Use links just below or at the left of each page to navigate this document or to view other topics at this website. Green links show where you are in our document or website.
"Modular Home Construction, special defects and inspection methods" Dan Friedman, NY Metro ASHI Seminar, Holiday Inn, Crowne Plaza, White Plains NY, October 4, 1996
"Modular Home Construction, special defects and inspection methods" Dan Friedman, NY Metro ASHI Seminar, Holiday Inn, Crowne Plaza, White Plains NY, October 4, 1996
"Modular Home Construction, special defects and inspection methods" Dan Friedman, NY Metro ASHI Seminar, Holiday Inn, Crowne Plaza, White Plains NY, October 4, 1996
New York State: "Manufactured Homes: an installation guide for the code enforcement official," undated. [Div. of Code Enforcement & Admin. - 518-474-4073, George E. Clark, Jr., Director] - this is a guide tool, not an enforcement code or standard.
HUD State Administrative Agency (for 36 states) (NY: 518-474-4073) - for complaints
Manufactured Housing Institute, 2101 Wilson Blvd. Ste. 610, Arlington VA 22201 703-558-0400 www.mfghome.org
NYMHA, 35 Commerce Ave., Albany NY 12206-2015 518-435-9859 800-721-HOME (they want the Star Program to provide for separate assessment of manufactured homes)
Consumer Reports: www.consumerreports.org - special report 2/98
Books & Articles on Building & Environmental Inspection, Testing, Diagnosis, & Repair
Our recommended books about building design, inspection, and repair, and about indoor environment testing, diagnosis, and cleanup are at the InspectAPedia Bookstore.
More Information on Building Diagnostic Inspections and Repairs
...
InspectAPedia® Home & Site Map - Building & Environmental Inspection, Testing, Diagnosis, Repair, & Problem Prevention Advice: In-depth research & advice on diagnosing, testing, correcting, & preventing building defects & indoor environmental hazards. Unbiased information, no conflicts of interest.
The Mold Information Center: What to Do About Mold in Buildings, When and How to Inspect for Mold, Clean Up Mold, or Avoid Mold Problems
Environmental Inspection, Testing, & Diagnosis On-Site IAQ, Gas, Air Testing, Mold Investigation, Sick Building Diagnosis, Lab Services, & Remediation Plan Preparation - indoor air quality testing, problem source determination, supporting lab work, written remediation plan addressing removal of environmental and other hazards and prevention of their recurrence.