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 How to Inspect the Heating & Cooling Systems of Mobile Homes, Double wides, Trailers
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InspectAPedia tolerates no conflicts of interest. We have no relationship with advertisers, products, or services discussed at this website.
How to Inspect the heating and cooling systems in mobile homes, trailers, double-wides, multi-wides: how to spot common and dangerous defects in heating equipment incuding furnaces and boilers, inadequate heat distribution, freeze-ups, and safety hazards. How to save heating or cooling costs for mobile homes and trailers or multi-wides.
Green links show where you are. © Copyright 2013 InspectAPedia.com, All Rights Reserved. Author Daniel Friedman.
MOBILE HOME HEATING System Defects
Ver.3.5 - 04/25/07, updated through 2012 - 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. Readers should also see MOBILE HOME PLUMBING where we further discuss oil tanks, oil piping, and water heaters for mobile homes. Page top sketch courtesy of Carson Dunlop.
General Characteristics:
- Hot air, gas-fired, central return heating units are most common ; oil & electric mobile home furnace-heaters are also used;
- 20% of mobile homes have problems with HVAC (C. r. survey);
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Common Defects in Mobile Home Heating Systems
- Fuel connection should have label indicating equipment
and piping are ok for natural or LP gas or both; inadequate combustion air
- Inadequate clearance to combustibles modified equipment,
controls, flue-vent connectors, burners, duct work, venting
- Outside heating oil tank not protected from freezing (using more expensive kerosene mix?) or use of heating tapes on heating oil lines - a possible fire risk (photo above)
- Unsafe heating system chimney and vent installations on mobile homes and trailers:
- Our photo (above left) shows an oil fired heating flue venting directly through the mobile home side wall and just inches from the home's windows.
- Our second photo (above-right) shows a makeshift gas flue using aluminum venting (not recommended, unsafe), a too-short chimney (inadequate draft) and flimsy construction, as well as probably leaks into the home wall over the entry door. Notice the soot around the base of the flue where it penetrates the wall?
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- Unsafe fire clearances and inadequate working space to maintain heating equipment are not due to the mobile home manufacturer but due to low-budget modifications such as this oil burner access through a bath vanity cabinet door (photo at left).
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- Warm air heat return air in a mobile home: all return air taken from crawl area
beneath living unit - one-way heat; blocked return; blocked supply; ducts
through un-heated area; NO return air, or none when utility closet door is shut! We see this design too often - it is the most expensive way you could heat your mobile home since none of the interior air is being recycled through the heating furnace.
Mobile home heat safety warning: Our photo of a mobile home warm air furnace (left) shows that someone has put paneling over the door to stop drafts - also cutting off return air to the furnace and possibly making it very dangerous if this step has also cut off combustion air from this heater.
Because the mobile home furnace is shoe-horned into a tight space it is too often the case that the system is not inspected and cleaned on schedule. Generally you will save more on reduced heating costs by having an expert clean and tune the system than you will pay for the service call.
- Air filters are often ignored - change the filter monthly when the heating or cooling system are in use. A clogged air filter will reduce air flow from your heater, increasing heating costs as well as making the home less comfortable.
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- LP Tanks, copper gas lines are often left unsupported and exposed to mechanical
damage; also check for LP gas leaks at tanks or fittings;
- Oil tanks at trailers and mobile homes - indoor-rated heating oil tanks are quite often placed outside, above ground,
in ground contact, with heat tapes (a fire hazard), often leaking, and in cold
climates, exposed to frost-risk which in turn risks loss of heat and related damage to the home
- Missing or still-covered-over spark arrestor on the heating flue on a mobile home - have your heating service technician check the safety of the entire flue and chimney, including the outside components
Combustion Air Defects & Safety Hazards at Doublewide, Mobile Home or Trailer Home Heating System
Below our photographs illustrate several unsafe conditions at a house trailer's heating system inspected by D Friedman & S Vermilye during a mobile home site safety investigation.
- No return air from occupied space to the furnace: Above we notice that when the door to the "furnace closet" in this mobile home is shut, there is no return air movement from the home's heated interior to the furnace - creating the most-expensive possible way to operate the furnace. We call this a "one way" heating system: scrounge some air from a cold outdoor or crawl space source, heat it, and blow it into the living space.
In addition to the absence of return air to the heating furnace we notice that
- Dirt blockage of air flow: the return air inlet grille is partly blocked by dust and debris, further reducing air flow, increasing heating cost, and ...
- Watch out: there is an increased risk of potentially fatal carbon monoxide poisoning if the system lacks adequate combustion air
See COMBUSTION AIR DEFECTS for more information.
- Blocked air filter: if an air filter is installed (remains to be discovered), given how dirty is the exterior of this furnace the air filter may be equally dirty and airflow blocked
- The leak stains and corrosoion on and below the heating flue indicate that the chimney and flue are leaking, risking hidden damage, leaks, holes, water or rust damage to the furnace heat exchanger: all further pointers to an unsafe heating system
- On some of these installations combustion air is provided from outdoors through wall or floor openings in the furnace closet, increasing safety but ignoring operating cost
- Unsafe chimney outside: incomplete, leaks, missing cap, too short, bad draft - are illustrated by our outdoor heating flue/chimney photos earlier on this page.
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MOBILE HOME COOLING System Defects - Air Conditioning
General Characteristics of Mobile Home Cooling Ducts
- Heating or Cooling Ducts placed at one of these typical locations:
- cooling ducts placed in the floor along center line of the mobile home;
- cooling ducts placed in the floor along exterior walls (better heating in cold climates);
- cooling ducts placed in the in trailer or mobile home ceiling (better cooling in South);
- [The duct location may tip off the wind zone rating intended for the mobile home unit being inspected.]
Common Mobile Home / Doublewide HVAC Duct Defects
- floor ducts often damaged; registers blocked or covered by carpeting
- floor ducts below the home, in an uninsulated space
- floor ducts below the home that have
- lost their insulation
- fallen open
- are incomplete
- have been invaded by rodents or mold
MOBILE HOME and TRAILER INSULATION and Ventilation Defects
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Our photo, courtesy of Jeremias, some of our mobile home inspection and repair advice readers, shows a mobile home whose walls have been completely opened to permit:
- identification and correction of all leak points
- repair of rotted framing
- removal and replacement of wet, moldy wall insulation
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- Crawl space area ventilation below mobile homes : sq ft/150 = min area and must cross vent on at least 2 sides;
- PVC plastic vapor barrier placed on soil below the mobile home is recommended to hold down moisture;
- Attic venting (sloped shingled roofs) - often omitted, shorter shingle life, voids warranty, etc.
- Attic venting (often none or just a few spot vents in flat roofs) - condensation, leaks, related damage.
- Check dryer vent routing and materials for fire hazards (blocked overheats dryer; or may collect water)
Frequently Asked Questions (FAQs) about mobile home heating & cooling systems & insulation
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Questions & answerrs about how to troubleshoot & fix problems in manufactured home or mobile home heating & cooling systems.
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Technical Reviewers & References
Related Topics, found near the top of this page suggest articles closely related to this one.
- Mobile Home Inspections - Daniel Friedman & Steven T. Vermilye
- Mark Cramer Inspection Services Mark Cramer, Tampa Florida, Mr. Cramer is a past president of ASHI, the American Society of Home Inspectors and is a Florida home inspector and home inspection educator. Mr. Cramer serves on the ASHI Home Inspection Standards. Contact Mark Cramer at: 727-595-4211 mark@BestTampaInspector.com
- John Cranor is an ASHI member and a home inspector (The House Whisperer) is located in Glen Allen, VA 23060. He is also a contributor to InspectApedia.com in several technical areas such as plumbing and appliances (dryer vents). Contact Mr. Cranor at 804-747-7747 or by Email: johncranor@verizon.net
 Carson, Dunlop & Associates Ltd., 120 Carlton Street Suite 407, Toronto ON M5A 4K2. (416) 964-9415 1-800-268-7070 info@carsondunlop.com. The firm provides professional home inspection services & home inspection education & publications. Alan Carson is a past president of ASHI, the American Society of Home Inspectors. Thanks to Alan Carson and Bob Dunlop, for permission for InspectAPedia to use text excerpts from The Home Reference Book & illustrations from The Illustrated Home. Carson Dunlop Associates' provides:
- Commercial Building Inspection Courses - protocol ASTM Standard E 2018-08 for Property Condition Assessments
- Home Inspection Education Courses including home study & live classes at eleven colleges & universities.
- Home Inspection Education Home Study Courses - ASHI@Home Training 10-course program.
Special Offer: Carson Dunlop Associates offers InspectAPedia readers in the U.S.A. a 5% discount on these courses: Enter INSPECTAHITP in the order payment page "Promo/Redemption" space. InspectAPedia.com editor Daniel Friedman is a contributing author.
- The Home Reference Book, a reference & inspection report product for building owners & inspectors.
Special Offer: For a 10% discount on any number of copies of the Home Reference Book purchased as a single order. Enter INSPECTAHRB in the order payment page "Promo/Redemption" space. InspectAPedia.com editor Daniel Friedman is a contributing author.
- The Home Reference eBook, an electronic version for PCs, the iPad, iPhone, & Android smart phones.
Special Offer: For a 5% discount on any number of copies of the Home Reference eBook purchased as a single order. Enter inspectaehrb in the order payment page "Promo/Redemption" space.
- The Illustrated Home illustrates construction details and building components, a reference for owners & inspectors.
Special Offer: For a 5% discount on any number of copies of the Illustrated Home purchased as a single order Enter INSPECTAILL in the order payment page "Promo/Redemption" space.
- The Horizon Software System manages business operations,scheduling, & inspection report writing using Carson Dunlop's knowledge base & color images. The Horizon system runs on always-available cloud-based software for office computers, laptops, tablets, iPad, Android, & other smartphones.
- [1] Section 184 Indian Home Loan Guarantee Program, U.S. Department of Housing & Urban Development, web search 1/5/2012, original source: portal.hud.gov/hudportal/HUD?src=/program_offices/public_indian_housing/ih/homeownership/184 - Quoting:
The Section 184 Indian Home Loan Guarantee Program is a home mortgage specifically designed for American Indian and Alaska Native families, Alaska Villages, Tribes, or Tribally Designated Housing Entities. Section 184 loans can be used, both on and off native lands, for new construction, rehabilitation, purchase of an existing home, or refinance.
Also see Freddie Mac & Fannie Mae
- [2] Native American Housing Loan Guarantee Program HUD Section 184 Loans At A Glance, FannieMae, web search 1/5/12, original source: efanniemae.com/sf/mortgageproducts/pdf/section184aag.pdf
- [3] Mobile Home Inspections - Daniel Friedman & Steven T. Vermilye
- [4] Trailer vs Mobile Home vs Modular vs Panelized Construction an explanation of terms and how to identify these structures.
- [5] "Modular Home Construction, special defects and inspection methods" Dan Friedman, NY Metro ASHI Seminar, Holiday Inn, Crowne Plaza, White Plains NY, October 4, 1996
- [6] MOBILE HOME INSPECTIONS
- [7] Trailer vs Mobile Home vs Modular vs Panelized Construction an explanation of terms and how to identify these structures.
- [8] "Modular Home Construction, special defects and inspection methods" Dan Friedman, NY Metro ASHI Seminar, Holiday Inn, Crowne Plaza, White Plains NY, October 4, 1996
- [9] 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.
- [10] HUD State Administrative Agency (for 36 states) (NY: 518-474-4073) - for complaints
- [11] Manufactured Housing Institute, 2101 Wilson Blvd. Ste. 610, Arlington VA 22201 703-558-0400 www.mfghome.org
- [12] 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)
- [13] Consumer Reports: www.consumerreports.org - special report 2/98
- [14] Mobile Home Inspection Checklist, Florida, Town of Lady Lake Building Department
- [15] Thanks to home inspector Peter Bennett for eagle-eye editing assistance regarding spelling at this web article series. Little Silver, NJ 07739 Office 732-758-9887 Fax 732-758-8993 Cell 732-245-9817 afullhouseinspectionco@gmail.com
- [16] Wikipedia provided background information about some topics discussed at this website provided this citation is also found in the same article along with a " retrieved on" date. NOTE: because Wikipedia entries are fluid and can be amended in real time, we cite the retrieval date of Wikipedia citations and we do not assert that the information found there is necessarily authoritative. - Entry on Mobile Homes, original source: http://en.wikipedia.org/wiki/Mobile_home#Regulation, retrieved 8/14/2012
Books & Articles on Building & Environmental Inspection, Testing, Diagnosis, & Repair
 The Home Reference Book - the Encyclopedia of Homes, Carson Dunlop & Associates, Toronto, Ontario, 25th Ed., 2012, is a bound volume of more than 450 illustrated pages that assist home inspectors and home owners in the inspection and detection of problems on buildings. The text is intended as a reference guide to help building owners operate and maintain their home effectively. Field inspection worksheets are included at the back of the volume. Special Offer: For a 10% discount on any number of copies of the Home Reference Book purchased as a single order. Enter INSPECTAHRB in the order payment page "Promo/Redemption" space. InspectAPedia.com editor Daniel Friedman is a contributing author.
Or choose the The Home Reference eBook for PCs, Macs, Kindle, iPad, iPhone, or Android Smart Phones. Special Offer: For a 5% discount on any number of copies of the Home Reference eBook purchased as a single order. Enter INSPECTAEHRB in the order payment page "Promo/Redemption" space.
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Crawl Space Moisture Control, U.S. Department of Energy
- Domestic Building Surveys, Andrew R. Williams, Kindle book, Amazon.com
- Defects and Deterioration in Buildings: A Practical Guide to the Science and Technology of Material Failure, Barry Richardson, Spon Press; 2d Ed (2001), ISBN-10: 041925210X, ISBN-13: 978-0419252108. Quoting:
A professional reference designed to assist surveyors, engineers, architects and contractors in diagnosing existing problems and avoiding them in new buildings. Fully revised and updated, this edition, in new clearer format, covers developments in building defects, and problems such as sick building syndrome. Well liked for its mixture of theory and practice the new edition will complement Hinks and Cook's student textbook on defects at the practitioner level.
- Moisture Control in Buildings, U.S. Department of Energy
- Moisture Control in Walls, U.S. Department of Energy
- ...
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