FAQs on Building Codes & standards for manufactured homes, mobile homes, doublewides, multiwides, & trailers.

This article answers frequently-asked questions about mobile home and manufactured home standards, codes, and regulations.

This article series assists mobile home, trialer, or doublewide owners and inspectors of those homes who need to find the appicable codes and standards for manufactured homes, multiwides, trailers or mobile homes.

Manufactured Housing & Mobile Home Codes & Standards Questions & Answers

These questions about mobile home and manufactured home codes, standards, financing were orignally posted

at MOBILE HOME CODES, STANDARDS & MANUALS - you will want to review that information.

On 2020-10-30 - by (mod) -

Do contractors have to follow building codes when flipping a manufactured home?

Anon

There is no building code anywhere that specifically refers-to "flipping" houses, whether a manufactured home, a modular, or a stick-built home.

In general, however, any new work done on any home in most building jurisdictions, and often any repair work of substance, must be performed in accordance with current building codes.

Your local building code official is the final legal authority on work done.

OPINION: Finally: building codes are critical for life, safety, and the wallets of homeowners as well as everybody else involved in home construction, maintenance, and ownership, but nevertheless codes are a minimum standard; you cannot rely on building codes to anticipate every possible SNAFU that can occur nor to control the actions of people who buy and flip homes.

On 2020-10-30 by Anonymous

Do contractors in California have to follow building codes when flipping a manufactured home.

On 2020-10-30 by Mark Harlos

What is the subflooring requirement when redoing a manufactured home in california.

On 2020-07-30 by Gina Whitaker

We have a pit hed metal roof on our manufactured home ,do the over lapping section have to be sealed to be up to HUD codes

On 2020-07-05 - by (mod) -

Carla: and JamesB

Indeed some mobile homes or "manufactured homes" rely on cross bracing rather than exterior sheathing for adequate stiffness. So yes, it's normal.

However you should find a housewrap on the exterior wall of your home, under the siding. Otherwise I'd worry that wind-blown rain can enter the wall and soak insulation or electrical or other components.

On 2020-07-05 by Anonymous

@James B.,
Could you tell me if you ever discovered the answer to your question? We have a 1995 Clayton single wide mobile home that is approx. 17x80. I have been replacing the sheetrock because of water damage. I've found that once the sheetrock and insulation is removed there is NO plywood exterior walls! After I remove the sheetrock and insulation I come into direct contact with the metal siding. Is this normal? Thanks you

On 2020-07-05 by Carla

We have a 1995 Clayton single wide mobile home that is approx. 17x80. I have been replacing the sheetrock because of water damage. I've found that once the sheetrock and insulation is removed there is NO plywood exterior walls! After I remove the sheetrock and insulation I come into direct contact with the metal siding. Is this normal? Could you tell me what the standard requirements for exterior walls in 1995 mobile home construction were? Thanks you

On 2020-06-25 - by (mod) -

James

Generally a manufactured home is constructed to meet the codes and standards for the state in which it's going to be sold. So you would expect it to be code compliant unless it was modified. That doesn't mean that we don't agree with you about quality of construction

On 2020-06-22 by James B.

I have a 2016 Clayton single wide and found that there is no plywood or OSB under the vinyl siding. Just a foam moisture barrier about one-half inch thick. The siding is only attached to the studs. Is this acceptable?

On 2020-03-18 by Anonymous

Canon

Star codes for mobile homes are pretty much the same as for any other home,

that is they all have to meet the same requirements for Landings, handrails, guardrails and step or stair tread Riser height and dimensions. See details at

https://inspectapedia.com/Stairs/Stair-Code-Details.php

On 2020-03-18 by Anonymous

what are the codes in Georgia usa for mobile home steps?

On 2018-01-06 by (mod) - allowable floor slope, sag, or deflection for manufactured or mobile homes - definition of L/360

Mike

Allowable Floor Deflection, Sag, or Slope in a Mobile Home:

I agree that it is important for a mobile home to be level and for its foundation to be stable throughout the life of the home - otherwise you'll find leaks at windows and doors and possibly structural damage.

"Typical" construction standards call for a floor to be level to within 1/4" within ten feet in any direction. - Handbook of Construction Tolerances, David Kent Ballast, AIA, CSI

A more familiar standard for out of level floors also addresses sagging and uses the " L/360" formula. (IRC, 2000 Edition, Table R301.7 states allowable deformation of floors shall not exceed L/360)

Definition of L/360: formula used to compare the actual to the allowable deflection or sag or slope over Span L (in inches).

L/360 is the typical allowable deflection for a floor in a residential building while other fraction denominators are used for roofs, walls, lintels, etc.

Application example for L/360 measurement of floor deflection, sag, or out-of-level

A wood framed floor spans 12 feet in width across a home.

Set L to 12 ft in inches or L = 12 x 12 = 144

Divide L by 360, or 144 / 360 = 0.4 - this is the allowable slope or sag in this floor.

So if by measurement you find that your floor slopes 1/2" over 12 feet, that is 1/2" = 0.5" exceeds the 0.4" recommended standard.

While the L/360 floor standard is usually discussed as span deflectio or "sagging " you could reasonably use it also as a measure of allowable "out of level" condition.

Typically installation manuals for mobile or manufactured homes say things like "the tops of piers must be level" without giving a specific tolerance number.

HUD's guide to manufactured home foundations is a lengthy document you'll want to have -

see FOUNDATION AND SUPPORT SYSTEMS FOR MANUFACTURED HOMES, GUIDE TO

Remarkably though the term "level" appears 42 times in that document, nowhere does HUD include a leveling specifcation.

Table of Allowable Deflections in Construction

The following typical allowable deflections is adapted from the U.S. IRC Table R301.7

Notes to the table above

L in this table refers to the length of span in inches

H in this table refers to the height of a wall or partition in inches

Source: 2015 International Residential Code for One- and Two-Family Dwellings

On 2018-01-06 by Mike

What is the + and - a floor can be out of level in the length and width of a double wide mobile home.

On 2017-11-23 1 by (mod) - trouble obtaining HUD financing

Edith,

My sympathy for what must be really annoying trouble obtaining HUD financing. It might help me research the question if you could use the page bottom CONTACT link to send me some sharp photos of the home and of its data tag.

Even a home in "mint condition" won't necessary comply with HUD regulations if it was manufactured before a HUD-specific date at which compliance with a new standard was required.

Here is HUD's policy:
"The Department will not issue tags for a manufactured (mobile) home constructed prior to the enforcement of the Manufactured Home Construction and Safety Standards, effective June 15, 1976."

Possibly if the mobile home company is still in business they'd be willing to give you a letter certifying compliance. Even so, I think that especially in our current government and political climate in which most consumer protections are of little interest, you won't get far with HUD officials who may be under-staffed, under-funded, and over-tempted to give an easy and quick reply: "Sorry, no, as we have already said in our published policy".

But *before giving up* contact the HUD Counseling Clearing House to ask for a final opinion.

Through the number I'll give you should be able to findf someone close to you whom you can ask again about this matter. The agency explains on their FAQs page that HUD-approved housing counseling agencies provide housing counseling to renters, first-time buyers, and homeowners.

HUD notes that HUD Counseling Clearinghouse operates a toll-free 24-hour-a-day automated voice response system that provides referrals to local housing counseling agencies, at (800) 569-4287. Referrals are also available to Spanish-speaking consumers.

Daniel

On 2017-11-23 by Edith

I have a question about the HUD regulations. I am trying to find financing for a newly refurbished 1975 Skyline 70X14 mobile home in nearly mint condition, and have been turned down because of the model year.

MeanwhIle I have found out that the HUD regulations were published in 1974, but didn't go into effect until 1976.

My question is: what if the company was able to start producing the HUD compliant models early, and the data plate indicates that this home is one of them? Will it still qualify for financing?

On 2017-11-16 by Bob

Thks for the response. Clarification: In my situation, all the damage is only on one side of the roof. The insurance company only wants to replace the damaged side of the roof. I want the entire roof to look the same.

On 2017-11-16 by (mod) - insurers in Fl required to replace the entire roof if the roof damage is more than 25%?

Bob,

I'll research the question. I'm not aware of a difference in that rule for mobile homes. Certainly the underlying principle remains true: once we've got 25% or more damage, the cost of patching is usually not economical.

On 2017-11-15 by Bob

Are insurers in Fl required to replace the entire roof if the roof damage is more than 25%? I know, under Fl Building code they do. But I don't believe the cod applies to Mobile homes.

On 2017-11-03 by Nina Bell

I just purchased a mobile home in Jacksonville Florida, I was told they would build a deck but two days before closing they say it is now a liability, so they built steps that are very steep and no landing at the top, the storm door opens and swings left have to go all the way up open door back down the steps go back up and unlock front door in the left corner, fighting with storm door are their any requirements for steps?

What can I get them to do? Clayton care team will be here on Monday to inspect home, I am hoping they will fix the door situation. What would the specs be for the steps, there are 7 steps to go up.
Thanks, for your time and help with this. Nina

On 2017-10-24 by Christian

My mobile home has two doors on the front side of it. Is it a fire code to fill in one of the doors? It's very awkward and inconvenient for the door being there.

There's no wall dividing the doors not making it a fire hazard considering the doors are 7 feet from each other and in the same room.

On 2017-08-20 by (mod) -

1/2"

On 2017-08-18 by tim

what thickness is required on roofing plywood for 2003 mobile home

On 2017-07-15 by (mod) -

Gina

Most mobile homes were built to comply with all US State codes (at the time of their construction) so that the manufacturer could ship anywhere, but of course I don't know the brand nor model of your home. See if you can find the home's data tag - use the page top or bottom CONTACT link to send me photos of the home and its data tag and I may be able to research it further for you.

Then check local requirements with the *local* Pensacola FL building department ((850) 436-5600) where you want to locate the home to see what they will accept about

- the home's age and materials

- site pad and anchoring requirements

- other features

I'd consider that the cost of moving a home from Stockton to Pensacola - about 100 miles - is more than the transport, as it will require

- making sure that the home's chassis is intact

- making sure the structure is sound enough to handle the transportation

- installing wheels, tow bar

- installing protective covering

I'd get a cost estimate of the move before spending other money on any improvements. The home may not be worth the cost of moving it. Mobile home dealers generally won't consider buying a home built before 1987 so that may limit the value of your 1986 model. And if the roof is not a shingled one the value is similarly diminished.

On 2017-07-15 14:21:45.099127 by Gina Parker

Can i legally move and set up a 1986 mobile home from Stockton AL to Pensacola FL. Onto my in land where I currently live in a mobile home.
Ive been told that it would have to have shingled roof and vinyl siding,but can't seem to find this anywhere I've looked online.

On 2017-07-12 2 by (mod) - Smoke Alarm Installation Guidelines for mobile homes

Linda,

The number of smoke alarms required in a building, say perhaps a one family home - if that's your case - is not fixed by just square feet, but rather by number of floors, bedrooms, and other building layout.

At a minimum you will want to install a smoke alarm at

- inside each bedroom

- outside each sleeping area (say an area of bedrooms on a single floor)

- on each level of the building including its basement

- in the building living room, family room, den, or near the stairs between floors (I prefer to see an alarm at the stair top and near the stair bottom)

A larger home will require more alarms

I also want to see an alarm installed near oil or gas heating equipment, fireplaces, woodstoves, etc, but not so close that it creates a false alarm problem

A good guide to smoke alarm installation (besides the alarm manufacturer's installation specs) is NFPA 72, National Fire Alarm and Signaling Code - you can get a free copy from NFPA if you don't mind giving them enough information to open an "account" - see www.nfpa.org/public-education/by-topic/smoke-alarms/installing-and-maintaining-smoke-alarms

NFPA 72 is the National Fire Protection Association whose standards are accepted in the U.S. - but it is not a U.S. Federal Agency. Contact the association at

NFPA headquarters
1 Batterymarch Park
Quincy, Massachusetts
USA 02169-7471
Telephone +1 800 344-3555 (U.S. & Canada)
The National Fire Protection Association (NFPA) is a global nonprofit organization, established in 1896, devoted to eliminating death, injury, property and economic loss due to fire, electrical and related hazards.

Special advice for mobile home owners:

Additional special fire safety concerns pertain to people living in mobile homes, doublewides, trailers: the home is required to have at least two operable fire exits.

This is a particular worry in older homes where we sometimes see that one of the exits has been blocked, or it's a door or window that no longer opens, or it's an opening to a place where a set of exterior stairs is needed.

On 2017-07-12 by Linda

how many smoke alarms are required ? is it based on square footage ? can you direct me the fed stat? thanks

On 2017-06-10 by (mod) -

Ashley I'm trying again to post the links to the two articles you will want to read

See MOBILE HOME FOUNDATIONS at https://inspectapedia.com/Manufactured_Homes/Mobile_Home_Structures.php#foundat

and see MOBILE HOME PIERS at https://inspectapedia.com/Manufactured_Homes/Mobile_Home_Support_Piers.php

On 2017-06-10 by (mod) - mobile home pier codes

Ashley,

In general the maximum height from the surface of the pier to the top of the last concrete block which would be placed under a beam or girder supporting the manufactured or mobile home floor is < 36 inches for a single stack of 8x8x16" concrete block or 48" for a similar pier that is built of paired concrete blocks, that is double the width of the rectangular cross section of the single block pier.

the minimum ground clearance allowed from the bottom of the floor joists to the ground surface is 18 inches.

depending on where you live there may be local regulations that differ.

i am posting illustrations and additional details and code citations at mobile home foundations (please use the search box just above to find this article as commentsbox seems to be fouling up urls when i paste them in)

please be sure to see the more detailed answer in mobile home piers at

for complete detail about the construction, codes, and inspection of manufactured or mobile home pier support systems. >

On 2017-06-07 by Ashley - maximum height a mobile home can be from the ground?

What is the maximum height a mobile home can be from the ground?

On 2017-04-01 by (mod) - mobile home roof installed using staples

Donnie

Staples, provided you're referring to Staples designed for roof shingle installation, have been widely used for many years.

I used them myself at one time. However in my opinion they're not a good Fastener. It's too easy to overdrive the staple which cuts the shingle and allows the shingles blow off or to underdrive the staple which leaves it sticking up, later damaging the shingle tab that overlays the staple.

It's possible that where you live local building inspectors would not accept that Fastener. But as far as I know there's no code or standard prohibition for their use. We might look further at the installation specifications by the manufacturer of your specific single product to see if they've taken a position.

On 2017-04-01 by Donnie

I lost a number of shingles 3 weeks ago in the wind storm. When I went up on the roof to inspect I found that the manufacturer used framing Staples to fasten my roof. I also noticed they used no felt or ice Shield. Aside from the fact that this seems extremely unethical to me, I was wondering if this was common practice in the manufactured home building industry.

Are Staples acceptable fasteners for manufactured homes with asphalt shingle roofs?

On 2017-03-09 by (mod) - Take a look at the mobile home data tag - to find the wind code

Sabrina:

Take a look at the mobile home data tag - usually riveted to the exterior or found as a sticker on a cabinet door interior surface say at a kitchen sink, or at the electrical panel. That will give you the mode specific details.

Then you might check with http://www.wholesalemanufacturedhomes.com/ to see if that wholesaler has model specific details about wind zone ratings for your home.

Usually because mobile homes are manufactured to be able to be sold in multiple states, a home that meets the GA code will also meet FL codes.

On 2017-03-09 by Sabrina

I'm trying to find out the wind code on my 84 Catalina slg mobile home I'm trying to movie it from GA to FL

On 2017-02-22 by (mod) - how to determine whether a manufactured home meets local building codes

Bert:

Most manufactured homes are built to comply with nearly all local building codes so that they can be marketed or sold over a wide, often national, area. Find the labels on our home, identify the manufacturer, model, year, and check with your building department.

On 2017-02-22 by Bert

I have a 1990 double wide manufactured home. I would like to install it on a residential lot in Island County, WA. Island County uses International Building Code, how do I determine whether this home can qualify and what upgrades may be required?

On 2017-02-15 by (mod) 1974 Barr Mobile Home Specifications

Darn good question, Debbie. I was unable to find any online information about Barr Mobile Homes, Barr manufactured homes, nor for a Barr company who produces mobile or manufactured homes.
Can you find and send me (using the page bottom CONTACT link) photos of the home and its data tag?

It is possible that Barr Manufacturing for Mobile or Manufactured Homes was originally located in one of the following
Barr IL
Barr IN
Barr SC

On 2017-02-15 by DEBBIE

Where do I go to obtain the specification on a 1974 BARR MOBILE HOME. i need to provide a lot of information on the m/home to obtain insurance? Thanks

On 2017-02-09 by Louis Duclos

I want to buy this land. But the moble home has no permit. There is no slab underneath it. What year was the slab brought in to the town of Milford N.H.

On 2017-01-25 by mod - mobile home roof sheeting thickness

1/2" plywood or OSB is what you'd find on any modern home. Thinner plywood doesn't adequately grab roofing shingle nails, thicker isn't normally warranted.

On 2017-01-25 by Ed

1980 comp roof with plywood decking what is code on how thick it needs to be?
How thick is the roof sheeting on a 1980 manufacturered home?

On 2016-12-20 by (mod) - sprinkler systems to HUD Standards for California Desert Location

Mikey, the following is quoted from this California government website: http://osfm.fire.ca.gov/codedevelopment/residentialsprinklerandcacodes

The California Building Standards Commission approved the State Fire Marshal's Building, Fire and Residential Code adoption packages for the 2010 California Building Standards Codes at the hearing on January 12, 2010. The 2010 California Building Standards Codes published July 1, 2010, with an effective date of January 1, 2011.

A key component in the 2010 code adoption is the addition of residential fire sprinklers in all new one-and two-family dwellings and townhouse construction statewide. For many years, installation of fire sprinkler systems has only been required in office buildings and multi-family dwellings (i.e. apartments).

These sprinkler systems are proven to save lives and extinguish fires. Prior to the adoption of the 2010 California Building Standards Codes, more than 150 jurisdictions in California had a local residential fire sprinkler ordinance.

On 2016-12-19 by Mikey

Hey Guys - I am considering purchasing a factory built home which is going to be constructed to HUD standards. It will be located in the desert, California. Are fire sprinklers required ?

On 2016-11-20 02:17:09.682185 by (mod)

I don't think so, DVD, if I understand correctly, you have a fused main disconnect at the remote meter - that protects the cycle between meter and main panel; and you have a fused d u soon nectar at or in the main panel. In that case you wouldn't need a 3rd disconnect at the exterior of the home.

Remember, your local code official is the final authority.

On 2016-11-20 00:41:43.112480 by Dave

I have a double wide home 200 feet from the meter. Do I need a disconnect and ground before it enters the home. I have a disconnect at the meter and in the panel in the home.

Question: trouble financing a 1975 singlewide - what are the regulations?

(Feb 25, 2014) Anonymous said:

I have a beautiful remodeled 1975 singlewide trailer with 2 large additions we are selling we have a interested buyer but the banks wont finance it due to the fact that's its a 1975> what are the federal laws re:1976 cut off?

Reply:

Anon

I think you or the bank are referring to the Federal Manufactured Home Construction and Safety Standards (commonly known as the HUD Code) that went into effect June 15, 1976. The bank is saying that a home built before June 15 1976 was not regulated to standards that they are willing to finance.

Here is what the U.S. HUD says about this key date:

Homes built prior to June 15, 1976, even with modifications, do not meet the HUD standards and cannot be accepted as compliant with the HUD Code. As the homeowner, you may find a licensed engineer willing to inspect your home for compliance with your state's housing code. FHA does not insure mortgages on manufactured homes built prior to June 15, 1976. Most other mortgage insurance firms follow FHA's policy.

Question: trouble finding financing for a doublewide manufactured home

(Sept 4, 2014) Dee said:
PLEASE help I am trying to sell my 1975 double wide manufactured home with almost an acre of land it is on. We have a buyer but finding the financing seems to be a MAJOR issue, the house is considered real property as the deed was retired and we pay real estate taxes on the house and land.

SOMEONE tell me who can finance this for them since HUD regulations have totally screwed A TON of consumers who already own these homes??? Just need someone to tell me who can help us out.

Reply: HUD Section 184 financing rules

Dee, check with your attorney or real estate agent, both of whom are likely to know sources for financing. Ask that agent to see if your home qualifies under HUD Section 184 financing rules - we review HUD financing rules under Section 184

at MOBILE HOME CODES, STANDARDS & MANUALS

Question: sheathing needed behind vinyl siding?

(June 21, 2015) punkypoo said:
do i need ply wood or osb board of some sort behind vinyl siding on a double wide mobile home?

Reply:

You need something to which the siding can be nailed. Furring, studs, or sheathing; Whether or not your home will be code-compliant, safe, durable without wall sheathing on its exterior walls probably depends also on where you live and what codes are applicable to you.

Question: number of layers of roofing felt on a mobile home

(Nov 5, 2015) Jerri said:
When re roofing a mobile home are the roofers required to use
One sheet of 15 pound felt or two?

Reply:

Jerri I am guessing that you are discussing re-roofing on a wood-framed roof that has been added over a mobile home, since I wouldn't expect to be using roofing felt on a metal or flat mobile home roof.

IF I've got it right, then you want to see the specs on roofing underlayment at

UNDERLAYMENT REQUIREMENTS, ROOF - home for details

where You'll see that felt is installed in one thickness, lapped up starting from the lower roof edge; so there are two thicknesses only where the felt overlaps.

Question: water shutoff valves vs. building codes

(Apr 7, 2016) Catherine said:
My turn off valve blew right off this morning and caused the whole hall way out side of my bathroom to flood when looking into the piece we saw that the piece that was on there should have never been used since it is not up to code this house was purchased in 2001 and I am looking to know what type of valve was in code back in 2001. How do i find this information

Reply:

Catherine:

I can't diagnose this problem from the e-text, sorry. I don't know what type of valve was installed, what broke, nor why it should not have been there not why it's not up to code. How do we make that claim when we don't know what valve, and what use, and what code applies?

Was the valve itself defective, improperly-installed, frost damaged, mechanically-damaged, or subject to unsafely-high water pressure?

Question: roof leak damage not covered by homeowners' insurance

(May 31, 2016) Anonymous said:
Our insurance company won't cover ceiling damage caused by a leaky vent on the roof. They said it was a man made hole and we didn't suffer any demuse. What do I do

Reply:

Review yourb insurance policy details on coverage before hiring an independent adjustor.

Question: code on height from ground to first step of a 5th wheel

2016/07/29 Jimmy said:
Can you tell me if there is any code on what the rise can be from the ground to the first step on a 40 ft. leveled out 5th wheel

Reply:

Jimmy, ALL of the rises need to be the same height if we are talking about stairways.

When you're talking about the access step up into a camper or similar vehicle, I do not think you'll find a "code" for the step height from ground, since the manufacturer cannot control where you'll park the unit nor in what condition the ground might be. For example the camper of 5th wheel might itself be level but be parked along a slope falling away from the entry door.

I can advise that for safety and comfort you'd like the step up from the ground to the step or entry platform attached to the camper or 5th wheel to be in the range of 7". See STAIR RISER SPECIFICATIONS at inspectapedia.com/Stairs/Stair_Risers.php

Though that pertains to permanent steps and stairways, the same thinking: safety and ease of climbing stairs, would apply to climbing any steps. Too tall means hard to climb;

Jimmy said:

When my 5th. wheel is parked and not leveled out by the jacks, the step height is 14.6" from the concrete pad to the top of the first step. I know there are codes for residential, but I was hoping there was something on 5th. wheels.

Reply:

If your home is being uses as a residence, depending on where you live, residential stair codes would still apply;

Even if "codes don't apply" to your situation, safety applies as does the cost of injury or lawsuit;

Make your stairs safe by providing secure steps with reasaonable riser height - say in the 17.3" each range to make up the steps from the stair landing pad to the step that is attached to your 5th wheel home.

You may need railings too.

...

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