Manufactured Home & Mobile Home Exterior Inspections:

How to Inspect Mobile Homes or Manufactured Housing for Exterior Defects in Siding, Windows, Trim, Entry Porches, Steps, Railings: detailed procedures, defect lists, references to standards.

Guide to Inspecting Manufactured & Mobile Homes for Exterior Defects

Door & Window Defects on Caravans, Mobile Homes, Double-wides, Triple-wides & Trailers

• 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 above shows broken windows and just below we show windows that were taped-over, probably to stop winter drafts.

• Emergency egress windows
  
  on manufactured or mobile home blocked or not working.
  
  See MOBILE HOME EMERGENCY EGRESS WINDOWS
• 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.

Below: collapsing leaky mobile home window:

Below: leaky cap flashing at mobile home window top.

• Especially on older units, bad leaky windows and doors and missing window or door components.

Watch out: leaks into walls invite rot and insect damage. Check the floor below windows and doors, and inspect this area carefully from the crawl space.

Question: leaky windows and roof defects on 1998 modular home

I have friends that bought a 1998 Modular Home that was set-up as a display model. They bought it in March 1999. It had single-pane aluminum frame windows...and the panes are not even sealed on all edges...and move in the frame.

Likewise the double-hung parts of the windows are not airtight and sweat profusely. When were the double-pane windows mandated to be installed in modular homes ? Also, they have a roof problem. In 2008 in August 23-25 it rained 22 to 24 inches.

Since that time I have noticed that all around the perimeter of the roof...the roof has many places where the decking is sunken in. the shingles do not overhang the required one inch or so...and are right even with the edge of the eave drip flashing.

What I suspect is that the water, curled under the shingles and wicked back under the shingles ad saturated the roof decking. I have looked into one area...and the decking has rotted though and water has been poring into the wall cavity. I saw that the top sill plate is rotted through.

All of the interior of the house has a vinyl wallpaper...and no black mold has come through that I can see. The living and dining rooms don't show any signs of black mold either.

This manufacturer has many complaints and problems from various owners around the US. The manufacturer seems to be ignoring them all. I would like some specifics from anyone to get these problems addressed. Thanks. - Aubrey 1/29/2012

Reply:

In case your home is actually modular construction, not a mobile home or doublewide, please

see MODULAR HOME CONSTRUCTION

Aubrey you should have a professional home inspection performed so that you have a reasonably accurate, complete list of building problems and defects that need to be addressed, and so that you know the priority of repairs. I suggest this because given what you've already seen, it could be a mistake to think that the issues you've seen are all of the problems or even the most important ones. In general the priorities of repair are

1. Fix unsafe conditions at the home
2. Fix building defects for mechanical systems that are needed that just don't work - such as reliable heat, electricity, plumbing
3. FIx building defects that are causing rapid costly damage - such as leaks, insect attack

Once you have a repair and maintenance plan for your home, you and your attorney can address the question of who is responsible to pay for these repairs.

Let us know the name and model and manufacturer of your home and send along any photographs of problems if you can and we'll be glad to research and comment further.

Question: what types of windows are found on mobile homes?

I have a question not a comment. Hope you can get back to me on this. We are buying a 1974 mobile home. What kind of windows are in that type of home. Are they roll outs or pull up windows? - Linda

Reply:

You can see some common mobile home window types in this article:

- sliders

- double hung windows

- single hung windows

- jalousie windows

Watch out: At least on older homes these windows are often leaky and may have caused hidden wall and floor damage. Check under the carpet or in the crawl area of your home, especially in floor areas below windows or doors.

On 2019-10-17 2 - by (mod) - minimum amount of light and ventilation required in a manufactured home

Charlie

- your state or province probably has codes for the minimum amount of light and ventilation required for bedrooms or other rooms in homes

- in addition, depending on the mobile home size, design, layout, special, larger "emergency exit" or "egress" windows may be required, such as in a bedroom at the end of a mobile home most-distant from the exterior door.

At

MOBILE HOME EMERGENCY EGRESS WINDOWS

are three such mobile home window standards quoted by the Minnesota Dept. of Labor & Industry

Construction Codes and Licensing Division

On 2019-10-17 by Charlie

Is there a code for window sizes in !mobile homes

Site & Surface Drainage Problems or Hazards at Doublewides & Mobile Homes or Static Caravans

• Site & surface drainage defects around mobile homes
  
   defects risk undermining supporting piers below mobile homes
• Location & Site Setbacks at mobile homes
  
  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 mobile home 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

• Open or exposed septic tanks at mobile homes
  
  drywells, cesspools lacking a save secure cover
  Watch out: these hazards pose a very high risk of fatality - anyone falling into a septic tank or cesspool is likely to die quickly.
  
  See SEPTIC TANK COVERS and where septic tanks are deep enough to require them,
  
  SEPTIC TANK RISERS like the horrible mess shown below.

• Doublewide or trailer site concerns
  
  
• Site debris around or beneath a mobile home,
  
  caravan, trailer, doublewide: may be unsafe, a sanitary or other Building code violation, source of rodents, or otherwise a cost to a buyer to have removed.en septics; inadequate. frost protection for supply or DWV; shared wells, shared septics, possibly not tested nor maintained; (photo above right)

Stairs, steps & railing safety hazards at Caravans, Doublewides, Mobile Homes, Trailers

• 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 above shows the required two exits, at a trailer, doublewide or other mobile home, 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 at mobile homes:
  
  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.

Skirting Defects at the Base of Caravans, Doublewides, Mobile Homes

• Mobile home or caravan 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)

Siding Defects, Leaks, Problems on Trailes, Double-wides, Caravans, Mobile Homes

• Mobile home / caravan siding: 
  
  vinyl preferred over metal or hardboard (C. r.)
• Look for loose siding, torn siding (below left) holes, punctures (below right), missing siding, mechanical damage, cuts where people have installed exterior lighting, steps and railings, or cut holes for vents

• Siding is often torn or pulled away during movement or relocation, leaving exposure to leaks, weather damage, insects or even rodents

Ver.4.0 - 04/25/07, updated through 2015 by Daniel Friedman & - Steve Vermilye, 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.

 

 

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Reader Q&A - also see RECOMMENDED ARTICLES & FAQs

On 2019-07-15 by (mod) - details of mobile home entry door platform size and level

Roberta

If there is a step down from the interior floor level of the home onto the entry platform that's a trip hazard.

If the platform is no bigger than the door swing, entering from outside is difficult as there's nowhere to stand.

On 2019-07-12 by Roberta matos

I have exterior swing storm door, and landing is 36x36. Does florida require additional landing space for this? Salesman keeps stating theyre code, and wont tell me the code or where to find it.

On 2019-07-02 by (mod) - does the law require a landing for porches for mobile homes in Alabama?

I may not quite understand your question, but if the porch floor is on the same level as the interior floor than the porch is serving as the landing.

On 2019-07-02 by Allan

does the law require a landing for porches for mobile homes in Alabama?

On 2019-06-16 by (mod) - ceiling problems in a 1981 mobile home.

Edwina I want to help but don't understand enough of the problem from just reading your question. Perhaps you can attach a photo or two - one per comment.

Also, if you actually meant ceilings - as that's the inside of your mobile home, also see

MOBILE HOME INTERIOR DEFECTS

On 2019-06-16 by Edwina

I have a 1981 mobile home trailer it has the the ceilings in the front room and board at the very top of the V is coming loose is there something out there that I can now it to, how should I fix this?

On 2018-04-27 by (mod) - leaks at older mobile home windows

Mobile home windows, especially on older units, often are leaky - usually from inadequate sealant (caulk) around the window top and sides, and occasionally from a roof leak above and rarely from loose or open siding on the home, above the window.

On a newer home I'd look first for damage or signs of movement that created a gap or opening on the roof or wall above or around the window.

If the leak wet wall insulation or the cavity side of drywall or paneling there's risk of a hidden mold problem and further repair could be needed. Look also below the home for clues of the extent of water leakage and damage.

See the window leak problems cited at

MOBILE HOME EXTERIOR DEFECTS

Also see MOBILE HOME ROOF LEAKS, DEFECTS

On 2018-04-25 by Becky

Water drips between inside and outside portion of window, don't know where water is coming from. We just placed our house on the market and are frantic to get it fixed. Home is only 4years old...

On 2015-09-09 by Anonymous

California Porch on mobile home has five windows with screens - no windows of any kind. What is the code for mandatory coverings inside or outside of these windows so rain doesn't rain in on enclosed porch?

Question: where to buy a nice trailer in Sophia NC

(May 21, 2012) matthew said:
can yall tell me where i can find a nice trailer in sophia north carolina at

Reply:

Sorry, Matthew but no. We don't sell anything nor have connection with sellers. To do so would be a conflict of interest with providing the information you find at InspectApedia

Question: lead paint used on mobile home exteriors?

(Mar 21, 2014) DarylAnn said:
Was lead paint used on exteriors of mobile homes built in 1976?

Reply:

DarylAnn,

Usually mobile home exteriors are made of aluminum or vinyl, but certainly a homeowner may have applied lead paint to porches, decks, stairs, railings, add-on trim, or to extensions to the original home.

If there is paint on the home that was applied before 1978 it may contain lead.

See LEAD BASED PAINT-USES in BUILDINGS

Question: outside electrical outlets not working on mobile home

(Oct 17, 2014) Blegs said:
having problems with out side outlets sometime they work and than no reason they dont

Reply:

Blegs, take a look at MOBILE HOME ELECTRICAL SYSTEMS

and also see ELECTRICAL OUTLET, HOW TO ADD & WIRE

 

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Continue reading at MOBILE HOME ROOF LEAKS, DEFECTS or select a topic from the closely-related articles below, or see the complete ARTICLE INDEX.

Or see these

Recommended Articles

• EMERGENCY EGRESS WINDOWS for fire safety egress issues
• MOBILE HOME DEMOLITION / REMOVAL / RELOCATION
• MOBILE HOME FIRE SAFETY
• MOBILE HOME ROOF LEAKS, DEFECTS

Suggested citation for this web page

MOBILE HOME EXTERIOR DEFECTS at InspectApedia.com - online encyclopedia of building & environmental inspection, testing, diagnosis, repair, & problem prevention advice.

Or see this

INDEX to RELATED ARTICLES: ARTICLE INDEX to MANUFACTURED & MOBILE HOMES

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