How to Inspect a Mobile Home?

Question

Can anyone help with what I should look for when inspecting a mobile home to purchase? I've found a cheapo in a park w/ low space rent and I'm thinking this may be a good starter to buy cash and turn around and sell w/ seller financing. It's priced so low (FSBO) that I have to wonder what's wrong with it. Of course on the phone the seller says it's in excellent condition with new carpet and paint. What could be a potential costly expense that he isn't telling me about? Any insight or tips for a newbie are appreciated... thanks.

Jim Johnson · Answer

Another great question, and a complex answer. Some state require a warranty, some have no requirement. So if I sold a home in the state that had the requirement, I would provide what was required. in States that have no requirement, I do not offer a warranty but, I do cover most large issues for the first 30 days or through a seasonal cycle depending on the item. For instance, if the home was bought in the summer and the heater seemed to work, but when it tuned cold there was a clear problem, I send out my HVAC people and repair it. If the heater is totally shot, I might replace it but I will add the cost onto the contract price. A home I just sold in a park I own has a bad water heater. The home was bought, moved to my park and sold. I will replace the water heater on my dime even though the people have been there about 45 days now. They have been lighting it daily, and we could repair it but its old. If it were in my house I would replace it, so the buyer gets what I would do for me. In short, I try to keep people happy and do whats right. There is a clear argument for 'sold as is'. These homes are sold as is, but if you can not represent 'what is', and if people are paying top dollar, I owe them a good product. So that's my take...

Jim Johnson · Answer

Kristen< great post. This is a killer for even people that are experienced in the owning the financing, the rehab can really take a bite out of your cash. I have done hundreds of 'Lonnie Deals" and am pretty much a machine now. In the beginning, I would walk the home with my contractor that would do the fix up. These days I just send the contractor to look at the home before I even step foot in the door. If I am walking the home, just as a quick glance I look at the ceilings for any signs of leaks, under all of the cabinets for sign's of leaks, I really 'feel' the floors when I walk for them to bounce, I pull back skirting and look under the home for signs of leaks or other problems. Be sure to look well at the outside of the home for rotted wood or other problems. I always stop in the park office and ask if they have a home owner transfer process. They might have guidelines well beyond what you might expect. A local park here requires a pitched roof be added to any home that does not have one, deck cover, new paint using their color combos and updated landscaping... I pull homes out of that park... A real key here is what the contractor charges to do the work, so have them walk the home with you. Finding contractors... you might ask the mobile home park manager if they know of anyone that works on homes. I will drive parks and just look for people doing work in the parks. You can also post ads on Craigslist.

Mike Haynes · Answer

Kristen said "What could be a potential costly expense that he isn't telling me about?" The HVAC. If it is older you may have to replace the unit if something goes wrong. Ask a repair man about the cost of replacing the unit.

Rachel H. · Answer

Hi Kristen, Usually, I just go in and inspect just like I would be buying as a regular homeowner. I think what types of things I would be concerned with if I were buying as a homeowner. I turn on the lights - make sure they work, run the a/c, run the water, etc. Some people have asked if it's necessary to hire an inspector to inspect a mobile home. I think it all depends on the comfort level of the person. If it makes someone more comfortable having an inspector do an inspection, that's an option. For me personally, it's not necessary. If going this route, one can get a sense for what an inspector looks for and use it as a guide for future inspections. If you're interested, here's an article on inspecting a mobile home: http://tinyurl.com/lcv8ys Hope that helps!

Kristen Bottger · Answer

Thank you - great info!

Kristen Bottger · Answer

Thanks, Jim. That also leads me to another question and possibly a new topic entirely - when you sell the mobile home, do you have to warranty the home in any way to the new buyer?