Buyer's Home Inspection Checklist

• Ask to see the title (Certificate of Origin or state-issued). Confirm the seller's name matches the title holder.
• Ask: Whose name is on the title? If it's different from the seller, ask why and get documentation (estate, divorce decree, power of attorney).
• Run a lien check with your county clerk or DMV. Unpaid lot rent, loans, or tax liens can transfer to you.
• Check if the home is titled as real property (attached to land) or personal property (chattel). This affects financing and taxes.
• Confirm the seller has the right to sell. In parks, the park may need to approve the sale.

• Ask: Does the seller currently live in the home? Vacant homes can develop hidden issues (frozen pipes, mold, pests).
• Ask: Why are they selling? Relocating, downsizing, financial reasons, inherited, or park eviction all tell different stories about urgency and flexibility.
• Ask: How quickly does the sale need to happen? Urgent sellers may accept lower offers. “Must move by” dates mean the home could be abandoned if unsold.
• Ask: Is there money owed to the park or land owner? Back rent or unpaid fees can become your problem.

• Get the park name and look it up. Search for reviews, complaints, and ownership changes.
• Ask for the park manager's name and phone number. Call them directly — confirm lot rent, rules, and approval process.
• Ask: What is the monthly lot rent? Get it in writing. Ask about rent increase history over the past 3–5 years.
• Ask: Who owns the park? Corporate-owned parks have different dynamics than family-owned ones.
• Ask: Has the park been notified of the sale? Many parks require buyer approval (background check, income verification, application fee).
• Ask: Is there any money owed to the park? Unpaid lot rent or violation fines can block the transfer.
• Ask about park rules: pet policies, age restrictions, guest limits, vehicle parking, exterior modifications, subletting.

• Ask: Can this home be moved? Pre-1976 homes (before HUD code) generally cannot be transported or placed in a new park.
• Check the year built. Homes built before June 15, 1976 predate the HUD code — they can only be purchased in place.
• If you plan to move it, get a transport quote before you close. Moving costs range from $3,000–$15,000+ depending on distance and home size.
• Ask: Is there a “must move by” date? Park closures, lease expirations, or evictions create hard deadlines.
• Ask: How quickly can the sale close? Some sellers need immediate cash; others are flexible.

Bring a flashlight, wear shoes you can get dirty, and don't be afraid to look under the home.

Roof

• Check the roof type: shingle, metal, TPO, or rubber. Metal lasts longest.
• Ask: How old is the roof? Shingle roofs last 15–25 years. Metal roofs last 40+.
• Look for sagging, stains, or soft spots on the ceiling inside — signs of active leaks.
• Rate the overall condition: Good, Fair, Poor, or Needs Replacement. Budget $3,000–$8,000 for a roof-over.

Exterior — Skirting & Siding

• Check the skirting material (vinyl, metal, concrete block) and condition. Missing or damaged skirting lets in pests and cold air.
• Check the siding material (vinyl, wood, metal, hardboard) and condition. Look for cracks, warping, or holes.
• Walk the entire perimeter. Look for soft spots in the subfloor visible from underneath.

Water Damage

• Check for water penetration: soft spots in walls or floors, water stains, musty smell, warped paneling.
• Check around windows and doors for signs of leaks or condensation damage.
• Check the bathroom floor around the toilet and tub — soft floors here mean subfloor damage.

Heating & Cooling

• Ask: How old is the furnace? Average lifespan is 15–20 years. Replacement costs $1,500–$3,500.
• Ask: How old is the A/C unit? Average lifespan is 12–15 years. Replacement costs $2,000–$5,000.
• Turn both on and listen for unusual noises. Check that air blows from all vents.

Kitchen & Bathrooms

• Ask: Have the kitchen or bathrooms been updated? Updated kitchens/baths significantly increase value. Ask what was done and when.
• Run every faucet. Check water pressure and look under sinks for leaks.
• Flush every toilet. Check for wobble (indicates a bad wax ring or subfloor damage).

Plumbing

• Ask: Any plumbing issues? Slow drains, leaks under sinks, running toilets, low pressure.
• Check the water heater: age, capacity (30 or 40 gallon), gas vs. electric. Lifespan is 8–12 years.
• Look under the home for visible leaks, wet spots, or standing water.

Electrical

• Ask: Any electrical issues? Dead outlets, flickering lights, tripping breakers.
• Check the electrical panel. Look for the amp rating (100 or 200 amp). Older 60-amp panels may need upgrading.
• Test several outlets in each room. Bring a phone charger — it's the easiest way to test.

Ventilation & Air Quality

• Check that bathroom fans and range hood actually vent to the outside.
• Check windows — do they open and close smoothly? Painted-shut or broken windows are common.
• Take a deep breath. Musty or chemical smells indicate mold, water damage, or formaldehyde off-gassing.

• Ask: Is the HUD data plate present? Usually found inside a kitchen cabinet or utility closet. It's required for moving, titling, and many lenders.
• Check for the HUD certification label (metal tag on the exterior). It proves the home was built to federal safety standards.
• Note the manufacturer, serial number, and date of manufacture from the data plate. You'll need these for title transfer and insurance.

The sticker price is never the full cost. Use this to estimate your total investment:

• Asking price: $________
• Transport costs (if moving): $________
• Setup & hookup costs (if moving): $________
• Immediate repairs (roof, plumbing, electrical): $________
• Title transfer fees: $________
• Park application fee: $________
• First & last month lot rent: $________
• Insurance (annual): $________
• Home inspection fee: $________ (typically $200–$400)