HOW TO DO A PARK MODEL TRAILER HOME INSPECTION


You’ve found what you think is the place you want to begin your new Snowbird life.  But is the place perfect? Completing a home inspection by others or yourself, is easy and inexpensive, and will put your purchase decision at ease. But it’s not like a regular home inspection.

A park model trailer home inspection provides info on:

  • structural condition
  • roof age, type, condition
  • exterior siding, window, and deck condition
  • signs of termites / pests
  • electrical system safety
  • plumbing system type/condition
  • furnace, AC, water heater type and condition
  • major appliance condition
  • code violations and needed repairs

Getting a report from a home inspector or doing the inspection yourself often yields a list of ‘findings’.  We’ve done it many times in the past and every time enjoyed pouring over the report to evaluate whether we proceed with the purchase, what work really needs to be done, and if we might do it ourselves or hire it done.  Many times the report made us feel BETTER than ever about our purchase. We will give you what needs to be done and our proven approach to getting it done.

Park Model homes are the norm at active living retirement communities and parks.  They may come with a shed, a deck, an Arizona room, and perhaps even a second bedroom.  While there is much to inspect, an experienced inspector or checklist, will help a great deal.

Many of us buy used.  Perhaps a 1980’s or 1990’s park model that could come in a variety of conditions. Older units could have serious problems.  But the care and attention of previous owners and expectations of the park are the most common factors for the condition they are kept.

DO I NEED  A QUALIFIED INSPECTOR?

As you are reading about each step keep in mind many of the steps you can do yourself.  Maybe you should too. Also keep in mind that specialized firms do this kind of work. Seek them out if you wish.  Another approach, one we’ve used before, is to have a reputable and experienced tradesperson from in the park do an inspection.  

“We paid $100 for a home inspection from a local retired tradesman at our park that gave us what we needed. Sometimes a handwritten report with “All OK” next to “2nd bathroom” and a “no GFI in kitchen sink area” among many other comments gives us what we need.”

Ask your realtor, park neighbors, and the park itself where you might find someone.  Just keep in mind the quality of the review is dependent on many factors.

WHAT NEEDS TO BE LOOKED AT IN A TRAILER, PARK MODEL OR MANUFACTURED HOME INSPECTION

Buying a park model trailer or manufactured home in a retirement community park often means that you’ll be buying a home that someone cared for.  But be careful because sometimes owners treat their unit well but don’t notice problems because it didn’t bother them.

Park model and manufactured homes are not necessarily built to the same standards as a typical home in North America. In short, park model trailers often do not last as long as a typical house. So, what do you need inspected?

structural condition

Crawl under the trailer and check to make sure the structural supports are still in place.  Sometimes the supports move or need a small adjustment. This can keep inside doors closing well and floor from creaking too.  While under the trailer look for signs of insects, animal nests, HVAC vents (often 10-12” flexible pipes) are connected and without holes in them, and look for pipe type (eg. copper, plastic) and if you see any signs of old or new leaks.  Many owners have been upgrading from copper to plastic in desert areas because the water can often significantly shorten the life of copper. Make a note of all you find.

roof age, type, condition

We’ve had a home with a roof failure.  It’s an awful experience. So we always inspect the roof to look for signs of leaking, damaged or missing shingles, and rot.  But with many homes roofs are now coated with white epoxy or rubber. For those roofs look for damage, holes, or bad staining.  Stand a ladder up the side of the house. Maybe both sides. Be careful if you choose to go up top. We never do. Make a note of your estimate of required repairs.

exterior siding, window, and deck condition

Walk around the unit.  Look for loose siding, external window shades that are missing or damaged (paying close attention to the locks on the external window shade covers as they often break).  Look for signs of leaks near windows. Also look closely at the deck. Jump on it a bit to test strength and note the condition or the carpet cover if it has one. Be absolutely certain to check the strength of the deck railing for safety reasons.  Note what you may have to go back to and fix, replace, or repair.

signs of termites / pests

While you were under the trailer you will have looked for termites and pests.  Hopefully previous owners sprayed regularly but look carefully for signs. Termites enter from the dirt and may leave entry tubes of dirt.  They may also leave droppings that look a little like sawdust. If you find any you may wish to get a termite inspector out. We needed to do this once and the experts put listening devices on the walls, listened for those little termites chewing, and found none.  Whew!   

electrical system safety

Three big items regarding electrical safety are 1) breaker box access; 2) GFI plugs (ground fault –  the kind with the reset button on them); and 3) wiring problems (like ‘open neutral’, “open live” or wiring reversals.  

Locate the breaker box.  Note the amperage of service (someday you might need more power to run an on-demand water heater or something so it’s great to know how much amperage you have at your breaker box so you can tell the home store when buying).  You should find the amperage noted somewhere on the breaker. Parks may have specific service they provide if it isn’t noted on the breaker box. Be CAREFUL NOT TO OPEN the breaker box. Hire a qualified electrician if you need to.

GFI plugs need to be in bathrooms and kitchen counters at a minimum. They short the circuit to ground for safety reasons in case of a short.  If any are missing take note as that is a change you’ll want to hire done. Then go around to each plug, including the GFI plugs, to check voltage and for wiring problems.  I use a socket receptacle tester that gives me voltage and wiring checks too. It’s very inexpensive and easy for anyone to use. Be sure to buy one that has a GFI test button on it to test to see if your GFI plugs are working correctly.  Click here to see my favorite tester and just how inexpensive it really is. Socket Tester with GFCI check. Receptacle Tester for Standard AC Outlets. Automatic Electric Circuit Polarity Voltage Detector Breaker Finder,Includes 7 Visual Indications and Wiring Legend

plumbing system type/condition

Check all faucets and look under each sink for signs of past leaks and type of piping system. If the piping is plastic it may have already been upgraded. If not, see what your neighbors experience with copper pipes have been. Keep in mind that older plastic water system pipes got brittle over time. Note the age and any problems and concerns then talk to a local plumber about your findings.

furnace, AC, water heater type and condition

You’ll likely have propane, natural gas, or electric heat.  Run the furnace and check to make sure it starts and operates.  If you’re buying outside of the heating season you might get a smell of dust but it shouldn’t be overwhelming.  Note the type of heat and look at the furnace. Note, more park models have begun to switch gas furnaces to electric with an in duct element which then eliminates the need for gas.  Keep an eye out for wires running into the ducts downstream the furnace fan.

Run the air conditioner too.  Note how noisy it is inside and outside so you’re not surprised after buying.  Also check for leaks. But, you’ll soon know if it’s blowing good cold air. If it doesn’t make a note that an expensive repair may be necessary.

Locate the water heater.  Probably in a door outside the trailer.  Note the year it was manufactured and installed. Sometimes installers write this on the water heater or inside of the door.  If the water heater is more than 10 years old you had better plan on replacing it. Be sure to protect it after you buy by installing a new hot water heater anode rod.  See how to do this here on the SnowbirdFAQs article REPLACE A WATER HEATER ANODE IN A PARK MODEL TRAILER & $AVE .

Note your findings.

major appliance condition

When we bought our park model we learned that all appliances worked but the fin in the drier was loose and needed to be tightened or else it would continue to make noise and one day fall off and damage clothing.  It was great to know and easy for us to fix the first month we were there. Run all appliances and ensure they work. Run a load of laundry. Start the oven. Turn on each stove top burner, boil some water in the microwave.  Note any problems and questions you may have about how things work for the next time you see the seller.  

code violations and needed repairs

From time to time a code violation may be found.  It’s up to you to consider the importance. When we had our latest park model inspected the inspector noted “code violation – no direct entry from bedroom directly to outside”.  Well, our bedroom exits to our Arizona room then outside. We didn’t even give it a second thought but it was good to know. Look at local building codes for park model trailers and manufactured homes for information.  Also, check Inspectapedia’s Building Codes & Standards for Mobile Homes& Trailers, Multiwide & DoubleWides article for details.

THE INSPECTION REPORT

Each step above required that you note your findings.  Well, now those findings are compiled for the record. This is a great time to identify a cost and risk to each.  If the roof needs repairs we’d suggest you factor that cost in right away. If the flooring has 5 years life left keep that in perspective too.  If part of your trailer skirting needs to be screwed on tighter then just do that as soon as you buy. You get the idea.

This report belongs to you not the seller.  Keep it and use it to decide if you close the purchase offer or renegotiate the offer to give you room to pay for needed repairs.  Keep it in your files so you can refer to it as a to do list in the coming months and year. You’ll be glad you did.

CONCLUSION

Knowing how to complete a park model trailer home inspection is vitally important for all considering buying.  You don’t have to do the full inspection yourself but you should know what to ensure the person you hire looks at what needs to be looked at.  You’ll know most of the little problems in advance and be so much happier with your purchase.

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