You Found What in the Attic?! Real Tales from a Sonoma County Home Inspector

Whether you’re buying your dream home in wine country, listing a cozy cottage near the redwoods, or investing in a mobile home by the coast, one thing is essential: a professional home inspection.

When most people think of home inspections, they picture traditional site-built houses. But what about mobile homes or manufactured homes ? These types of properties are often overlooked when it comes to thorough inspections—and that’s a big mistake. At Local Pro Home Inspection , we specialize in inspecting all types of homes, including mobile and manufactured homes throughout Sonoma County and beyond. Whether you're a first-time buyer, a seasoned homeowner, or a real estate professional, here's why a mobile home inspection isn't just a good idea—it's essential. What’s the Difference Between Mobile and Manufactured Homes? Before diving into the inspection process, let’s clear something up: Mobile homes typically refer to homes built before June 15, 1976 , before the federal HUD code was implemented. Manufactured homes are built after that date and must meet HUD standards for construction, safety, and energy efficiency. Both types are built in a factory and transported to the home site, which creates unique structural and mechanical challenges that aren't present in site-built homes. Why a Mobile or Manufactured Home Inspection Matters You might be thinking, “It’s a smaller home… do I really need an inspection?” Short answer: YES! Manufactured homes can be just as complex—and in some cases, more complex—than traditional homes due to their construction methods and the way they're installed on-site. Here are some common issues we find during inspections: Improper tie-downs or anchoring – Vital for safety, especially in areas prone to high winds or seismic activity. Roof damage or leaks – Flat or slightly pitched roofs on many mobile homes can be leak-prone over time. Faulty electrical systems – Especially in older models that may not meet modern electrical safety codes. Plumbing issues – From outdated materials like polybutylene to poor drainage and hidden leaks. Foundation & skirting problems – Including soft spots, shifting piers, or moisture buildup in the crawl space. HVAC inefficiencies or hazards – Improperly installed or aging systems that can be unsafe or inefficient. Unpermitted modifications – DIY renovations can lead to serious safety concerns if not done to code. What’s Included in a Mobile Home Inspection? At Local Pro Home Inspection , we treat manufactured homes with the same level of care and detail as any other structure. Here’s what you can expect from our inspection: Structural Evaluation We check for shifting piers, cracks, moisture intrusion, and signs of deterioration in the support system or skirting. Electrical & Plumbing Systems We test outlets, check for proper grounding, inspect breaker panels, and evaluate plumbing lines for leaks, water pressure, and material type. Roof, Siding & Exterior Our inspection includes roof condition, gutter systems, siding, windows, doors, and decks or stairs attached to the home. Interior & Appliances We test built-in appliances, windows, doors, ceilings, floors, walls, and ventilation to ensure everything is functioning as it should. Crawlspace or Undercarriage One of the most important parts of a manufactured home inspection, we evaluate what’s going on underneath—where many problems like moisture, insulation damage, and pest issues can hide. Why Lenders Often Require Mobile Home Inspections If you're financing a manufactured home purchase, many lenders will require a home inspection or even a HUD foundation certification to verify that the home meets certain safety standards. Skipping the inspection could mean delays in closing—or worse, unexpected costs down the road. We work with buyers, sellers, and agents to make the inspection process smooth and transparent so you can move forward with confidence. Why Choose Local Pro for Mobile & Manufactured Home Inspections? We’ve inspected homes in parks, on private land, single-wides, double-wides, and everything in between . We understand the unique construction of manufactured homes and know what to look for to protect your investment. With detailed reports, fast turnarounds , and a friendly, knowledgeable approach , we’re here to help you make informed decisions—no matter what kind of home you're buying. Final Thoughts: Don’t Skip the Inspection Mobile and manufactured homes offer a great path to affordable homeownership, but they come with their own set of risks and quirks. A professional home inspection gives you the peace of mind you need to move forward confidently. Whether you’re buying, selling, or just want to understand the condition of your home, Local Pro Home Inspection is here to help. 📞 Ready to Schedule Your Inspection? Call us today or book online to schedule a mobile or manufactured home inspection in Sonoma County or surrounding areas. We crawl under homes—so you don’t have to.