The Florida manufactured home buyer’s checklist

01. Start with the basics

Write these down for every home you consider.

• Record the property address, purchase price, year built and manufacturer / make.
• Is it a single-wide, double-wide or other multi-section home?
• Who owns the home now, and how long have they owned it?
• Why are they selling?
• Who am I buying from — owner, dealer, broker, investor or someone else?
• Does the seller match the title or ownership records?
• Verify the serial / VIN information — for multi-section homes, verify each section.
• Verify HUD certification label information when applicable.
• Locate the HUD data plate and check the Wind Zone.
• Make sure the paperwork matches the home in front of you.

02. Who owns the land?

This single answer changes everything that follows.

• I am buying the home and the land.
• I am buying the home but leasing the lot.
• I am not sure — and I will stop and find out before going further.

03. If you are buying the land

• Verify land ownership and the deed.
• Check property taxes and liens.
• Check open and closed permits.
• Check code violations and zoning.
• Check FEMA and local flood information.
• Ask about flooding, storm surge and standing water.
• Check drainage around and underneath the home.
• Determine sewer versus septic, and municipal water versus well.
• Check easements, setbacks and boundaries.
• Verify permits for additions and improvements when required.
• Determine whether the home is separately titled or legally part of the real estate.

04. If you are leasing the lot

Buying a mobile home on a leased lot in Florida means you own the home but rent the ground under it. Read everything.

• Apply to the park before closing, and get park approval in writing.
• Get the current lot rental agreement, the park rules and the prospectus or other disclosures that apply.
• Read the documents yourself.
• Write down the current lot rent and exactly what it includes.
• List every additional monthly or annual fee.
• Ask how and when lot rent can increase, and about recent increases.
• Find out who maintains the lot, drainage and standing water.
• Find out who maintains swales, storm drains and retention areas.
• Find out who is responsible for trees, utilities, pad settlement and erosion.
• Ask whether the park is for sale or has redevelopment plans, and whether residents have received notices about future changes.

05. Park rules and resale

• Ask about age restrictions and who can live with you.
• Ask how long guests can stay, and about pet, vehicle and parking restrictions.
• Ask about rules for sheds, fences, porches, carports or screen rooms.
• Can I rent the home? Can family members live in it?
• Can the home remain on the lot when sold, and will my buyer have to qualify with the park?
• Could age or condition rules — or required upgrades — affect resale?
• Could the home realistically be moved if necessary?

06. Check out who you are buying from

• Look up the company and verify the appropriate Florida license when required.
• Verify the mobile-home dealer or broker, and the individual salesperson, when applicable.
• If a real estate professional is involved, verify the Florida license.
• Check license status and public disciplinary history.
• Search the company and relevant names; read Google reviews, including the low and middle ratings.
• Check the Better Business Bureau and available court records for the company and related entities.
• Check public regulatory or enforcement records when relevant.
• Look for repeated complaint patterns.

07. Talk to the neighbors

Long-term neighbors often remember what no document shows.

• How long have you lived here?
• Has this lot ever flooded? Does water collect after heavy rain?
• Was this home damaged during a hurricane?
• Do you remember roof, wall or floor repairs?
• How long has the home been empty?
• How is park management, and how often has lot rent increased?
• How did the area do during recent hurricanes, and how long is power usually out after a major storm?
• What do you wish you’d known before moving here?

08. Flooding and drainage

Don’t stop at “Did the house flood?”

• Check the current FEMA flood zone and local flood and storm-surge information.
• Ask separately whether the home, the lot and the park or neighborhood have flooded.
• Ask about storm surge and standing water after heavy rain.
• See whether the lot drains toward or away from the home.
• Look underneath for water evidence, and for erosion around supports and anchors.
• Look for rust, damaged skirting, wet insulation or water staining.
• Note nearby retention ponds, canals or drainage ditches.
• If possible, drive by after heavy rain.

09. Flood claims and disclosures

• Ask whether an NFIP flood claim was filed during the current seller’s ownership.
• Ask about other insurance claims for flooding or water damage.
• Ask whether FEMA or other federal flood assistance was received.
• Ask whether water entered the home when no claim was filed, and whether repairs were paid out of pocket.
• Ask about storm surge and wind-driven rain.
• Ask what floors, walls, cabinets, insulation, skirting or HVAC parts were replaced.
• Ask whether mold was found afterward, and whether professional drying or remediation was done.
• Get the applicable Florida flood disclosure when required — and if leasing the lot, any disclosure required from the park or landowner.

10. Look beyond the current owner

• How long has the seller owned it, and who owned it before?
• Was the home here during major hurricanes?
• Were permits pulled after storms?
• Can I find older listing photos or prior sales information?
• Do long-term neighbors remember flooding or repairs?

11. Hurricanes, wind and storm history

• Was the home damaged by a hurricane or tropical storm? Was there wind-driven rain or storm surge?
• Was the roof damaged? Were windows or doors damaged? Did a tree or debris hit the home?
• Was water inside? Were walls, ceilings, floors, cabinets or insulation replaced?
• Was an insurance claim filed, and who performed the repairs?
• Are there receipts, permits, photos, reports or warranties?
• Was mold or moisture damage found afterward?

12. Hurricane straps, tie-downs and anchors

• Have the anchoring and support system evaluated by someone qualified.
• Check straps, anchors and connections for missing, loose or significantly corroded components.
• Check pier stability, and look for shifting, settlement or erosion around supports.
• Ask whether the system was updated or repaired, and ask for records.
• Ask whether it was inspected after major storms.

13. Roof and additions

• Identify the roof type and whether it is original, replaced or a roof-over.
• Ask when and by whom it was installed, check permits when required, and ask about the warranty.
• Ask about every known leak — and what was repaired inside afterward.
• Look for sagging, ponding, rust, open seams and failed flashing; check vents and penetrations.
• Check where additions meet the home, and look for ceiling stains or isolated fresh paint.
• Ask for invoices, permits, contracts, photos and warranties.
• For Florida rooms, lanais, carports and other additions: verify permits, ask how they’re attached and whether connections have leaked, and confirm they can be insured.

14. Floors, subfloors and under the home

• Walk every room slowly.
• Check around toilets, tubs, showers, sinks, dishwasher, laundry and water heater.
• Check exterior doors, windows and walls.
• Look for soft spots, movement, uneven flooring or patches — and ask why flooring was replaced.
• Inspect accessible subfloor and the belly board / underbelly from underneath.
• Look for wet or hanging insulation, pest damage, plumbing leaks and standing water.
• Check ducts for crushing or disconnection.
• Check frame rust, piers, supports, anchors and straps, and look for previous repairs.

15. Plumbing, electrical and HVAC

• Identify plumbing materials when possible; look for active leaks, old stains and patches.
• Test fixtures, drains and water pressure; check water-heater age and surrounding damage.
• Check the electrical panel, breakers and visible wiring concerns — including electrical work in additions.
• Check permits where applicable.
• Record HVAC age, model and serial number, and ask for service records.
• Check the air handler and condensate drain; inspect ducts under the home for crushing, disconnection or moisture.
• Notice musty odors or excessive condensation, and have concerns evaluated by qualified professionals.

16. Mold and moisture

• Ask about roof, plumbing, AC and window leaks — and about flooding and hurricane water intrusion.
• Look for wet insulation, soft walls, soft floors and ceiling stains.
• Look inside cabinets and under sinks, and around toilets, tubs, showers and windows.
• Look closely at recently replaced walls, ceilings or floors, and at damaged material under the home.
• Ask about any previous mold assessment, remediation or water mitigation, and ask for records.
• Find out what caused the moisture, whether the cause was actually fixed, and what materials were removed or replaced.
• Notice musty odors.

17. Your own mold assessment

• If there are moisture concerns, consider your own Florida-licensed mold assessor.
• Verify the license yourself, and look up reviews and public disciplinary information.
• Ask about their manufactured-home experience.
• Ask whether they have any business or financial connection to the seller, dealer, broker, park, inspector or remediation company.
• Ask exactly what the assessment includes, and keep the written report and lab results.

18. Get your own home inspection

• Hire an inspector who works for you, and verify their Florida home-inspector license.
• Look up reviews and public disciplinary history, and ask how often they inspect manufactured homes.
• Ask whether they will go underneath the home, and whether they evaluate accessible piers, supports, anchors, tie-downs and the underbelly.
• Ask whether they inspect the roof, plumbing, electrical, HVAC, floors, additions and visible moisture concerns.
• Ask what they do not inspect, and which areas were inaccessible.
• Get the complete report and photographs, and follow up with specialists when recommended.

19. Check your inspector’s independence

• Who recommended the inspector? Who hired them? Who is paying them?
• Does anyone involved in the sale regularly refer business to them?
• Do they receive referral fees or another financial benefit from anyone involved?
• Do they have a business or ownership relationship with anyone involved?
• Would they still get paid if I decide not to buy?

20. Insurance before you buy

Don’t wait until after you buy to learn whether you can insure the home.

• Get an insurance quote before purchasing, using the actual year and address.
• Disclose roof type and age, plus Florida rooms, carports and other additions.
• Ask whether tie-down documentation, or a four-point or wind-mitigation inspection, is required.
• Ask about electrical, plumbing and HVAC requirements.
• Ask about windstorm and hurricane coverage, and hurricane deductibles.
• Ask what water damage is and is not covered, and about mold limitations or exclusions.
• Ask whether flood insurance is required or recommended, and get a separate flood quote when appropriate.
• Ask whether the insurer runs a property claims-history check (such as LexisNexis C.L.U.E.) and whether prior losses affect eligibility, premium, deductible or required documentation.
• If the insurer identifies a prior loss, ask the seller what happened, what was damaged, who repaired it and whether records exist.
• Confirm that this specific home is insurable, and get eligibility or quote information in writing when possible.

21. Permits and repair history

• Search roof, electrical, HVAC and plumbing permits.
• Search permits for additions, carports, screen rooms, windows or structural work when applicable.
• Ask for contractor invoices, receipts and warranties.
• Ask for previous inspection reports, mold or water-mitigation records, and pest / termite records.
• Ask for the seller’s repair history.
• Compare the paperwork with what you see.

22. Ask the hard questions

• Why was this repaired? Who performed the repairs, and were permits pulled when required?
• Why is this wall, ceiling or floor newer than everything around it?
• Why was the flooring replaced? Why is there fresh paint only in this area?
• Who owned the home before you, and what repairs were made while you owned it?
• Has there ever been mold? A leak? An insurance claim?
• Was the home damaged during a hurricane? Has the lot ever flooded?
• Why can I not see the repair records? Why can I not use my own inspector?
• Why am I being asked to close before I receive this document?

23. Keep your documents

If something goes wrong later, the paper trail is what you’ll have.

• Save the listing, advertisements and screenshots.
• Save emails, texts and important written representations.
• Save contracts, purchase documents and title documents.
• Save the park application and approval, prospectus, rules and lot lease.
• Save flood disclosures, inspection reports and photos, mold reports and lab results.
• Save insurance quotes, repair records, permits, invoices and warranties.
• Take and save your own photos and videos before closing.
• Keep a dated note of important conversations — and when a promise is made verbally, follow up in writing to confirm what you understood.

24. Before you hand over your money

Read each line out loud. If you can’t honestly check it, stop.

• I know who owns the home, who owns the land, and how the home is titled.
• I verified the seller / company and applicable licenses.
• I read the park documents if the lot is leased.
• I know the real monthly cost.
• I checked flooding and drainage, and asked about previous flood claims and FEMA assistance.
• I checked hurricane and storm history.
• I had the anchoring / tie-down system addressed appropriately.
• I got my own independent inspection, and addressed mold or moisture concerns independently when warranted.
• I checked permits and repair history.
• I confirmed insurance eligibility and cost.
• I understand what my inspector did not inspect.
• I kept copies of the important documents.
• I asked every question that still bothered me.
• I am not signing because someone is rushing me.

Next steps

Understand exactly what each inspection covers — and what it doesn’t — before you hire anyone, then take the full question list with you to the showing.

Know Before You Own is an educational consumer resource. No checklist can uncover every hidden condition or guarantee a home is safe, defect-free, insurable, code-compliant or suitable for purchase. Florida law can change and may apply differently depending on the facts; use appropriately licensed professionals for a specific home or transaction.