Questions to ask before buying a manufactured home in Florida

Don’t stop at “Did the house flood?”

• What FEMA flood zone is the property in?Look up the actual address on FEMA’s Flood Map Service Center and save the map information.
• Has water ever entered the home, crawlspace, porch, sunroom, shed or attached structure?Ask about more than living-space flooding.
• Has the property or home had any flood-insurance claims?Ask the seller what they know and whether any claim documentation exists.
• Is there an Elevation Certificate?If one exists, ask for a copy. FEMA identifies elevation information as relevant to understanding flood risk.
• Where does water go during heavy rain?Ask about standing water, drainage paths, ponding under the home and drainage problems in the park or neighborhood.
• Can I see the property after heavy rain?If practical, this can show drainage conditions a sunny-day showing won’t.

Sources: FEMA Flood Map Service Center · FEMA flood-risk disclosure best practices

Ask what is actually holding the home down.

• When were the tie-downs and anchors last inspected?Ask for any inspection, installation or repair documentation.
• Who installed or repaired the anchoring system?Florida recommends using a licensed manufactured-home installer for installation and securing of the home.
• Are any straps loose, angled, damaged or corroded?Florida disaster guidance specifically recommends checking for loose straps, alignment, corrosion and damaged anchors.
• Are the support piers in contact with the frame and visibly stable?Ask a qualified inspector or installer to evaluate support conditions.
• Does the anchoring system match the home’s age, configuration and site conditions?Different manufactured homes can require different systems.
• Have additions changed anything?Ask whether porches, rooms, carports or other attached structures were permitted and whether their connection affects the home.

Sources: FloridaDisaster.org manufactured-home guidance · DBPR FAQ on tie-down regulation · HUD manufactured-home installation resources

Know what the home was designed for.

• Where is the HUD certification label?Post-1976 manufactured homes should have HUD certification labels on each transportable section.
• Can I see the interior data plate?HUD says it is commonly found near the electrical panel, in a kitchen cabinet or in a bedroom closet.
• What Wind Zone is listed on the data plate?The data plate includes the wind zone, roof load and other design information.
• Do the label numbers match the paperwork and title information?Ask before closing if anything doesn’t line up.

Sources: HUD manufactured-home labels

Ask about history, not just today’s appearance.

• How old is the roof, and what type is it?Ask for invoices, permits, warranty paperwork or previous inspection reports when available.
• Has the roof ever leaked?Ask where, when, how it was repaired and whether any interior material was replaced.
• Has the roof been coated, sealed or roofed over?Ask what product or system was used and who did the work.
• Are there ceiling stains, bubbling walls or soft spots?Don’t assume a dry spot today means there has never been water intrusion.
• Will my insurer accept this roof?Get an insurance quote and ask what roof documentation the carrier needs before closing.

If something looks or smells wrong, ask another question.

• Has there ever been mold, moisture or water remediation?Ask for reports and invoices if the seller has them.
• Have walls, cabinets, subfloors or ceilings been replaced because of water?Ask what caused the damage and whether the source was corrected.
• Will the inspector use a moisture meter?Confirm this before the inspection instead of assuming.
• Do I need a separate mold assessor?If there are warning signs, ask a Florida-licensed mold assessor about appropriate evaluation.

Sources: Florida DBPR mold-related services

What was added, changed or rebuilt?

• Are there permits for roof work, electrical, plumbing, HVAC, additions, porches, carports or sunrooms?Check the local permitting authority instead of relying only on memory or verbal answers.
• Were additions attached to the manufactured home?Ask how they are supported and whether required approvals were obtained.
• Were any walls, floors or structural components replaced?Ask who performed the work and whether permits or invoices exist.
• Do the current structures match public records?Look for additions that appear newer than the original home.

Sources: DBPR Building Codes FAQ

Don’t wait until after you buy to find out whether you can insure it.

• Can I get a written insurance quote before closing?Do this early, especially with an older manufactured home.
• Will the carrier require a four-point inspection?Citizens currently requires one on certain applications for homes more than 20 years old.
• Will I need a wind mitigation or tie-down inspection?Ask the carrier what it requires for this specific home.
• Does the policy include flood coverage?Florida Disaster notes manufactured-home insurance does not inherently include flood damage, so ask separately about flood insurance.
• Are attached structures covered?Ask specifically about carports, porches, screened rooms, sheds and additions.

Sources: Citizens inspections · FloridaDisaster.org

If you own the home but rent the dirt under it, read everything.

• What is the current lot rent?Ask what services and utilities are included.
• Can I see the prospectus, rental agreement and park rules before I buy?Read restrictions, fees, maintenance duties and approval requirements.
• Are there age restrictions or applicant requirements?Confirm them directly with the park.
• What happens if I later sell, remove or abandon the home?Understand transfer and removal requirements before buying.
• Who is responsible for drainage, trees, utilities, driveways and lot maintenance?Don’t assume the park is responsible for everything outside the home.

Sources: Florida DBPR mobile-home park FAQ

Make sure the paperwork matches the home in front of you.

• Who legally owns the home today?Verify title information before money changes hands.
• Do the serial, VIN, HUD label and title information match?Resolve inconsistencies before closing.
• Are there liens or financing interests?Ask how they will be cleared.
• Can I have copies of prior inspections, warranties, invoices and repair records?Save everything you receive.
• Can important verbal promises be put in writing?If it affects your decision, document it.

Two things buyers often forget because they aren’t always visible.

• Is the home on septic or public sewer?If septic, ask for a separate septic inspection and available service records.
• When was the septic tank last pumped or serviced?Ask for documentation if available.
• Has the home had termite or WDO treatment?Ask for treatment history, warranties and a current WDO inspection when appropriate.
• Is there visible wood damage under or around the home?A WDO report is not a structural report, so significant damage may need another professional evaluation.

Sources: Florida Department of Health septic guide · FDACS termite information

Timing matters