Understanding the Differences: Residential Real Property vs. Mobile Home Inspections

Buying or selling a mobile home? It’s not the same as dealing with a traditional house. From inspections to appraisals, the process is different, and knowing those differences can save you time, money, and frustration. Here's what every buyer and seller should know.

Inspection: Residential Real Property vs. Mobile Home

Residential Property Inspections

Traditional homes (site-built and attached to land) follow widely accepted standards such as ASHI or InterNACHI. A typical inspection covers:

• Foundation and structural integrity

• Roof, attic, and insulation

• Plumbing, electrical, and HVAC systems

• Interior and exterior walls, ceilings, and floors

• Garage, crawlspace, grading, and drainage

Lenders often require a full inspection, and inspectors may recommend specialized add-ons (like termite or septic inspections).

Mobile/Manufactured Home Inspections

Mobile homes are factory-built structures that may sit on owned land or rented lots. Inspections focus on:

• Frame stability and anchoring/tie-downs

• Skirting, insulation, and underbelly condition

• Subfloor softness or sagging

• Seals around windows, roof joints, and siding

• Modular systems for HVAC, plumbing, and electrical

There are fewer national standards, so it's critical to hire an inspector experienced with mobile homes. While not always legally required, inspections are highly recommended, especially for cash buyers.

Appraisal: Real Property vs. Mobile Home

Traditional Real Property Appraisals

These appraisals assess the home and the land as a single asset and are required for most mortgage financing. Key value factors include:

• Lot size and zoning

• Permanent foundation

• Comparable home sales

• Market conditions and upgrades

Appraisers typically use the Uniform Residential Appraisal Report (Form 1004).

Mobile Home Appraisals

Appraisal methods depend on whether the land is included.

If land is included:

• Treated as real estate

• Appraisal may use Form 1004C (Manufactured Home Appraisal Report)

• The foundation must meet FHA or VA lending standards

If land is not included (home only):

• Treated as personal property (similar to vehicles)

• Appraisal uses chattel valuation, NADA guide, or sales comps in the park

• Land value is excluded, and depreciation plays a larger role

Key Takeaways

• Traditional homes are real estate; mobile homes are only real estate if on owned land

• Mobile home inspections and appraisals require specialized knowledge

• Choose professionals (lenders, inspectors, and appraisers) with mobile home experience

• Real property deals come with stricter financing standards, while mobile home sales involve more variables and less consistency