That being said, there are a number of basic things to look for when buying a house, including:

• Location – check out the street, neighbours, walk around the neighbourhood
• Footprint and square footage – will this meet your needs?
• Style – Is this to your taste, or will you need to add some budget to make it right for you?
• State of repair – How much do you need to put into this place, not for style aspects, but for structural and safety? Hiring a Home Inspector is still a great option, even for mobile homes.
  • How is the hot water tank?
  • What year is the furnace?
  • Is the electricity working everywhere?
  • Check for any leaks in taps and sewer.

For mobile homes though, it’s good to ask some additional questions and look into these areas:

Lot Rules / Park Rules & Fees

A large number of mobile homes listed on this site are for sale in a mobile home park or private lot, meaning that the owner of the mobile home owes a person or company a monthly fee for the lot itself, plus any additional services provided. Some do include sewage, water, and garbage removal, others will also do snow removal and landscaping – so it’s a good idea to get an accurate idea of what is included. Lot fees are very similar to condo fees in concept.

In addition to lot fees, there will also be lot rules. Private owners renting their lot may have different rules than a mobile home park, however generally a mobile home park would have rules that include:

• Number of vehicles
• Pets allowed (size and number)
• Use of area
• Firepits
• Trampolines
• RV Storage
• Parking
• Guests
• Sheds & additions
• Noise bylaws
• Airbnb rules and rental restrictions
• Levelling and skirting requirements
• Insurance requirements

Although it seems like a long list, the rules and regulations are there to protect you and your property as much as it is to protect the property owner.

Skirting and Leveling

The good news is that generally if your house needs levelling you’re not dealing with foundation cracks that need to be repaired, so the cost is much lower. Levelling, although best done by a professional, can be done yourself with a level, heavy duty jack and some wood shims.

It is usually a requirement of a park that you keep your house levelled to ensure no major damage comes to the unit. Every year it is recommended to check and re-level your mobile home if necessary.

Water & Sewage Lines

Every house has water and sewage lines, however mobile homes are unique in that they are usually exposed. This is an issue if not insulated properly, both inside and outside.

Inside older style mobile homes run water lines are run outside of a wall, because the walls are so thin, they won’t fit in. So if you notice a box on the floor of a room, that would likely be what is running through it. Even though these lines are inside, the floor can get cold and if incorrectly insulated it will cause freezing. Trust us, from experience.

Outside too, the underbelly of the house needs to be protected or the water and sewage lines will freeze. Heat trace tape is a must, especially in colder climates. Each year it is recommended to check your heat trace tape, and we recommend changing it completely every 2 years.

Underbelly

Although it might not be pleasant, when buying a mobile home, we recommend you get down and dirty and look underneath. If you hire a home inspector they will do this dirty work for you, but if it’s just you, then definitely have a look.

If you look under and see clean and dry ground, then you’re in good shape. If you notice any moisture, mold, or any other out of the ordinary smells or signs, then it is more than likely you will need to invest in something here.

Look for any signs of dripping insulation, places where someone may have cut the sealed underbelly to access something, or perhaps an animal has made a nice home somewhere under there! Any tears and missing insulation is serious and will need to be addressed. Be sure to consider this in the cost.

Furnace

Heat is a good thing, especially in colder climates and of course over cold winter months. Notice the age and state of the furnace, test the heat – turn it up. See if you notice any smells, it’s also handy to have a Carbon Monoxide detector with you so you can test for any leaks (you cannot smell it).

Ask questions like when was the last time it was serviced? Have the vents been cleaned lately? Has anyone inspected the ducting for leaks or issues?

Knowing a bit about your furnace and its history will go a long way.

Sales Process

The process for buying and selling mobile homes is quite different than a traditional home purchase and transfer. This is because there are no land titles to transfer, just the property itself, which is considered to be more like an RV, motorhome or even a car or truck, than a brick and mortar (non-movable) house.

Because of this, in most areas you can simply use a bill of sale that you would for a car or truck and you’ll be good to go. No lawyers required (although it is advisable to have a professional review and also ensure you have a complete understanding of what you are signing and agreeing to before you enter into a sales agreement such as this).

Although a standard Bill of Sale is just fine in most cases, there are things specific to a mobile home sale that you might have to make space for and ensure to include:

• CSA#
• Size
• Model Name
• Manufacturer
• Deposit – Are you giving a deposit? How will it be held? Who will hold it?
• What’s included? Be sure to list everything being left behind for the new owner so it’s clear, if appliances are not being left, make a note of that.
• Condition of Sale: Park Approval
  • If you are making an agreement to sell or purchase a mobile home within a park, the new owner will require park approval before the purchase can be finalized.
  • If the owner is not approved, what happens to the deposit?
  • If you miss this step, then someone could purchase a home, but not be allowed to live in it (this does happen, do your homework)
• Closing Date
  • Make sure you allow enough time for the park to respond, before selecting your closing date

Financing

If you go to your mortgage broker and ask for a traditional mortgage for a mobile home they will likely look at you funny and ultimately deny you. This is because mobile homes are quite different from your traditional house in the eyes of the bank. Again, think RV or motorhome, because that’s how they are.

For Mobile Home financing be sure to ask your banker about getting a “Chattel”.

Insurance

Mobile Home insurance is also a little different, because it’s a moveable home, even though it might be stuck in the same place for decades, the traditional insurance companies may or may not cover this. You will want to ask specifically for Mobile Home insurance from your provider and may need to look at other options and go through an insurance broker or AMA.

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Have any other tips from your mobile home purchase or sale?

Do you have a question about the process?

Let us know in the comments below!