Look at the systems that cost the most to fix: the roof, the AC, the water heater, the plumbing and the floor under the sinks. Then check the windows, the skirting and every spot where water could get in. Finish by matching the serial number on the home to the title. A good walkthrough takes about an hour, and it’s the best hour you’ll spend in the whole purchase.
What should you check on the roof?
Start outside and look up. Many Phoenix mobile homes have metal roofs, and sun-baked metal roofs need a reflective coating to keep water out and heat down. Look for peeling or cracked coating, rust and loose seams.
Then check inside. Brown rings or sagging spots on the ceiling usually mean water has gotten in at some point. Ask the seller when the roof was last coated or replaced. If nobody knows, assume it’s due.
How do you check the AC in a Phoenix mobile home?
Turn it on and let it run. In Phoenix, the AC isn’t a comfort item. It’s the most important system in the home from May through September. Stand near a vent and feel whether the air turns cold within a few minutes.
Find out what kind of system it is. Some homes have a packaged unit sitting outside, some have a heat pump, and some older homes still rely on an evaporative cooler. Ask how old the unit is and when it was last serviced. A unit near the end of its life is a real cost you should know about before you make an offer.
What should you know about the water heater?
Find it and look at it. In many mobile homes, the water heater sits in a closet with an outside access door. Mobile homes need a water heater approved for mobile home use, so a standard replacement unit can be a warning sign.
Look for rust at the base, water on the floor and a label showing the age. Run the hot water at the kitchen sink and the shower to make sure it actually gets hot.
Why should you check the floor under the sinks?
Because that’s where hidden damage shows up first. Many older mobile homes have particleboard subfloors, and particleboard swells and softens when it gets wet. Open the cabinets under the kitchen and bathroom sinks and press on the cabinet floor. Then walk slowly around the toilet, the tub and the water heater.
A soft or spongy spot means water has been there. A small patch is a repair. A large one can mean the subfloor needs to come out.
What kind of plumbing does the home have?
Look under a sink and find out. Some older mobile homes have gray plastic pipe called polybutylene, which has a history of failing at the fittings. Newer homes often have PEX or copper. Ask the seller whether the plumbing has been updated.
What should you check on the windows and skirting?
Open and close every window. Many older homes have single-pane aluminum windows, which let in a lot of Phoenix heat. Check for cracked glass, broken latches and gaps around the frame.
Then walk the outside of the home and look at the skirting. Skirting keeps animals out from under the home and protects the plumbing underneath. Parks also care how it looks. Missing, cracked or faded skirting can turn into a park notice after you move in.
How do you spot signs of a leak?
Use your eyes and your nose. Look for stains on ceilings and walls, warped paneling, bubbled flooring and water marks inside cabinets. A musty smell in a closed-up room is worth investigating. Shine a flashlight along the base of exterior walls and around windows.
How do you check the title and serial number?
Find the data plate. It’s usually inside a kitchen cabinet, a closet or near the electrical panel, and it lists the serial number. Compare that number to the serial number on the title. In Arizona, mobile homes on rented lots are titled through the MVD, and a multi-section home has one title per section, so check every one.
If the numbers don’t match, stop and ask why before you go any further. Our post How to Avoid Common Mobile Home Buying Scams in Arizona explains why this step matters.
Does the park care about the home’s condition?
Yes. Parks set rules on how homes and yards must look, and a park can require repairs on a home that doesn’t meet them. Older homes, built on or before June 15, 1976, can also be treated differently when they’re sold. Ask the park office whether it has any open notices on the home before you buy.
If the home has been updated, add the checks in What to Check Before You Buy a Remodeled Mobile Home. That post covers the finish work. This one covers what’s underneath it. Browse homes ready to tour.
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