What's on a mobile home maintenance checklist?
Updated August 2026
A manufactured home needs three jobs a site-built house does not: recoat the metal or rubber roof every 2 to 3 years, keep the skirting ventilated and the belly wrap intact, and re-level the piers once a year. Add the usual roof, gutter, and caulk checks on top. The roof coating (a $200–600 job in DIY materials) and the annual releveling are what keep water out and floors flat across a 30-plus-year life.
| Task | Interval | Effort |
|---|---|---|
| Check skirting vents are open and screens intact | Quarterly | 15 min · DIY |
| Look underneath for belly-wrap tears and leaks | Quarterly | 20 min · DIY |
| Task | Interval | Effort |
|---|---|---|
| Re-level and check the piers and tie-downs | Yearly | $150–500 pro |
| Inspect the roof, reseal seams and roof vents | Yearly | 1 hr · DIY |
| Re-caulk windows, doors, and roof penetrations | Yearly | 1 hr · DIY |
| Task | Interval | Effort |
|---|---|---|
| Recoat the metal or rubber roof | 2–3 years | $200–600 DIY |
| Wash and reseal the exterior, check for rot | 2–3 years | Half day · DIY |
What neglect costs
Neglect on a manufactured home follows the water and the settling. A roof left uncoated past three years leaks at the seams, and once the ceiling and wall panels wick water they swell and delaminate, a $1,500 to $6,000 repair a $200–600 coating would have prevented. Piers that go unleveled let the frame flex, which cracks drywall, jams doors, and stresses plumbing. Torn skirting invites freezing pipes and rodents into the belly. In high-wind country, pair this with the hurricane checklist, since tie-downs are your lifeline.
Leave these to a pro
Two mobile-home jobs reward a specialist: releveling the piers ($150–500, done with the right jacks and a water level so the frame is not overstressed) and, in high-wind or flood areas, inspecting and upgrading the tie-down anchors to current standards. A roofer or handyman experienced with manufactured roofs can recoat a metal or rubber roof for $500–1,500 if you would rather not climb it. Skip general-contractor pricing and look for installers who work on manufactured housing specifically; they know the frame and the belly.
This whole checklist ships as reminders in OnOtto: every task above, on the right schedule for your home, snooze-proof.
Load this checklist as remindersFrequently asked questions
How often should a mobile home roof be coated?
Recoat a metal or rubber (TPO or EPDM) roof every 2 to 3 years, and sooner in intense sun or after ponding shows up. The elastomeric or aluminized coating seals seams and fastener heads, reflects heat, and stops the slow rust and cracking that lets water into the panels below. A coat costs $200–600 in materials for a DIY afternoon, versus $1,500 to $6,000 to repair a delaminated ceiling once a leak has run for a season. Wash and prime first so the coating actually bonds.
Why does a manufactured home need releveling?
Because it rests on piers set on soil, not a continuous foundation, and that soil shifts with moisture and settling. As individual piers sink or heave, the steel frame twists, which is what cracks interior drywall, springs doors and windows out of square, and strains plumbing and floor seams. An annual check with a level, and shim or jack adjustments where needed, keeps the frame flat and the house tight. It is the manufactured-home equivalent of foundation care and costs $150–500 with a pro.
What is the belly wrap and why does it matter?
The belly wrap, or bottom board, is the tough membrane stretched across the underside of the home. It holds the floor insulation in place, keeps out rodents and moisture, and shields the water and drain lines running through the belly. A tear lets insulation fall away and cold air reach the pipes, so a small rip can mean frozen lines and a chilly floor. Check it each season and patch holes promptly with belly-wrap tape rated for the job.
How long does a manufactured home last?
A HUD-code home (built to the federal standard since June 1976) commonly lasts 30 to 55 years with steady upkeep, and well-maintained examples go longer. Longevity hinges on the three jobs a site-built house skips: a sealed and recoated roof, a flat and level frame, and an intact belly and skirting. Let the roof leak or the piers settle and the structure degrades far faster. Keep water out and the frame flat and a manufactured home holds up for decades.