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An older mobile home can experience many problems, both visible and hidden. While investing in an older mobile home can be a savvy financial move or an affordable path to homeownership, it’s essential to be aware of the potential issues that can arise in these properties, especially after years or even decades of use. Unfortunately, not every mobile homeowner takes proper care of their investment, leading to common problems and repair issues. In this article, we’ll explore five common problems found in older mobile homes and offer insights on how to address and mitigate these issues.

problems in mobile homes

Mobile homeowner calling a plumber about a leaking pipe in her sink and looking very worried

1. Roof Leaks

Roof leaks are a pervasive and concerning problem in older mobile homes. As these structures age, their roofing materials gradually deteriorate, rendering them more susceptible to leaks. The materials used in older mobile homes may include asphalt shingles, metal roofing, or in some cases, a rubberized membrane. Exposure to the elements, UV radiation, and fluctuating weather conditions can lead to the breakdown of these materials over time.

The consequences of roof leaks can be extensive. Water damage is not limited to the roof but can extend to other parts of the home, causing structural problems. As moisture seeps in, it can weaken the integrity of the structure, resulting in sagging ceilings, damaged walls, and compromised overall stability.

Furthermore, when water infiltrates a mobile home, it creates an ideal environment for mold and mildew growth. Mold infestations can be hazardous to health, leading to respiratory issues and allergies for occupants.

Addressing roof leaks promptly is crucial. It involves repairing or replacing the roofing material, and if there is interior damage, making necessary repairs. Routine inspections and maintenance can help prevent roof leaks in the first place, preserving the longevity and structural integrity of the mobile home. Failure to address these issues promptly can result in more costly and extensive repairs down the road.

2. Water Leaks

Water leakage is a pervasive issue in older mobile homes, primarily due to outdated or damaged plumbing systems. In many cases, these homes lack proper ventilation, leading to increased condensation and humidity, which can result in mold growth and water damage. Neglected roofing and siding maintenance can also allow water to penetrate the structure, especially in homes with insufficient weather resistance.

Preventing water leaks in an older mobile home requires regular maintenance and inspections. Detecting and addressing leaks promptly is crucial to prevent further damage. Neglecting this issue can lead to structural problems and health hazards due to mold growth.

3. Outdated Plumbing Systems

Another common problem in older mobile homes, especially those built before 1996, is using polybutylene (PB) pipes for plumbing. These pipes are known to fail after 10-15 years of use, and because they are no longer manufactured, you cannot repair them if a leak or blockage occurs. The aging PB pipes are susceptible to deterioration and rupture without warning, making them a significant concern for homeowners.

The best solution for mobile homes with PB piping is to replace it with more reliable materials such as PEX piping. This upgrade enhances the plumbing system’s longevity and reduces the risk of costly water damage.

4. Poor Insulation

Older mobile homes, especially those constructed before the enforcement of Housing and Urban Development (HUD) standards, often lack proper insulation. The insulation used in these homes is limited, primarily determined by the thickness of the space available for insulation.

The underfloor insulation is typically held in place by a plastic sheet known as the belly wrap. Over time, plumbing repairs or damage to the belly wrap can compromise the insulation. If these holes are not adequately resealed, they can become entry points for critters and pests, causing a host of issues.

Properly insulating an older mobile home is crucial for maintaining comfortable indoor temperatures, reducing energy costs, and preventing unwanted pests from entering. Investing in insulation upgrades and ensuring that the underfloor insulation is well-protected can mitigate this common problem.

5. Damaged Skirting or Lack Thereof

Skirting is an essential component of a mobile home, enclosing the space underneath and protecting it from various external elements. Unfortunately, damaged or missing skirting is a common issue found in older mobile homes. Weed Eaters can cause minor cosmetic damage to the base of the skirting, but more significant problems arise when there is no skirting at all or when panels are missing, exposing the home’s underbelly and crawl space.

Skirting is vital because it is second only to the roof in protecting the loan collateral from damage. Financial institutions often require skirting to be fully installed on mobile homes before they will mortgage the property. Neglecting this aspect can result in financial and structural complications.


While older mobile homes may have their fair share of common problems, there’s still hope for these properties, whether you intend to use them as investment opportunities or as your place to call home. The extent of these issues can vary greatly and well-maintained older mobile homes can still be excellent purchases.

To make an informed decision, thoroughly inspect the mobile home you are interested in, paying close attention to the roof, siding, plumbing system, insulation, skirting, windows, and more. By identifying and addressing these common problems in older mobile homes, you can ensure that your investment is both financially sound and a comfortable place to live. Proper maintenance, necessary upgrades, and vigilance are key to preserving the value and functionality of these unique properties.

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