We likely have had that moment when the home you love so dearly needs a bit of TLC. Whether it’s out-of-date flooring, a wobbly porch railing, or simply some new skirting for your mobile home, repairs and supplies are a critical reality to homeownership.
Oh, and, if you haven’t had that moment yet, trust us, it’s coming.
However, there are a few different ways you can approach a mobile home repair!
Step one? Do Some Research on Mobile Home Repairs and Supplies!
With the invention of YouTube and the generosity of others you always can begin your research online. See what other home owners have done to accomplish the task at hand. By watching these videos you may get an idea on whether the repairs you have to do are something in your wheelhouse. Or, perhaps your task requires a professional. The plumbing in a mobile home is one area that might make you pause and think about hiring out the work. Electrical certainly is one.
Yes, whether to tackle the job yourself or contract it out is one of the first things you should be thinking about.
Professional Assistance Required
If you find yourself in over your head, there is no shame in bringing in a professional. We want the correct and safe completion of the job. Hire a professional who is familiar with mobile and manufactured housing. Many of the systems in a manufactured home are unique to this housing type, even if the materials are the same.
Hiring a professional will make it more likely the job is done correctly. It will get done faster as well. If you are looking to do make any repairs or adjustments to the main portion of the home, let’s say some kind of addition to the mobile home, there typically are local codes and industry regulations specific to manufactured housing that need to be met.
This often times requires pulling a permit from the local municipality; however, that’s dependent on where the home sits. If you’re on private land in the county or township, the need to pull a permit is less likely.
If you home is in a community, the best place to start is with the manager. The manager and a community maintenance professional may be able to offer assistance on the spot, or refer you to professionals they know and trust.
“DIY” Way
As we mentioned before, there are fathoms of online videos that cover mobile home repairs and supplies scenarios. The one we link to here will get you on your way. And, surely, there is one out there for you! The references we provide should help you plan the time, tools, materials and budget you will need.
What is the Pocket Penetrometer, and How is it Used to Properly Site Your Mobile Home?
In 1989, George Porter came across the pocket penetrometer.
He had been in the manufactured housing business for about two decades already, and like many people, he spent much more time considering the actual home than the space on which it might sit.
“Might” is the operative word here.
“The executive director of Pennsylvania association at the time said ‘Why don’t you write a course on how to set up a manufactured home?’
“I thought this would take most of the afternoon,” Porter recently confessed. “About a year later I had most of it figured out.”
There is a lot that goes into siting a home, not the least of which is soil density. In other words, how consistently firm is the soil on which the home’s piers will rest? And will it hold the home over time, or “might” it not?
It’s All About the Soil
“What I knew about soil at the time was that it was ‘dirt’ and there were two kinds, wet and dry. Wet is called mud,” said Porter, who operates Manufactured Housing Resources, Inc., and trains scores of manufactured housing professionals on proper home installation.
The Manufactured Housing Institute education division offers a 12-hour training program developed and delivered by Porter. The content offered in the program is the latest and most relevant information for home installation on a state-by-state basis.
Suffice to say, George Porter has learned quite a bit about soil density and all else involved with placing a manufactured home.
But back to the item at hand, the pocket penetrometer.
On sturdy ground?
What Is A Pocket Penetrometer?
When Porter came to learn everything from Andisol to Vertisol in the world of soils, he was told by industry folks and manual writers that a very important step in the home siting process is figuring out load bearing capacity; but how?
Most presentations looked beyond this practical bit of field work. And no one he knew was testing soil density, with or without a device that could help.
Asking around, he was directed toward a large, unwieldy machine that sat on a tri-pod and utilized a heavy blow-cap to would drive a spike in the ground. Counting the number of blows required to reach a certain depth offered a density reading.
Porter said he recalls the demonstration, thinking, with hand on chin, “This isn’t going well.”
Where the Manufactured Housing Industry Turned
Shortly after, Porter was turned on to the device most people in the industry use today – the pocket penetrometer.
Of all the ways to test soil – including hiring an expert or sending a sample to a lab – use of this diminutive device is by far the most time and economically efficient. And, today, most install manuals for new homes call for the use of a pocket penetrometer.
Pocket Penetrometer
If you buy one, it should cost less than $150, and come in a small carrying case that includes instructions for use. Depending on brand, new devices can be found for $50.
To take the middle ground, AMS makes a pocket penetrometer that’s sold here and other places for about $90.
A pocket penetrometer measures soil for the number of tons it will support by square foot. Many times the references in home installation manuals hinge on pounds per square foot. So, a conversion or two may be necessary, but knowing that 2,000 pounds is equal to one ton is the essential element, and will put you on sturdy ground for finding the needed answers.
How Is the Pocket Penetrometer Used?
“You press the pocket penetrometer into undisturbed soil and you try to pick a patch that’s unaffected by the sun and most similar to the area where you’ll place footings,” Porter said. “This means you may need to remove some baked topsoil before you get to the moist soil that’s common to the area.
“In a state like Michigan, because of the frost line, you can’t just place a home on top of the ground. It’s not a good idea and you won’t pass inspection either,” he reminded.
The user presses the penetrometer into the soil. When this is done, the spring-loaded pin in the ground also presses up into the handle of the device. When the pin reaches the grooved part of the handle ¼” up, a load bearing reading between one ton and four tons is made evident by the red ring on the barrel. That reading correlates to a specific type of setup system for installation of the home.
Be mindful that a penetrometer only works on soil. An attempt to measure density on top of gravel, for instance, will render a false reading.
Where to Purchase a Pocket Penetrometer
Today, a plastic pocket penetrometer is available. Porter uses the same metal device he purchased when he began studying soil.
“That was a long time ago,” he said. “The plastic one is not that much cheaper, but the paint comes off, and if you step on it, you’ll crack it. I don’t know what you could do to break the metal one without trying real hard.”
A pocket penetrometer can be purchased at the local supply store, the same place you buy anchors and skirting. They also can be picked up through the industry catalogs, like Oliver and Westland Distributing.
Just like the age old saying “know thy self”, knowing your audience is the first step in marketing and advertising. When it comes to selling or renting your home this information can set the course for your entire marketing plan. So, lets break it down!
When advertising homes or communities for sale there are a few general categories to choose from:
Home Buyer OR Home Renter
Those seem pretty obvious, however they each have their own sub-audience to play with as well:
Home Buyers
First you want to look at the individuals looking to purchase:
A Home in a community (All ages and/or 55+)
A pre-owned home and have it on private land or into a community.
A new or home to move to either private land or a community
A custom home to build and place on either private land or within a community
In addition to the above groups you also have professionals who purchase homes as well. Those you can typically breakdown to the following groups:
Professional assisting individuals on their home search
A community manager or owner looking to purchase pre-owned or new homes for their community
Professionals home sellers looking to purchase homes (both new/pre-owned) for resale.
Home Renters:
With individuals looking to rent a home there can be a number of categories. The most common tend to be:
Individuals looking to rent a home for short term due to a job re-location, to temporary location change.
Someone seeking a second home or a retirement property to rent seasonally
Individuals looking to rent due to budget restrictions or preferred flexibility with a lease agreement.
Once you have invested time in knowing your audience you can move on to the following marketing and advertising steps!
Exposure/Market
Understanding the market you are working within and navigating the available exposure is the next logical step after knowing your audience. Because, knowing your audience will dictate the types of marketing and advertising that will be most effective.
Statistically, online advertising is still at the top of the list in general, since it’s easily manageable, typically reasonable in cost and lets face it everyone starts their search online these days.
In addition to online advertising, there are still some benefits to advertising in print. Whether it be your local newspaper or printed flyers we are starting to see this trend come back.
So for this step in your process, you will want to evaluate the most effective avenue to reach your buyer/renter, then be sure you are dominating that market as best you can.
Content
Content is so important. Not only do you want to be sure any and all details of a home are included in your advertisement, but your contact options too!
Someone looking to purchase or rent a home will need all the information about the home upfront. In addition you also want to give any necessary details in reference to monthly fees if in a community, any sales commission a professional might require etc.
You also need to be sure that all of the content is accurate and updated regularly. For example, if you have photos of the home that were taken with snow on the ground and the ad is being posted in July, then you will want to have current photos taken and the advertisement updated.
Follow-through
These days there is little to no excuse for not following up with a customer. However, not only is it important to follow-up, it’s also important to provide all of the information they need within that response.
Source: www.digitalairstrike.com
This still goes back to content in a way since you want to be sure your buyer or renter has all of the information they need to take the step in closing the deal.
So, while there are several areas to manage advertising your home, starting by establishing your audience can be a great first step to sealing the deal!
If you have your home on MHVillage and have any additional questions please contact us!
This January I attended the 2018 Louisville Manufactured Housing Show. This is an industry trade show, put on specifically for manufactured housing professionals. It’s a great opportunity for those that work in the industry to see what is new for 2018. One of the many things I saw was stunning, luxury mobile homes. In fact, these beautiful manufactured homes were outstanding! They would make anyone want to buy a new home!
Luxury Mobile Home Kitchens
For instance, modern mobile homes have gorgeous, spacious kitchens. Some of the kitchens come with upgraded stainless steel appliances, center islands, extra kitchen storage and big, well-designed cupboards. Not only that, but I saw additional eating nooks, built-in pantries, and lovely tile backsplashes. In fact, these luxury mobile homes have all the upgrades someone could want.
Pictured right is a home from The Commodore Corporation. Would you guess that it is a manufactured home?
The home manufacturers have been listening to what people want, and it shows. The new designs are full of modern conveniences. Pictured below is the Zenith by Adventure Homes. Check out those eye-catching countertops!
Due to the popularity of practical, but attractive, spaces, the manufacturers have added the small touches, too. Most of the homes I saw had laminate floors with pleasing wood floor patterns. They boasted modern cabinet hardware and faucets and wooden finishes that were built to last.
Outstanding Bedrooms
Equally, much care has gone into making the bedroom a relaxing place to be. The 2018 luxury mobile homes have large windows, extra spacious closets, and plush carpeting. I saw some smart floorplans that cleverly kept the master bedroom far from the busy parts of the home. While there were homes with several bedrooms, not all of these luxury mobile homes were large. In fact, some homes were smaller single wides, designed to fit in smaller park lots. And yet, they still had tons of gorgeous features. The Clayton Delight, shown below, is a two-bedroom single wide showstopper!
Spa-like Bathrooms
Champion Homes recently came out with the New Era Radiant Bath Spa. Take a look at their photo below – don’t you want to just soak in that big tub?
Again, you saw the extra thought going into the bathrooms. Some had built-in linen closets or towel shelves. Many had walk-in showers with oversized showerheads. Much like the kitchens, good-looking cabinetry, faucets, and hardware abounded.
Luxury Mobile Homes for All Ages
As a consequence of listening to their buyers, mobile home manufacturers are also adding special features depending on the age of the buyer. In some cases, they are focusing on the millennial buyer. In other cases, they are adding features for older buyers who are looking to age in place. Examples might be wheelchair widened doorways, safety bars in restrooms and non-barrier showers.
Other features are less about age and more about being up-to-date. Indeed, everyone loves new features like sliding barn doors, built-in desks and gas fireplaces. For pet lovers we saw mudroom entrances with dog washing baths!
With this in mind, mobile homes are becoming not only a smart choice for consumers’ wallets but also for their sense of the good life!
With this in mind, are you looking to find a new mobile home? We have some great recommendations for unique homes that you have to check out below:
Maple Brook Hosts Myriad Clubhouse Gatherings Including an Annual Super Bowl Party
Thirty miles down highway 57, just outside one of America’s greatest cities, is Maple Brook Manufactured Home Community, a destination in its own right for retirement-age home buyers looking for a quiet place that’s still close to the city.
“A lot of people like Maple Brook because you’re close to all of the highways and have easy access to all the trains to downtown Chicago,” said Mike Dennis, sales representative for the Sun Communities property. “I always tell people to take a mental snapshot for when you’re shopping around. Remember what you’re seeing here.”
The community clubhouse has 3,000 square feet and includes a library. It’s an everyday meeting place for residents, and the venue for celebrations — from the annual Super Bowl viewing party to craft shows — and can be reserved by residents for get-togethers of their own.
Adjacent the property is the 20-mile long Old Plank Trail.
“It runs through the south suburbs of Chicago,” Dennis said. “At 7 a.m. you can see a lot of people from here out on the trail making good use of it.”
“There also are four pocket parks, one for each quadrant of the community, and a main park near the clubhouse that’s used for bocce ball, horseshoes and shuffleboard,” Dennis said.
Maple Brook has a residential look
Built in 1995 and purchased by Sun in 2014, the 150-acre, 441-home community is developed to the same specifications a residential neighborhood would be, including homes built on-site, 30-foot wide streets and deep-home sites with multi-section manufactured homes.
Maple Brook Manufactured Home Community Quick Facts
“People look at the triple-wide homes and are in awe,” Dennis said. “They want to bring back friends to show them!”
Dennis, who has worked at Maple Brook since its inception, said all of the homes are heavily insulated and come from the upper tier of homes available at the time of purchase.
“We’re one of the newest properties in the area,” he said. “We have 120-foot lots and sidewalks in front of every home.”
Champion shows a new three bed, two bath home made in Topeka, Indiana.
Where do you start when you want to buy a mobile home with bad credit? Options are available if you want to put in the time. The application processes can be long and involved, but there are a few strategies to help you get ready to make the purchase, and places to turn for getting a mobile home loan.
There are three primary options:
The White House from Adventure
Plan on a large down payment, 20 percent or better of the transaction value
Search out seller/owner financing
Obtain a personal loan from a friend or relative
Where to Turn When You Need Mobile Home Financing for Poor Credit?
You can finance through the mobile home dealer where you buy the home, or approach a credit union, which typically are more open to lending than other mobile home financing companies. Many communities today offer owner/seller financing options for existing homes.
FHA Loans
A Federal Housing Administration loan may work with a 500 or better credit score. The loan can be obtained whether your home is, or will be, on land owned or not. In other words, you may be able to get an FHA loan if your home will sit on leased land in a manufactured home community.
FHA loan also have loan amount limits to consider. As of 2017, the limit for a manufactured home is $69,678. If you only want to buy the lot, the limit is $23.226. The limit is $92,904 for both the manufactured home and the property.
However, whether the home is on leased or owned land, you need to verify that the home will be your primary residence in order to qualify.
MHE Mansion Elite 2018
Veterans Assistance Loans
VA loans are available to buyers who have served in the Armed Forces and surviving spouses of those who have. Buyers can obtain a VA loan if they qualify. Recipients need to complete a Certificate of Eligibility, which looks at service history, work history and income.
Once the CEOE is complete, buyers can apply for a VA loan online, through the lender (or bank), or by mail.
Chattel Loan for a Mobile Home on Bad Credit
Chattel is personal property, and some lenders will provide a chattel loan, or personal property loan, for the home. This loan is typically shorter-term, carries a higher interest rate and therefore results in higher monthly payments.
Debt to Income Ratio
This is a primary determining factor whether you will be able to secure a loan, what type of loan you may be able to get, and on what kind of terms. Debt to income ratio refers to how much you owe versus how much you make. For buyers with credit problems, one of the most pain free avenue toward improving the situation is to pay down existing debt and putting restraints on spending. Most people cannot raise their credit score with a stroke of a pen, no more so than you’re readily able to dramatically increase income. But, with the “stroke of a pen”, you may be able to pay off debt and reduce monthly spending. Budget, budget, budget. For additional information, learn about what credit score you need to buy a mobile home.
Annual Income
What does last year look like on paper for you? That’s what the lender will look at. It’s not so much about your income historically.
The Fairmont Telsa 2018.
And it’s not so much about income during the year you’re looking to purchase a home. Let’s think of previous year income as “absolute income”; if the earnings on your previous year tax return is high enough, lenders will spend less time scrutinizing credit scores, ratios and down payment options.
Also, rental history goes a long way toward indicating to the lender how reliable you are. If you were a good tenant, you’re more likely to be viewed as a good loan recipient.
Down Payment for a Mobile Home on Bad Credit
Typically you want the down payment on a home, any home, to be between 10 and 20 percent. Depending on debt-to-income ratio, the degree to which your credit has suffered and the glance at your annual income, your lender may have an exact percentage in mind. It may be more than 20, but, trust us, it won’t be less than 10 percent.
Down Payment Assistance for Buying a Mobile Home on Bad Credit
In many markets throughout the U.S., homebuyers can get a grant from a local government to raise funds for the down payment. HUD has a list of opportunities for homebuyers on its website.
ALL manufactured home loans will require a down payment of some type. Some buyers qualify for a “land in lieu” loan, which means the loan issuer writes a lien against equity the buyer has in their land and uses its value as the down payment. The obvious concern for the homeowner, is, if they’re to default for any reason, the lender will own the land your home is on, and the home too.
It seems like every year we talk about how quickly the last year flew by. Life always seems to keep moving whether we are ready for it or not. But the start of a new year can also infuse new energy behind some big life changes like buying or selling your mobile home.
How do we know this? Our numbers don’t lie!
Every January within the first few weeks we see a major increase in web traffic on our site.
Both buyers and sellers tend to begin their journey right after the holiday season. Maybe it’s energy of a new year, the chilly weather or the realization of needing more space after all of the relatives have visited the last holiday season. It could be any or all of these factors that inspire buyers and sellers to get in gear.
2018 has continued in this trend with record high traffic since January 1st!
How does this help with selling your mobile home?
You have the opportunity to take advantage of interested buyers by updating your home advertisements, reaching out to any leads and scheduling open houses and home tours right away.
If we’ve learned anything from years past it’s that consumers shop for practically everything online first.
MHVillage has 25 million visitors annually. In 2018, those visits resulted in 148 million page views.
Whether it be shoes, tools, cars or homes they start their search in the comfort of their home. Additionally the number of people using their mobile devices to shop is consistently growing and out-performing desktop searches.
What does this mean?
It means, in 2018 not only is it more important than ever to advertise your home online. It’s important to keep things updated and current.
You also want to be sure the websites you are using are mobile friendly!
What does “Mobile Friendly” mean?
It means the website you advertise with has taken into consideration the various screen sizes, search tools and options that consumers can easily navigate on their phones or tablets.
How can MHVillage Help?
We have been and continue to be the #1 marketing place for manufactured housing. This means we are constantly updating, re-designing and creating new features for both home buyers and home sellers. With our website home buyers can easily shop for homes and contact the seller directly with no hassle, or wait time.
If you haven’t listed your home with us yet, here are some details about the the options available:
The Cost? As an individual, listing your home is a one time fee. – You pay one time to activate your home listing instantly. The best part? There is no expiration on the listing. Once you activate your home on our website it will stay available online until you remove it or mark it as “Sold”.
Need to change the listing price? You create and manage your own home listing. – When you enter your home information via our listing process, you can include a full list of features and a description of the home with no word limit. All of the information you can also update and change at any time.
Photos? We got you covered. – All of the listing packages we offer you the ability to list photos of the homes with a caption.
Is there a Commission if I sell the home through MHVillage? Nope! – MHVillage is a website that offers buyers search tools and sellers advertising tools. If you sell your home through MHVillage there is no commission or removal fee whatsoever. Once you pay to activate your listing, there are no additional fees. Plus buyers will contact you directly though the listing, so we aren’t in the middle of the sale in any way!
In conclusion, while selling your mobile can feel like a mighty task there are several tools and and trends this year that can help guide you along the way.
Dave York and his team from Valumarket grocery flip burgers near the basketball court.
Annual Traditions Pepper the Community Calendar
Hickory Acres in Shepherdsville, Ky., is a manufactured home community south of Louisville that feels one part farm and another part college campus.
“We have a signature entrance, a full court basketball court and open green spaces for playing football, soccer, throwing Frisbee and just gathering together,” co-owner Tony Wilcox said. “It’s important for us to have shared open spaces where neighbors can meet and kids can play.”
Situated between Salt River and Mud Run creek, just off route 44, the area is very much about natural settings. And country music, almost a way of life in a region of the Upland South called “Kentuckiana”. Wilcox owns Hickory Acres with his brother Brad Wilcox and longtime friend Mike Whobrey.
Hickory Acres Hosts Cookout and Community Gathering
Katie Cundiff and radio personality Dingo.
A Louisville radio personality set up a live remote at Hickory Acres during an August cookout and community gathering. There was free face painting, a multiple bounce houses, ice cream and giveaways. Also, the community held a raffle for a new 4’x4’ home deck, with all proceeds going to a local children’s hospital.
The Q103.1 morning show with Dingo and Jess covers a lot of ground, dedicated to “faith, family, friends and real conversation”. And country music, of course.
General Manager Kristie Cundiff, who oversees Hickory Acres and its neighboring sister community Autumn Leaf, appreciates these virtues as well.
“It’s a big event for our communities, to show appreciation for all of our residents and provide time for neighbors to come together,” Cundiff said of the cookout. “It’s become an annual tradition.”
This time of year Hickory Acres and Autumn Leaf are preparing for the annual holiday decoration competition, another voluntary and widely appreciated tradition.
The personal touch and the thoughtful approach to property management is what sets the communities apart from most, Wilcox said. Most noteworthy, the Kentucky Manufactured Housing Institute honored Autumn Leaf’s with the 2016 Community of the Year.
Community Quick Facts
Hickory Acres 1218 Highway 44 West Shepherdsville, KY All ages community
176 Homesites
Built in 1997
Home Prices: $25,000-$80,000
Monthly Lot Rent: $295
Hickory Acres is for Affordable Living
“We’re in Kentucky. This is not Florida, Arizona or California. To that end, this is not a resort community, but rather, an affordable housing community,” Wilcox said. “That said, we are very proud of the quality and amenities offered in both of our communities. We are committed to strong and visible management, and we strive to treat all people fairly, consistently and with respect in everything we do.”
“We have try to have the heart of a teacher when we explain things, and when we sell homes. In our communities, we want to do the right thing always and ultimately provide a great place to live to our resident families,” he said.
Hickory Acres is a 176-pad, all ages community with a mix of retirees and families. Residents have paved roads, independent electric and water, boat and RV storage, and an even mix of single- and multi-section lots with rents less than $300 monthly.
Both communities allow small pets, and encourage residents to invite friends and relatives for a visit. The community has a fresh and open feel that appeals to most anyone. And the books show it. Occupancy rates are consistently in the high 90s percentile.
Therefore, Wilcox said, his properties have the revenue to see continuous investment in infrastructure as well as new homes in inventory, often from Fleetwood or Clayton.
“New homes help a lot. Most communities in the state are 50 years or older, so that’s another thing that sets us apart” he said. “My feeling is about 40 percent of the residents here bought new homes when we opened in 1997, and a majority of the rest have been here for more than a decade. It’s a stable community.”
A mobile home on private property with river rock skirting and an entryway deck system.
If you are new to the manufactured housing world, you might be unfamiliar with some specific home options available. Buying a manufactured home with land, for instance, is a popular option for homeowners for a few different reasons.
How do you get started finding a mobile home with land?
First, you want to decide on the environment that interests you.
Are you looking to buy land within a community? Some communities have an option where you can purchase the lot and move a home in. Some communities also offer home and land combinations for homes currently available. This situation typically still requires a monthly fee of sorts to either the management company or a home owners association (HOA). The monthly fee would normally cover any amenities provided like lawn care, trash, etc.
If you are looking for a more secluded environment, the option to purchase private land first and then site your new mobile home might be for you.
“The big difference is that you are placing a manufactured home on the property that is equal or superior to a site built, in every respect, and will cost you 20 to 30% less than that site built.”
– By Ben Nelms -Manufactured Homes.com
This option, however, does require research on your local and state regulations and requirements. Some areas require specific permits when it comes to everything from the construction and build aspects of a home to setting up sewage, water and electric. There are also specific steps you would need to take for the foundation since there are multiple options available.
What if I want to purchase private land that already has a home sited?
This can be a great option if you don’t want to go through the hassle of siting a home, or if you are on a time restraint.
Often times local mobile home dealers and retailers will offer Home and Land options. This lets you pick the home you want from their inventory and then they assist with the entire process.
“Village Homes of Austin provides customers the opportunity to build their dream home with flexible floor plans and sizes that meet your needs from one, two, three, four or five bedroom homes.” – Village Homes of Austin
Can MHVillage help me find a Mobile Home with Land?
Did you know you also can use our search tools to find area Retailers and even homes on private property?
To find a Retailer or Dealer on MHVillage all you need to do is enter the location you are looking to move and then select the “Dealers” tab from the top of the search results.
To find homes on private land simply start by selecting the “Find Homes For Sale” option on our website.
From this page, within the “Fine Tune Your Search” section select the “Only on Private Property” option.
When searching on MHVillage, you want to contact the home and land owner with any questions directly. Each listing will include a phone and/or email option.
Here is a video to help you find your next home on MHVillage!
If you have any additional questions on how MHVillage can help with finding a mobile home with land, contact us!
Instructions for Dealing With Frozen Pipes In a Mobile Home
Some residents and homeowners are more susceptible than others to the travails of arctic cold air creating a problem with frozen water pipes. With much of the country under a deep freeze, now is a prime time for exactly that kind of calamity. We’re here to help.
Why is it more likely to have frozen pipes in a mobile home than with other types of homes?
Mobile homes sit above ground. They have a pocket of air between the foundation and the underside of the home. Dependent on what type of foundation you have, this will be more or less of a problem. For instance, a newer home on a frost-free foundation is unlikely to have problems. But, if there’s a rush of cold air, a cold air leak in your mobile home surrounds the plumbing. All kinds of homes can have problems with water pipes. However, avoidance of a frozen water pipe in a mobile home takes some special precautions and maintenance.
How should I be set up to avoid a frozen water pipe?
Skirting
Compromised skirting that can lead to frozen pipes
It is imperative that your mobile home skirting is completely secure around the home. It needs to be pinned in place at the proper intervals and void of structural compromises from lawn maintenance, vegetation overgrowth, soccer balls, previous home maintenance efforts, digging pets and varmints looking for shelter.
If there’s any opening in the skirting, that cold flow of air it allows to come under your home will make it difficult to maintain interior warmth. It also will freeze pipes under and potentially up into the home. One measure that could make a big difference, in terms of the integrity of the skirting and the draft it allows, is to purchase skirting that’s mid- to high-range in cost, and perhaps even one that’s insulated. This will help you control the interior temperature year-round, including during those cold months. If you can, spend a little more in the beginning to save a lot on plumbing later.
Underlayment
Under the home is an underlayment, which is a plastic vapor barrier often called an “underbelly” that fits snugly all along the underside of the home. It keeps moisture and pests out and the climate-controlled air inside where you want it. If there is a tear in the underlayment, moisture and cold air can flow in. That’s where some of the frozen water pipe issues can start. Underlayment should enclose a comprehensive sheet of insulation that maintains the division of climate-controlled air from the exterior elements.
Insulation
If the underlayment is compromised, the insulation might be as well. This work can be nasty. But, whether you’re getting your hands dirty or paying a contractor, you’ll want to ensure that the insulation under your mobile home is in good shape. Insulation needs to be laid out evenly and also needs to be dry.
One of our colleagues here at MHVillage had a previously owned home that he unfortunately came to find out had some water pipe damage. How did he discover this? The pipes froze, again, because — despite all the other safeguards — the existing insulation had been compromised during the previous “repair” and had not been replaced. So, when it turned cold again, the insulation allowed a flow of cold air that resulted in the pipe freezing again. OUCH.
Also, there is water pipe insulation available. It wraps around the pipe itself and keeps the water temperature more stable than would an exposed pipe. When it comes to the use of heat elements on the pipe, many manufacturers suggest covering the tape or cable with a section of pipe insulation. This keeps all of the energy from the tape or cable on the pipe.
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Climate Considerations
Now, we’re aware that it snowed in Florida these week, and pretty far south too. Overnight lows even in typically warm climes can cause water damage. But it is unlikely as long as the safeguards have been checked and assured. Those of us in the great white north are less fortunate. With overnight temperatures that can drop to 30-below zero, all the suggested safeguards still may not do the trick. One additional suggestion for winterizing your mobile home is to get a small, safe space heater that can be placed under the home. This will provide some warm air circulating in that closed space. It could be the key to prevent a morning of aggravation or a serious repair headache.
If, for whatever reason, you have all these checks in place and are still concerned, you can exercise the age-old trick of leaving a slight flow of water through the tap. Choose the furthest tap from the heat source, the one most likely to be associated with the compromised pipe. Flowing water is much more resistant to freezing. Also, having an open tap, even if just slightly more than a drip, provides an escape for the cold water vapor in the pipe, further removing your utility from harm’s way.
Ok, I have a frozen water pipe in my mobile home, what do I do?
First, we’re sorry this is happening. It is a pain. It takes time you don’t want to spend, and also, on a cold morning, you want that hot shower, right? So let’s get started.
Open the water tap. This allows the pressure in the pipe to release and reduces the likelihood of that frozen section causing the pipe to burst. If you have twin tap handles, as pictured, open both warm and cold water taps just
Frozen pipes show up in some interesting locations
enough for a thin stream of water. The bursting pipe ultimately is what we’re trying to avoid here. If the frozen water pipe is the aggravation, a burst pipe and a call to the plumber is the serious repair headache.
Use one of those cool laser pointer temperature detectors if you have one. Run that light along your pipe. The frozen water pipe in a mobile home most likely is going to be near if not under the floor. It may also be closest to any compromise in the low wall or floor of the home. In other words, you could have an undetected draft that needs fixing.
Regardless, if the precise spot in the pipe is hard to find, you can use the temperature detector to get to that segment that drops near or below 32 degrees.
If you need to figure this out with your hands, you can trust your sense of touch to at least get close to the frozen pipe. We’ve also heard that cobwebs can indicate the location of an air leak. Let us know if this last tip comes to fruition — if so, we’ll mention you when we write about “spider hacks”.
OK, let’s pretend we’ve found the frozen section of pipe. Well done, friend!
How do I fix mobile home frozen pipes?
If you have easy access to the section of pipe that contains ice, there are several approaches.
Point your space heater at it, particularly if the frozen water pipe in a mobile home is in a cabinet under a sink. It may take awhile, but warming ambient air in the cabinet will clear out the pipe.
If you have one, use a heat lamp directed toward the frozen section. This will be a bit more effective than the floor space heater, and also can access harder-to-reach locations.
A quicker solution could be to hold a hair dryer near the spot. It can get tiresome holding the hair dryer in one spot for 20 minutes, but what else are you going to do this morning
Drape the pipe with a heating pad, particularly if the pipe is in an awkward, hard to reach spot.
Purchase and place some heat tape or heat cable around or along the pipe.
If you have some water you can boil, wrap the offending pipe with cloth/towels and pour hot water over the cloth, maybe repeatedly.
A couple of notes on these suggestions
For residents in a moderate climate, you may be accustomed to heating your entire home with a space heater or pellet stove. When the temperature dips below freezing, you may need to turn down those heat sources and turn on the central heat. The home’s central heat will warm the entire floor and the components within and under the home. Space heating and room heating is less comprehensive and could leave portions of your home more susceptible to freezing.
If you purchase heat tape or heat cable, follow the manufacturer’s instructions for use. Most tapes and cable can be used for either metal or plastic piping, but ensure this when you’re reading instructions before you buy. The tape or cable can be wrapped around the pipe, but be careful to avoid overlapping the tape. Heat tape heating heat tape (bear with me here) can cause a fire. And who cares about a frozen pipe if the house around it is ashy debris.
Properly used heat tape can remain in place year round and can serve as one of those precautionary measures we noted early in this writing. Also, if you’re up north, just leave the heat tape or cable plugged in during the warm months… it uses very little power, and many varieties have an auto-off feature temperatures above freezing. The real catch about unplugging the heating element used for preventative measures is that you may forget to plug back in before the snow flies, and there again, you are setting yourself up for the frozen water pipe in a mobile home.
About the environment
If you’re starting to get the dreaded “eco-guilt” about wasting water, we have a couple suggestions. Know that your sink can hold a container below the open tap to capture at least some of the draining water. You can make tea, water your plants, put it in the pet bowl or pour it into the freezer trays. Seriously, we’re trying to melt ice, but if the guilt is overwhelming, make some ice too. Balance, my friends, balance. Likewise, if you’re engaging the hot water on towels approach, you can use a bucket underneath to recapture some of that water. Reboil, re-use.
Thawing strategy for frozen water pipe in a mobile home
Whatever heat source you decide to use, focus your efforts “upstream” from the ice blockage. Warming the cold, but not yet frozen water on the mainline/water-source side of the frozen section of pipe will clear out the ice faster than trying to be right on top of it. You need to start the flow. If you mistakenly wrap the non-source side of the pipe “above” where the block is, you’re going to wait a while until the pipe heats up enough to work its warmth back to the frozen water.
Pour salt in the drain if that’s where the ice is. Then boil some salty water and pour it on top of the salt dam behind the ice. This should work quickly!
What not to do
OK, we covered how fire certainly will thaw a frozen water pipe. However, this route may be a bit of overkill. Let’s remember, fire causes injuries and also can burn down a house. So, do not use welding torches under a home or in a cabinet.
This weekend, October 7th through the 9th, 2022, is your opportunity to tour six model homes as part of the Manufactured Home Showcase.
The Showcase,...
Novi Home Show to Include 5 New Manufactured Homes
The Novi Home Show, Oct. 11-13, will include five new, fully-decorated manufactured homes from some of...
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venue for celebrations — from the annual 
