Introduction

Relocating a mobile home in Charleston, SC involves more than hooking up to a tractor and hauling away. From securing multiple permits to site preparation, utility disconnects, transport fees, and reinstalling foundations, the entire process requires careful planning and budgeting. This comprehensive 7,000‑word guide by Faith Mobile Home Solutions walks you through each step, outlines all potential costs, clarifies Charleston County and City permit requirements, and shares expert advice to ensure a smooth, compliant move.

Overview of the Moving Process

1. Initial Assessment: Inspect home dimensions, condition, and route feasibility.
2. Permitting: Obtain local, county, state transport and set‑down permits.
3. Site Prep: Prepare old and new sites—foundation, skirting removal, utility disconnect.
4. Moving Day: Load onto specialized trailers, transport, unload.
5. Reinstallation: Secure to new foundation, reconnect utilities, finalize inspections.

Cost Breakdown

Costs vary by size, distance, and site complexity. Approximate ranges:

• Initial Inspection & Quote: $250–$500
• Permits: $200–$1,200 total (city, county, DOT—see next section)
• Site Preparation: $1,000–$5,000 (foundation removal, leveling, skirting)
• Disconnect/Reconnect Utilities: $300–$1,500
• Transport Fees: $4–$12 per mile + $2,000–$4,000 base
• Foundation & Tie‑Downs: $2,500–$6,000
• Set‑Up & Interior Leveling: $1,000–$3,000
• Inspections & Certifications: $200–$800

Total Estimate: $10,000–$25,000 depending on distance and site work.

Permit Requirements in Charleston, SC

City of Charleston

• Building permit for demolition at old site and construction at new site
• Right‑of‑way permit if crossing city streets
• Zoning verification for new lot

Charleston County

• County transport permit for dimensions over state limits
• Grading and drainage permit for site prep
• Septic/Well permit if applicable

South Carolina DOT

• Oversize/Overweight transport permit
• Route survey and escort vehicle requirements

Tip: Submit all permit applications at least 4–6 weeks before move date to avoid delays.

Hiring Professional Mobile Home Movers

Key qualifications:

• License & insurance for manufactured home transport
• Experience with Charleston routes (low bridges, narrow streets)
• References from past local moves

Obtain 3–5 quotes; ask for detailed line‑item estimates. Verify movers handle both transport and set‑up, or coordinate separate subcontractors.

Site Preparation

Old Site

• Disconnect utilities (electric, water, sewer/gas)
• Remove skirting, whip‑outs
• Clear vegetation around perimeter

New Site

• Install foundation system (concrete piers, slab, or stem wall)
• Ensure proper grading & drainage
• Prepare access road and level pad for crane/transport

Transportation Logistics

Planning is critical:

• Route survey: overhead wires, bridge clearances
• Escort vehicles: state/municipal requirements
• Timing: move during off‑peak hours to minimize traffic issues

Safety gear and traffic control (signage, flaggers) must comply with SC DOT regulations.

Set‑Up & Utility Reconnection

• Position & level home on foundation
• Install tie‑down straps and anchors per HUD standards
• Reattach skirting and whip‑outs
• Reconnect utilities and test systems
• Final inspection by building department

Typical Timeline

1. Weeks 1–2: Site survey, permit submissions
2. Weeks 3–4: Permit approval, site prep begins
3. Week 5: Utilities disconnect, mover scheduling
4. Week 6: Transport day
5. Week 7: Set‑up, utility reconnection, inspections
6. Week 8: Final approvals, occupancy

Budgeting Tips

• Include 15% contingency for unforeseen site conditions
• Bundle site prep and transport with one contractor to reduce coordination fees
• Apply for county hardship or grant programs if relocating low‑income housing
• Refinance or use home equity line of credit to fund large upfront expenses

Legal & Safety Considerations

• Comply with HUD’s Manufactured Home Installation Standards
• Ensure mover’s safety certification and insurance coverage
• Verify all subcontractors (plumbers, electricians) hold valid SC licenses

Expert Tips from Faith Mobile Home Solutions

• Book movers 3–4 months in advance for best pricing and availability
• Coordinate utilities and permits in parallel to save time
• Keep clear documentation of all permits, contracts, and invoices
• Perform a pre‑move home inspection to document condition for insurance
• Use local contractors familiar with Charleston zoning and inspection processes