Mobile Home Inspection Checklist for Aiken, SC Buyers
Your Complete Pre‑Purchase Guide | Faith Mobile Home Solutions
Table of Contents
1. Introduction
Buying a mobile home in Aiken, SC can be a smart investment—if you know its true condition. This inspection checklist helps first‑time buyers uncover potential issues, negotiate repairs, and ensure safety. Follow each step to thoroughly evaluate the home before closing the deal.
2. Preparation & Tools
Before you start, gather:
- Flashlight and moisture meter
- Camera or smartphone for photos
- Basic toolkit: screwdriver, wrench, utility knife
- Inspection checklist copy and pen
- Seller’s maintenance records and permits
3. Exterior Inspection
3.1 Foundation & Skirting
Check for settling, cracks in piers, and secure skirting panels.
3.2 Roof & Gutters
Look for leaks, rust, or missing shingles; ensure gutters drain away from the home.
3.3 Siding & Paint
Inspect for dents, corrosion, or loose panels; peeling paint may indicate moisture issues.
3.4 Windows & Doors
Open and close to test operation; inspect seals for drafts and rot.
4. Interior Inspection
4.1 Floors & Ceilings
Walk each room to detect soft spots; look for water stains or mold growth.
4.2 Walls & Trim
Check paneling seams for separation and trim gaps indicating shifting.
4.3 Cabinets & Fixtures
Test doors and drawers; inspect under sinks for leaks and damage.
5. Plumbing System
- Water Pressure: Run faucets/shower to assess pressure and temperature stability.
- Drainage: Look for slow drains or gurgling noises.
- Pipes & Fittings: Inspect underneath sinks and behind appliances for corrosion or leaks.
- Water Heater: Note age, capacity, signs of rust, or leaks around valves.
6. Electrical System
- Main Panel: Verify breaker labeling, look for rust or burn marks.
- Outlets & Switches: Test each with a circuit tester; feel for heat.
- Appliances: Power on stove, refrigerator, HVAC to confirm safe operation.
- GFCI/AFCI: Test ground‑fault and arc‑fault outlets, especially in wet areas.
7. HVAC System
- Heating & Cooling: Run both modes; listen for odd noises, check airflow.
- Filters & Ducts: Inspect cleanliness and condition.
- Thermostat: Test for accurate temperature control.
8. Structural Components
- Tie‑Downs & Anchors: Ensure proper anchoring to resist wind uplift.
- Beams & Joists: Check under the home for rot, sagging, or termite damage.
9. Moisture & Pest Check
Use a moisture meter around plumbing fixtures; inspect crawl space and skirting for signs of termites, rodents, or ant activity.
10. Documentation Review
- Title & VIN/Serial Number: verify ownership and match HUD data plate
- Permits & Maintenance Records: review any past plumbing, electrical, or structural permits
- Previous Inspection Reports: compare conditions over time
11. Next Steps & Professional Help
- Compile your notes and photographs into a report for the seller.
- Negotiate repairs or credits based on inspection findings.
- Hire a licensed mobile home inspector for a full assessment if major issues are suspected.
12. Frequently Asked Questions (FAQs)
1. Do I need a professional mobile home inspection?
Yes—a certified inspector will identify hidden defects and code violations you might miss.
2. How much does a mobile home inspection cost in Aiken?
Typically $300–$500, depending on home size and complexity.
3. What’s the most common issue found?
Water intrusion and roof leaks are often the costliest surprises.
4. Can I walk through without damage?
Yes—move carefully, wear shoe covers, and avoid leaning on walls or railings.
5. Should I inspect the skirting?
Absolutely—skirting protects pipes, wiring, and limits pest entry under the home.
6. How do I test for mold?
Look for discoloration and musty odors; use a moisture meter and consider professional testing.
7. Are HUD data plates important?
Yes—they confirm manufacture date, serial number, and compliance with federal standards.
8. Can I inspect the crawl space?
Yes—use proper lighting and protective gear; check for pests, water, and structural issues.
9. What should I ask the seller?
Request maintenance history, permit records, and details on past repairs or upgrades.
10. Do I need permits for repairs?
Major electrical, plumbing, or structural work typically requires local permits in Aiken County.
11. How long does an inspection take?
A comprehensive inspection usually lasts 2–4 hours based on home size.
12. What if issues are found?
Negotiate with the seller for repairs, credits, or a reduced purchase price.
13. Can I inspect heating ducts?
Yes—check for dust buildup, leaks, and ensure vents deliver consistent airflow.
14. Are anchors mandatory?
HUD code requires tie‑down anchors to resist wind uplift; verify they meet current standards.
15. How do I check windows?
Open, close, and lock each window; inspect seals and look for fogging between panes.
16. What’s a good water pressure?
Ideal residential pressure ranges from 40–60 psi; higher pressures can stress plumbing.
17. How to test GFCI outlets?
Press the test button—power should cut off; press reset to restore power.
18. Should I inspect appliances?
Yes—run each appliance to ensure functionality and check connections for safety.
19. Do I need an inspection contingency?
Including one in your purchase contract allows you to withdraw or renegotiate if major flaws arise.
20. Can I attend the inspection?
Yes—your presence helps you understand issues and ask the inspector questions in real time.
21. Are inspections required for financing?
Lenders often require an appraisal, but a separate inspection provides deeper condition insight.
22. How to check for roof age?
Look for manufacturer’s date stamps on roofing panels or ask seller for age documentation.
23. Should I get multiple opinions?
If major problems appear, a second inspector or specialist (e.g. structural engineer) can offer clarity.
24. How do I document defects?
Photograph issues clearly, note location and severity, and include in your inspection report.
25. Who can I call for help?
Contact Faith Mobile Home Solutions at (803) 555‑1234 for expert inspection referrals and advice.
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