Hiring the right installer is one of the most important decisions you’ll make in a manufactured home project—because the installer is the bridge between a factory-built home and a safe, code-compliant, move-in-ready home on your land.
This guide is written for homeowners in Georgia who want confidence, clarity, and a clean paper trail—not surprises at inspection time.
And yes, we’ll repeat the primary SEO phrase throughout:
Top Questions to ask a mobile home installer in Georgia.
Why this matters more than most people think
A manufactured home can be built to strong factory standards, but installation is where projects succeed or fail: site prep, foundation/pier system, anchoring, marriage-line support (for multi-section homes), utility hookups, steps/handrails, and inspections.
In Georgia, manufactured housing installers are part of a regulated system. The Georgia Office of Insurance and Safety Fire Commissioner oversees licensing for manufactured housing professionals, including installers, and describes the steps to apply (training/class + exam + required forms). (oci.georgia.gov)
Georgia rules also state that every installer who installs new or previously owned manufactured/mobile homes in Georgia must apply for and obtain a license through the Manufactured Housing Section of the Safety Fire Division. (rules.sos.ga.gov)
So before you sign anything, your goal is simple: verify the installer is properly licensed and insured, understand the exact scope and inspection plan, and protect yourself with a contract that matches how counties and utilities actually work.
That’s the heart of Top Questions to Ask Before Hiring a Mobile Home Installer.
The 3 outcomes you want from your installer (use this as your filter)
When you’re comparing bids, don’t just compare price. Compare whether the installer can reliably deliver these outcomes:
- Pass inspections without rework
- Coordinate the real timeline (permits → site prep → set → utilities → final approvals)
- Provide documentation you may need later (lenders, insurance, resale)
If an installer can’t explain how they achieve these, keep shopping.
Category 1: Licensing, training, and legal compliance
These questions are your “non-negotiables.” A great installer won’t get defensive—they’ll answer clearly and provide proof.
1) “Are you licensed to install manufactured homes in Georgia—and what is your license number?”
Georgia’s rules say installers must be licensed. (rules.sos.ga.gov)
Ask for the number and verify it.
2) “How can I verify your license online?”
The Georgia OCI provides online professional services through its portal and publishes guidance for licensing and renewals. (oci.georgia.gov)
A legitimate installer should tell you exactly where to verify and what name/business name to search.
3) “Have you completed the required training and passed the installer exam?”
Georgia’s licensing page describes attending the basic installers class and passing the installer exam before applying. (oci.georgia.gov)
4) “Do you personally supervise the install, or do you subcontract to another installer?”
If they subcontract, ask:
- “Is the subcontractor also licensed in Georgia?”
- “Who is legally responsible for compliance and corrections?”
Your contract should name who is responsible.
5) “Will you purchase the required installation permit for this install?”
Georgia’s rules require an installer to purchase a permit before performing any installation, and Georgia’s program page states installers must purchase a permit for each new or pre-owned manufactured home installed. (law.cornell.edu)
6) “Will you provide the permit confirmation and the installation documentation package?”
This matters for:
- county inspection records
- utility release
- future insurance or resale questions
7) “How do you ensure the install follows federal installation standards and manufacturer instructions?”
Federal model installation standards are in 24 CFR Part 3285. (ecfr.gov)
And U.S. Department of Housing and Urban Development explains that installation program regulations require the licensed installer to certify installation/inspection compliance, and a qualified inspector to verify installation in accordance with Parts 3286 and 3285. (HUD)
Why this question works: installers who actually run a tight process will reference the manufacturer’s installation manual plus the applicable installation standards. Vague answers (“we’ve always done it this way”) are a red flag.
Category 2: Experience and track record
“Licensed” is baseline. Experience is what reduces delays and failed inspections.
8) “How many installs like mine have you done in the last 12 months?”
Ask for:
- double-wide vs single-wide experience
- private land vs community installs
- rural utility hookups vs city connections
9) “Do you have experience in my county specifically?”
Counties differ in:
- permit packet requirements
- inspection sequence
- what must be complete before power can be connected
10) “Can you provide references from the last 3–6 months?”
Ask to speak to homeowners who had:
- similar home type
- similar land conditions (raw land vs prepared lot)
- similar utilities (septic/well vs city water/sewer)
And ask references two practical questions:
- “Did they finish on schedule?”
- “Did they pass inspections the first time?”
11) “What’s your typical inspection pass rate?”
They might not give a “percentage,” but they should be able to describe:
- common issues that cause failures
- how they prevent them
- how quickly they handle corrections
Category 3: Site evaluation and site prep
Many “installer problems” are actually site problems that weren’t identified early. This section protects you from that.
12) “Will you visit the site before giving a final quote?”
A serious installer will want to see:
- access (turning radius, clearance)
- soil conditions and slope
- drainage patterns
- utility distances
13) “What site conditions will delay the install—and how will we handle them?”
Listen for specifics:
- “If it rains, the driveway becomes soft and transport can’t get in.”
- “If the grade is off, the home won’t level correctly and we fail inspection.”
- “If drainage runs under the home, we need regrading.”
14) “What exactly is included in site prep vs not included?”
Common “not included” items are:
- clearing trees/stumps
- grading and fill
- driveway base construction
- trenching beyond a certain distance
- retaining walls
Your contract should list what’s included and excluded so you don’t get hit with surprise invoices.
15) “Who is responsible for the driveway and delivery access?”
If the home can’t be delivered because access isn’t ready, you can lose:
- transport deposits
- rescheduling fees
- weeks of time
Ask: “What access requirements must be met before delivery day?”
Category 4: Foundation, piers, and anchoring
This is where safety and inspection success live.
16) “What foundation/pier system will you use—and why?”
Ask them to explain based on:
- soil
- home size/weight
- wind exposure
- local requirements
- loan requirements (permanent foundation for certain financing)
17) “How do you handle multi-section (double-wide) marriage line support?”
Georgia’s rules include specific requirements for multi-section support spacing (marriage-line piers). (oci.georgia.gov)
A competent installer will understand and plan for that support path.
18) “What anchoring/tie-down system do you use, and how do you document it?”
Federal installation standards include anchorage against wind (Part 3285 Subpart E). (law.cornell.edu)
Your installer should:
- specify the system
- show how it matches requirements
- document install completion for inspection
19) “Who handles re-leveling after initial set (if needed)?”
Some settling can occur depending on soil and moisture. Clarify:
- is re-leveling included?
- what timeframe?
- what triggers a service call?
Category 5: Utilities—power, water, sewer/septic, HVAC
Utilities are where “fast installs” become “weeks of waiting.”
20) “What utilities are included in your quote?”
Be explicit:
- electrical service setup vs only connection to an existing pedestal
- water line trenching vs hookup at the home only
- sewer/septic connection vs septic system installation (usually separate)
- gas line work (if applicable)
- HVAC crossover, testing, thermostat setup
21) “What is the utility timeline—and what approvals are required for connection?”
In many jurisdictions, power connection is tied to inspection approvals; for example, one county permit packet states power won’t be connected until final inspection approval/certificate is issued. (citizenserve.com)
Even if your county’s language differs, your installer should know the sequence.
22) “Do you coordinate with my electrician/plumber, or do you provide those trades?”
If they coordinate, ask:
- “Who schedules inspections?”
- “Who is responsible if a trade fails inspection?”
- “Who pays for rework if it’s within scope?”
23) “If I need septic, what do you need from me before you begin?”
Many counties require septic approvals before certain steps. The installer should tell you exactly when septic must be ready to avoid delays.
Category 6: Permits, reporting, inspections, and documentation
This category is the difference between “installed” and “legally occupiable.”
24) “What permits are required for this install, and who pulls each one?”
Clarify responsibilities:
- county placement/building permit (often homeowner or GC)
- trade permits (electric/plumbing)
- state installation permit (installer)
Georgia requires the installer to purchase the installation permit. (law.cornell.edu)
25) “What inspections will occur, and in what order?”
Ask them to list:
- footing/pier inspection (if applicable)
- tie-down/anchoring inspection
- electrical
- plumbing
- final building inspection
26) “What do you need from me to schedule inspections on time?”
Often you need:
- permit numbers
- inspection requests submitted by licensed trades
- clear access to the site
- utilities ready for testing
27) “What happens if an inspection fails?”
Get specifics:
- Who fixes it?
- How quickly?
- Who pays if it’s due to workmanship vs site conditions?
28) “Will you provide a complete installation documentation package at completion?”
Ask for:
- permit proof
- inspection pass documentation (where provided)
- installer certification documents where applicable (federal program references certification requirements for licensed installers). (HUD)
Category 7: Insurance, safety, and liability protection
This is where you protect yourself from “someone got hurt and now you’re involved.”
29) “Do you carry general liability insurance? What are your limits?”
Ask for a certificate of insurance (COI) showing:
- policy number
- limits
- effective dates
- your property address if they can list it as the job site
30) “Do you carry workers’ compensation coverage?”
If a worker is injured and the installer is uninsured, homeowners can get dragged into claims depending on circumstances. Don’t skip this question.
31) “What safety plan do you follow on site?”
A professional should have basic safety controls (equipment operation, fall protection where needed, utility trench safety, etc.).
Category 8: Scope, contract terms, pricing, and change orders
If your contract is vague, you’ll pay for it—either in dollars or delays.
32) “Can you itemize the quote?”
At minimum, it should separate:
- transport/delivery
- set and level
- anchoring/tie-downs
- marriage line close-up (double-wide)
- skirting (type/linear feet)
- steps/handrails
- utility connections (by type)
- re-leveling policy
- permits/fees (if included)
33) “What exactly is excluded?”
Make them list exclusions in writing:
- grading
- driveway construction
- tree removal
- long trenching runs
- rock excavation
- septic systems
- decks/porches
- interior trim/repairs beyond standard close-up
34) “What is your payment schedule, and what triggers each payment?”
Avoid paying too much up front. A reasonable schedule ties payments to milestones:
- deposit to reserve schedule
- after delivery and set
- after pass of key inspection(s)
- final payment after completion and documentation delivery
35) “What is your change-order process?”
A legit installer will have:
- a written change order form
- pricing before work starts
- signature requirements
36) “What warranty do you provide on installation workmanship?”
Get the warranty in writing:
- duration
- what’s covered (leveling, leaks at marriage line, skirting issues, steps)
- what’s not covered (site settling beyond spec, owner-added structures)
Category 9: Communication and project management
Most nightmares are communication failures.
37) “Who is my point of contact day-to-day?”
If the person selling the job disappears after signing, that’s a problem.
38) “How often will you update me, and by what method?”
Set expectations:
- text updates after key milestones
- confirmation when inspections are scheduled/passed
- immediate notice if weather delays occur
39) “What is the realistic timeline from today to move-in—and what assumptions does that timeline depend on?”
They should clarify assumptions like:
- permits approved by X date
- septic ready by X date
- driveway built before delivery
- utility coordination
Category 10: Red flags and deal-breakers
If you want to use Top Questions to Ask Before Hiring a Mobile Home Installer as a protective checklist, these are the signs to walk away:
- Won’t provide a license number or proof of licensing (Georgia requires installers to be licensed). (rules.sos.ga.gov)
- Says permits “aren’t necessary” (Georgia requires installers to purchase an installation permit for installs). (law.cornell.edu)
- Quote is vague (“setup – $X”) with no scope detail
- Requires a very large upfront payment unrelated to milestones
- Can’t describe the inspection sequence
- Blames all inspection failures on “inspectors being picky”
- Won’t provide proof of liability/workers’ comp coverage
- Pushes you to sign immediately to “hold the price”
A ready-to-use script (copy/paste when you call installers)
If you want the fastest way to apply Top Questions to Ask Before Hiring a Mobile Home Installer, use this:
- “Are you licensed to install manufactured homes in Georgia? What’s your license number?”
- “Will you purchase the required installation permit for this job?”
- “Do you have liability and workers’ comp insurance? Can you email the COIs?”
- “Will you visit the site before finalizing price?”
- “What is included vs excluded—grading, driveway, trenching, skirting, steps?”
- “What inspections happen and who schedules them?”
- “What’s your timeline to move-in, and what would delay it?”
- “Can you send 2–3 references from recent installs?”
Anyone who answers these confidently is worth serious consideration.
Final reminder: you’re hiring the person who protects your inspection outcome
Manufactured housing installation isn’t just labor—it’s a compliance workflow. Federal installation standards (24 CFR Part 3285) define minimum installation requirements, including site preparation, foundations, and anchorage against wind.
And HUD’s program overview explains how licensed installers certify proper installation and qualified inspectors verify compliance under Parts 3286 and 3285.
In Georgia, the state-level licensing and installation permit system is overseen by the Georgia OCI’s manufactured housing program pages and the state rules for manufactured homes.
That’s why this article exists: Top Questions to Ask Before Hiring a Mobile Home Installer is the checklist that keeps your project from becoming an expensive “almost done” situation.
References
- Georgia rules: Manufactured homes—installer licensing requirement (Rule 120-3-7; Annual License) (rules.sos.ga.gov)
- Georgia OCI: Manufactured Housing Professionals Licensing and Renewals (oci.georgia.gov)
- Georgia OCI: Manufactured Housing Installation Permits (permit required per installation; $60; online portal) (oci.georgia.gov)
- HUD: Office of Manufactured Housing Programs (installer certification; Parts 3285 and 3286) (HUD)
eCFR: 24 CFR Part 3285 Model Manufactured Home Installation Standards (ecfr.gov)