Do you ever wonder what inspectors flag under a manufactured home?

Pre-closing inspections on manufactured homes often “fail” for boring reasons: access, moisture, and support details that are easy to miss until someone crawls underneath. When a buyer’s inspection date is locked and the lender timeline is tight, small under-home issues can trigger reinspection loops. This guide spotlights the undercarriage items inspectors most often call out—and how to verify or correct them before closing pressure hits.

If you’re the inspector writing the report, the goal isn’t to create panic. It’s to document what you can see, describe it clearly, and make it easy for the buyer/seller/contractor to respond without guesswork. If you’re supporting the transaction (agent, buyer, seller, installer), the goal is even simpler: make the under-home conditions “inspectable,” address obvious red flags early, and gather proof so the next visit doesn’t become a surprise.

The under-home inspection reality (why deals get stuck here)

Why “minor” undercarriage findings become major in a closing timeline

A lot of under-home findings aren’t catastrophic. They’re unclear. And in a closing timeline, unclear is expensive.

Here’s why the undercarriage becomes a deal bottleneck:

• Access is often limited. If the crawlspace entry is blocked, too tight, or unsafe, the inspector can’t verify conditions that everyone assumes are “fine.”
• Moisture is easy to underestimate. A spot that looks dry today may still have staining, soft materials, corrosion, or evidence of recurring dampness.
• Support and anchoring are systems, not single parts. One shifted pier, one suspicious bearing point, or one damaged strap may point to broader installation or site drainage issues.
• Many people read the report. Buyers, agents, lenders, insurers, installers, and sometimes engineers may interpret the same sentence differently. Vague language can cause rework.

The common pattern isn’t “one giant defect.” It’s an under-home that’s hard to inspect, plus signs that something might be off, plus a short deadline. That combination is what triggers repair requests and reinspections.

Who reads this section of the report (and what they do with it)

In a standard home inspection, the client is usually the buyer. In a manufactured-home transaction, the audience widens quickly:

• The buyer looks for safety and big-ticket surprises.
• The agent looks for what could delay closing.
• The seller looks for what they’ll be asked to repair or credit.
• The lender (or underwriter) looks for verification and documentation in the language they require.
• The installer/foundation/anchoring contractor looks for what they can address and what evidence they need to show.

That’s why under-home writeups do best when they’re specific, calm, and “actionable”—even when the action is simply “make access possible so this can be verified.”

Fast checklist: what inspectors commonly flag under a manufactured home

This is the practical pass: the things that commonly end up in reports because they’re visible, meaningful, or uncertain enough to warrant follow-up. It’s organized the way many inspectors move: access first, then support and anchoring, then moisture, then the underbelly and signs of leaks or pests.

Access + visibility (skirting, crawlspace entry, obstructions)

Before the inspector can comment on anything else, the under-home has to be accessible and reasonably visible.

Common flags include:

• Missing or blocked access panel in the skirting
• Access opening too small to safely enter
• Stored materials or debris obstructing entry or limiting movement under the home
• Standing water or muddy conditions at the entry point
• Sharp edges, exposed fasteners, or low clearance that makes entry unsafe

How to prep before closing:

• Make sure there is a clear, usable access opening. If the home is skirted, confirm the access panel can be opened and isn’t buried or blocked.
• Remove obstructions near the entry area.
• If the ground is saturated, document it and, if possible, address obvious drainage issues outside (gutter discharge, splash zones) so the inspector can safely enter.

Inspector-friendly language:

• “Under-home access was limited due to [blocked access / low clearance / standing water]. Conditions in these areas could not be fully observed.”

Support system basics (piers, spacing, bearing points)

Support systems vary by home, site, and installation method. The point of the inspection is not to re-engineer the setup; it’s to document observable conditions and note anything that suggests movement, stress, or improper bearing.

Commonly flagged observations:

• Piers that appear out of plumb (leaning)
• Uneven bearing points (a pier not fully contacting the beam or showing gaps)
• Evidence of settlement (soil depressions, shifted blocks, misalignment)
• Improvised or questionable shims/support materials
• Cracked or deteriorated support components (where visible)
• Areas where loads appear concentrated or unsupported (where visible)

How to prep before closing:

• If there are known soft spots, past repairs, or a history of re-leveling, gather notes and any documentation you have. Even simple invoices help the buyer understand what was addressed.
• Clear access to the areas near major support lines so they can be visually checked.
• Avoid quick cosmetic “hiding” tactics (fresh skirting patches, covering areas with stored items). They typically raise suspicion and reduce inspectability.

Inspector-friendly language:

• “Support components observed appeared [consistent/inconsistent] with stable bearing in areas visible. Where [gaps/leaning/settlement indicators] were noted, further evaluation by a qualified installer/foundation specialist may be appropriate.”

Anchoring/tie-downs (presence, condition, obvious issues)

Anchoring and tie-down systems are another place where inspectors often note what they can see—especially if the inspection is part of a transaction with lender scrutiny.

Common flags include:

• Components that appear missing in areas visible
• Straps that look slack, damaged, or heavily corroded
• Connections that look improvised, loose, or inconsistent
• Areas where the system can’t be confirmed due to access/visibility limits

How to prep before closing:

• Ensure access points allow visual checks in multiple areas—not just one corner.
• If you have documentation from installation or prior anchoring work, have it available. Don’t assume it will replace inspection findings, but it can support clarity.
• Avoid “tightening” or adjusting anything without proper scope; rushed changes can create new questions.

Inspector-friendly language:

• “Anchoring components were observed in accessible areas. Condition varied by location. Where [corrosion/slack/damage] was noted, recommend review by a qualified installer/anchoring specialist.”

Moisture + drainage (standing water, grading clues, vapor barrier presence)

Moisture is the fastest way a small issue becomes a big transaction problem—because it can touch structure, insulation, ductwork, plumbing, and air quality.

Common flags include:

• Standing water or muddy soil under the home
• Water staining on materials under the home (wood, insulation, underbelly wrap)
• Evidence that gutter downspouts discharge near the foundation/perimeter
• Poor grading around the home that appears to slope toward the home
• Limited or missing vapor barrier in visible areas (if applicable/visible)
• Rust/corrosion on metal components consistent with recurring dampness

How to prep before closing:

• Walk the perimeter after rain if possible. Look for splash zones, downspout discharge, pooling near the skirting line, and soggy areas.
• Extend downspouts away from the home (where feasible) and address obvious grading/drainage problems outside. Even simple surface-water routing can reduce under-home dampness.
• If there is visible standing water, don’t wait for inspection day. That’s a condition that often blocks access and invites stronger language in the report.

Inspector-friendly language:

• “Evidence of moisture was observed under the home (e.g., [standing water/staining/corrosion]). Moisture sources can vary; recommend addressing drainage around the home and monitoring conditions after rainfall.”

Underbelly/insulation condition (tears, sagging, staining)

The underbelly (and any insulation or wrap) is often where issues first show up. Inspectors flag it because it’s a visible “story” of what has happened—leaks, animals, repairs, or ongoing dampness.

Common flags include:

• Torn, sagging, or patched underbelly wrap
• Insulation hanging down or missing in areas
• Staining that suggests past or active moisture
• Sections that appear recently repaired without clear explanation

How to prep before closing:

• If repairs were made, document them. “We repaired a plumbing leak and replaced the underbelly section” reads very differently than “there’s a patch and stains.”
• Don’t ignore sagging sections. They may indicate moisture, pest activity, or inadequate fastening.
• Make sure the inspector can see enough of the underbelly to make a reasonable observation.

Inspector-friendly language:

• “Underbelly material showed areas of [sagging/tearing/patching]. This may be consistent with prior repairs or moisture exposure. Recommend confirming repairs and monitoring for active leakage.”

Plumbing signs (leaks, patched lines, corrosion clues)

Under-home plumbing issues are common and often discoverable through signs rather than an active drip at the moment of inspection.

Common flags include:

• Staining on the underbelly below bathrooms/kitchen areas
• Mineral deposits or corrosion on plumbing components
• Visible patched sections or non-uniform materials that suggest prior repairs
• Damp soil directly below plumbing runs

How to prep before closing:

• Run water through fixtures (briefly) and check for obvious signs underneath—if access allows and it’s safe.
• If there were known prior leaks, document what was repaired and when.
• If you find damp soil near plumbing, treat it as a priority. That’s the kind of finding that triggers immediate repair requests.

Inspector-friendly language:

• “Signs consistent with prior or active plumbing leakage were noted in accessible areas. Recommend repair as needed and confirmation that no active leaks remain.”

Pest/wood-damage indicators (where you usually see it first)

Pest activity and wood damage can be hard to confirm without specialized evaluation, but inspectors often note indicators that warrant follow-up.

Common flags include:

• Wood that appears deteriorated or soft in visible areas
• Evidence of insect activity (mud tubes, frass, damaged wood fibers) where visible
• Rodent droppings, nesting materials, or gnaw marks
• Areas where insulation or underbelly appears disturbed

How to prep before closing:

• Remove debris and stored items that can conceal pest signs.
• If there is known pest history, provide documentation of treatments.
• Don’t overpromise that it’s “handled.” Focus on what was done and what can be verified.

Inspector-friendly language:

• “Conditions consistent with possible pest activity/wood deterioration were observed. Recommend evaluation by a qualified pest professional where warranted.”

Contrarian moment: it’s rarely “one big defect”—it’s a system mismatch

How drainage + access + support interact (and why inspectors note it)

Many under-home findings aren’t isolated. They’re connected.

A common chain looks like this:

• Poor drainage sends water toward the home.
• Moist soil persists under and around the home.
• Supports and anchoring hardware sit in recurring dampness.
• Components corrode, soil settles, and access becomes unpleasant or unsafe.
• The inspection becomes limited, and uncertainty rises.

From an inspection standpoint, the “flag” might be a few items: damp soil, corrosion, a leaning pier, torn underbelly wrap. But the underlying issue can be the interaction between site conditions and the installation system.

That’s why the best inspection readiness isn’t just “fix one thing.” It’s restoring a basic baseline: access, dryness, visible support/anchoring conditions, and clear documentation of any repairs.

Why “just add skirting” can backfire if moisture isn’t addressed

Skirting can improve appearance and, in some cases, help with wind protection. But as a quick transaction fix, it can cause problems if moisture isn’t managed.

If skirting is added or tightened without ensuring drainage and ventilation (where applicable), it can:

• Reduce visibility for the inspection
• Trap damp air and worsen moisture persistence
• Hide conditions that later become more costly

If skirting is part of the plan before closing, the priority is to keep access and visibility intact—and address moisture sources first.

Piers, supports, and leveling—what gets called out and how to describe it clearly

This is where many reports either help the transaction move or accidentally create confusion. The difference is usually in language.

Instead of “foundation is bad,” good reporting tends to focus on:

• What was observed
• Where it was observed
• What it might indicate (without certainty)
• Who should evaluate/repair
• What evidence would confirm resolution

“Movement” clues vs “monitor” language

Not every irregularity is a crisis, but some patterns deserve stronger escalation. The practical distinction often comes down to visible indicators.

Examples that often justify stronger wording:

• Multiple areas with visible settlement indicators
• Bearing points that appear inconsistent or unsupported in accessible areas
• Signs that suggest ongoing movement rather than a stable “old” condition (TBD: not always determinable visually)

Examples that may support monitor/maintain language (with caution):

• Minor irregularities with no obvious signs of distress and no other related indicators visible
• Conditions that cannot be fully observed due to access limits (in which case the key is stating the limitation)

Clear, transaction-safe phrasing:

• “Indicators consistent with settlement/movement were observed in accessible areas. The extent and cause cannot be confirmed through visual inspection alone. Recommend evaluation by a qualified installer/foundation specialist.”

Photo/documentation tips (what angles help the report land)

A good under-home photo set reduces confusion and helps the right party respond quickly. When possible, inspectors often benefit from:

• A wide shot showing the area under the home with reference points
• A closer shot of the specific pier/support condition
• A shot showing bearing contact (or gaps) where visible
• Context photos showing moisture conditions (wet soil, staining, corrosion)
• A perimeter shot showing downspout discharge or grading near the flagged area

If you’re a buyer/seller prepping for inspection, the same logic applies: take “before” photos of problem areas and “after” photos when work is completed. In transactions, proof saves days.

Tie-downs/anchoring—common red flags and how to verify without overreaching

Anchoring is a category where overconfidence can backfire. Requirements can vary by home, location, and program/lender conditions. Without the full installation context, the safest approach is to document what is visible and recommend the appropriate specialist where needed.

Visible condition issues (rust, slack, missing components)

Common visual red flags include:

• Heavy corrosion on straps or connectors
• Straps that appear slack or not properly tensioned (visual impression only)
• Components that appear missing in visible areas
• Connections that appear improvised or inconsistent across the home

If a finding is based on limited visibility, say so. “Could not confirm” is often more useful than pretending certainty.

The right escalation language: installer vs engineer vs specialist (TBD based on local norms)

Role boundaries can vary. In some scenarios, a qualified installer or anchoring contractor is the right next step. In others, a professional engineer may be needed for specific documentation.

Because this varies (TBD), the article’s safest recommendation language is:

• If the issue is clearly physical (damaged/corroded/loose components): “qualified installer/anchoring specialist”
• If the issue is documentation-driven (lender requires a specific form or certification): “confirm lender wording first, then engage the appropriate qualified professional”

Transaction-safe phrasing:

• “Requirements and documentation needs vary. Confirm the lender/insurer wording before ordering evaluations or certification documents.”

Moisture and drainage—where inspectors see the story first

Surface water patterns, downspouts, splash zones, and soil contact

Moisture under a manufactured home often starts outside. Inspectors may mention under-home moisture, but the fix path is frequently perimeter drainage and water management.

High-signal things to look for before inspection day:

• Downspouts discharging near the home’s perimeter
• Splash zones that keep soil wet along one side
• Grading that appears to slope toward the home
• Low spots where water ponds near skirting lines
• Soil contact against materials that are sensitive to moisture

Even modest improvements (like directing downspout water away from the home) can reduce wet conditions that block inspection access or trigger stronger report language.

What “dry today” doesn’t mean (and safe wording for uncertainty)

A dry day can still reveal moisture history:

• staining
• corrosion
• musty odor
• deteriorated insulation/underbelly material
• soil that remains dark and compacted in ways consistent with frequent dampness

When certainty isn’t possible, the key is phrasing:

• “No active standing water was observed at the time of inspection; however, evidence of recurring moisture was noted (e.g., staining/corrosion). Recommend addressing drainage and monitoring conditions after rainfall.”

Skirting and access: the “non-structural” issue that causes real delays

Skirting often gets treated as cosmetic. In transactions, it’s operational.

Missing access panels, blocked entries, and why it matters for verification

If an inspector can’t access or safely observe the under-home, the report may contain limitations that slow everything down. Buyers can’t feel confident, and lenders may require further verification.

Before closing, the simplest wins are:

• Ensure there is a clear access panel.
• Make sure it can be opened without tools, excavation, or moving heavy objects.
• Keep the entry area dry and free of hazards.

How to recommend access improvements without prescribing a specific build

If you’re writing the report, you don’t have to design a solution. You can describe the problem and the impact:

• “Under-home access was limited due to [missing/blocked access]. Improved access is recommended to allow full evaluation and future maintenance.”

If you’re supporting the transaction, the goal is to make the home maintainable, not just pass one inspection.

What to do before closing (transaction-safe next steps)

A simple priority order: safety/stability → moisture → access → cosmetics

When time is short, prioritization is the difference between a smooth closing and a multi-week loop.

A practical order:

1. Safety and stability indicators
   Address anything that suggests potential movement, compromised support, or unsafe conditions under the home.
2. Moisture sources
   Fix obvious water management issues outside and address standing water or persistent dampness under the home.
3. Access and visibility
   Make sure the under-home is inspectable and maintainable.
4. Cosmetic items
   Tackle appearance and minor “nice to have” items only after the basics are stable and dry.

What to ask for from installers/contractors (photos, notes, scope language)

If work is performed before closing, ask for proof that helps a reinspection go fast:

• Before-and-after photos from multiple angles
• A brief description of scope: what was adjusted/repaired and where
• Notes on any conditions they couldn’t address (and why)
• If documentation is needed for a lender, ask what wording they require first (don’t guess)

If you’re the inspector, noting what evidence would help is a service to the transaction:

• “If repairs are performed, photo documentation of corrected areas is recommended prior to reinspection.”

Proof posture: how to verify corrections and avoid reinspection surprises

“Show me” evidence: photos, measurements, and documentation (no promises)

Transactions run on proof. Not hype. Not “we fixed it.”

The most useful forms of proof are:

• Clear photos showing corrected conditions
• Contractor notes describing the work completed
• Any documentation the lender specifically requests (wording matters)

A practical mindset for all parties:

• If it can’t be shown, it didn’t happen (at least as far as the transaction timeline is concerned).

When to recommend specialist evaluation (and what triggers that)

Specialist evaluation is appropriate when:

• The under-home cannot be safely accessed or fully observed
• There are multiple indicators of movement/settlement
• Moisture appears persistent or extensive
• Visible anchoring/support components appear damaged or compromised
• A lender/insurer requires specific documentation beyond a general inspection report

The safe phrasing is about triggers and next steps, not definitive diagnoses.

Low-friction next step for Georgia inspection readiness

If the inspection is scheduled and the under-home conditions are unclear, don’t guess. Send a few photos of the undercarriage (piers, tie-down areas, and any wet spots) plus the inspection/lender notes. We’ll help you identify what’s likely to be flagged, what to fix first, and what evidence to gather to avoid reinspection delays. Call Superior Mobile Home Setup to discuss timeline and scope in Georgia.

What Superior Mobile Home Setup can typically help with vs what may be out-of-scope (TBD)

In many inspection-readiness scenarios, help often focuses on improving under-home conditions so they can be verified and maintained—especially around support/anchoring visibility, access, and moisture-related constraints. Exact scope varies by job and site (TBD). For anything documentation-driven, confirm the lender’s exact wording first so the right work and evidence can be aligned to the requirement.

FAQ content

1. What do inspectors look for under a mobile home during a pre-closing inspection?
   They commonly focus on access, visible support conditions (piers/bearing points), anchoring/tie-down components where visible, moisture and drainage signs, underbelly/insulation condition, plumbing leak indicators, and any signs of pest activity or wood deterioration.
2. What are the most common manufactured home inspection failures related to piers and supports?
   Reports often flag visible indicators such as leaning or shifted supports, inconsistent bearing contact, signs of settlement, or conditions that suggest movement. Even when the issue isn’t confirmed as severe, unclear or limited visibility can lead to “further evaluation recommended,” which can slow a closing.
3. How can you tell if tie-downs or anchors might be an issue without removing skirting?
   You usually can’t confirm the whole system without access, but you can look for clues: missing access panels, limited visibility, visible corrosion on components near openings, or straps/connectors that appear damaged or inconsistent in the areas you can see. If access is limited, the most accurate statement is that the full condition cannot be verified.
4. What moisture issues under a manufactured home are most likely to get flagged?
   Standing water, muddy soil, water staining on underbelly materials, corrosion consistent with recurring dampness, and perimeter drainage issues (like downspouts discharging near the home) are commonly noted. Moisture findings often matter because they can affect multiple systems and restrict inspection access.
5. Is missing or poorly installed skirting a “big deal” for inspections?
   Skirting can become a big deal when it blocks access or hides conditions that need verification. In a transaction, the practical issue is inspectability and maintainability: if the under-home can’t be accessed safely, inspectors will document limitations and recommend improved access.
6. What should sellers/buyers fix first if the inspection is in the next 7 days?
   Prioritize in this order: (1) any safety/stability indicators under the home, (2) obvious moisture sources and drainage problems, (3) access and visibility for the crawlspace, and then (4) cosmetic items. The goal is to remove red flags and reduce “unable to verify” statements before inspection day.

If the inspection is scheduled and the under-home conditions are unclear, don’t guess.
Send a few photos of the undercarriage (piers, tie-down areas, and any wet spots) plus the inspection/lender notes.

We’ll help you identify what’s likely to be flagged, what to fix first, and what evidence to gather to avoid reinspection delays.
Call Superior Mobile Home Setup to discuss timeline and scope in Georgia.

RELATED LINKS

U.S. Department of Housing and Urban Development