Inspection Training

“In The Field” with Jim Hardin – Inspecting Mobile Homes

Welcome to “In The Field” with Jim Hardin, where you can learn about real situations that happened out in the field during a home inspection. This will be a great resource for both new and experienced inspectors to learn about a wide variety of different obstacles that a home inspector could experience while out in the field performing a home inspection. Jim will cover it all… From tough agents to naive clients to difficult defects to angry seller’s. Every week Jim will share an experience that he personally had to deal with while performing a home inspection in order to help educate other inspector’s when they come across the same situations. Please review his next post below:


How do you to tell the difference between a mobile home and a modular?
A single wide is almost always going to be a mobile home.

The differences are in the construction. A mobile home has two I-beams as the frame for each section and a modular has floor joists, similar to site-built homes, as the frame for each section. Both are built in a factory and constructed in a controlled environment. The advantage is that they are not subject to weather while being built.

Things to look out for:

  • Check the interior floors next to the outside walls for soft spots.
  • Check the marriage walls for any signs of settlement.
  • Check the visquene ( the plastic vapor barrier) on the undercarriage for drooping insulation and or areas that have been cut to fix water leakage. All of the water lines and sewer drain system should be hidden within the visquene barrier to protect them from freezing.
  • Do not walk the roof if it is a thin metal covering, especially with older homes. These will typically have 2×2 roof joists that are easy to fall through or damage. Set the ladder on the exterior edges and look for any signs of deterioration of the sealant. Also, look for areas that may appear to be holding water and not draining properly.
  • Mobile homes do not have a load barring exterior wall, therefore, be sure to inspect the crawl space structural supports.
  • Modular homes will be supported by the exterior walls and the marriage line supports.
    • Typical defects are:
      • Torn or damaged visquene in the crawl space.
      • Roofs that are leaking or show signs of damage.
      • Interior floors that are soft or sloping.
      • Ceiling that show water penetration or damage.
    • Typical NI components:
      • Main water shut off valve, Insulated
      • Main water line material, Insulated

If you have any questions, call Axium and have them contact me and I would be happy to answer any questions you may have.

Good Inspecting and Be Safe.


Jim Hardin is a certified home inspector through InterNACHI and was part of the very first Axium Academy class that took place back in January of 2016. He started working for Axium Inspections in March of 2016. Since that time, Jim has performed over 1,000 home inspections by averaging around 55 inspections per month. This high volume of home inspections has turned Jim into one of the most requested inspector’s with the company in a very short period of time and he shows no signs of slowing down anytime soon. Prior to working for Axium Inspections Jim worked in the Appraisal and Roofing industries.


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