Manufactured and mobile homes are insured differently from site-built houses, and the variation between policies is wider here than anywhere else in residential property insurance.
That variation is the single most important thing to know going in. Two policies described the same way can differ substantially in what they pay.
The form, and why it varies so much
The HO-7 is the standard policy form for mobile and manufactured homes, sitting in the same family as the HO-3 for site-built houses and the HO-4 for renters. Regulators list it in the standard policy form taxonomy.
In practice, many insurers write manufactured home coverage on their own proprietary forms rather than a standard HO-7. That is legitimate and common, and it is why comparing two policies requires reading them rather than relying on the form name.
The practical instruction: do not assume a manufactured home policy provides what a homeowners policy provides. Ask what is covered, on what basis, and with what deductibles.
Valuation is the first thing to check
Actual cash value settlement is common on manufactured home policies, where replacement cost is the norm on site-built homes.
Under actual cash value, depreciation is deducted. On a home that has aged, that deduction can be large, and it applies to the structure itself rather than only to contents.
Replacement cost is often available, but frequently only:
- By endorsement rather than by default
- On newer units, subject to an age limit
- Subject to inspection
This is the single highest-value question to ask. Read it off your declarations page, and if it says actual cash value, ask what replacement cost would require. See actual cash value vs replacement cost.
Wind is handled separately
Manufactured homes are more vulnerable to wind than site-built structures, and policies reflect that.
A separate percentage deductible for wind and hail is common, working the same way as it does elsewhere: a percentage of the dwelling limit rather than a flat amount, which can produce a much larger figure than people expect. See wind and hail deductibles and hurricane, wind and hail deductibles.
In some coastal areas wind may be excluded entirely from the property policy and placed separately, through a state wind pool or a standalone wind policy. If that applies where you live, you are managing two policies and need to understand where one ends.
HUD Wind Zones are the underwriting reference. Manufactured homes built to the HUD Code are constructed to standards that vary by wind zone, designated I, II and III, with higher zones requiring greater wind resistance. Insurers price and accept risks with reference to the zone and to whether the home meets its standard. The Insurance Institute for Business and Home Safety conducts high-wind testing on manufactured homes and attached structures to develop mitigation guidance.
Anchoring, skirting and attached structures
Here I have to be straightforward about a limit in what I can tell you.
Anchoring and tie-down systems are central to how a manufactured home performs in wind, and installation standards are set by HUD and by state installation codes. What I could not verify from authoritative sources, and therefore will not assert, is how individual policies treat them. Specifically:
- Whether a policy contains an anchoring or tie-down warranty, meaning a condition that could affect wind coverage if the system is not maintained to specification
- Whether anchor systems and skirting are covered property or excluded
- How attached structures such as carports, awnings, decks and porches are treated, since they are frequently the first things to fail in wind and may carry separate limits or exclusions
Ask your insurer these three questions directly and get the answers in the policy language. They are among the more consequential terms in a manufactured home policy and they vary by insurer and by state.
Related: keep documentation of your installation, including the installer's certification and any inspection records, since they may matter both to underwriting and to a wind claim.
What is typically covered
Subject to the form and the perils it provides:
- The structure of the home
- Attached structures, though with the caveats above
- Personal property, generally on a named perils basis and often at actual cash value unless endorsed
- Other structures such as sheds
- Loss of use if the home becomes uninhabitable
- Personal liability and medical payments
Coverages specific to this housing type
Two worth asking about explicitly.
Transit or transport coverage. Moving a manufactured home is a high-risk event, and standard coverage generally does not contemplate it. If the home will be relocated, including on delivery, ask what covers it during transport and setup, since this is often a separate arrangement.
Trip collision or vacation coverage. Some policies for genuinely mobile units address damage during travel. Relevant to a small subset of owners.
Still excluded
Flood is excluded, as everywhere. Manufactured homes are eligible for NFIP coverage on the same residential basis as other homes, and given that many manufactured home communities sit on lower ground, this is worth investigating. See flood insurance and the NFIP.
Earthquake is separate. See earthquake insurance explained.
Wear, maintenance and gradual damage, as always.
If you rent the land
Many manufactured homes sit on leased lots in a community, which adds considerations:
- The community owner's policy covers their property, not your home or your belongings
- The lease may require you to carry coverage and specify minimum liability limits
- Community rules may govern anchoring, skirting and attached structures, and those rules can interact with your policy's requirements
- If the home must be moved at lease end, transit coverage becomes relevant
Questions to ask before you buy a policy
- Is settlement replacement cost or actual cash value, on the structure and on contents, and what would replacement cost require?
- What deductibles apply, and is there a separate percentage deductible for wind or hail?
- Is wind covered by this policy, or does it need to be placed separately?
- Does the policy contain an anchoring or tie-down warranty or condition?
- Are anchoring systems and skirting covered property?
- How are carports, awnings, decks and porches covered, and at what limit?
- What is the HUD wind zone for my location, and does my home meet it?
- Is coverage available during transport and setup?
- Am I eligible for flood coverage, and what would it cost to add?
Related reading: what homeowners insurance covers, how to read your declarations page, and filing a home insurance claim.
Policy forms, covered property, valuation, wind arrangements, warranties and availability vary considerably by insurer and by state, and your policy documents control. Installation and anchoring requirements are set by HUD and by state codes. For your own home, speak with a licensed agent, your state's Department of Insurance, or your state's manufactured housing authority. You can also request home insurance quotes and get connected with licensed providers who cover your area.