5 Things You Must Do When Transporting or Moving a Mobile Home

by | BiggerPockets.com

Transporting a mobile home may seem as easy as hitching the home up to a truck and pulling it down the road. However, there are obviously more steps to the process than that. Between physical limitations, costly mistakes, legal setbacks, and general human error, there can be a number of mistakes that may happen along your journey. This article contains five must do’s when transporting or moving a mobile home.

5 Things You Must Do When Transporting or Moving a Mobile Home

1. Get referrals.

Many mobile home transportation companies may disappoint you. Over the years working with multiple mobile home movers and mobile home transportation companies, I have heard lies, I’ve been the victim of theft, and I’ve been taken advantage of multiple times. When having a company completely pick-up, move, and set up an entire investment property, make sure you’re dealing with reputable, honest, and qualified people.

Pro Tip: Reach out to local mobile home parks and local mobile home dealers to find out who they use on a regular basis to move mobile homes. Let these mobile home parks and dealers tell you who they would recommend and refer you to when it comes to moving and setting up manufactured homes.


Related: 4 Reasons Mobile Home Investors Have a Natural Edge in Many Markets

2. Pull permits.

In most areas throughout the country, permits to move the home and set the home up in a new location are oftentimes required before transporting a mobile home. Many movers may handle this process for you. In addition to “moving permits,” you may also be required to obtain electrical, plumbing, and gas connection permits. The local mobile home park or city you are moving to should be able to point you in the direction of the permit office or local contractors/professionals that will be able to connect these utilities and pull permits on your behalf. If not moving this to a nearby pre-exisiting mobile home park, still call these folks to ask around for competent electricians and/or plumbers.

Pro Tip: Make sure to call multiple movers to ask them what services are included and what prices they would charge to move a 14 x 70 mobile home 50 miles or less. This will give you a good gauge as to who is offering what price and what is included for this money.

3. Know laws and zoning regulations.

This ties in very closely to permits, but before pulling permits, make sure to call the local zoning department in the area where you will be moving the mobile home. You are calling the zoning department to find out what restrictions are placed on used mobile homes being moved into the city, county, parish, or township. For example, some cities may require only homes 20 years and newer to be moved into the city. Other areas may have restrictions on the sizes of homes, the exterior construction, the foundation, and the specific rating of the home when it comes to wind protection or snow loads.

Pro Tip: Make certain to ask the local zoning department about setbacks on the property you are planning to move the home to. If this is private land you own, you will need to know what distance the home is required to be from the edge of the property. However, if this mobile home is being moved to a pre-existing mobile home park, the park manager will typically already understand the setbacks and tell you and your mover exactly where the mobile home should be placed.

4. Connect utilities.

Correctly connect all utilities once the home is moved. Some mobile home transportation companies offer a “one-stop shop” when it comes to moving and connecting the home to utilities. Other manufactured home transportation companies will tell you to outsource these connections to a locally licensed electrician and plumber. Make sure to call around to compare prices with various electricians and plumbers. Many plumbers and electricians will pull permits directly for you where applicable.

Related: What Investors Should Consider When Buying Insurance for Mobile Homes

Pro Tip: Almost all mobile home transportation companies do not reinstall mobile home skirting once the home is moved and set up correctly. The movers will tie the home down securely to the ground so the mobile home is up to code, but skirting will still need to be added. The reason this is not included is because often the mobile home will be placed at a completely different height off the ground than the previous location. This will require all new skirting be cut and added to the mobile home. Skirting materials and costs will vary.


5. Learn park rules.

Mobile home parks are typically owned by a single owner or a group of owners. These owners write the rules when it comes to what procedures need to be followed once a mobile home is moved into the community. Some rules that may directly apply to you as an investor are that the community may require all used mobile homes moving into the park to be or have:

  • Vinyl siding
  • Built after 1990 (or other age)
  • A certain length and width
  • A deck added at all doors
  • A carport added
  • The tongue and hitch removed
  • A shed added
  • Curb appeal with landscaping

In conclusion, if you are an active mobile home investor, it is not a question of if you will move mobile homes but when you will be moving mobile homes. In all reality, when you are working with a competent and experienced mobile home transportation company, the process of relocating a manufactured home may be very simple and easy for the investor. Do your research now. Put in the time and energy to vet local mobile home transportation companies now before you need the help.

What would you add to this list?

Leave your comments below!

About Author

John Fedro

Investing since 2002, John started in real estate accidentally with a 4-bedroom mobile home inside of a pre-existing mobile home park. Over the next 11 months, John added 10 more mobile homes to his cash-flowing portfolio. Since these early years, John has gone on to help 150+ sellers and buyers sell their unwanted mobile homes and obtain a safe and affordable manufactured home of their own. Years later, John keeps to what has been successful—buying, fixing, renting, and reselling affordable housing known as mobile homes. John shares his stories, experiences, lessons, and some of the stories of other successful mobile home investors he helps on his blog and YouTube channeland has written over 300 articles concerning mobile homes and mobile home investing for the BiggerPockets Blog. He has also been a featured podcast guest here and on other prominent real estate podcasts, authored a highly-rated book aimed at increasing the happiness/satisfaction of average real estate investors, and spoken to national and international audiences concerning the opportunities and practicality of successfully investing in mobile homes.


  1. Are there color of mobile house restrictions?
    How are rules differ when moving to a private lot vs mobile park?
    Rent control issues? Senior only parks?
    Qualify to lease park space and signed lease agreement before relocating.

  2. Vernon Miller on

    Your info is related to mostly putting mobilehomes back in a park.
    I would add they are more to the process than just ‘tieing the home ‘down.
    The new anchoring system has to be in place to pass city & county codes.
    Without the installation decal showing the home was properly set by licensed, insured and bonded installers, then no power gets turned on or water.

    My best advice is to leave the moving and installation up to the guys that are in the industry and do it everyday.
    Don’t be calling Uncle Bob with a John Deer tractor to help you move anything in today mfg home industry.

    Fines for not being properly licensed is brutal..

  3. I like that you mention the permits required when moving a mobile home and how it\’s important to have them because you start. It makes sense that having all the permits to build, install, and even ship the home before it starts would be helpful to ensure the process goes smoothly. This could be helpful to remember just so there aren\’t unnecessary complications that could postpone the home from being done.

  4. Bryce Armour

    Great article. I think a lot of people fail to realize the amount of work that goes into the planning stage of moving a mobile home. Understanding the need for permits, fines, etc are super important.

    I think this hits the nail on the head. ” Between physical limitations, costly mistakes, legal setbacks, and general human error, there can be a number of mistakes that may happen along your journey.”

    I’d add the following…

    Canceling utilities in advance and paying a licensed plumber and electrician to disconnect the home
    Removing skirting and storing it safely for transport
    Removing additions, decks, sheds, and air conditioning
    Securing windows and glass panes so that they do not shatter during the move
    Packing belongings and securing furniture inside of the mobile home
    Lifting the home off the ground to install axles and a hitch.

    Great article John!

  5. Taylor Bishop on

    Thanks for explaining some things that you should keep in mind when you are moving a mobile home. I actually didn’t know that you should talk to the local zoning department about the property and know what regulations you need to follow. I wonder if this could include plumbing options or similar items.

  6. We are having a 2017 palm harbor installed on our property. The installer asked if we want to keep the tongue? Should we keep it?We don’t plan to move it in the future. Enjoy reading your articles. Thanks.

    • John Fedro

      Hi Rodney,

      Thank you for reaching out and connecting. You can have the mobile home removed however I would encourage you to keep it right underneath the mobile home. The skirting will go around the mobile home so no one will even know that the tongue was cut off and is being stored underneath the home itself. This way if the home ever has to be moved it can simply be re-welded onto the frame without you having to buy a new tongue. With that said some movers will have their own tongues that they can weld on to your home as well if you decided not to keep this. I hope this helps and answers your question. If I miss something or did not fully answer your question never hesitate to comment back any time. All the best.

      Talk soon,

  7. Jeffrey H.

    I’m surprised a state license and insurance requirements didn’t make the cut. If the home falls apart on the road and kills people, I’m pretty sure you don’t want that liability and figuring out if your umbrella or homeowners policy covers it…

  8. Michael Maloney

    I certainly hope that whoever has constructed or built a mobile home for you had considered all of these different factors when they drafted the plans. Honestly speaking, most people who do not have knowledge in construction or building would expect their contractors to know exactly what they are doing when they are building a house that’s capable of being transported across the country, or even down the road for that reason! If this were me, I’d make sure that the company jolly well better test the final product in front of my eyes before I sign the final cheque!

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