Mobile Home Inspection Cost in Texas: 2025 Guide

Buying a manufactured home in Texas comes with one essential line item you should plan for early, inspection. The right inspection gives you leverage for repairs, helps you qualify for financing and insurance, and protects your budget from surprise fixes after move in. Here is a practical 2025 guide to mobile home inspection cost in Texas, what drives pricing, and how to choose the right scope for your situation.

A licensed inspector kneels beside an opened skirting panel of a manufactured home in Texas, shining a flashlight to examine piers, tie downs, and moisture barrier in the crawlspace while noting findings on a clipboard.

Typical 2025 inspection costs in Texas

Prices vary by region, size, age, travel distance, and scope. The ranges below reflect what buyers and lenders in Texas commonly see as of 2025.

Inspection type	What it covers	Typical 2025 TX price	Notes
General manufactured home inspection	Overall condition, exterior, roof, interior, plumbing, electrical, HVAC visual, crawlspace access	$300 to $450 single section, $400 to $650 multi section	Larger or older homes trend higher
Engineer foundation certification, FHA VA USDA	PE letter that the foundation and anchorage meet agency guidelines	$400 to $650	Required by many lenders for federally backed loans
Tie down, relevel evaluation only	Check piers, shims, anchors, frame level, recommend relevel or retrofit	$150 to $300	Often an add on to a general inspection
Wood destroying insect WDI termite	Termites, carpenter ants, conducive conditions	$85 to $150	Often required by lenders and insurers
HVAC service and report	System performance, refrigerant pressures, components, heat strips	$120 to $250 per system	Beyond a visual check, performed by licensed HVAC contractor
Sewer scope, site built additions only	Camera inspection of building drains, if applicable	$175 to $350	Useful for older additions or site built utility rooms
Private well water test	Bacteria and basic potability panel	$150 to $300	Rural properties
Septic inspection OSSF	Dye load test or detailed evaluation	$300 to $650	Pump out, if needed, adds $200 to $400
Roof certification letter	Roof service life estimate, leaks, condition	$125 to $250	Sometimes requested by insurers
TDI windstorm WPI review coastal	Engineer inspection for insurability in designated coastal areas	$350 to $750	Coastal counties only, not typical for San Antonio

Important, if the inspector must make a second trip because utilities were off, re inspection fees of $100 to $250 are common.

What drives mobile home inspection cost in Texas

Size and configuration, Multi section homes take longer to inspect and to access under the home.
Age and condition, Pre 2000 units often have underbelly repairs, older skirting, or additions that require extra time.
Foundation type, Ground set with skirting, concrete runners or slab, frost protected footings in colder counties, and retrofit systems affect scope.
Travel and rural access, Outlying counties may add mileage fees or require 4×4 access during wet weather.
Lender or insurer requirements, FHA, VA, and USDA loans often require a Professional Engineer PE foundation letter. Communities or insurers may require WDI or roof certificates.
Utilities status, Inspectors need water, power, and gas on to fully test systems. If they are off, expect return trip fees or limited reports.
Crawlspace access and skirting, Locked, fragile, or obstructed skirting can add time. Some inspectors charge a crawlspace fee when access is tight.

What a good manufactured home inspection includes

A general manufactured home inspection is different from a site built home inspection. Ask for an inspector who regularly works on HUD code homes. A typical scope includes,

Exterior cladding, doors, windows, skirting, ventilation
Roof covering and penetrations, signs of prior leaks
Frame, marriage line, underbelly condition, visible ductwork
Piers, shims, blocks, and visible anchors, not a PE certification but a condition check
Interior walls and flooring, soft spots near wet areas, ceiling stains
Plumbing supply and drains, water heater, visible leaks
Electrical service, panel, accessible receptacles, GFCI AFCI function where applicable
HVAC visual inspection, thermostat, air temperature split, filter condition
Appliances present at time of inspection

Engineer foundation certifications are a separate service. They involve specific measurements and anchorage verification against agency criteria.

Lender and insurance driven inspections, who needs what

FHA, VA, USDA loans, Commonly require an engineer foundation certification for the home as installed, see HUD Handbook 4000.1. VA has similar guidance in the VA Lenders Handbook.
Conventional loans, Often accept a standard home inspection, some lenders or insurers still want a PE letter or WDI in certain markets.
Land lease communities, Park approval may require a general inspection, proof of re level, skirting repairs, or a WDI.
Coastal properties, Texas Department of Insurance windstorm compliance may be needed for insurability in designated coastal counties, see TDI Windstorm.

To verify a home’s HUD label and data plate, use the national label lookup from the Institute for Building Technology and Safety, IBTS label verification.

New manufactured homes vs used homes, inspection differences

New homes, Factories and third parties inspect during production, and Texas oversees installations through the Manufactured Housing Division of TDHCA. You still benefit from a detailed walkthrough and punch list, and you may choose a third party inspection for peace of mind after setup. Learn more at TDHCA’s Manufactured Housing Division, TDHCA MHD.
Used homes, A full general inspection is strongly recommended. If financing with FHA or VA, add a PE foundation certification. In communities, confirm park specific requirements before ordering specialty services.

Add on tests you may need in Texas

WDI termite inspection
HVAC service or cooling performance test, helpful in Texas heat
Roof certification or life expectancy letter
Water quality testing for private wells, see EPA guidance on private wells
Septic OSSF inspection, see TCEQ guidance on on site sewage facilities
Sewer scope for site built additions with older drains

Real world cost scenarios for 2025

San Antonio, single section in a land lease park, Buyer orders a general inspection at $350, WDI at $110, and an HVAC tune up at $150. Total about $610.
Rural property near Floresville, double section on piers with FHA financing, General inspection $500, engineer foundation certification $525, WDI $100, well water test $200, septic inspection $450. Total about $1,775.
Coastal county purchase, multi section with conventional financing but insurer requires windstorm review, General inspection $550, roof certificate $175, TDI windstorm inspection $600. Total about $1,325.

Your numbers may fall higher or lower based on access, utilities, and travel.

How to hire the right inspector and save money

Ask for manufactured home experience, Request a recent sample report for a HUD code home.
Confirm scope in writing, Make sure crawlspace, roof, photos, and serial HUD label verification are included where possible.
Verify licenses and credentials, PE for foundation letters, licensed WDI termite inspector for WDI, licensed HVAC contractor for performance checks.
Bundle where it makes sense, Many companies offer package pricing for general plus WDI, or add HVAC at a discount when done the same visit.
Ensure utilities are on, Ask the seller or community to turn on power, water, gas 24 hours before the appointment to avoid reinspection fees.
Share details up front, Provide year, make, model if known, section count, approximate size, and location, plus whether skirting panels are removable.
Clarify turnaround times, Many inspectors deliver same day or next day reports, PE letters often arrive within 24 to 72 hours.

A bright manufactured home kitchen in San Antonio with an inspection checklist, tape measure, and set of house keys neatly arranged on a countertop, morning light coming through energy efficient windows.

Timeline, reports, and payment basics

Scheduling, 1 to 5 days lead time is common in metro areas, longer in rural counties during peak season.
On site time, 1.5 to 3 hours for most homes, more if access is restricted or there are multiple add ons.
Reports, General inspection reports are often same day, engineer letters may take 1 to 3 days depending on documentation needs.
Payment, Most inspectors collect at booking or at the appointment. Reinspection or travel fees are usually billed separately.

Texas specific notes and resources

Manufactured housing in Texas is regulated by the TDHCA Manufactured Housing Division, including installation standards and consumer protections. See TDHCA MHD.
If the home lacks a visible HUD label, your inspector may note it and you can research via IBTS label verification. Lenders will expect label or documentation.
For flood risk questions that can affect insurance or underwriting, use FEMA’s Map Service Center to check the property’s flood zone.

Frequently asked questions

Who pays for the inspection in Texas, buyer or seller? It is negotiable. Most buyers pay for inspections during the option period, but you can request seller credits for repairs found.

Do I need an engineer foundation certification for a manufactured home? If you use FHA, VA, or USDA financing, most lenders require a PE certification that the installed home meets the relevant guidelines. Conventional lenders may not require it, but insurers or communities sometimes do.

Can a general home inspector certify the foundation? No. A general inspector can document visible conditions, but only a Professional Engineer can issue the foundation certification letter that lenders accept.

What if utilities are off on the day of inspection? The inspector will note systems as not tested, and you may need a reinspection once utilities are on. Budget an extra $100 to $250 for a return trip.

Is a new manufactured home inspection necessary? New homes are inspected in the factory and during installation. A third party inspection or thorough walkthrough helps create a punch list before final sign off, which can save time on warranty items.

How long is an engineer foundation letter good for? Lenders typically want a current site specific letter for the transaction. If the home is moved, a new certification is needed.

What is the difference between an installation inspection and a pre purchase inspection? TDHCA or local officials may inspect installations for code compliance. A pre purchase inspection evaluates overall condition for the buyer and is not a code compliance approval.

Are prices different in San Antonio compared to Dallas or Houston? Base pricing is similar, but travel and demand can push costs up or down. Coastal counties add windstorm requirements that San Antonio does not have.

Get local guidance for your San Antonio purchase

Unsure which inspections your lender or community will require for your specific home, and what it will all cost? Homes2Go San Antonio helps you plan the right scope for your situation, connects you with trusted local inspectors and engineers, and coordinates with lenders and communities so there are no surprises at closing.

Explore your options in our buyer guides, including our 2025 overview of manufactured homes in San Antonio and our mobile homes buyer guide.
Planning land plus home, review our land and home packages guide.

When you are ready, reach out at Homes2Go San Antonio for friendly, expert help finding the right home and lining up the inspections and financing that fit your budget in 2025.