Mobile and Manufactured Home Insurance

In this guide

Mobile and manufactured home insurance is a type of property and liability coverage designed for factory-built homes. It generally pays for damage to the home and your belongings from covered causes such as fire, wind, hail, theft and vandalism, and it includes liability protection. It works like a homeowners policy, but insurers price and underwrite these homes differently, and older units can be harder to insure.

Mobile, manufactured and modular: what is the difference?

People use "mobile home" and "manufactured home" interchangeably, but they have specific meanings. The federal HUD Code, which sets construction and safety standards for factory-built homes, took effect on June 15, 1976. According to the Oregon Division of Financial Regulation, the term "mobile home" is generally used for homes built before that date, while homes built after it are called "manufactured homes." Insurers may use either term, so ask how a particular company defines them.

Modular homes are different again. They are built in sections in a factory but are placed on a permanent foundation and are generally built to local building codes, so insurers often treat them more like site-built homes. Because insurers use their own definitions, the label on your home matters less than its age, construction, and foundation.

What mobile home insurance covers

The Insurance Information Institute (Triple-I) describes the main parts of a mobile home policy:

• Home and attached structures. Accidental damage from covered perils such as fire, hail, wind, theft, vandalism, and falling objects, including attached items like patios, decks, garages and sheds. Amounts depend on the policy.
• Personal belongings. Furniture, clothing, appliances and other possessions, up to the policy limit.
• Personal liability. Legal and medical costs if you are responsible for injuring someone or damaging their property. It does not pay for injuries to you or your household.
• Additional living expenses. Many policies help with extra costs such as a hotel if a covered loss makes the home unlivable, subject to limits.

Some mobile home policies cover only specific named causes of loss, rather than all causes except those excluded. Triple-I notes that such "named peril" policies may leave other damage unpaid. Read the list of covered perils carefully, and compare it with the kind of weather and risks where you live.

What is usually not covered

• Earthquakes typically need a separate policy or endorsement. See earthquake insurance.
• Transit. Triple-I says regular policies generally do not cover the home while it is being moved, though some insurers offer temporary coverage or an endorsement. Ask before a move.
• Wear and tear and neglected maintenance. Gradual deterioration, rot, and pests are commonly excluded.
• High-value items. Jewelry, art, and collectibles often have low sublimits.

Hurricane or windstorm risk can also bring separate deductibles in some regions; see hurricane and windstorm deductibles.

Why older mobile homes can be harder to insure

Insurers consider age, construction, and condition because older factory-built homes may have outdated wiring, plumbing, roofing, or heating systems. Homes built before the 1976 HUD Code were not built to those federal standards. Industry sources say that availability varies: some insurers have no hard age cutoff, while others reduce coverage or decline older homes. Pre-1976 homes may be limited to actual cash value payouts or to named-peril coverage with some companies, although this differs by insurer.

If you own an older unit and cannot find coverage from standard insurers, a licensed agent who works with manufactured homes, or your state insurance department, can explain what is available in your state.

Features that affect price and eligibility

Own the home, rent the land?

Many mobile home owners rent a lot in a park. In that case, the park owner's insurance generally covers the park's property and the owner's liability, not your home or your belongings. You still need your own policy. Check your lot lease for insurance requirements, because some parks require proof of coverage.

If you own the land too, ask the insurer how the land and any other buildings are treated. Policies often insure the structures, not the land itself. That means you do not need to insure the land value, which is covered by the same logic described in homeowners insurance explained.

Replacement cost vs. actual cash value

This choice is important for factory-built homes, because depreciation can reduce a payout substantially. Actual cash value pays what the home or item was worth at the time of loss, after depreciation. Replacement cost pays the cost to replace it with new materials of similar kind and quality, usually at a higher premium. Some insurers offer replacement cost only on newer homes. Our article on replacement cost vs. actual cash value gives examples.

How to shop for mobile home insurance

1. Gather home details. Year built, size, manufacturer (if known), anchoring, foundation, roof age, and any upgrades.
2. Check your loan or lot lease. Lenders and parks may require specific coverage and proof.
3. Decide on coverage. Think about the home, attached structures, belongings, liability, and extra living expenses.
4. Ask about exclusions. Look for named perils, wind and hail deductibles, and age-related limits.
5. Compare quotes from several insurers. Some insurers specialize in manufactured homes, and terms differ, so compare the same coverage across companies.
6. Consider discounts. Triple-I notes that you may be eligible for a discount if you already have auto or homeowners insurance with the company. Availability varies.

Frequently asked questions

Is mobile home insurance different from homeowners insurance?

Often yes. Many insurers offer a specific mobile or manufactured home policy with its own eligibility rules, perils, and pricing. The basic structure of property coverage plus liability is similar.

Can I get insurance on a pre-1976 mobile home?

Sometimes, but options may be limited. Some insurers decline older homes, offer only actual cash value or named-peril coverage, or charge more. Specialty insurers and agents can help you find what is available.

Does mobile home insurance cover tornado or wind damage?

Wind is commonly a covered peril, but policies differ, and some regions have separate wind or hurricane deductibles. Check your policy's list of covered perils and deductibles.

Does the mobile home park's insurance cover my home?

Generally not. A park's policy usually covers the park's property and liability, not residents' homes or belongings. Review your lot lease.

Is flood damage covered?

Not under standard policies. Flood coverage usually requires a separate policy through the National Flood Insurance Program or a private insurer.

Sources

• Insurance Information Institute – Mobile home insurance
• Oregon Division of Financial Regulation – Manufactured home insurance
• NAIC – Homeowners Insurance
• Insurance Information Institute – Renters insurance (floods, valuables sublimits)