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I've never looked at owning a Mobile Home, but I found that they are so much more affordable than site-built houses.  Debbie and Bob were very helpful and were there every step of the way.  I am now the proud owner of a new home and couldn't be happier.  R. & A. McNamee

My husband and I have been renting an apartment for 6 years.  Our family is growing and it was time to buy our own home.  Since it was our first, we had a ton of questions, Ken and the team at Gold Coast were very patient and answered all of them.  We love our new home.  Y. & C. Maness

We listed our home with Debbie and Ken and within 2 weeks we had 2 offers.  Our home sold and the process was very quick and painless.  T. & J. Simonton

I like the fact that when I call, I get to talk to a real person, or they return my call very quickly.  Usually though, they call me first.  J. & G. Nicholls

I found my dream home.  I've been looking for 4 years and finally found it.  Everyone at Gold Coast was extremely helpful.  M. Washington


Home Inspection
Some great information here.

What Is A Home Inspection?
An inspection is a visual examination of the structure and systems of a home. If you are thinking of buying or selling a mobile home you may wish to have it inspected by an experienced and impartial professional mobile home inspector.

What Does A Home Inspection Include?
A complete inspection includes a visual examination of the home from top to bottom. The inspector evaluates and reports their unbiased opinion on the condition of the structure, roof, foundation, drainage, plumbing, heating system, central air-conditioning system, visible insulation, walls, windows, and doors. Only those items that are visible and accessible by normal means are included in the report.

Why Do I Need An Inspection?
The purchase of a manufactured/mobile home is one of the largest single investments you will ever make. You should know exactly what to expect --- both indoors and out -- in terms of needed and future repairs and maintenance. A fresh coat of paint could be hiding serious structural problems. Stains on the ceiling may indicate a chronic roof leakage problem or may be simply the result of a single incident repaired in the past. The inspector interprets these and other clues, and then presents a professional unbiased opinion as to the condition of the property so you can avoid unpleasant surprises afterward. Of course, an inspection will also point out the positive aspects of a home, as well as the type of maintenance needed to keep it in good shape. After the inspection, you will have a much clearer understanding of the property you are about to purchase, and be able to make your decision confidently. As a seller, if you have owned your building for a period of time, an inspection can identify potential problems in the sale of your home and can recommend preventive measures, which might avoid future expensive repairs or delays in closing of the sale.

.When Do I Request An Inspector?
As a seller, this should be prior to placing the property on the market. As a buyer, the best time to consult the inspector is right after you’ve made an offer on your new home. The purchase contract may allow for a grace period to inspect the home.

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How Do I Find A "Qualified" Mobile Home Inspector?
Because manufactured/mobile homes are different than site built homes, it’s best to use an inspector who specializes in manufactured/mobile homes.  Ask your Gold Coast agent for some Mobile Home Inspection companies that you can contact to determine who you may want to employ as your inspector. 

Can A Home "FAIL" The Inspection?
No. A professional inspection is simply an examination into the current condition of the Mobile Home. It is not an appraisal or a Municipal Code inspection. An inspector, therefore, will not pass or fail a home, but will simply describe its condition in an unbiased format and indicate which items will be in need of upgrading, repairs or replacement.

What If The Report Reveals Problems?
If the inspector finds problems in the home, it does not necessarily mean as a buyer you shouldn’t buy it, only that you will know in advance what type of repairs to anticipate. The choice is always yours.

Can I Inspect the Mobile Home Myself?
Even the most experienced homeowner lacks the knowledge and expertise of a professional inspector who has inspected hundreds, and perhaps thousands of homes in their career. An inspector is equally familiar with the critical elements of construction and with the proper installation, maintenance and inter-relationships of these elements. Above all, most buyers and sellers find it difficult to remain completely objective and unemotional about the home, and this may lead to a poor assessment.

What Will The Mobile Home Inspection Cost?
The inspection fee for a typical mobile home varies geographically, as does the cost of housing, similarly, within a geographic area the inspection fees charged by different inspection services may vary depending upon the size of the home, particular features of the home, age, etc.  However, the cost should not be a factor in the decision whether or not to have a physical inspection. You might save many times the cost of the inspection because you now can make an educated decision and if you’re the seller, the cost of repair can be factored into the asking price based upon cost estimates you obtain. This also reduces the stress involved in re-negotiating based upon problems revealed by the inspector during a buyer’s inspection. Consult your Gold Coast agent for guidance.

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Avoid Price Shopping.
Mobile Home inspection fees vary widely. A home is the most expensive commodity you are likely to purchase and or sell in a lifetime. One defect missed by your inspector could cost 100 times what you save with a bargain inspection. The best method of price shopping is to shop for quality. Considering the high cost of home ownership today, an inspection fee is a small price to pay. It can save thousands of dollars and years of regret.

Should I Attend The Inspection?
It is not required for you to be present for the inspection, but it is a good idea. By following the inspector through the inspection, observing and asking questions, you will learn about the home and get some tips on general maintenance

Do I Have to Repair Everything Wrong With The Home?
A listing inspection report is not intended to be a "do" or repair list for the home. Sellers are not obligated to repair conditions noted in the report, nor are they required to produce a flawless house. With a prelisting home inspection, potential repair items already known by both parties are subject to any negotiations. A home seller can make repairs as a matter of choice, not obligation; to foster good will or to facilitate the sale. Sellers maintain the legal right to refuse repair demands, except where requirements are set forth by state law, local ordinance, or the mobile home purchase contract.

What Is A Listing Inspection?
An inspection consists of a non-invasive physical examination of a home’s systems, structures and components intended to identify material defects that exist at the time of inspection. The heating and cooling equipment is activated along with operating plumbing fixtures, testing accessible electrical outlets and fixtures, and operating a representative sampling of doors and windows. Visual inspection of the roof, walls and drainage adjacent to the home are included. Because of the wide range of construction practices and the "normal" wear and tear placed on the components of a home, a professional manufactured/mobile home inspection can help provide a wealth of information to a home seller anxious to convey the condition of their home to perspective buyers.

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Is There Anything I Can Do Better To Maintain My Home?
Inspection reports often identify the same neglected maintenance items. Performing some basic maintenance can help keep your home in better condition, thus reduce the chance of those conditions showing up on the inspection report. Most of these items can be accomplished with little or no cost, while the benefits of selling a well maintained home can be worth the effort and increase your return on investment.

  • Clean both rain gutters and any roof debris and trim back excessive foliage from the exterior siding.
  • Divert all water away from the house.
  • Clean or replace all furnace filters. Remove grade or mulch from contact with siding (preferable 6-8 inches of clearance).
  • Paint all weathered exterior wood and caulk around trim, windows, doors, and all exterior wall penetrations.
  • Make sure all windows and doors are in proper operating condition; replace cracked windowpanes.
  • Replace burned out light bulbs.
  • Make sure all of the plumbing fixtures are in spotless condition (toilets, tubs, showers, sinks) and in proper working order (repair leaks).
  • Provide clear access to crawl spaces, heating/cooling systems, water heater/s, electrical main and distribution panels.
  • And finally, if the house is vacant make sure that all utilities are turned on. Should the water, gas or electric be off at the time of inspection the inspector will not turn them on.
  • Therefore, the inspection process will be incomplete, which may possibly affect the time frame in removing sales contract contingencies.