The most common cause of delays and cost overruns in mobile home moves is inadequate site preparation. Here's exactly what needs to be done before your home arrives.
The day your mobile home arrives at its new location should be straightforward and stress-free. That outcome depends almost entirely on the preparation work done before the transport truck pulls in. Inadequate site preparation is the single most common cause of delays, cost overruns, and installation problems in mobile home moves. This guide walks through everything that needs to be in place before your home arrives.
Start with the Permits
Before any physical site work begins, you need to understand what permits are required in your jurisdiction. Most counties and municipalities require permits for mobile home placement, utility connections, and any structural additions like decks or carports.
Contact your local building department early in the planning process. Permit approval timelines vary widely, from a few days to several weeks. Starting the permit process late is one of the most common causes of move delays.
Your installation contractor can typically handle permit applications on your behalf, but you should confirm this is included in their quote and understand the timeline.
Access Road and Site Clearance
The transport truck carrying your home is a wide, heavy vehicle that needs clear, unobstructed access to the placement site. Before the move, walk the entire route from the nearest public road to the placement location and identify any potential obstacles.
Overhead clearances are critical. Low-hanging power lines, tree branches, and bridge clearances must all accommodate the height of your home plus the transport vehicle. Most single-wides are 13-14 feet tall during transport; double-wides may be taller.
Road width and turning radius must be sufficient for the transport vehicle. A minimum of 14 feet of clear width is typically required, and tight turns may require additional site preparation.
Ground stability along the access route matters. Soft, wet, or unstable ground can cause the transport vehicle to become stuck. If the access route crosses soft ground, gravel or temporary road panels may be needed.
Site Grading and Drainage
The placement site must be level and properly graded for drainage. A site that is not level will require more extensive blocking and may cause leveling problems over time. A site with poor drainage will allow water to pool under the home, leading to moisture damage, mold, and foundation problems.
Your site preparation contractor should grade the site so that it slopes away from the home's perimeter on all sides. A minimum 6-inch drop over 10 feet is a common standard. If the site has significant natural slope, retaining walls or cut-and-fill grading may be required.
The Pad: Gravel, Concrete, or Permanent Foundation
The pad is the surface on which the home's blocking system will rest. The type of pad required depends on your local building codes, your lender's requirements (if you're financing the home), and your personal preferences.
Gravel pads are the most common and least expensive option. A properly compacted gravel pad provides good drainage and a stable base for blocking. Typical cost: $1,500-$4,000.
Concrete pads provide a more stable, permanent surface and are required by some lenders and jurisdictions. Typical cost: $3,000-$8,000.
Permanent foundations are required for FHA, VA, and USDA financing and convert the home to real property in most states. Typical cost: $10,000-$25,000+.
Utility Stub-Outs
Utility stub-outs are the water, sewer, electric, and gas connections that the home will hook up to. They must be in place and inspected before the home arrives. Installing stub-outs after the home is in place is significantly more difficult and expensive. This work must be performed by licensed electricians and plumbers. It is not part of the transport or installation contractor's scope.
Work with licensed utility contractors to install stub-outs at the correct locations relative to your home's connection points. Your home's installation manual will specify the required locations and specifications for each utility connection.
Final Checklist Before the Truck Arrives
In the days before your home's scheduled arrival, confirm that all permits are approved and posted, the access route is clear and stable, the pad is complete and has had time to cure (if concrete), all utility stub-outs are installed and inspected, and your installation contractor is confirmed and has the home's specifications.
A well-prepared site makes the difference between a smooth, one-day installation and a multi-day ordeal. The time and money invested in proper site preparation pays dividends throughout the life of your home.