Code copied!

Manufactured Homes Aren't Like Site-Built. Your Inspector Shouldn't Be Either.

Manufactured homes follow HUD Code, not local building codes. Most inspectors don't know the difference. Russ does. Across Portland Metro and SW Washington, he inspects every system unique to manufactured construction, from chassis to ceiling, with 12 years of contractor experience and a Certified Master Inspector® credential.

(971) 202-1311 Schedule Your Inspection →
Save on your manufactured home inspection
Use code MANUFACTURED at checkout
Russ Motyko, Certified Master Inspector, performing a manufactured home inspection in the Portland metro
2,400+
Inspections in Oregon & Washington
5.0★
Google & Yelp Rating

HUD Code Know-How

Manufactured Homes Have Their Own Rules. I Know Them.

A Portland Metro manufactured home representative of the homes Russ inspects
Portland Metro & SW Washington

Manufactured homes are built to HUD Code, a federal standard. That's a different rulebook than Oregon or Washington residential code. Different framing, different anchoring, different mechanical and electrical conventions. An inspector who treats a manufactured home like a stick-built ranch will miss the things that actually matter on these homes.

I have 10 years inspecting homes across the Portland metro and SW Washington, and 12 years before that as a licensed contractor. I've worked on manufactured homes, mobile homes, and HUD-code multi-sections. I know what a sound chassis looks like, what a clean marriage wall seal looks like, and where soft floors hide before you ever step on them.

When I walk a 1990s double-wide on piers, I check the data plate, the anchoring, the belly board, and the marriage line first. Then I work through every standard system the way I would on any other inspection. The report you get covers both layers.

I hold Certified Master Inspector® certification (top 3% of the industry), Oregon OCHI license #1898, and Washington DOL license #1856. Free thermal imaging on every inspection. Bilingual in English and Russian.

Portland Metro & SW Washington Housing Market

4-county aggregate (Multnomah, Washington, Clackamas, Clark)
$555,859
Median sale price
31 days
Median days on market
2,262
Homes sold last month
5,850
Homes for sale now
Live Market Data · Updated March 2026
• Source: Redfin Data Center

Manufactured-Specific + Standard Systems

Every System. Every Accessible Component.

Manufactured homes have systems you won't find on a site-built house. I inspect all of them, plus every standard system a conventional home inspection covers.

Chassis & Foundation

  • Steel chassis rust, deflection & damage
  • Pier spacing & blocking condition
  • Tie-down anchors & straps
  • Skirting, ventilation & access
  • Settlement & leveling indicators

HUD Data Plate & Certification

  • Data plate presence & legibility
  • Wind zone, thermal zone & roof load zone
  • HUD certification labels (exterior tags)
  • Manufacturer & model verification
  • Documentation for lenders & insurers

Belly Board & Vapor Barrier

  • Tears, sagging & failed repairs
  • Rodent & pest intrusion
  • Ground moisture exposure
  • Particle board subfloor condition
  • Insulation displacement

Marriage Wall (Multi-Section)

  • Centerline seal condition
  • Section alignment & gaps
  • Interior ceiling water staining
  • Exterior shingle & cap continuity
  • Mechanical & plumbing crossings

Electrical

  • Main panel & breaker condition
  • Service entrance & grounding
  • Aluminum branch wiring (older homes)
  • GFCI & AFCI protection
  • Outlets, switches & fixtures

Plumbing & Water Heater

  • Supply lines & belly-routed piping
  • Drain, waste & vent lines
  • Water heater age & condition
  • Freeze damage & rodent intrusion
  • Exterior connections & shutoffs

HVAC

  • Furnace age & heat exchanger
  • Heat pumps & central AC
  • Belly ductwork & trunk line
  • Combustion air & exhaust venting
  • Thermostat operation

Roof & Exterior

  • Roofing material & remaining life
  • Low-slope membrane & metal seams
  • Penetrations, vents & flashings
  • Siding, trim & skirting
  • Gutters, downspouts & drainage

Thermal Imaging

  • Hidden moisture in walls & ceilings
  • Belly board cold spots & air leaks
  • Missing or compressed insulation
  • Electrical hot spots
  • HVAC duct leaks & airflow loss
100+
Items evaluated on every inspection Oregon OAR 812-008 and Washington WAC 308-408C standards, and beyond. Every finding documented with photos, severity rating, and plain-language explanation. No surprises after closing.
Book Now →

Common Findings

What Goes Wrong in Manufactured Homes

After thousands of inspections, these are the issues I find most often in manufactured homes across Portland metro and SW Washington. Some are routine. Some are deal changers.

Soft or Spongy Floors

The most common complaint in older manufactured homes. Tears in the belly board let ground moisture reach the particle board subfloor. Once particle board gets wet, it swells, loses strength, and eventually fails.

  • Probe floors near plumbing fixtures
  • Document belly board tears & repairs
  • Thermal scan for hidden moisture
  • Identify vinyl flooring covering damage
  • Note rim joist & subfloor decay

Anchoring & Tie-Downs

Anchoring deteriorates over time. Straps rust, anchors pull from the ground, and many older homes were never anchored to current standards. Oregon and Washington both have specific anchoring requirements.

  • Corroded or broken straps
  • Missing or loose ground anchors
  • Incorrect spacing for wind zone
  • Improper pier placement
  • Settlement & deflection signs

Failed Marriage Wall Seals

The seam where two sections of a double-wide meet is a known trouble spot. Sealants fail, the structure shifts, and water finds a path in. Interior ceiling staining along the centerline is a red flag.

  • Roof centerline shingle condition
  • Interior ceiling stains & cracks
  • Floor seam gaps & height mismatches
  • Wall separation at corners
  • Sealant failure at exterior trim

Outdated Electrical Panels

Older manufactured homes were often built with 60-amp or 100-amp service that can't handle today's electrical loads. Some panels were brands with documented safety issues. Every circuit gets tested.

  • Federal Pacific Stab-Lok panels
  • Undersized service for modern use
  • Aluminum branch circuit wiring
  • Missing GFCI in wet areas
  • Improperly bonded grounding

Belly-Routed Plumbing

Plumbing routed through the belly is exposed to freeze damage in winter and rodent intrusion year-round. Slow leaks here go undetected for years and feed the same moisture problems that wreck the subfloor.

  • Polybutylene pipe identification
  • Freeze damage at exterior walls
  • Heat tape & insulation condition
  • Rodent chew damage on supply lines
  • Water heater age & safety controls

Missing HUD Data Plate

The data plate is a permanent record of how the home was built. Lenders and insurers often require it. Missing or unreadable plates complicate sales, financing, and refinancing. I locate it on every inspection.

  • Locate plate (kitchen cabinet, utility room, closet)
  • Verify wind & thermal zone match
  • Photograph for lender records
  • Note exterior HUD certification labels
  • Flag missing plates for IBTS replacement
Included on every inspection — no extra charge

Free Thermal Imaging.
Other Inspectors Charge $100–$250.

An infrared camera sees what the eye can't. On manufactured homes that means moisture trapped against the belly board, missing insulation in floor cavities, and air leaks at marriage walls. In a wet climate like ours, thermal imaging isn't an add-on. It's table stakes.

Hidden moisture behind walls and ceilings
Missing or compressed floor insulation
Electrical hot spots and overloaded circuits
HVAC duct leaks and airflow dead zones
Learn More About Thermal Imaging →
Infrared thermal imaging camera in use Thermal imaging scan of a home Infrared camera detecting moisture Thermal imaging inspection

Detailed Digital Reporting

A Report You Can Actually Use.

Your report should be clear enough to read in one pass and detailed enough to hand to a contractor, a lender, or your agent. Here's what every manufactured home inspection report includes.

Plain-Language Findings

Written for a homeowner, not a contractor. You'll know what each item means, why it matters, and what to do next.

Photos and Video on Every Finding

Visual proof of every issue, in context. Data plate photos, chassis shots, marriage wall closeups. Easy to share with a contractor or your lender.

Severity-Rated Items

Safety hazards, major defects, maintenance items, and informational notes. Sorted so you know what to prioritize.

See a Real Report

Browse a full sample inspection report. This is exactly what you'll get after your inspection, with the same format and same level of detail.

Sample home inspection report from Trusted Home Inspections
View Sample Report

Inspection Day

What to Expect.

Most buyers in Portland and Vancouver have a 5- to 10-day inspection contingency. Here's how that plays out, start to finish.

1

Book the Inspection

Online or by phone, the day your offer is accepted. We can usually be on site within 48 hours.

2

Inspection Day

I work through the home for 2.5 to 4 hours, including a thorough look at the belly, chassis, and anchoring. Plan to join for the last 30 to 45 minutes for an in-person walkthrough.

3

Same-Day Report

Digital report through Spectora with photos, video, severity ratings, and plain language. Most reports go out the same day.

4

Make an Informed Decision

Now you know the home. What you do next is up to you and your agent. Unlimited follow-up is included.

Home Risk Quiz

Is Your Dream Home Hiding Significant Issues?

See Your Potential Home Through an Inspector's Eyes.

Transform your observations into a clear risk profile. In just two minutes, you will receive a breakdown of what a professional inspector would be concerned about based on what you saw.

2 minutes
Based on what you saw at the showing
No technical knowledge needed
Free Assessment
Begin Assessment

8 quick questions. No contact info required.

1 of 8
01

How old is the home?

You'll have the year built from the listing or the seller. Home age is the single biggest driver of inspection risk.

02

What did the roof look like from the street?

Look for curling shingles, dark patches, missing granules, or visible moss. A good look at the roof from the ground can tell you more than you'd think.

03

Did you notice any musty smell inside the home?

A musty or earthy odor is the most reliable clue buyers can detect about crawlspace moisture or mold — even without going under the house.

04

Did you see the electrical panel? What did it look like?

It's usually in a utility room, garage, or hallway. Federal Pacific (orange breakers) and Zinsco panels are known fire risks and still common in Portland-area homes from the 1960s to 1980s.

05

Did you notice any water stains on ceilings or walls?

Look near the corners of ceilings, under windows, and in bathrooms. Even old-looking stains matter — they show water has been in places it shouldn't be.

06

How did the overall condition of the home feel?

Trust your gut. A home that feels well-loved and maintained usually is. One that feels neglected almost always has deferred items hiding out of sight.

07

Did the home have a finished basement, addition, or garage conversion?

These are some of the most common places to find unpermitted work. A finished space isn't automatically a problem — but without permits, there's no record of whether it was done safely.

08

Where are you in your homeownership journey?

This helps us tailor your results to your situation.

Client Stories

What people say about Russ

Real reviews from clients across Portland Metro & SW Washington.

★★★★★ 5.0 RatingGoogle Reviews ★★★★★ 5.0 RatingYelp Reviews

Transparent Pricing

Simple, Flat-Rate Pricing

No hidden fees, no surprise add-ons. Thermal imaging is included on every inspection.

Starter Standalone Inspection
$395up to 1,000 sq ft
  • Full home inspection
  • Free thermal imaging
  • Roof & crawlspace
  • Detailed digital report
Book Now
Most Common Inspection + Radon
$545up to 1,000 sq ft
  • Full home inspection
  • Free thermal imaging
  • Detailed digital report
  • EPA-certified radon test
Book Now
Best Value Inspection + Radon + Mold
$740up to 1,000 sq ft
  • Full home inspection
  • Free thermal imaging
  • Detailed digital report
  • EPA-certified radon test
  • Mold air sampling & lab results
Book Now

See our full pricing page for all size ranges.

Common Questions

Manufactured Home FAQs

Have a specific question? Call (971) 202-1311. Russ answers his own phone.

View the full FAQ →
Manufactured Home Specifics
How is a manufactured home inspection different from a standard home inspection?
Manufactured homes are built to HUD Code rather than local building codes. The inspection focuses on systems unique to manufactured construction: the steel chassis, marriage wall connections, pier-and-tie-down anchoring, belly board condition, vapor barrier integrity, and HUD data plate verification. Every standard system is also evaluated, just like a buyer's home inspection on a site-built home.
What is the HUD data plate and why does it matter?
The data plate is a permanent label inside every HUD-code manufactured home. It lists the manufacturer, model, wind zone, thermal zone, and roof load zone the home was built to meet. Lenders and insurers often require it. I locate and photograph the plate on every inspection.
Will you inspect the tie-downs and anchoring system?
Yes. Every accessible tie-down, ground anchor, and strap is inspected for corrosion, improper installation, and missing components. Both Oregon and Washington have specific anchoring requirements, and older manufactured homes regularly fail current standards.
What should I look for in a manufactured home before buying?
The biggest concerns are soft floors from belly board moisture damage, chassis rust or deflection, failed marriage wall seals in multi-section homes, improper pier spacing, deteriorated vapor barriers, and outdated electrical panels. A professional inspection covers all of these and gives you a clear picture of the home before you commit.
Pricing & Booking
How much does a manufactured home inspection cost?
Manufactured homes are priced on the same square footage schedule as single-family homes. Starting at $395 for up to 1,000 sq ft and going up to $795 for homes up to 5,000 sq ft. Free thermal imaging is included at every price point. Use code MANUFACTURED at checkout for a discount. Full pricing →
Is there a discount code for manufactured home inspections?
Yes. Use code MANUFACTURED when booking online for a discount on your manufactured home inspection. The code is applied at checkout in the scheduler. Book online here or call (971) 202-1311 to mention it over the phone.
Do you offer a military discount?
Yes. Trusted Home Inspections is veteran owned and offers a 10% military discount for veterans, active duty, reservists, National Guard, and military families. Mention your service when you book. More details →
Add-Ons & Coverage
Can you add radon testing to a manufactured home inspection?
Yes. Radon testing can be added to any inspection, including manufactured homes. With an inspection, radon testing is $150. A standalone radon test is $195. Learn about radon testing →
Do you inspect manufactured homes in SW Washington?
Yes. I'm licensed in both Oregon (OCHI #1898) and Washington (DOL #1856) and inspect manufactured homes throughout Clark County, including Vancouver, Camas, Washougal, Battle Ground, and Ridgefield.
Is thermal imaging really included?
Yes, every time, no surcharge. Most other inspectors charge $100 to $250 as an add-on. On manufactured homes, the infrared camera is especially useful for catching moisture against the belly board, missing floor insulation, and air leaks at marriage walls. Thermal imaging details →
During & After the Inspection
Should I attend the inspection?
Yes. Plan to be there for the last 30 to 45 minutes. I work through the home on my own first, then walk you through the findings in person. Seeing a soft floor or a failed seal in person is very different from reading about it later in the report.
How long does the inspection take?
2.5 to 4 hours, depending on size and access. Double-wides and triple-wides take longer because of the marriage wall and additional belly area. I don't rush.
When will I get my report?
Reports go through Spectora with high-res photos, severity ratings, and plain-language explanations. Most reports go out the same day. After delivery, call or text any time with questions. Unlimited follow-up is part of the service.

Where We Inspect

Serving Portland Metro & Southwest Washington

Available 7 days a week within a ~35-mile radius of Portland. Not sure if we cover your area? Just call.

~35-mile radius from Portland
Available 7 days a week
Dual-licensed OR & WA
Oregon state-licensed home inspector seal
Oregon Certified OCHI Lic. #1898
Washington state-licensed home inspector seal
Washington Licensed DOL Lic. #1856

Multnomah County home inspections. Portland and the rest of Multnomah County are full of older housing stock, including 1920s craftsman bungalows in SE Portland, Pearl District lofts, and mid-century homes in NE Portland. Older homes mean knob-and-tube wiring, cast iron drains, and aging foundations. I’ve inspected hundreds of homes across Multnomah County and know exactly what to look for in each neighborhood.

Portland Gresham SE Portland NE Portland NW Portland North Portland Troutdale Bethany Sellwood Pearl District Fairview

Don’t see your city? We likely cover it.

View All Service Areas

Book your manufactured home inspection.

Serving Portland Metro & SW Washington. Available 7 days a week. Use code MANUFACTURED at checkout for a discount.

Check Pricing & Availability  →