Are you dealing with an un-level mobile home? You might ask: Is my mobile home level? What caused it to shift? Is this something I can fix on my own?
If you’ve recently moved in and noticed uneven floors or creaky walls, it can be frustrating. However, this is a common occurrence. In most cases, the shifting isn’t due to poor installation or an oversight by the previous owner.
Mobile homes settle over time, just like any other structure. While it might seem like a significant problem, the good news is that you can fix it.
In this guide, US Mobile Home Pros walks you through determining if your home is un-level, what causes it, and how to fix it—no matter if you choose to do it yourself or hire a professional.
Is My Mobile Home Level?
How does a mobile home’s foundation work?
At this point, let’s refresh our memory on how mobile homes are “planted” in the first place. A standard house sits on a foundation. Similarly, a mobile home rests on a foundation. However, the mobile home may not be permanently attached to it. There are 3 main types of foundations:
- Pier foundation: This is the most common form of support for mobile homes. Mostly because the separate concrete or steel piers can be used easily in different locations and they are very easy and quick to install compared to other foundations. Unfortunately, since your home rests on individual piers, it is the most prone to become un-level. We will focus on this type of foundation.
- Basement foundation: As you might expect, this type of foundation contains a basement with stair access.
- Slab foundation: The mobile home sits on a solid concrete slab.
All mobile homes rest on thick metal I-beams that run parallel to the underside of the home. In addition to providing support, they serve the dual purpose of creating a crawl space underneath the mobile home.
When the mobile home has a pier foundation, each I-beam is held up by piers. The number of piers depends on the size of the home. The manufacturer specifies where the piers should be located and at which intervals they should be spaced. If metal piers are in place, they might be situated on concrete blocks or slabs to lift the home even higher.
For a full description of mobile home piers look at page 3.1-3.3 of this official HUD foundations guide. It also contains information on permanent foundations.
Why Your Mobile Home Might Not Be Level
Before blaming the contractor or previous owner, consider the natural factors that can cause a mobile home to shift.
Common Causes of an Un-Level Mobile Home
- Ground Shifting: The soil underneath your home settles over time due to moisture, earth movement, or the decay of old tree roots.
- Structural Weakness: If a pier weakens due to rust or wood rot, it can cause one side of the home to sink.
- Weather Conditions: Heavy rain or prolonged drought can change soil density, leading to shifting.
This process—called “settling”—is a natural part of homeownership. However, if it isn’t addressed, it can lead to more significant structural issues.
How Do I Know If My Mobile Home Is Not Level?
When a mobile home becomes unlevel, it may start with small inconveniences. Over time, these minor issues can escalate and impact the home’s undercarriage. If you notice just one minor sign, there’s no need for immediate concern. However, if multiple problems arise, it’s a good idea to take a closer look.
Here are some signs that your home may be unlevel:
- Unusual creaking sounds coming from the walls, floors, or roof.
- Doors, windows, or cabinets that are difficult to open or won’t close properly.
- A noticeable tilt in the floor when walking in certain areas.
- Exterior signs indicating the home is leaning to one side.
- Cracks in the walls, roof, or floor, particularly around joints, suggesting structural stress.
- Misaligned or unstable awnings, steps, or decks that are harder to use than before.
While these issues can sometimes be isolated, frequent or widespread problems may signal an unlevel home. An unstable foundation can have serious consequences.
If your home no longer meets official safety standards under the HUD code, you may be ineligible for a federally secured loan or mortgage. You might also struggle to sell your home until the issue is fixed.
How to Level a Mobile Home
Leveling a mobile home isn’t as overwhelming as it might seem. It’s not an entirely budget-breaking process. However, leveling your home can be quite costly, whether you tackle it yourself or hire a professional.
The process of leveling a mobile home follows these basic steps:
- Inspect the Home: Determine the cause of the imbalance.
- Lift the Home: Use a hydraulic jack to raise the sagging side.
- Adjust the Piers: Replace, adjust, or reinforce the piers.
- Lower the Home: Carefully set the home back onto the leveled foundation.
Hiring a Professional vs. DIY
We know that as a mobile home owner, you’re probably no stranger to DIY projects. However, here are a few key reasons why hiring a professional for this job might be the better choice.
Safety Risks
Re-leveling a mobile home involves working underneath a structure that weighs around 23,000 lbs. One wrong move could lead to serious injury.
High Equipment Costs
The tools required for this project can be expensive, and you may never use them again. Some fundamental items include:
- Water level: A single unit costs $30–$100. Meanwhile, a full leveling kit costs even more. You can build one yourself, but materials and effort may cost the same.
- Hydraulic jack: To lift one side of the home, you’ll need a 5- to 20-ton hydraulic jack—which costs $40–$140.
- Wood wedges and tools: You will need various sizes of treated wood wedges and standard home tools.
Time and Skill Required
This advanced DIY project demands time, precision, and experience. Hiring a professional is a smarter choice if you’re not skilled in DIY work or can’t commit to the time needed.
Cost Comparison
The minimum cost for professional re-leveling starts at:
- $400 for a single-wide
- Around $800 for a double-wide
- Up to $1,000 for a triple-wide
Materials alone can cost nearly as much as hiring a professional. Choosing a professional offers safety, efficiency, and a reliable outcome.
Flying Solo: How to Level Your Mobile Home
How to Inspect an Uneven Mobile Home
Before knowing exactly what to buy, you should check why your house is unlevel. Make sure to match your foundation type—don’t use large concrete slabs if your home has open steel frame piers, and don’t use steel piers if your house requires concrete support!
To accurately assess whether your mobile home is properly leveled, gather the following tools:
- Bubble Level – A standard yellow bubble level works well. Opt for a longer one for more precise readings.
- Flashlight – Since the space beneath your home is dark, a flashlight is necessary for a thorough inspection.
- Work Gloves – Sharp edges and debris can pose risks, so protect your hands with durable gloves.
- Protective Clothing – While optional, overalls or old clothes will help keep you clean.
- Notepad & Pen – Document which beams and piers are affected for easy reference.
- Measuring Tape – Useful for measuring pier sizes and assuring proper adjustments.
Inspection Steps
- Step One
Gather your flashlight, gloves, and coveralls. Double-check that you have your level tool before getting started.
- Step Two
If your home doesn’t have skirting, enter the crawl space beneath it. If skirting is present, look for an access panel that allows entry. Every home may have a slightly different setup. However, there should be a designated way in.
- Step Three
Inspect the piers supporting your home, especially in areas where you’ve noticed unevenness. Look for signs of rust, corrosion, or wooden wedges that are damaged or deteriorating.
Take note of the type of piers or supports in place so you can replace any that need attention.
- Step Four
Place the level tool against each I-beam. Position it near a support beam for the most accurate reading. Work from the center beam outward and identify which piers are lower than the rest. These will need to be adjusted.
Types of Piers
Your mobile home may have one of the following pier types:
- Open Steel Frame Pier
- Pyramid Concrete Block Pier
- Concrete Block Piers
If you need to replace them, take measurements or photos to guarantee you buy the correct ones. Since replacing them involves construction work, we recommend hiring a professional.
Leveling Your Mobile Home: Step-by-Step
Now that you understand why your home is unlevel and the type of piers supporting it, it’s time to begin the leveling process!
What You’ll Need
- 5-20 Ton Hydraulic Jack: A car jack may work if it can handle the home’s weight.
- Protective Goggles: Protects your eyes from dust and debris.
- Water Level: You can buy one or build your own using a simple guide.
- Hammer: Useful for adjusting wedges.
- Flashlight: Helps you see in the crawl space.
- Wooden Blocks/Wedges: Get 4”x12” or 4”x16” wedges and extra blocks (4”x8”x16” or 8”x8”x16”) for support. Also, invest in shims.
- Work Gloves & Coveralls: Keep your hands protected and clothes clean.
- Piers & Concrete Blocks: Needed if replacing or adding support.
- Bolts & Spanners: Required for loosening and securing piers.
Step-by-Step Guide to Leveling Your Mobile Home
Prepare and Enter the Crawlspace
- Wear all safety gear and gather your tools.
- Remove the skirting if needed and enter the crawlspace.
Check the I-Beams with a Water Level
- Place one end of the water level on the highest pier and the other on the sagging pier.
- Add water to match the height of the correct pier to measure the difference.
Position and Use the Jack
- Place the jack under the beam between the two piers.
- Use concrete or wood blocks to lift and stabilize the jack.
- Carefully lift the home until both pipes reach the same water level.
Adjust or Replace Piers
- If replacing a pier, install the new one at the correct height.
- If using wedges, hammer them into place and use shims for fine adjustments.
- Modify adjustable piers until they properly support the home.
Lower the Jack and Check Stability
- Slowly lower the jack until the home rests wholly on the piers.
- Check to balance everything before removing the jack.
- Check for any shifted pipes during the process.
Exit and Replace the Skirting
- Remove your tools and safely exit the crawlspace.
- Reattach the skirting if you removed it.
Great job! You’ve successfully leveled your mobile home! It may have seemed like a big task at first. However, it turned out to be more manageable than expected. Just as you’ve adjusted to your home, it has also adjusted to its foundation.
This natural settling process happens over time and needs to be corrected, but it’s completely doable. Stay mindful of any future shifts, and refer back to this guide whenever your mobile home needs leveling again.
At US Mobile Home Pros, we buy mobile homes in any condition. We also offer solutions for homeowners looking to sell quickly. If you’re dealing with a leveling issue and want to explore your options, we can help. Contact us today and let’s find the best solution for your mobile home!
