Mobile and Manufactured Home Repair Programs

Where to start if the home is unsafe

If the danger is serious but not a 911 emergency, start with local help before you call random contractors. Call 211 or use 211 local help to ask for home repair, weatherization, utility crisis, disability modification, senior repair, and local housing rehabilitation referrals. Then call your county, city, or community action agency. Local programs often know whether mobile or manufactured homes are included.

Use the table below to pick the first call. Many people should make more than one call because each program covers different repairs.

Why mobile and manufactured homes have extra rules

A site-built house usually has one deed for the house and land. A manufactured home may be different. You may own the home but rent the lot. The home may have a title like a vehicle. It may be treated as personal property, or it may be converted to real property.

For homes built after June 15, 1976, HUD says each transportable section should have a certification label, often called a HUD tag. The HUD home labels page also explains the data plate and missing label process. Do not remove a HUD tag or data plate if you find one.

Do not assume an agency will use the same words you use. Some programs say “mobile home.” Some say “manufactured home.” Some exclude older homes, homes without safe utility connections, or homes that cannot be made safe within the budget.

Programs that may help repair a mobile or manufactured home

USDA Section 504 rural home repair loans and grants

The USDA repair program, also called Section 504, helps very-low-income homeowners in eligible rural areas. Loans may be used to repair, improve, or modernize a home, or remove health and safety hazards. Grants are for homeowners age 62 or older and must be used to remove health and safety hazards.

As of this update, USDA lists a maximum loan of $40,000, a maximum grant of $10,000, and a higher $15,000 grant limit for eligible repairs in a presidentially declared disaster area. USDA also says loans and grants may be combined up to $50,000, or up to $55,000 in a presidentially declared disaster area. Loans have a fixed 1% rate and a 20-year term. Grants may have to be repaid if the property is sold in less than three years.

For mobile or manufactured homes, USDA’s handbook is stricter than many local programs. USDA says Section 504 funds can be used if the applicant owns the home and site, occupied the home before applying, the work removes health or safety hazards, and the home is on a permanent foundation or will be placed on one with Section 504 funds. Check your address on the USDA eligibility site.

Weatherization and energy-related repair help

The federal Weatherization Assistance Program is run through states, tribes, territories, and local providers. DOE says WAP is administered at the state and local level, and income rules often look at households at or below 200% of poverty guidelines, households receiving Supplemental Security Income, or state LIHEAP rules. Start with the DOE weatherization map and then call the local provider named for your county.

Weatherization is not general remodeling. It may help with energy audits, air sealing, insulation, heating system testing, minor health and safety measures, and related work. If you rent the lot or home, the provider may need written owner permission. Waitlists are common.

LIHEAP is mainly known for heating and cooling bill help, but HHS says LIHEAP can also support energy crises, weatherization, and minor energy-related home repairs. Check your state or local LIHEAP program if the repair is tied to heat, cooling, utility shutoff risk, or unsafe energy equipment.

City, county, and state housing rehab programs

Many repair programs are local, even when federal money helps fund them. A city may call the program owner-occupied rehab, emergency repair, critical repair, code correction, housing preservation, or accessibility modification.

CDBG rules allow rehabilitation of manufactured housing when it is part of the community’s permanent housing stock. The CDBG rule also allows many repair-related costs, such as labor, materials, inspections, energy efficiency, water efficiency, sewer connections, and accessibility barrier removal. But your city or county sets the local application rules.

HOME funds may also be used for homeowner rehabilitation, repair, or reconstruction of owner-occupied units, but the HOME rehabilitation rules can require the unit to meet local codes and written rehab standards. That can make small, single-purpose repairs harder under HOME than under some local emergency programs.

Some states have special manufactured housing programs. For example, California’s California MORE program says funds may support mobilehome park rehabilitation, replacement, reconstruction, and health and safety items for parks and individual mobilehomes. Your state may or may not have a similar program.

Nonprofit home repair programs

Local nonprofits may be more flexible than federal loan programs, but they still have rules and funding limits. Habitat for Humanity affiliates may offer repair or preservation programs; the national Habitat home repair page explains that families may partner based on income, need, and willingness to help. Rebuilding Together has local affiliates that focus on safe and healthy housing; start with Rebuilding Together and search for your area.

Nonprofits may focus on older adults, veterans, disabled residents, low-income homeowners, disaster survivors, or one repair type such as ramps, steps, roofs, or furnace safety. Many have waitlists.

Older adults and disabled homeowners

If the repair is tied to aging in place, fall risk, bathing safety, ramps, or safe entry, call your Area Agency on Aging or Aging and Disability Resource Center. ACL explains that Area Agencies on Aging are local or regional agencies that help older adults remain at home when possible. Use the Area Agencies page or the Eldercare Locator to find your local office.

Ask for home modification, fall prevention, minor home repair, assistive technology, and Medicaid waiver referrals. These offices may know small repair funds that ordinary housing offices miss.

Tribal housing and BIA Housing Improvement Program

If you are a member of a federally recognized Tribe, contact your tribal housing office first. The BIA housing program describes Housing Improvement Program assistance for qualified individuals, including repairs and renovations of existing homes, modest replacement homes, and housing down payment help with other programs. Eligibility includes tribal membership, living in an approved tribal service area, income at or below 150% of HHS poverty guidelines, substandard housing, ownership requirements, and no other housing resource.

Tribal land, assignments, leases, and multi-owner property can require special documents. Ask the tribal housing office or BIA servicing housing office which documents count.

Disaster damage

If a storm, flood, wildfire, tornado, or other disaster damaged your manufactured home, start with insurance and FEMA as soon as possible. Use FEMA disaster help or call 1-800-621-3362. FEMA may inspect the home and may help with basic repairs needed for a safe, sanitary, and functional place to live. FEMA help is not the same as insurance and usually will not make you whole.

The SBA is not only for businesses. In declared disasters, SBA disaster loans may be available to homeowners for up to $500,000 to repair or replace a primary residence, and to renters or homeowners for up to $100,000 for personal property. These are loans, not grants. Ask about liens, repayment, and whether the home is titled as personal property or real property before signing.

Repair loans and counseling

Some homeowners look at loans when grants or nonprofit help are not enough. HUD’s Title I programs insure certain loans through approved private lenders. HUD says Title I loans may be used for repairs of existing manufactured homes classified as real property or personal property. Not every lender offers them.

Before using a loan, contractor financing, a dealer loan, or any loan secured by your home, speak with a HUD housing counselor. HUD lists 800-569-4287 for housing counseling referrals. Ask about repayment, liens, default risk, and cheaper alternatives.

Documents to gather before you apply

You do not need every paper before you make the first call. But you should start a folder. Programs often pause applications when proof is missing.

If your title is lost, in the name of a deceased relative, or still in a seller’s name, ask the program whether legal aid can help. A title problem can block repair help even when the repair need is real.

Inspections, estimates, and contractor rules

Do not start paid work until the program says it is allowed. Many programs will not pay for work already started. Some require their own inspection, choose the contractor, require written bids, or pay the contractor directly.

Manufactured homes can need specialized work. Foundation, tie-down, roof-over, plumbing, electrical, skirting, belly board, duct, and vapor barrier repairs may involve state rules or local permits. Ask whether the contractor has worked on manufactured homes before.

What to do if you are denied, delayed, or waitlisted

A denial is not always the end. Ask for the reason in writing. The next step depends on the reason.

If you are overwhelmed, ask for case management. You may need one agency to fix title, another to inspect, and another to fund the work.

Scam and financing warnings

The FTC warns that home improvement scammers may pressure you for a fast decision, ask for all the money up front, say they have leftover materials, refuse written contracts, ask you to pull permits, or push you toward a lender they know. Read the FTC scam warnings before you sign anything.

For manufactured homeowners, be careful with loans that put a lien on the home, land, or tax bill. If a contractor says the park owner approved work, get written proof. Keep copies of estimates, contracts, photos, receipts, permits, and messages.