September 16, 2025 • 18 mins
Why Choose Mobile Home Leveling Services in Cleburne, TX
When your mobile home begins showing signs of settling or unlevel foundations, prompt professional intervention becomes crucial for maintaining both structural integrity and your family's safety. Cleburne TX residents trust requires specialized knowledge of local soil conditions, climate factors, and the unique engineering challenges that manufactured homes face in Johnson County.
https://www.lonestarleveling.com/locations/cleburne/
What Is Mobile Home Leveling?
Mobile home leveling is the process of adjusting and stabilizing the foundation system of manufactured, modular, or mobile homes to ensure they sit level and secure on their foundation piers or blocks. This specialized service addresses the unique structural requirements of factory-built homes, which differ significantly from traditional site-built construction.
The leveling process involves precise adjustments to the support system underneath your home, typically using hydraulic jacks, steel piers, and concrete blocks or pads. Professional mobile home leveling near Cleburne, TX requires understanding how manufactured homes distribute weight differently than conventional homes, with their steel frame chassis and lighter overall construction requiring specific techniques and materials.
Skirting Installation Services
Proper skirting installation serves multiple critical functions for mobile homes in the Cleburne area. Beyond aesthetic appeal, quality skirting provides essential insulation for your home's underside, prevents pest intrusion, and protects plumbing and electrical systems from weather exposure.
Service Areas Covered
Our mobile home leveling in Johnson County extends throughout the entire region including Cleburne, Burleson, Alvarado, Joshua, Godley, and Grandview. We also serve surrounding areas in Hood County, Tarrant County, and Dallas County as part of our commitment to the broader DFW Metroplex community.
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Transcript
Episode Transcript
Available transcripts are automatically generated. Complete accuracy is not guaranteed.
SPEAKER_01 (00:00):
Welcome back to the Deep Dive.
As the days get shorter, well,the temperatures drop, and a lot
of us start thinking aboutstaying warm, you know,
protecting our homes.
But if you own a manufactured ormobile home, this often brings
up some unique challenges,specifically skirting and
leveling.
These aren't just small fixes.
They're really foundational toyour home's comfort and, well,
(00:22):
its lifespan.
Today, we're taking a deep diveinto your sources.
We've got practical Redditdiscussions just packed with
real-world experiencesexperiences, detailed industry
guides, even official regulatorystandards.
Our mission, like always, is topull out the most important bits
of knowledge to help you getwell-informed about keeping your
mobile home cozy, stable, andprotected really through any
(00:44):
season.
SPEAKER_00 (00:44):
Exactly.
And while these topics, skirtingand leveling, might seem purely
functional, maybe even a littlebit mundane, they are absolutely
crucial.
We're talking about immediatecomfort, yes, but also the
long-term structural integrityand ultimately the value of your
home.
So we're going to explore notjust what to do, but really dig
into why it matters, drawingfrom, well, quite a variety of
(01:05):
perspectives that might actuallysurprise you.
SPEAKER_01 (01:06):
Okay, let's start our deep dive right at ground
level, literally, with skirting.
You often see it, maybe think ofit as just decorative, you know,
something to hide the undersideof the home, but the sources we
looked at make it super clearit's much, much more than that.
So, what exactly is skirting'smain role?
The one we don't always talkabout, beyond just, you know,
(01:27):
looking good.
SPEAKER_00 (01:28):
Right.
Skirting acts this vital kind ofmultifaceted barrier.
Think of it like your home'sinvisible shield almost.
It protects your plumbing pipesfrom freezing up in the cold.
It helps regulate the airtemperature underneath your
home, which affects your floors.
It shields the underbelly fromdamaging elements, wind,
moisture, that sort of thing.
(01:48):
And crucially is your first lineof defense against unwanted
critters and debris.
What's interesting is how manytraditional materials like just
plain wood aren't really ideal.
They can rot pretty easily whenthey're or right up against the
soil.
And that really pushes us towardfinding better, more resilient
alternatives.
SPEAKER_01 (02:04):
Yeah, I was really struck by some of the ingenious
solutions people on Redditshared, especially about
materials.
Foam board seemed to be thestandout.
And here's where it gets reallyinteresting.
Tell us about some of thosereal-world successes you found,
people actually using this stuffeffectively.
SPEAKER_00 (02:19):
Absolutely.
And these aren't justtheoretical, right?
We found actual examples, peoplegetting truly impressive
results.
There was one user in Vermont,Duders21, reported keeping their
storage area under the home at acomfortable 50 degrees
Fahrenheit, and their kitchenfloor, importantly, at 62
degrees Fahrenheit, even when itwas, get this, 29 degrees
(02:40):
outside and snowing.
SPEAKER_01 (02:41):
Wow, in 29-degree weather, that's significant.
SPEAKER_00 (02:44):
Right, in a 38-foot Brinkley trailer, and they did
this with just two small spaceheaters and one-inch foam board.
Specifically, it was R3.9,one-inch by four-foot by
eight-foot, faced polystyrenegarage door board insulation.
SPEAKER_01 (02:57):
Okay, R3.9, so that R value tells you how well it
resists heat flow, right?
SPEAKER_00 (03:01):
Exactly.
3.9 for a one inch board ispretty decent.
It means it's providing goodinsulation, helping keep the
home warmer without using a tonof energy.
And they even taped itunderneath their slide outs too.
Shows that, you know, everylittle bit helps seal things up.
SPEAKER_01 (03:16):
That's a great testament to its effectiveness.
And the versatility seems keytoo.
You mentioned it comes indifferent thicknesses.
SPEAKER_00 (03:23):
Yeah, the good news is foam board comes in various
thicknesses, usually from one upto four inches.
So you can kind of tailor it.
And for max impact, some userslike Ferrix19 suggested going
beyond just one layer.
They talked about using twolayers around the perimeter and
even putting a layer directly onthe ground underneath,
essentially creating thisthermal envelope.
SPEAKER_01 (03:43):
A full thermal envelope, okay.
SPEAKER_00 (03:44):
And to boost that insulation even more, you can't
forget plastic sheeting, youknow, a vapor barrier.
We found another Reddit user,Holopandemic, living way up
high, over 8,000 feet inColorado.
They managed to keep theircamper from freezing in,
frankly, astonishing sevendegree Fahrenheit weather.
That's
SPEAKER_01 (04:01):
seven degrees without freezing underneath.
SPEAKER_00 (04:05):
By doubling up on 10 mil plastic sheeting first and
then adding 2.5 inch polystyrenefoam board over that.
SPEAKER_01 (04:12):
Okay, 10 mil plastic, that's pretty thick
stuff, right?
Not just flimsy sheeting.
SPEAKER_00 (04:15):
Oh yeah, much more robust.
Creates a really tight sealagainst moisture and cold.
And the amazing part, they saidthey didn't even need a heater
under their camper.
SPEAKER_01 (04:24):
Wow, that's incredible.
Seven degrees, no extra heater.
SPEAKER_00 (04:26):
And did Holopandemic share how they actually in all
this?
SPEAKER_01 (04:30):
They did, yeah.
Really detailed DIY strategy.
They ran a perimeter of 2x2 woodstakes around the base, then dug
a shallow trench, maybe 3-4inches, to bury the bottom edge
of the plastic sheets.
That gives you a good groundseal.
Taped the plastic right to thecamper body, stapled it securely
to that wood frame, and thenscrewed the foam sheets onto the
frame using fender washers.
SPEAKER_00 (04:51):
Ah, fender washers, the big wide ones.
Good tip.
They stop the screws pullingthrough the foam, right?
Exactly.
Spreads the pressure, gives youa much stronger lasting hold.
They also mentioned thatspecific vapor barrier tape
works better than, say, metalADVAC tape or just regular duct
tape.
But they also shared a veryreal-world pro tip, which I
appreciated.
Just accept the fact that tapewill fall off no matter what.
SPEAKER_01 (05:14):
Yeah, it sounds about right for DIY sometimes.
Highlights that you got to checkon things regularly.
Okay, so moving from keepingwarm, skirting is also a big
deal for pest control, right?
That came up a lot.
Our sources had some interestingideas there.
There are some maybe a bitsurprising.
SPEAKER_00 (05:31):
Definitely.
There was a clear warningagainst using straw bales.
One user basically called them arodent hotel, which makes sense.
SPEAKER_01 (05:39):
Yeah, you don't want to invite them in.
SPEAKER_00 (05:40):
Exactly.
But then another user suggestedsomething I hadn't heard before,
putting a strobe lightunderneath the trailer.
Apparently, critters seem to notlike strobe lights.
SPEAKER_01 (05:49):
A strobe light.
Huh.
I can just picture a confusedraccoon wondering what's going
on under there.
Creative, at least.
SPEAKER_00 (05:56):
It is creative.
But, you know, for folks lookingfor more, let's say, robust,
permanent solutions.
There are manufacturers likeTeraskert.
They offer concrete panelsspecifically designed to be
buried in the ground.
Their recommendation is to digthose panels down at least six
inches into the soil and thenbackfill with coarse rock.
SPEAKER_01 (06:14):
OK, so a solid physical barrier.
Harder for rodents to dig under,I guess.
SPEAKER_00 (06:18):
Much harder.
And it also solves that problemof wood skirting rotting from
soil contact.
So it gives you that long termpeace of mind.
SPEAKER_01 (06:24):
Right.
So skirting keeps things warm,keeps pests out.
But then there's ventilation.
It seems totallycounterintuitive, right?
Why put vents in your skirtingif you're trying so hard to keep
heat in?
It does raise that importantquestion.
Why is ventilation so crucialdown there?
SPEAKER_00 (06:40):
It is absolutely essential.
And yeah, it seems like acontradiction when you're
focused on warmth.
But it's key to preventingreally serious problems like
mold and moisture buildup,especially in that crawlspace
area.
Without decent airflow, you'rebasically creating a perfect
little habitat for mildew, rot,even structural damage over
time.
SPEAKER_01 (06:59):
Okay.
Mold and moisture, big ones.
Anything else?
SPEAKER_00 (07:02):
Yeah, beyond that, proper ventilation actually
helps improve overall energyefficiency.
It traps regulated air, butallows moisture out.
It also safely releases anypotential hazardous gases that
might come up from plumbing oreven just the soil itself.
Helps lessen odors down thereand promotes healthy airflow for
any gas appliances you mighthave, like a furnace or a water
heater.
(07:22):
Safety aspect, too.
SPEAKER_01 (07:23):
Gotcha.
So how much ventilation are wetalking?
Is there a rule of thumb?
SPEAKER_00 (07:26):
There is.
The general guidance suggests aminimum of one square foot of
net-free ventilation area forevery 150 square feet of floor
area.
SPEAKER_01 (07:35):
Net-free area, meaning the actual hole size
after the screen or louvers.
SPEAKER_00 (07:39):
Precisely.
You account for the blockage.
Yeah.
And you should aim for at leastsix openings total.
Good practice is one at each endof the home and then two along
each long side.
You also want ventilation withinabout three feet of each corner.
And definitely screened.
Always screened to keep thoserodents out again.
SPEAKER_01 (07:56):
Right.
Screened vents are key.
And don't forget an access door,I imagine, for getting under
there.
SPEAKER_00 (08:01):
Oh, absolutely vital.
You need that for futurerepairs, maybe applying heat
tape to pipes if needed orreplacing a moisture barrier
down the line.
Just one practical tip.
Try to place the vents away fromthe water pipes themselves so
you don't inadvertently makethem more likely to freeze from
cold drafts.
SPEAKER_01 (08:17):
Good point.
Yeah.
Avoid creating a new problemwhile solving another.
Okay.
So from keeping cold and pestsout, skirting definitely does a
lot.
But while it protects theperimeter, what about the actual
foundation the home sits on?
Let's pivot now to leveling.
This can sound, I don't know,tedious, maybe like an abstract
structural thing.
But what does it really mean foryou as a homeowner in practical
(08:38):
terms?
SPEAKER_00 (08:39):
Oh, it means everything.
Everything for your home'shealth, your day-to-day comfort,
and honestly, your wallet downthe line.
Proper leveling makes sure themobile home is supported evenly
across all its foundationpoints.
This prevents critical issues,structural damage to the frame,
the walls, the roof.
Think of it like balancing along plank.
If the supports aren't even,Even it warps.
SPEAKER_01 (09:00):
Right.
Makes sense.
SPEAKER_00 (09:01):
It also keeps your doors and windows working
properly, aligned in theirframes.
And it ensures your plumbing andelectrical systems function
correctly without undue stress.
An unlevel home, well, it leadsto sagging floors, sometimes
visible foundation cracks, evensafety hazards.
Ultimately, it just reduces yourhome's value and definitely
(09:22):
shortens its lifespan.
SPEAKER_01 (09:23):
And you feel it too, right?
Like trying to close a door thatalways sticks or walking across
a floor that feels tilt It'suncomfortable.
It's inconvenient.
And it signals deeper trouble.
SPEAKER_00 (09:33):
Exactly.
Those are the practical everydayannoyances that point to a
bigger problem.
SPEAKER_01 (09:38):
So how can you tell for sure if your mobile home is
out of level?
What are those specific warningsigns homeowners should be
looking for?
SPEAKER_00 (09:44):
Yeah.
Keep a close eye out for thosesubtle but very telling clues.
Doors that stick or just don'tclose quite right.
That's a classic sign.
Windows that are suddenly hardto open or shut.
Visible gaps opening up betweenwalls and floors.
Or maybe Maybe between theceiling and wall trim.
Noticeable slopes in theflooring.
You might even feel it when youwalk.
SPEAKER_01 (10:03):
Okay, anything on the outside?
SPEAKER_00 (10:05):
Yeah, you might actually see the exterior
looking a bit tilted if youstand back.
You might hear more creakingsounds than usual.
And look at the skirting itself,if it's buckled or warped.
That can be a sign the homeabove it has shifted.
Same with the siding sometimes.
SPEAKER_01 (10:19):
Got it.
So once you know what to lookfor, how often should you be
checking?
Is it like an annual thing?
SPEAKER_00 (10:25):
It's highly recommended to assess your
mobile home's levelness at leastonce a year.
Just make it part of yourregular home maintenance
checklist.
But it's even more critical tocheck after any significant
weather events.
Think heavy rain, any kind offlooding nearby, even really
strong winds.
Anything that could cause theground underneath your home to
shift, settle, or heaveunevenly.
SPEAKER_01 (10:47):
Right, ground movement is the enemy here.
Okay, let's talk money.
If you do find your homes out oflevel, what should you expect to
pay for professional leveling?
Our sources showed a pretty widerange.
SPEAKER_00 (10:58):
They do vary.
According to this old house, theaverage cost is somewhere
between$450 and$900.
To break it down a bit more,single-wide homes typically cost
$600 or less.
Double-wides average around$900.
And triple-wides, well, they canrun$1,000 or more.
We also saw some specificservices like Lone Star Mobile
Home Leveling, quotingsingle-wide leveling starting at
(11:20):
about$850.
So there's definitely variation.
SPEAKER_01 (11:23):
Okay, so$450 to$900 is average, but depends on size.
What else affects that cost?
SPEAKER_00 (11:28):
Several things.
The home's type and size is abig one, obviously.
The severity of the unevenness,you know, a slight tilt is less
work than a major sag.
And, of course, local laborrates play a huge role.
Metropolitan areas tend to becostlier than more rural areas
where you might see prices aslow as, say,$250,$300 sometimes.
Okay.
And a really important point.
If significant foundationrepairs are needed alongside the
(11:51):
leveling, maybe replacing piersor footings that can add
substantially to the price,we're talking an average around
$4,500 or potentially more formajor foundation work.
SPEAKER_01 (12:00):
Right, so leveling itself might be one cost, but
underlying issues could add waymore.
Now, what's fascinating here isalways that debate.
DIY versus hiring a pro.
Leveling sounds heavy.
While DIY might seem like a wayto save on labor costs, it
sounds like a really physicallyintensive job.
SPEAKER_00 (12:17):
Oh, extremely.
It involves crawling under thehome, often in pretty cramped,
dirty conditions.
You need specialized tools, too,like a long, accurate six-foot
water level and heavy-dutyhydraulic And the risk
SPEAKER_01 (12:35):
if you mess it up.
SPEAKER_00 (12:37):
That's the big concern.
Doing the job incorrectly, maybelifting in the wrong spot or
unevenly, can actually weakenthe home's structural integrity.
You could cause more severeproblems, leading to far
costlier repairs down the roadthan if you just hired someone.
It could even potentially voidyour home's warranty.
SPEAKER_01 (12:53):
Yikes.
Okay, so it sounds like leaningtowards the pros is generally
smarter.
What are the big problems?
big benefits they bring besidesjust avoiding the heavy lifting?
SPEAKER_00 (13:02):
Well, primarily their knowledge and expertise.
They understand load points, howto lift safely, how to check for
underlying issues.
They ensure a high quality job.
They already have all thosespecialized expensive tools.
They understand the localpermits and building codes,
which can be surprisinglycomplex.
And reputable contractors,crucially, often provide work
(13:23):
warranties or guarantees ontheir leveling.
SPEAKER_01 (13:26):
Ah, a warranty.
That's peace of mind.
SPEAKER_00 (13:28):
Huge peace of mind.
of mind.
It helps you avoid building codeviolations, potential fines, and
frankly, personal injury fromtrying to lift tons of weight
incorrectly.
Plus, professionals areefficient.
They can typically get the jobdone in, say, three to six hours
for a standard case.
Larger or really badly unlevelhomes might take longer, but
it's focused work.
SPEAKER_01 (13:49):
So for saving money long term, what's the takeaway?
It sounds like regularlychecking for signs yourself is
key.
SPEAKER_00 (13:55):
Definitely.
Catching it early is alwayscheaper.
SPEAKER_01 (13:58):
Being realistic about maybe only tackling the
absolute most minor adjustmentsyourself, if you even have the
skills and tools.
SPEAKER_00 (14:04):
Right.
Knowing your limits is crucial.
SPEAKER_01 (14:06):
And maybe bundling leveling with other necessary
maintenance could help managecosts overall.
Protect that investment.
SPEAKER_00 (14:13):
That's a good summary.
Proactive checks, professionalhelp for the real work.
Protect the investment.
SPEAKER_01 (14:19):
Okay.
It's really clear from thesources that both skirting and
leveling aren't just, you know,handyman fixes.
There's a serious side involvingsafety compliance.
For instance, We saw Texas hasthese detailed manufactured
housing rules.
If we connect that to the biggerpicture, what's the real purpose
of such detailed regulations?
What do they generally cover forhomeowners?
SPEAKER_00 (14:38):
Right.
Regulations like those from theTexas Department of Housing and
Community Affairs or similarbodies in other states exist for
a fundamental reason.
Safety and habitability.
They're there to ensure thatmanufactured homes are installed
correctly in the first place andremain safe to live in over
time.
They protect homeownersinvestments and well-being.
(14:58):
They use usually specify thatinstallations must be done by
licensed professionals.
You can't just have anyone doit.
And those pros have to followeither the specific manufacturer
approved instructions for thathome model or the state's own
generic standards ifmanufacturer instructions aren't
available.
SPEAKER_01 (15:13):
And what kind of details do these rules get into?
SPEAKER_00 (15:15):
Oh, very specific details.
Things like proper sitepreparation, ensuring good
drainage away from the home,clearing debris from underneath,
precise standards for thefootings and piers that support
the home.
The anchoring systems requirefor different wind zones.
That's huge for safety instorms.
Requirements for moisture andground vapor controls, like that
plastic sheeting we discussed.
(15:36):
And exactly how all the utilityconnections, HVAC, water,
electrical fuel, gas, have to bemade safely and correctly.
These rules, they'remeticulously designed to prevent
the very problems we've beentalking about, from structural
failure and plumbing issues tomold and pest infestations.
It's all tied together.
SPEAKER_01 (15:52):
Wow, yeah, that's comprehensive.
So given all that complexity andhow critical these jobs are, How
do you find a truly reliableservice provider, whether it's
for skirting or leveling?
SPEAKER_00 (16:03):
It takes a bit more than just a quick online search
or asking a neighbor, althoughthose are good starting points.
You really need to be thorough.
Definitely check online reviews.
Google My Business, Yelp, siteslike that give you a sense of
past customer experiences.
But go a step further.
Critically, verify that thecompany has proper current
licensing for your state andtype of work, and check that
(16:27):
they have comprehensiveinsurance coverage.
SPEAKER_01 (16:28):
Insurance is key, right?
Protects you if something goeswrong on your property.
SPEAKER_00 (16:33):
Absolutely non-negotiable.
It protects both you and themduring the service.
SPEAKER_01 (16:36):
Okay, so license and insurance checked.
What about when you actuallytalk to them?
What should you ask?
SPEAKER_00 (16:42):
Ask specific probing questions.
Don't be shy.
How long have they actually beenin business doing this kind of
work?
What specific techniques andequipment do they use for
leveling or skirting?
Especially ask how they adapt tolocal conditions, like soil type
or climate extremes in yourarea.
Crucially, ask if they arefamiliar with your state's
specific regulations regardingmanufactured homes, not just
(17:04):
generic codes, but the ones thatapply directly to you.
SPEAKER_01 (17:07):
Good point.
Regulations vary.
SPEAKER_00 (17:08):
Definitely.
And ask if they can providereferences from past clients,
preferably ones with homessimilar to yours, whose jobs
they've completed recently.
SPEAKER_01 (17:18):
Getting clear, confident answers to those kinds
of questions really helps yougauge their expertise and
reliability, doesn't it?
SPEAKER_00 (17:24):
It really does.
And that ties into the finalpoint our sources emphasize,
prioritize value over just thelowest price tag.
A cheap job done poorly,especially with leveling, can
lead to much, much moreexpensive and frustrating
repairs down the line.
It can turn a small saving intoa massive headache.
SPEAKER_01 (17:43):
That makes perfect sense.
Okay, we've covered a hugeamount today, from the
surprising insulating power offoam board for sterting and
those clever pest control ideas,to the absolutely foundational
importance of keeping your homeperfectly level and
understanding the regulationsthat keep it all safe.
SPEAKER_00 (17:59):
And remember, these really aren't just tedious
maintenance tasks on achecklist.
Think of them as criticalinvestments.
Investments in your mobilehome's longevity, your family's
comfort, their safety, andultimately, yeah, its resale
value.
Neglecting these areas.
It's like a silent drain on yourinvestment, really.
SPEAKER_01 (18:14):
So next time you walk through your manufactured
home, just take a moment.
Pause.
Do those doors swing opensmoothly?
Does the floor feel perfectlysolid, perfectly level under
your feet?
It's not just about how thingslook.
It's about the very structure,ensuring your comfort and
security.
SPEAKER_00 (18:31):
Which leads us to that final thought to leave you
with.
SPEAKER_01 (18:34):
What unnoticed structural stresses might be
silently building in your homeright now, potentially
jeopardizing its future comfortand value, maybe just waiting
for the next change of season orthe next big storm to expose
them?
Thanks for taking this deep divewith us.
We really hope you're feelingmore informed and ready to make
sure your manufactured home isas stable, safe, and cozy as it
(18:54):
can possibly be.
Welcome back to the Deep Dive.
As the days get shorter, well,the temperatures drop, and a lot
of us start thinking aboutstaying warm, you know,
protecting our homes.
But if you own a manufactured ormobile home, this often brings
up some unique challenges,specifically skirting and
leveling.
These aren't just small fixes.
They're really foundational toyour home's comfort and, well,
(00:22):
its lifespan.
Today, we're taking a deep diveinto your sources.
We've got practical Redditdiscussions just packed with
real-world experiencesexperiences, detailed industry
guides, even official regulatorystandards.
Our mission, like always, is topull out the most important bits
of knowledge to help you getwell-informed about keeping your
mobile home cozy, stable, andprotected really through any
(00:44):
season.
SPEAKER_00 (00:44):
Exactly.
And while these topics, skirtingand leveling, might seem purely
functional, maybe even a littlebit mundane, they are absolutely
crucial.
We're talking about immediatecomfort, yes, but also the
long-term structural integrityand ultimately the value of your
home.
So we're going to explore notjust what to do, but really dig
into why it matters, drawingfrom, well, quite a variety of
(01:05):
perspectives that might actuallysurprise you.
SPEAKER_01 (01:06):
Okay, let's start our deep dive right at ground
level, literally, with skirting.
You often see it, maybe think ofit as just decorative, you know,
something to hide the undersideof the home, but the sources we
looked at make it super clearit's much, much more than that.
So, what exactly is skirting'smain role?
The one we don't always talkabout, beyond just, you know,
(01:27):
looking good.
SPEAKER_00 (01:28):
Right.
Skirting acts this vital kind ofmultifaceted barrier.
Think of it like your home'sinvisible shield almost.
It protects your plumbing pipesfrom freezing up in the cold.
It helps regulate the airtemperature underneath your
home, which affects your floors.
It shields the underbelly fromdamaging elements, wind,
moisture, that sort of thing.
(01:48):
And crucially is your first lineof defense against unwanted
critters and debris.
What's interesting is how manytraditional materials like just
plain wood aren't really ideal.
They can rot pretty easily whenthey're or right up against the
soil.
And that really pushes us towardfinding better, more resilient
alternatives.
SPEAKER_01 (02:04):
Yeah, I was really struck by some of the ingenious
solutions people on Redditshared, especially about
materials.
Foam board seemed to be thestandout.
And here's where it gets reallyinteresting.
Tell us about some of thosereal-world successes you found,
people actually using this stuffeffectively.
SPEAKER_00 (02:19):
Absolutely.
And these aren't justtheoretical, right?
We found actual examples, peoplegetting truly impressive
results.
There was one user in Vermont,Duders21, reported keeping their
storage area under the home at acomfortable 50 degrees
Fahrenheit, and their kitchenfloor, importantly, at 62
degrees Fahrenheit, even when itwas, get this, 29 degrees
(02:40):
outside and snowing.
SPEAKER_01 (02:41):
Wow, in 29-degree weather, that's significant.
SPEAKER_00 (02:44):
Right, in a 38-foot Brinkley trailer, and they did
this with just two small spaceheaters and one-inch foam board.
Specifically, it was R3.9,one-inch by four-foot by
eight-foot, faced polystyrenegarage door board insulation.
SPEAKER_01 (02:57):
Okay, R3.9, so that R value tells you how well it
resists heat flow, right?
SPEAKER_00 (03:01):
Exactly.
3.9 for a one inch board ispretty decent.
It means it's providing goodinsulation, helping keep the
home warmer without using a tonof energy.
And they even taped itunderneath their slide outs too.
Shows that, you know, everylittle bit helps seal things up.
SPEAKER_01 (03:16):
That's a great testament to its effectiveness.
And the versatility seems keytoo.
You mentioned it comes indifferent thicknesses.
SPEAKER_00 (03:23):
Yeah, the good news is foam board comes in various
thicknesses, usually from one upto four inches.
So you can kind of tailor it.
And for max impact, some userslike Ferrix19 suggested going
beyond just one layer.
They talked about using twolayers around the perimeter and
even putting a layer directly onthe ground underneath,
essentially creating thisthermal envelope.
SPEAKER_01 (03:43):
A full thermal envelope, okay.
SPEAKER_00 (03:44):
And to boost that insulation even more, you can't
forget plastic sheeting, youknow, a vapor barrier.
We found another Reddit user,Holopandemic, living way up
high, over 8,000 feet inColorado.
They managed to keep theircamper from freezing in,
frankly, astonishing sevendegree Fahrenheit weather.
That's
SPEAKER_01 (04:01):
seven degrees without freezing underneath.
SPEAKER_00 (04:05):
By doubling up on 10 mil plastic sheeting first and
then adding 2.5 inch polystyrenefoam board over that.
SPEAKER_01 (04:12):
Okay, 10 mil plastic, that's pretty thick
stuff, right?
Not just flimsy sheeting.
SPEAKER_00 (04:15):
Oh yeah, much more robust.
Creates a really tight sealagainst moisture and cold.
And the amazing part, they saidthey didn't even need a heater
under their camper.
SPEAKER_01 (04:24):
Wow, that's incredible.
Seven degrees, no extra heater.
SPEAKER_00 (04:26):
And did Holopandemic share how they actually in all
this?
SPEAKER_01 (04:30):
They did, yeah.
Really detailed DIY strategy.
They ran a perimeter of 2x2 woodstakes around the base, then dug
a shallow trench, maybe 3-4inches, to bury the bottom edge
of the plastic sheets.
That gives you a good groundseal.
Taped the plastic right to thecamper body, stapled it securely
to that wood frame, and thenscrewed the foam sheets onto the
frame using fender washers.
SPEAKER_00 (04:51):
Ah, fender washers, the big wide ones.
Good tip.
They stop the screws pullingthrough the foam, right?
Exactly.
Spreads the pressure, gives youa much stronger lasting hold.
They also mentioned thatspecific vapor barrier tape
works better than, say, metalADVAC tape or just regular duct
tape.
But they also shared a veryreal-world pro tip, which I
appreciated.
Just accept the fact that tapewill fall off no matter what.
SPEAKER_01 (05:14):
Yeah, it sounds about right for DIY sometimes.
Highlights that you got to checkon things regularly.
Okay, so moving from keepingwarm, skirting is also a big
deal for pest control, right?
That came up a lot.
Our sources had some interestingideas there.
There are some maybe a bitsurprising.
SPEAKER_00 (05:31):
Definitely.
There was a clear warningagainst using straw bales.
One user basically called them arodent hotel, which makes sense.
SPEAKER_01 (05:39):
Yeah, you don't want to invite them in.
SPEAKER_00 (05:40):
Exactly.
But then another user suggestedsomething I hadn't heard before,
putting a strobe lightunderneath the trailer.
Apparently, critters seem to notlike strobe lights.
SPEAKER_01 (05:49):
A strobe light.
Huh.
I can just picture a confusedraccoon wondering what's going
on under there.
Creative, at least.
SPEAKER_00 (05:56):
It is creative.
But, you know, for folks lookingfor more, let's say, robust,
permanent solutions.
There are manufacturers likeTeraskert.
They offer concrete panelsspecifically designed to be
buried in the ground.
Their recommendation is to digthose panels down at least six
inches into the soil and thenbackfill with coarse rock.
SPEAKER_01 (06:14):
OK, so a solid physical barrier.
Harder for rodents to dig under,I guess.
SPEAKER_00 (06:18):
Much harder.
And it also solves that problemof wood skirting rotting from
soil contact.
So it gives you that long termpeace of mind.
SPEAKER_01 (06:24):
Right.
So skirting keeps things warm,keeps pests out.
But then there's ventilation.
It seems totallycounterintuitive, right?
Why put vents in your skirtingif you're trying so hard to keep
heat in?
It does raise that importantquestion.
Why is ventilation so crucialdown there?
SPEAKER_00 (06:40):
It is absolutely essential.
And yeah, it seems like acontradiction when you're
focused on warmth.
But it's key to preventingreally serious problems like
mold and moisture buildup,especially in that crawlspace
area.
Without decent airflow, you'rebasically creating a perfect
little habitat for mildew, rot,even structural damage over
time.
SPEAKER_01 (06:59):
Okay.
Mold and moisture, big ones.
Anything else?
SPEAKER_00 (07:02):
Yeah, beyond that, proper ventilation actually
helps improve overall energyefficiency.
It traps regulated air, butallows moisture out.
It also safely releases anypotential hazardous gases that
might come up from plumbing oreven just the soil itself.
Helps lessen odors down thereand promotes healthy airflow for
any gas appliances you mighthave, like a furnace or a water
heater.
(07:22):
Safety aspect, too.
SPEAKER_01 (07:23):
Gotcha.
So how much ventilation are wetalking?
Is there a rule of thumb?
SPEAKER_00 (07:26):
There is.
The general guidance suggests aminimum of one square foot of
net-free ventilation area forevery 150 square feet of floor
area.
SPEAKER_01 (07:35):
Net-free area, meaning the actual hole size
after the screen or louvers.
SPEAKER_00 (07:39):
Precisely.
You account for the blockage.
Yeah.
And you should aim for at leastsix openings total.
Good practice is one at each endof the home and then two along
each long side.
You also want ventilation withinabout three feet of each corner.
And definitely screened.
Always screened to keep thoserodents out again.
SPEAKER_01 (07:56):
Right.
Screened vents are key.
And don't forget an access door,I imagine, for getting under
there.
SPEAKER_00 (08:01):
Oh, absolutely vital.
You need that for futurerepairs, maybe applying heat
tape to pipes if needed orreplacing a moisture barrier
down the line.
Just one practical tip.
Try to place the vents away fromthe water pipes themselves so
you don't inadvertently makethem more likely to freeze from
cold drafts.
SPEAKER_01 (08:17):
Good point.
Yeah.
Avoid creating a new problemwhile solving another.
Okay.
So from keeping cold and pestsout, skirting definitely does a
lot.
But while it protects theperimeter, what about the actual
foundation the home sits on?
Let's pivot now to leveling.
This can sound, I don't know,tedious, maybe like an abstract
structural thing.
But what does it really mean foryou as a homeowner in practical
(08:38):
terms?
SPEAKER_00 (08:39):
Oh, it means everything.
Everything for your home'shealth, your day-to-day comfort,
and honestly, your wallet downthe line.
Proper leveling makes sure themobile home is supported evenly
across all its foundationpoints.
This prevents critical issues,structural damage to the frame,
the walls, the roof.
Think of it like balancing along plank.
If the supports aren't even,Even it warps.
SPEAKER_01 (09:00):
Right.
Makes sense.
SPEAKER_00 (09:01):
It also keeps your doors and windows working
properly, aligned in theirframes.
And it ensures your plumbing andelectrical systems function
correctly without undue stress.
An unlevel home, well, it leadsto sagging floors, sometimes
visible foundation cracks, evensafety hazards.
Ultimately, it just reduces yourhome's value and definitely
(09:22):
shortens its lifespan.
SPEAKER_01 (09:23):
And you feel it too, right?
Like trying to close a door thatalways sticks or walking across
a floor that feels tilt It'suncomfortable.
It's inconvenient.
And it signals deeper trouble.
SPEAKER_00 (09:33):
Exactly.
Those are the practical everydayannoyances that point to a
bigger problem.
SPEAKER_01 (09:38):
So how can you tell for sure if your mobile home is
out of level?
What are those specific warningsigns homeowners should be
looking for?
SPEAKER_00 (09:44):
Yeah.
Keep a close eye out for thosesubtle but very telling clues.
Doors that stick or just don'tclose quite right.
That's a classic sign.
Windows that are suddenly hardto open or shut.
Visible gaps opening up betweenwalls and floors.
Or maybe Maybe between theceiling and wall trim.
Noticeable slopes in theflooring.
You might even feel it when youwalk.
SPEAKER_01 (10:03):
Okay, anything on the outside?
SPEAKER_00 (10:05):
Yeah, you might actually see the exterior
looking a bit tilted if youstand back.
You might hear more creakingsounds than usual.
And look at the skirting itself,if it's buckled or warped.
That can be a sign the homeabove it has shifted.
Same with the siding sometimes.
SPEAKER_01 (10:19):
Got it.
So once you know what to lookfor, how often should you be
checking?
Is it like an annual thing?
SPEAKER_00 (10:25):
It's highly recommended to assess your
mobile home's levelness at leastonce a year.
Just make it part of yourregular home maintenance
checklist.
But it's even more critical tocheck after any significant
weather events.
Think heavy rain, any kind offlooding nearby, even really
strong winds.
Anything that could cause theground underneath your home to
shift, settle, or heaveunevenly.
SPEAKER_01 (10:47):
Right, ground movement is the enemy here.
Okay, let's talk money.
If you do find your homes out oflevel, what should you expect to
pay for professional leveling?
Our sources showed a pretty widerange.
SPEAKER_00 (10:58):
They do vary.
According to this old house, theaverage cost is somewhere
between$450 and$900.
To break it down a bit more,single-wide homes typically cost
$600 or less.
Double-wides average around$900.
And triple-wides, well, they canrun$1,000 or more.
We also saw some specificservices like Lone Star Mobile
Home Leveling, quotingsingle-wide leveling starting at
(11:20):
about$850.
So there's definitely variation.
SPEAKER_01 (11:23):
Okay, so$450 to$900 is average, but depends on size.
What else affects that cost?
SPEAKER_00 (11:28):
Several things.
The home's type and size is abig one, obviously.
The severity of the unevenness,you know, a slight tilt is less
work than a major sag.
And, of course, local laborrates play a huge role.
Metropolitan areas tend to becostlier than more rural areas
where you might see prices aslow as, say,$250,$300 sometimes.
Okay.
And a really important point.
If significant foundationrepairs are needed alongside the
(11:51):
leveling, maybe replacing piersor footings that can add
substantially to the price,we're talking an average around
$4,500 or potentially more formajor foundation work.
SPEAKER_01 (12:00):
Right, so leveling itself might be one cost, but
underlying issues could add waymore.
Now, what's fascinating here isalways that debate.
DIY versus hiring a pro.
Leveling sounds heavy.
While DIY might seem like a wayto save on labor costs, it
sounds like a really physicallyintensive job.
SPEAKER_00 (12:17):
Oh, extremely.
It involves crawling under thehome, often in pretty cramped,
dirty conditions.
You need specialized tools, too,like a long, accurate six-foot
water level and heavy-dutyhydraulic And the risk
SPEAKER_01 (12:35):
if you mess it up.
SPEAKER_00 (12:37):
That's the big concern.
Doing the job incorrectly, maybelifting in the wrong spot or
unevenly, can actually weakenthe home's structural integrity.
You could cause more severeproblems, leading to far
costlier repairs down the roadthan if you just hired someone.
It could even potentially voidyour home's warranty.
SPEAKER_01 (12:53):
Yikes.
Okay, so it sounds like leaningtowards the pros is generally
smarter.
What are the big problems?
big benefits they bring besidesjust avoiding the heavy lifting?
SPEAKER_00 (13:02):
Well, primarily their knowledge and expertise.
They understand load points, howto lift safely, how to check for
underlying issues.
They ensure a high quality job.
They already have all thosespecialized expensive tools.
They understand the localpermits and building codes,
which can be surprisinglycomplex.
And reputable contractors,crucially, often provide work
(13:23):
warranties or guarantees ontheir leveling.
SPEAKER_01 (13:26):
Ah, a warranty.
That's peace of mind.
SPEAKER_00 (13:28):
Huge peace of mind.
of mind.
It helps you avoid building codeviolations, potential fines, and
frankly, personal injury fromtrying to lift tons of weight
incorrectly.
Plus, professionals areefficient.
They can typically get the jobdone in, say, three to six hours
for a standard case.
Larger or really badly unlevelhomes might take longer, but
it's focused work.
SPEAKER_01 (13:49):
So for saving money long term, what's the takeaway?
It sounds like regularlychecking for signs yourself is
key.
SPEAKER_00 (13:55):
Definitely.
Catching it early is alwayscheaper.
SPEAKER_01 (13:58):
Being realistic about maybe only tackling the
absolute most minor adjustmentsyourself, if you even have the
skills and tools.
SPEAKER_00 (14:04):
Right.
Knowing your limits is crucial.
SPEAKER_01 (14:06):
And maybe bundling leveling with other necessary
maintenance could help managecosts overall.
Protect that investment.
SPEAKER_00 (14:13):
That's a good summary.
Proactive checks, professionalhelp for the real work.
Protect the investment.
SPEAKER_01 (14:19):
Okay.
It's really clear from thesources that both skirting and
leveling aren't just, you know,handyman fixes.
There's a serious side involvingsafety compliance.
For instance, We saw Texas hasthese detailed manufactured
housing rules.
If we connect that to the biggerpicture, what's the real purpose
of such detailed regulations?
What do they generally cover forhomeowners?
SPEAKER_00 (14:38):
Right.
Regulations like those from theTexas Department of Housing and
Community Affairs or similarbodies in other states exist for
a fundamental reason.
Safety and habitability.
They're there to ensure thatmanufactured homes are installed
correctly in the first place andremain safe to live in over
time.
They protect homeownersinvestments and well-being.
(14:58):
They use usually specify thatinstallations must be done by
licensed professionals.
You can't just have anyone doit.
And those pros have to followeither the specific manufacturer
approved instructions for thathome model or the state's own
generic standards ifmanufacturer instructions aren't
available.
SPEAKER_01 (15:13):
And what kind of details do these rules get into?
SPEAKER_00 (15:15):
Oh, very specific details.
Things like proper sitepreparation, ensuring good
drainage away from the home,clearing debris from underneath,
precise standards for thefootings and piers that support
the home.
The anchoring systems requirefor different wind zones.
That's huge for safety instorms.
Requirements for moisture andground vapor controls, like that
plastic sheeting we discussed.
(15:36):
And exactly how all the utilityconnections, HVAC, water,
electrical fuel, gas, have to bemade safely and correctly.
These rules, they'remeticulously designed to prevent
the very problems we've beentalking about, from structural
failure and plumbing issues tomold and pest infestations.
It's all tied together.
SPEAKER_01 (15:52):
Wow, yeah, that's comprehensive.
So given all that complexity andhow critical these jobs are, How
do you find a truly reliableservice provider, whether it's
for skirting or leveling?
SPEAKER_00 (16:03):
It takes a bit more than just a quick online search
or asking a neighbor, althoughthose are good starting points.
You really need to be thorough.
Definitely check online reviews.
Google My Business, Yelp, siteslike that give you a sense of
past customer experiences.
But go a step further.
Critically, verify that thecompany has proper current
licensing for your state andtype of work, and check that
(16:27):
they have comprehensiveinsurance coverage.
SPEAKER_01 (16:28):
Insurance is key, right?
Protects you if something goeswrong on your property.
SPEAKER_00 (16:33):
Absolutely non-negotiable.
It protects both you and themduring the service.
SPEAKER_01 (16:36):
Okay, so license and insurance checked.
What about when you actuallytalk to them?
What should you ask?
SPEAKER_00 (16:42):
Ask specific probing questions.
Don't be shy.
How long have they actually beenin business doing this kind of
work?
What specific techniques andequipment do they use for
leveling or skirting?
Especially ask how they adapt tolocal conditions, like soil type
or climate extremes in yourarea.
Crucially, ask if they arefamiliar with your state's
specific regulations regardingmanufactured homes, not just
(17:04):
generic codes, but the ones thatapply directly to you.
SPEAKER_01 (17:07):
Good point.
Regulations vary.
SPEAKER_00 (17:08):
Definitely.
And ask if they can providereferences from past clients,
preferably ones with homessimilar to yours, whose jobs
they've completed recently.
SPEAKER_01 (17:18):
Getting clear, confident answers to those kinds
of questions really helps yougauge their expertise and
reliability, doesn't it?
SPEAKER_00 (17:24):
It really does.
And that ties into the finalpoint our sources emphasize,
prioritize value over just thelowest price tag.
A cheap job done poorly,especially with leveling, can
lead to much, much moreexpensive and frustrating
repairs down the line.
It can turn a small saving intoa massive headache.
SPEAKER_01 (17:43):
That makes perfect sense.
Okay, we've covered a hugeamount today, from the
surprising insulating power offoam board for sterting and
those clever pest control ideas,to the absolutely foundational
importance of keeping your homeperfectly level and
understanding the regulationsthat keep it all safe.
SPEAKER_00 (17:59):
And remember, these really aren't just tedious
maintenance tasks on achecklist.
Think of them as criticalinvestments.
Investments in your mobilehome's longevity, your family's
comfort, their safety, andultimately, yeah, its resale
value.
Neglecting these areas.
It's like a silent drain on yourinvestment, really.
SPEAKER_01 (18:14):
So next time you walk through your manufactured
home, just take a moment.
Pause.
Do those doors swing opensmoothly?
Does the floor feel perfectlysolid, perfectly level under
your feet?
It's not just about how thingslook.
It's about the very structure,ensuring your comfort and
security.
SPEAKER_00 (18:31):
Which leads us to that final thought to leave you
with.
SPEAKER_01 (18:34):
What unnoticed structural stresses might be
silently building in your homeright now, potentially
jeopardizing its future comfortand value, maybe just waiting
for the next change of season orthe next big storm to expose
them?
Thanks for taking this deep divewith us.
We really hope you're feelingmore informed and ready to make
sure your manufactured home isas stable, safe, and cozy as it
(18:54):
can possibly be.
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