September 16, 2025 • 18 mins
Proper leveling and skirting are crucial components of manufactured home maintenance that protect structural integrity, comfort, safety, and investment value. We explore these essential services, their importance, and how to make informed choices for manufactured homeowners.
• Unlevel homes experience uneven stress causing foundation damage, wall cracks, roof problems, and plumbing/electrical issues
• Warning signs include sticking doors, hard-to-close windows, sloping floors, gaps between walls and floors, and visible tilting
• Professional leveling uses specialized equipment like water levels and hydraulic jacks to precisely adjust the home beam by beam
• DIY leveling risks structural damage and personal injury, making professional services worth the $450-$2,000 investment
• Quality skirting provides thermal regulation, prevents pipe freezing, improves energy efficiency, and blocks pests
• Optimal skirting combines insulation boards with vapor barriers and should be buried 3-6 inches with gravel backfill
• Texas regulations require licensed installers, minimum clearance standards, proper drainage, and specific ventilation requirements
• For multi-section homes, proper connection of mating lines, utilities, and structural elements is critical
Don't view leveling and skirting as mere expenses – they're vital investments that extend your home's life, ensure safety, lower energy bills, and protect your investment for years to come.
Every manufactured homeowner knows the nagging worries: Is that sloping floor just annoying, or something serious? Will those pipes survive the next freeze? Are those little maintenance issues actually threatening your biggest investment?
The truth is, proper leveling and skirting aren't just cosmetic concerns.
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Episode Transcript
Available transcripts are automatically generated. Complete accuracy is not guaranteed.
Speaker 1 (00:00):
Welcome to the Deep Dive where you're shortcut to
understanding the stuff thatreally matters.
Today we're digging intosomething absolutely crucial for
manufactured homeowners keepingthat home level and properly
skirted.
Now, this isn't just, you know,about making it look nice, it's
fundamental.
We're talking structuralintegrity, comfort, safety and,
yeah, the value of yourinvestment, especially if you're
(00:21):
somewhere like Cleburne, texas,where soil and weather can
really play a role.
So we'll be looking at mobilehome leveling services first,
and then skirting installation.
We pulled together quite a mixof info, real experiences from
Reddit, dense state regulations,expert guides all that good
stuff.
Our goal simple arm you withwhat you need to know.
Why is this so important, whatreally happens during these
(00:42):
services and how do you makesmart choices for your home?
Okay, let's jump right in.
Why is keeping a manufacturedhome level?
Why is that such a big deal?
It sounds like more than justyou know stopping your coffee
cups lighting off the table.
Speaker 2 (00:53):
Oh, absolutely, way more Proper leveling.
It's the foundation of yourhome's stability, literally,
think about it.
If it's not level, the wholestructure is under uneven stress
.
All the time that stress cancause well, damage to the
foundation itself, cracksappearing in walls, even roof
problems down the line.
Speaker 1 (01:13):
Wow Okay.
Speaker 2 (01:14):
And yeah, it affects daily life too.
That door that always sticks orthe window that just won't
quite close properly Oftenthat's a symptom.
Your plumbing, your electricalsystems they all need a level
base to work right.
An unlevel home can lead toleaky pipes, even electrical
shorts.
Speaker 1 (01:31):
So it's not just annoying.
It sounds like one problemleads to another like a domino
effect.
I bet a lot of folks might seea sticky door and think I'll get
to it later.
What's the real long termdanger?
They might not be thinkingabout.
Speaker 2 (01:41):
That's yeah.
That's the crucial point.
Ignoring it, the biggestlong-term hit is faster
depreciation of your home andmuch, much higher repair bills
later.
On that sticky door, you knowit can become sagging floors,
serious foundation cracks.
Even your appliances can wearout faster because they're
constantly tilted, workinginefficiently and beyond the
(02:03):
cost, there are real safetyhazards.
Ultimately it shortens thehome's lifespan and tanks its
resale value.
It's almost always cheaper tofix the leveling early than deal
with major structural failurelater.
Speaker 1 (02:15):
That really puts it in perspective.
Okay, so what are the clearsigns, the red flags that scream
hey time to call someone aboutleveling.
Speaker 2 (02:21):
Right, you want to look for things both inside and
out.
Inside, pay attention to doors.
Do they stick?
Do they swing open or close bythemselves?
Windows, too, suddenly hard toopen or close.
That's a big clue.
Walk around, feel the floors.
Do they slope noticeably Anyspots feel spongy or just uneven
?
Look for gaps opening up, maybebetween the walls and the floor
(02:43):
or walls and the ceiling.
Then step outside.
Look at the whole home from adistance.
Does it actually look tilted?
Check the skirting or siding.
Is it buckling, pulling awayanywhere?
And being proactive helps.
I'd say.
Check it thoroughly once a yearand definitely after big
weather stuff heavy rains,strong winds that can really
shift the ground.
Speaker 1 (03:00):
That's really practical advice.
So say, you spot those signs.
What is the actual levelingprocess?
Yeah, what does that look like?
What should you expect if youcall in professionals?
Speaker 2 (03:09):
Okay.
So it's definitely aspecialized job and it's pretty
physically demanding because thework's all underneath the home.
Pros will start with a reallyprecise assessment.
They often use something like asix-foot water level very
accurate to map out exactlywhere it's low.
Six foot water level, veryaccurate, to map out exactly
where it's low Right.
Once they know where the issuesare, they use these powerful
hydraulic bottle jacks we'retalking 10, 20, even 30 ton
(03:32):
jacks and they carefully,incrementally lift and adjust
the home, beam by beam, bringingit back to being perfectly
level.
Speaker 1 (03:40):
How long does something like that usually take
?
Speaker 2 (03:42):
For a typical home you're probably looking at, say,
three to six hours.
But you know, if it's a biggerhome, like a double wide or
triple wide, or if it's reallysignificantly out of level, it
could take much longer, maybe afull day, sometimes even more.
Speaker 1 (03:55):
Makes sense.
Okay, the big question then DIYversus calling a pro?
Can a handy homeownerrealistically do this, or is it
just asking for trouble?
What's the real calculationthere?
Speaker 2 (04:06):
Yeah, that's a really important distinction to make.
You can technically try to DIYit, maybe save some money on
labor, but honestly it's risky.
First off, you need the righttools, those heavy-duty jacks,
the precision levels.
Buying or even renting thatstuff can cost several hundred
dollars right there.
But the bigger risk is justmessing it up.
If you don't do it right, youcould actually weaken the home
(04:28):
structure, cause the veryproblems you're trying to fix,
like sagging floors orfoundation issues, make things
worse and more expensive later.
And frankly, working under ahouse with thousands of pounds
balanced on jacks in tightspaces, there's a real risk of
getting hurt if you don't knowexactly what you're doing.
So you have to ask is savingmaybe a few hundred bucks worth
(04:49):
risking your home's foundationor your own safety?
Speaker 1 (04:52):
Yeah, probably not.
Speaker 2 (04:53):
For anything beyond maybe a tiny adjustment, we
really really recommend hiringprofessionals.
They have the knowledge, theexperience, the right equipment.
Plus they understand localcodes and permits.
Those can vary even withinJohnson County, where Cleburne
is.
A good contractor often givesyou a warranty too.
That peace of mind is worth alot.
Speaker 1 (05:11):
Yeah, the value seems pretty clear there.
Okay, let's talk dollars andcents.
What does professional levelingtypically cost?
Someone listening in Cleburne?
What should they realisticallybudget?
I'm seeing ranges from like$450 up to maybe $2,000.
That's a big spread.
What makes the difference?
Speaker 2 (05:26):
It is a big range, you're right, and yeah, one
source might say $450 to $900 onaverage another $500 to $2,000.
It depends Generally leveling asingle wide might be in the
$450 to $600 range, a doublewide maybe $750 to $900.
But then you see local guyslike Lone Star Mobile Home
Leveling and Skirting who serveClaiborne and Johnson County.
(05:46):
They state their single wideservice starts at $850.
So local rates matter.
Speaker 1 (05:51):
Okay, so besides the size single versus double what
pushes a job toward that higherend, say $2,000?
Speaker 2 (05:58):
Right.
The biggest factors pushing upthe cost are usually the
severity of how unlevel it isand site accessibility.
If the home's just slightly offand the crawl space is clear
and easy to get into, it'll beon the lower end.
But if it's way off, maybe it'sbeen sinking for years.
Or if it's really hard to getunderneath lots of bushes, low
clearance, unstable ground thattakes more time, more labor,
maybe more materials the costgoes up.
Speaker 1 (06:18):
That makes sense.
Speaker 2 (06:19):
Labor rates can also differ, maybe a bit higher
closer to big cities versus morerural parts of Texas.
And here's a big one.
If they discover underlyingfoundation problems that need
fixing before they can evenstart leveling, well, it's a
whole separate cost.
Foundation repairs can averagearound $4,500 for significant
work.
Speaker 1 (06:38):
Wow, okay, so the leveling cost itself is just one
piece potentially.
Speaker 2 (06:42):
Exactly.
You're paying for thecomplicity, the access, the
underlying condition and theexpertise needed.
Speaker 1 (06:48):
Given all that, are there any smart ways for
homeowners to manage these costs?
Maybe save a bit withoutcompromising on getting it done
right?
Speaker 2 (06:56):
Definitely the number one way to save money is early
detection, like we talked about,doing those regular checks.
Catching a small issue beforeit becomes a huge expensive one
is key Right Now.
If it's a very minor adjustmentand you're comfortable and have
the tools, maybe you can handleit.
But again, be careful.
Anything significant, call thepros.
Another idea If you're planningother work around the
(07:16):
foundation anyway, ask aboutbundling services.
Sometimes contractors give adiscount if they're already
on-site doing multiple things.
Speaker 1 (07:24):
Good tip.
Speaker 2 (07:24):
And always, always, get at least three quotes from
reputable local professionals.
Don't just look at the bottomline price.
See what's included.
Ask about their warranty.
Remember professional levelingisn't just fixing a problem.
It can actually improve yourhome's insulation, make it more
energy efficient and maybe evenhelp with warranty coverage.
(07:45):
It's an investment inprotecting your home.
Speaker 1 (07:48):
That's a great way to think about it.
Ok, fantastic info on leveling.
Let's shift gears now fromunderneath the home to around it
.
Skirting it often looks justdecorative, right Like it's just
there to hide the foundation.
Speaker 2 (07:59):
Yeah.
Speaker 1 (08:00):
But you're saying it does way more than that,
especially thinking about Texasweather, maybe near a claver.
And what's the real story withskirting?
Speaker 2 (08:06):
Oh, absolutely.
Skirting is way more than justwindow dressing.
It's a critical protectivelayer for your manufactured home
, especially in a place likeTexas with temperature swings.
Good skirting shields yourpipes from freezing in winter.
That's huge.
Speaker 1 (08:18):
Yeah, nobody wants burst pipes.
Speaker 2 (08:20):
Right, and it helps regulate temperature in the
summer too.
It basically creates a bufferzone in the crawl space,
trapping air.
That improves your home'soverall energy efficiency, means
lower heating and cooling billsfor you.
That adds up Beyond temperature.
It's a barrier.
It keeps out pests, mice, rats,raccoons, whatever.
That's a massive benefit forhomeowners.
(08:41):
It also stops leaves, trash,debris from blowing underneath
and potentially causing moistureissues or attracting more pests
.
Okay, and importantly, itallows for proper ventilation so
hazardous gases from plumbingor even just the soil can safely
escape, reduces odors, promoteshealthier air under there.
It's really doing a lot of jobsat once.
Speaker 1 (09:00):
Wow, okay, I hadn't realized it was doing quite that
much.
So if someone wants to maximizethose benefits, especially the
insulation part for Texas heatand cold snaps, what are the
best materials to use forskirting?
Speaker 2 (09:13):
Yeah, for thermal performance insulation boards
are really effective Things likereflective foam board or
polystyrene foam board.
They come in differentthicknesses, usually one to four
inches, and combining that witha good vapor barrier is key,
like a heavy-duty black blackplastic sheeting, maybe 10 mil
thick, sometimes even doubled up.
That creates a really goodthermal seal.
(09:33):
We've seen folks on forumsshare great results.
Someone up in vermont used justone inch foam board and kept
their place at 62 degrees whenit was freezing and snowing
outside impressive.
Another person in Colorado,high elevation, used plastic
plus 2.5 inch foam board nofreezing pipes, even when it
hits seven degrees Fahrenheit.
Speaker 1 (09:55):
Wow.
Speaker 2 (09:55):
So what that tells you is that combo foam board
plus a solid vapor barrier.
That's kind of the goldstandard for keeping temperature
stable.
Underneath.
It's about layers.
Speaker 1 (10:03):
Got it.
What about other options?
I've heard of vinyl skirts orstraw bales.
Speaker 2 (10:07):
Vinyl is definitely an option.
It's common, maybe lessinsulating than foam board, but
durable Inflatable skirts existtoo, though maybe less permanent
Straw bales.
I'd strongly advise againstthose.
They look rustic maybe, butthey are a huge invitation for
rodents to move in.
Speaker 1 (10:22):
Right, okay, good to know.
So let's say someone pickstheir material maybe foam, board
and plastic what's involved ininstalling it right, especially
thinking about keeping thosecritters out?
That seems like a big motivator.
Speaker 2 (10:35):
Yeah, installation needs some care.
First step obviously isaccurate measurements.
You need the total linear feetaround the home's perimeter For
height.
Measure from the ground up tothe bottom edge of the home at
several points, corners, middleof each side.
Add about two inches to eachmeasurement, then average them
out and always buy a littleextra material just in case.
Speaker 1 (10:55):
Better safe than sorry.
Speaker 2 (10:56):
Exactly, then tools.
You'll need good, straightcutting snips.
A hammer definitely a levellike a four foot one a screw gun
, tape measure, pencil, razorknife Pretty standard stuff.
Supplies wise.
You need the J channel, that'sthe track that holds the top
edge of the skirting.
The skirting panels themselvescolor match, screws for a clean
look and nails for attaching theJ channel.
Speaker 1 (11:18):
Okay, and the pest control part.
How do you make it critterproof?
Speaker 2 (11:21):
Right, this is crucial.
The best method is to actuallybury the bottom edge of the
skirting panels into the groundat least three or four inches
deep.
Some specialized products, likeDuraskirt, even recommend
burying them six inches.
Speaker 1 (11:34):
Okay.
Speaker 2 (11:34):
Then, after you bury the edge, you backfill that
little trench with coarse rockor gravel.
That makes it really hard forrodents to dig underneath.
It's a physical barrier.
Speaker 1 (11:43):
All right.
Speaker 2 (11:44):
Some people even put strobe lights under their home
as an extra deterrent, believeit or not.
And if you have vents or airholes in the skirting, make sure
they're screened properly andmaybe tuck extra plastic around
them inside.
Oh, and about sealing sceneswith tape Vapor barrier tape is
good, but know that any tape caneventually fail, so checking it
periodically is a good idea.
Speaker 1 (12:05):
That's a great practical advice, especially the
digging in part with rocks.
Okay, so what about trickiersituations Like a home on a
sloped lot?
That sounds like a challenge.
Or for folks specifically inCleburne dealing with Texas
rules.
Speaker 2 (12:20):
Yes, sloped lots are definitely a challenge for
skirting.
You can't just run a straightline across a slope right.
That's where specializedsolutions often come in handy,
like those Durascrit concretepanels we mentioned.
They're designed specificallyto be buried in the ground.
Because they're concrete, theywon't rot like wood skirting
would if it touches the soil,and they offer fantastic rodent
(12:40):
protection.
Plus, they give the home areally solid, site-built look.
Speaker 1 (12:45):
Okay, so concrete panels are one way.
Any other approaches for?
Speaker 2 (12:48):
slopes.
You can also do a sort ofhybrid approach.
Use standard wood framing andsiding that matches your house
to create step downs, so theskirting follows the slope
visually.
If you do use wood, though,it's absolutely vital to keep it
at least six inches above.
The soil prevents rot termites,all that.
Speaker 1 (13:05):
Makes sense.
Speaker 2 (13:05):
You'd also put building paper behind the siding
to block moisture from gettinginto the crawl space, and the
framing for these step-downsneeds to be braced really well
back to the home's main I-beams,especially if you're using
something like Duraskirt at thebottom that needs backfilling.
And again, bury those bottompanels like Duraskirt at least
six inches deep and backfillwith coarse rock, that least six
(13:28):
inches deep and backfill withcoarse rock.
Speaker 1 (13:29):
That's your best bet against diggers on a slope.
That sounds like a reallyrobust solution for a tricky
site.
Now, beyond the how-to, youmentioned Texas regulations.
Sounds like Texas has somepretty specific rules for
manufactured homes.
What are the key things ahomeowner, maybe in Cleburne,
really needs to be aware of fromthose rules without getting
lost in legal jargon?
Speaker 2 (13:45):
Yeah, texas definitely has detailed rules
and they matter.
The big takeaway for homeownersis that these rules exist for
your safety and to protect thelongevity of your home.
They're not just red tape.
First off and this is huge anymanufactured home installation
in Texas, new or used, must bedone by a state licensed
installer, no exceptions.
Speaker 1 (14:05):
Okay, that seems fundamental.
Licensed installer Got it.
Speaker 2 (14:08):
Right, and that installer is responsible for
preparing the site properly fora new home.
Clearing debris, making surefooting areas are stable For
used homes, site prep is usuallythe homeowner's job, unless
it's in a rental park.
Knowing who's responsible forwhat is important.
Speaker 1 (14:23):
So always use licensed pros?
What about the actual setup?
Speaker 2 (14:28):
Like how high off the ground it sits, the supports
Absolutely critical stuff.
In the regs there's a minimumclearance role, usually 18
inches between the ground andthe bottom of the floor joists.
That space is vital for airflowaccess, keeping things dry.
And the rules get reallyspecific about the foundation
system, the footings that go onthe ground, the piers that hold
the home up, how they're built,how big they need to be based on
(14:51):
soil conditions, how they'respaced, even down to how thick
the shims used for leveling canbe.
The point is these aren'tsuggestions.
They're engineered standards tomake sure your home is stable
and safe.
Long term Drainage is anotherbig one in the rules.
The site must drain properly.
Long term Drainage is anotherbig one in the rules.
The site must drain properly.
Water pooling under or aroundyour home is a recipe for
(15:11):
shifting foundation damage,moisture problems Bad news.
Speaker 1 (15:15):
Okay, keeps the water away Makes sense.
And what about that crawl spaceonce it's skirted?
You mentioned ventilationearlier.
Are there specific rules abouthow much ventilation?
Speaker 2 (15:23):
Yes, absolutely.
If the crawl space is enclosedby skirting, Texas requires
specific ventilation.
You need about one square footof net-free vent area for every
150 square feet of your home'sfloor area.
Okay, there's a formula Right,and it usually means having at
least six screened openingsplaced strategically near
corners on each side to promotecross ventilation, and those
(15:44):
screens must be adequate to keeprodents out.
That's explicitly mentioned.
Speaker 1 (15:48):
So the vents aren't just holes, they have to be pest
proof.
Speaker 2 (15:50):
Exactly, and along with vents, a ground vapor
retarder is required.
Usually that six mil plasticsheeting covering the entire
ground under the home overlappedproperly.
It seems this combo of thevents and the vapor barrier is
your main defense againstmoisture buildup, mold, mildew,
(16:12):
rot and pests making a homeunder your home.
Speaker 1 (16:13):
Don't let anyone skimp on those vents or that
barrier.
That's really clear.
Vents plus barrier equalshealthy crawl space.
Okay, one last area those homesthat come in multiple sections
double wides, triple wides.
What are the key connectionpoints homeowners should just be
aware of, even if the installeris handling it?
Speaker 2 (16:31):
Ah, the multi-section connections.
Yeah, those are critical pointswhere everything has to come
together perfectly.
The regulations cover this indetail too.
Think about sealing the matingline where the sections join.
That has to be done right toprevent leaks, drafts.
Same for connecting the floors,the end walls, the roof
sections.
Then there are the utilities.
Hvac ducts that cross betweensections need to be properly
rated for exterior use,insulated and supported off the
(16:51):
ground.
Water lines crossing over needinsulation too, maybe even heat
tape if they're exposed.
To prevent freezing.
Waste pipes need the rightslope, proper supports and they
even require testing to makesure everything drains correctly
and safely.
No sewer gas backups.
Speaker 1 (17:06):
Definitely don't want that.
Speaker 2 (17:07):
And electrical connections have specific
requirements for crossovers andbonding.
The big picture insight for you, the homeowner, is that
properly making all thesecomplex connections is the
licensed installer's job.
It really highlights whygetting a qualified, experienced
pro, someone who knows theseTexas standards inside and out,
is so crucial.
They're making sure yourmultiple sections become one
(17:28):
single safe, functional home.
Speaker 1 (17:31):
Wow, this deep dive really drives home how important
professional leveling andwell-thought-out skirting truly
are.
Whether you're right here inCleburne, TX, or anywhere else
with a manufactured home, it'sabout so much more than just
looks.
Extending the home's life,safety, energy bills, protecting
your actual investment thesearen't small things.
Speaker 2 (17:52):
Exactly right.
And yeah, the details, theregulations, they can seem like
a lot, but just understandingthe core ideas, why leveling
matters, what good skirting does?
The importance of properinstallation and ventilation
that empowers you.
You can ask better questions,make smarter choices.
See these things not just ascosts but as vital parts of
keeping your home healthy andvaluable.
Speaker 1 (18:13):
Absolutely so.
Here's something to think aboutas we wrap up, beyond just the
practical fixes we talked abouttoday.
How might really understandingthese details, the regulations,
the why behind installationmethods, how might that empower
you to be a better advocate forquality and long life in all
parts of your home's upkeep,turning those potential
headaches into well informedinvestments, something to chew
(18:34):
on for your home and your future?
Welcome to the Deep Dive where you're shortcut to
understanding the stuff thatreally matters.
Today we're digging intosomething absolutely crucial for
manufactured homeowners keepingthat home level and properly
skirted.
Now, this isn't just, you know,about making it look nice, it's
fundamental.
We're talking structuralintegrity, comfort, safety and,
yeah, the value of yourinvestment, especially if you're
(00:21):
somewhere like Cleburne, texas,where soil and weather can
really play a role.
So we'll be looking at mobilehome leveling services first,
and then skirting installation.
We pulled together quite a mixof info, real experiences from
Reddit, dense state regulations,expert guides all that good
stuff.
Our goal simple arm you withwhat you need to know.
Why is this so important, whatreally happens during these
(00:42):
services and how do you makesmart choices for your home?
Okay, let's jump right in.
Why is keeping a manufacturedhome level?
Why is that such a big deal?
It sounds like more than justyou know stopping your coffee
cups lighting off the table.
Speaker 2 (00:53):
Oh, absolutely, way more Proper leveling.
It's the foundation of yourhome's stability, literally,
think about it.
If it's not level, the wholestructure is under uneven stress
.
All the time that stress cancause well, damage to the
foundation itself, cracksappearing in walls, even roof
problems down the line.
Speaker 1 (01:13):
Wow Okay.
Speaker 2 (01:14):
And yeah, it affects daily life too.
That door that always sticks orthe window that just won't
quite close properly Oftenthat's a symptom.
Your plumbing, your electricalsystems they all need a level
base to work right.
An unlevel home can lead toleaky pipes, even electrical
shorts.
Speaker 1 (01:31):
So it's not just annoying.
It sounds like one problemleads to another like a domino
effect.
I bet a lot of folks might seea sticky door and think I'll get
to it later.
What's the real long termdanger?
They might not be thinkingabout.
Speaker 2 (01:41):
That's yeah.
That's the crucial point.
Ignoring it, the biggestlong-term hit is faster
depreciation of your home andmuch, much higher repair bills
later.
On that sticky door, you knowit can become sagging floors,
serious foundation cracks.
Even your appliances can wearout faster because they're
constantly tilted, workinginefficiently and beyond the
(02:03):
cost, there are real safetyhazards.
Ultimately it shortens thehome's lifespan and tanks its
resale value.
It's almost always cheaper tofix the leveling early than deal
with major structural failurelater.
Speaker 1 (02:15):
That really puts it in perspective.
Okay, so what are the clearsigns, the red flags that scream
hey time to call someone aboutleveling.
Speaker 2 (02:21):
Right, you want to look for things both inside and
out.
Inside, pay attention to doors.
Do they stick?
Do they swing open or close bythemselves?
Windows, too, suddenly hard toopen or close.
That's a big clue.
Walk around, feel the floors.
Do they slope noticeably Anyspots feel spongy or just uneven
?
Look for gaps opening up, maybebetween the walls and the floor
(02:43):
or walls and the ceiling.
Then step outside.
Look at the whole home from adistance.
Does it actually look tilted?
Check the skirting or siding.
Is it buckling, pulling awayanywhere?
And being proactive helps.
I'd say.
Check it thoroughly once a yearand definitely after big
weather stuff heavy rains,strong winds that can really
shift the ground.
Speaker 1 (03:00):
That's really practical advice.
So say, you spot those signs.
What is the actual levelingprocess?
Yeah, what does that look like?
What should you expect if youcall in professionals?
Speaker 2 (03:09):
Okay.
So it's definitely aspecialized job and it's pretty
physically demanding because thework's all underneath the home.
Pros will start with a reallyprecise assessment.
They often use something like asix-foot water level very
accurate to map out exactlywhere it's low.
Six foot water level, veryaccurate, to map out exactly
where it's low Right.
Once they know where the issuesare, they use these powerful
hydraulic bottle jacks we'retalking 10, 20, even 30 ton
(03:32):
jacks and they carefully,incrementally lift and adjust
the home, beam by beam, bringingit back to being perfectly
level.
Speaker 1 (03:40):
How long does something like that usually take
?
Speaker 2 (03:42):
For a typical home you're probably looking at, say,
three to six hours.
But you know, if it's a biggerhome, like a double wide or
triple wide, or if it's reallysignificantly out of level, it
could take much longer, maybe afull day, sometimes even more.
Speaker 1 (03:55):
Makes sense.
Okay, the big question then DIYversus calling a pro?
Can a handy homeownerrealistically do this, or is it
just asking for trouble?
What's the real calculationthere?
Speaker 2 (04:06):
Yeah, that's a really important distinction to make.
You can technically try to DIYit, maybe save some money on
labor, but honestly it's risky.
First off, you need the righttools, those heavy-duty jacks,
the precision levels.
Buying or even renting thatstuff can cost several hundred
dollars right there.
But the bigger risk is justmessing it up.
If you don't do it right, youcould actually weaken the home
(04:28):
structure, cause the veryproblems you're trying to fix,
like sagging floors orfoundation issues, make things
worse and more expensive later.
And frankly, working under ahouse with thousands of pounds
balanced on jacks in tightspaces, there's a real risk of
getting hurt if you don't knowexactly what you're doing.
So you have to ask is savingmaybe a few hundred bucks worth
(04:49):
risking your home's foundationor your own safety?
Speaker 1 (04:52):
Yeah, probably not.
Speaker 2 (04:53):
For anything beyond maybe a tiny adjustment, we
really really recommend hiringprofessionals.
They have the knowledge, theexperience, the right equipment.
Plus they understand localcodes and permits.
Those can vary even withinJohnson County, where Cleburne
is.
A good contractor often givesyou a warranty too.
That peace of mind is worth alot.
Speaker 1 (05:11):
Yeah, the value seems pretty clear there.
Okay, let's talk dollars andcents.
What does professional levelingtypically cost?
Someone listening in Cleburne?
What should they realisticallybudget?
I'm seeing ranges from like$450 up to maybe $2,000.
That's a big spread.
What makes the difference?
Speaker 2 (05:26):
It is a big range, you're right, and yeah, one
source might say $450 to $900 onaverage another $500 to $2,000.
It depends Generally leveling asingle wide might be in the
$450 to $600 range, a doublewide maybe $750 to $900.
But then you see local guyslike Lone Star Mobile Home
Leveling and Skirting who serveClaiborne and Johnson County.
(05:46):
They state their single wideservice starts at $850.
So local rates matter.
Speaker 1 (05:51):
Okay, so besides the size single versus double what
pushes a job toward that higherend, say $2,000?
Speaker 2 (05:58):
Right.
The biggest factors pushing upthe cost are usually the
severity of how unlevel it isand site accessibility.
If the home's just slightly offand the crawl space is clear
and easy to get into, it'll beon the lower end.
But if it's way off, maybe it'sbeen sinking for years.
Or if it's really hard to getunderneath lots of bushes, low
clearance, unstable ground thattakes more time, more labor,
maybe more materials the costgoes up.
Speaker 1 (06:18):
That makes sense.
Speaker 2 (06:19):
Labor rates can also differ, maybe a bit higher
closer to big cities versus morerural parts of Texas.
And here's a big one.
If they discover underlyingfoundation problems that need
fixing before they can evenstart leveling, well, it's a
whole separate cost.
Foundation repairs can averagearound $4,500 for significant
work.
Speaker 1 (06:38):
Wow, okay, so the leveling cost itself is just one
piece potentially.
Speaker 2 (06:42):
Exactly.
You're paying for thecomplicity, the access, the
underlying condition and theexpertise needed.
Speaker 1 (06:48):
Given all that, are there any smart ways for
homeowners to manage these costs?
Maybe save a bit withoutcompromising on getting it done
right?
Speaker 2 (06:56):
Definitely the number one way to save money is early
detection, like we talked about,doing those regular checks.
Catching a small issue beforeit becomes a huge expensive one
is key Right Now.
If it's a very minor adjustmentand you're comfortable and have
the tools, maybe you can handleit.
But again, be careful.
Anything significant, call thepros.
Another idea If you're planningother work around the
(07:16):
foundation anyway, ask aboutbundling services.
Sometimes contractors give adiscount if they're already
on-site doing multiple things.
Speaker 1 (07:24):
Good tip.
Speaker 2 (07:24):
And always, always, get at least three quotes from
reputable local professionals.
Don't just look at the bottomline price.
See what's included.
Ask about their warranty.
Remember professional levelingisn't just fixing a problem.
It can actually improve yourhome's insulation, make it more
energy efficient and maybe evenhelp with warranty coverage.
(07:45):
It's an investment inprotecting your home.
Speaker 1 (07:48):
That's a great way to think about it.
Ok, fantastic info on leveling.
Let's shift gears now fromunderneath the home to around it
.
Skirting it often looks justdecorative, right Like it's just
there to hide the foundation.
Speaker 2 (07:59):
Yeah.
Speaker 1 (08:00):
But you're saying it does way more than that,
especially thinking about Texasweather, maybe near a claver.
And what's the real story withskirting?
Speaker 2 (08:06):
Oh, absolutely.
Skirting is way more than justwindow dressing.
It's a critical protectivelayer for your manufactured home
, especially in a place likeTexas with temperature swings.
Good skirting shields yourpipes from freezing in winter.
That's huge.
Speaker 1 (08:18):
Yeah, nobody wants burst pipes.
Speaker 2 (08:20):
Right, and it helps regulate temperature in the
summer too.
It basically creates a bufferzone in the crawl space,
trapping air.
That improves your home'soverall energy efficiency, means
lower heating and cooling billsfor you.
That adds up Beyond temperature.
It's a barrier.
It keeps out pests, mice, rats,raccoons, whatever.
That's a massive benefit forhomeowners.
(08:41):
It also stops leaves, trash,debris from blowing underneath
and potentially causing moistureissues or attracting more pests
.
Okay, and importantly, itallows for proper ventilation so
hazardous gases from plumbingor even just the soil can safely
escape, reduces odors, promoteshealthier air under there.
It's really doing a lot of jobsat once.
Speaker 1 (09:00):
Wow, okay, I hadn't realized it was doing quite that
much.
So if someone wants to maximizethose benefits, especially the
insulation part for Texas heatand cold snaps, what are the
best materials to use forskirting?
Speaker 2 (09:13):
Yeah, for thermal performance insulation boards
are really effective Things likereflective foam board or
polystyrene foam board.
They come in differentthicknesses, usually one to four
inches, and combining that witha good vapor barrier is key,
like a heavy-duty black blackplastic sheeting, maybe 10 mil
thick, sometimes even doubled up.
That creates a really goodthermal seal.
(09:33):
We've seen folks on forumsshare great results.
Someone up in vermont used justone inch foam board and kept
their place at 62 degrees whenit was freezing and snowing
outside impressive.
Another person in Colorado,high elevation, used plastic
plus 2.5 inch foam board nofreezing pipes, even when it
hits seven degrees Fahrenheit.
Speaker 1 (09:55):
Wow.
Speaker 2 (09:55):
So what that tells you is that combo foam board
plus a solid vapor barrier.
That's kind of the goldstandard for keeping temperature
stable.
Underneath.
It's about layers.
Speaker 1 (10:03):
Got it.
What about other options?
I've heard of vinyl skirts orstraw bales.
Speaker 2 (10:07):
Vinyl is definitely an option.
It's common, maybe lessinsulating than foam board, but
durable Inflatable skirts existtoo, though maybe less permanent
Straw bales.
I'd strongly advise againstthose.
They look rustic maybe, butthey are a huge invitation for
rodents to move in.
Speaker 1 (10:22):
Right, okay, good to know.
So let's say someone pickstheir material maybe foam, board
and plastic what's involved ininstalling it right, especially
thinking about keeping thosecritters out?
That seems like a big motivator.
Speaker 2 (10:35):
Yeah, installation needs some care.
First step obviously isaccurate measurements.
You need the total linear feetaround the home's perimeter For
height.
Measure from the ground up tothe bottom edge of the home at
several points, corners, middleof each side.
Add about two inches to eachmeasurement, then average them
out and always buy a littleextra material just in case.
Speaker 1 (10:55):
Better safe than sorry.
Speaker 2 (10:56):
Exactly, then tools.
You'll need good, straightcutting snips.
A hammer definitely a levellike a four foot one a screw gun
, tape measure, pencil, razorknife Pretty standard stuff.
Supplies wise.
You need the J channel, that'sthe track that holds the top
edge of the skirting.
The skirting panels themselvescolor match, screws for a clean
look and nails for attaching theJ channel.
Speaker 1 (11:18):
Okay, and the pest control part.
How do you make it critterproof?
Speaker 2 (11:21):
Right, this is crucial.
The best method is to actuallybury the bottom edge of the
skirting panels into the groundat least three or four inches
deep.
Some specialized products, likeDuraskirt, even recommend
burying them six inches.
Speaker 1 (11:34):
Okay.
Speaker 2 (11:34):
Then, after you bury the edge, you backfill that
little trench with coarse rockor gravel.
That makes it really hard forrodents to dig underneath.
It's a physical barrier.
Speaker 1 (11:43):
All right.
Speaker 2 (11:44):
Some people even put strobe lights under their home
as an extra deterrent, believeit or not.
And if you have vents or airholes in the skirting, make sure
they're screened properly andmaybe tuck extra plastic around
them inside.
Oh, and about sealing sceneswith tape Vapor barrier tape is
good, but know that any tape caneventually fail, so checking it
periodically is a good idea.
Speaker 1 (12:05):
That's a great practical advice, especially the
digging in part with rocks.
Okay, so what about trickiersituations Like a home on a
sloped lot?
That sounds like a challenge.
Or for folks specifically inCleburne dealing with Texas
rules.
Speaker 2 (12:20):
Yes, sloped lots are definitely a challenge for
skirting.
You can't just run a straightline across a slope right.
That's where specializedsolutions often come in handy,
like those Durascrit concretepanels we mentioned.
They're designed specificallyto be buried in the ground.
Because they're concrete, theywon't rot like wood skirting
would if it touches the soil,and they offer fantastic rodent
(12:40):
protection.
Plus, they give the home areally solid, site-built look.
Speaker 1 (12:45):
Okay, so concrete panels are one way.
Any other approaches for?
Speaker 2 (12:48):
slopes.
You can also do a sort ofhybrid approach.
Use standard wood framing andsiding that matches your house
to create step downs, so theskirting follows the slope
visually.
If you do use wood, though,it's absolutely vital to keep it
at least six inches above.
The soil prevents rot termites,all that.
Speaker 1 (13:05):
Makes sense.
Speaker 2 (13:05):
You'd also put building paper behind the siding
to block moisture from gettinginto the crawl space, and the
framing for these step-downsneeds to be braced really well
back to the home's main I-beams,especially if you're using
something like Duraskirt at thebottom that needs backfilling.
And again, bury those bottompanels like Duraskirt at least
six inches deep and backfillwith coarse rock, that least six
(13:28):
inches deep and backfill withcoarse rock.
Speaker 1 (13:29):
That's your best bet against diggers on a slope.
That sounds like a reallyrobust solution for a tricky
site.
Now, beyond the how-to, youmentioned Texas regulations.
Sounds like Texas has somepretty specific rules for
manufactured homes.
What are the key things ahomeowner, maybe in Cleburne,
really needs to be aware of fromthose rules without getting
lost in legal jargon?
Speaker 2 (13:45):
Yeah, texas definitely has detailed rules
and they matter.
The big takeaway for homeownersis that these rules exist for
your safety and to protect thelongevity of your home.
They're not just red tape.
First off and this is huge anymanufactured home installation
in Texas, new or used, must bedone by a state licensed
installer, no exceptions.
Speaker 1 (14:05):
Okay, that seems fundamental.
Licensed installer Got it.
Speaker 2 (14:08):
Right, and that installer is responsible for
preparing the site properly fora new home.
Clearing debris, making surefooting areas are stable For
used homes, site prep is usuallythe homeowner's job, unless
it's in a rental park.
Knowing who's responsible forwhat is important.
Speaker 1 (14:23):
So always use licensed pros?
What about the actual setup?
Speaker 2 (14:28):
Like how high off the ground it sits, the supports
Absolutely critical stuff.
In the regs there's a minimumclearance role, usually 18
inches between the ground andthe bottom of the floor joists.
That space is vital for airflowaccess, keeping things dry.
And the rules get reallyspecific about the foundation
system, the footings that go onthe ground, the piers that hold
the home up, how they're built,how big they need to be based on
(14:51):
soil conditions, how they'respaced, even down to how thick
the shims used for leveling canbe.
The point is these aren'tsuggestions.
They're engineered standards tomake sure your home is stable
and safe.
Long term Drainage is anotherbig one in the rules.
The site must drain properly.
Long term Drainage is anotherbig one in the rules.
The site must drain properly.
Water pooling under or aroundyour home is a recipe for
(15:11):
shifting foundation damage,moisture problems Bad news.
Speaker 1 (15:15):
Okay, keeps the water away Makes sense.
And what about that crawl spaceonce it's skirted?
You mentioned ventilationearlier.
Are there specific rules abouthow much ventilation?
Speaker 2 (15:23):
Yes, absolutely.
If the crawl space is enclosedby skirting, Texas requires
specific ventilation.
You need about one square footof net-free vent area for every
150 square feet of your home'sfloor area.
Okay, there's a formula Right,and it usually means having at
least six screened openingsplaced strategically near
corners on each side to promotecross ventilation, and those
(15:44):
screens must be adequate to keeprodents out.
That's explicitly mentioned.
Speaker 1 (15:48):
So the vents aren't just holes, they have to be pest
proof.
Speaker 2 (15:50):
Exactly, and along with vents, a ground vapor
retarder is required.
Usually that six mil plasticsheeting covering the entire
ground under the home overlappedproperly.
It seems this combo of thevents and the vapor barrier is
your main defense againstmoisture buildup, mold, mildew,
(16:12):
rot and pests making a homeunder your home.
Speaker 1 (16:13):
Don't let anyone skimp on those vents or that
barrier.
That's really clear.
Vents plus barrier equalshealthy crawl space.
Okay, one last area those homesthat come in multiple sections
double wides, triple wides.
What are the key connectionpoints homeowners should just be
aware of, even if the installeris handling it?
Speaker 2 (16:31):
Ah, the multi-section connections.
Yeah, those are critical pointswhere everything has to come
together perfectly.
The regulations cover this indetail too.
Think about sealing the matingline where the sections join.
That has to be done right toprevent leaks, drafts.
Same for connecting the floors,the end walls, the roof
sections.
Then there are the utilities.
Hvac ducts that cross betweensections need to be properly
rated for exterior use,insulated and supported off the
(16:51):
ground.
Water lines crossing over needinsulation too, maybe even heat
tape if they're exposed.
To prevent freezing.
Waste pipes need the rightslope, proper supports and they
even require testing to makesure everything drains correctly
and safely.
No sewer gas backups.
Speaker 1 (17:06):
Definitely don't want that.
Speaker 2 (17:07):
And electrical connections have specific
requirements for crossovers andbonding.
The big picture insight for you, the homeowner, is that
properly making all thesecomplex connections is the
licensed installer's job.
It really highlights whygetting a qualified, experienced
pro, someone who knows theseTexas standards inside and out,
is so crucial.
They're making sure yourmultiple sections become one
(17:28):
single safe, functional home.
Speaker 1 (17:31):
Wow, this deep dive really drives home how important
professional leveling andwell-thought-out skirting truly
are.
Whether you're right here inCleburne, TX, or anywhere else
with a manufactured home, it'sabout so much more than just
looks.
Extending the home's life,safety, energy bills, protecting
your actual investment thesearen't small things.
Speaker 2 (17:52):
Exactly right.
And yeah, the details, theregulations, they can seem like
a lot, but just understandingthe core ideas, why leveling
matters, what good skirting does?
The importance of properinstallation and ventilation
that empowers you.
You can ask better questions,make smarter choices.
See these things not just ascosts but as vital parts of
keeping your home healthy andvaluable.
Speaker 1 (18:13):
Absolutely so.
Here's something to think aboutas we wrap up, beyond just the
practical fixes we talked abouttoday.
How might really understandingthese details, the regulations,
the why behind installationmethods, how might that empower
you to be a better advocate forquality and long life in all
parts of your home's upkeep,turning those potential
headaches into well informedinvestments, something to chew
(18:34):
on for your home and your future?
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