Mobile Home Skirting – A Definitive Guide To Mobile Home Skirting As An Investor

October 14, 2014

Welcome back,

This site is intended to help everyone seeking investing advice, buying advice, or selling advice concerning mobile homes and manufactured homes. In this article we will be covering the topic of replacing your current mobile home skirting as a mobile home investor and not for a owner occupant living in your personal residence.

We make this distinction (as a real estate investors VS. private owner-occupants) because if you are wishing to replace or upgrade the skirting on your personal mobile home residence there are emotional feeling in addition business logic that go into making your purchase decision.

Is it wise to improve current skirting to encourage a faster sale? Or do you keep the skirting As-Is and pass the savings along to your end-buyer? Answer is #10 below.

1. Let’s first understand what mobile home skirting is:

Mobile Home Skirting – (Noun) A term often used to describe a non-structural enclosure of a foundation crawl space. Typically, but not always, it is a lightweight material such as vinyl or metal, attached to the side of the structure, extending to the ground (generally, not installed below frost depth).

Mobile home skirting is the material that is acting as a barrier between the outside world and the underneath of your mobile home. Many mobile homes sit 36 inches off the ground or more; mobile home skirting covers this open space for more than just aesthetic reasons.

2. What are some of the benefits of mobile home skirting?

Mobile home skirting and Manufactured home skirting refers to the same product. Mobile home skirting:

Adds curb appeal and value to a mobile home.
Acts as a deterrent for many critters and vermin that may damage air conditioning vents, ducts, wires, and even insulation underneath your property.
Help keeps snow and water out from under the mobile home.
Camouflages the foundation.
Skirting material should allow some air to pass underneath the home to help avoid mold growth.
Hide cinder blocks, piers, tie-downs, and anything else underneath your property.
Help insulate the home.

3. How much material will I need?

The amount of material you will need can be determined with the help of the sales person taking your purchase order over the phone or in person when you order skirting.

The 2 measurement numbers you should know before you go shopping.

A. Total parameter of the home: To get this number simply add up the sides of the mobile home. Remember to take into account any add-on, porches, decks, or sun-rooms in your calculations. See picture below.

B. Average height of property off the ground: Go to the 4 corners of your mobile home investment and measure the height starting 2 inches above the physical bottom of the mobile home. See picture below.

4. Where to go shopping?

There are quality nationwide distributors of mobile home skirting products that can be found online. Look for honest reviews about quality and accurate delivery. If possible find a local “Mobile Home Parts Store” by asking local part managers where to shop or searching Google for a store near you.

Lowes
Skirting Direct
Mobile Home Parts Store
Google (to search for “Mobile home skirting stores in _ my city__”)

Depending where you purchase the skirting the pieces may come in all different shapes, colors, textures, and sizes. The salesmen and saleswomen at your local store or nationwide chain will be able to answer your questions about costs and current specials.

Investor Tip: Average and easy to obtain vinyl skirting has always been my favorite due to its abundance of colors, affordable-ness, ease of installation, ease of cutting, and durability. The durability could be better however for the price and look, vinyl siding has always been a first choice.

5. How much money will it cost?

$300 and up. First, think of this expense as an investment. However the real answer is, “It depends”. The total cost will depend on the type of material you use (see below), the size of your home (see above), the height off the ground your mobile home sits (see above), who is doing the work (see below), and where you buy the materials will all add or subtract from the total cost (see above).

6. How much time will this take?

1-2 days (20 hours)maximum for a singlewide or doublewide mobile home once materials has arrived and work has started.

Investors Tip: As investors we make our money orchestrating most aspects of the real estate deal; from marketing, to making offers, negotiations, follow-up, selling, buying, paperwork, and repairs. With that said it is this website’s opinion to hire an experienced handyman when possible to let an investor focus on future leads and deals. Unless you really wish to learn how to install mobile home skirting I would advise you pay a local handyman, perhaps one referred to you through a local park manager or mobile home parts store where you purchased the skirting and material.

7. What types of skirting should I consider?

These days there are dozens of materials and textures for a mobile home owner to choose from. In addition to materials there are thousands of colors to choose from which picking out the perfect skirting color.

Personal Tip: For every mobile home skirting job I have paid for they are always the same material and color. Vinyl material and white! Easy and pretty with any mobile home color. In addition most mobile home parks will be perfectly accepting of this type or material and color.

Where is the mobile home located??

Inside a mobile home park: Ask the park manager what is allowed in this park. Some parks will only allow certain types of skirting.
On private land you own: Ask your local city or county zoning department what is allowed. Also ask if permits are needed for this work. From my experience a permit is not needed in most areas for changing or upgrading your skirting.
On private land you own inside a co-op community: Ask BOTH 1.) the park manager what is allowed in this park and 2.) Ask your local city or county zoning department what is allowed. Also ask if permits are needed for this work. From my experience a permit is not needed in most areas for changing the skirting.

8. What else will I need:

There are other pieces and parts required in most skirting updates. If you are simply replacing only the broken panels then only purchasing the skirting panels will make sense. However if some of the top and bottom channels (see below) are missing or damaged you will need to order additional new parts so the skirting can be installed properly. These parts will all be suggested to you by the mobile home skirting salesman or handyman you hire.

Additional hardware: Spikes and nails will be included typically when you are making your purchase order.

9. What is the D.I.Y. process?

In addition to the parts above the tools below will you be needed should you decide to lay the tracks and install vinyl mobile home skirting yourself. Some of the steps to installing skirting are below.

Organize your material and tools. Tools needed are: Hammer, level, measuring tape, tin snips, chalk line, utility knife, and a snaplock punch tool (to make sure locking tabs in vinyl siding).

The pictures and instructions are credited to Mobile Home Park Store.

10. Is it worth installing new siding or cleaning/leaving my old siding?

Perhaps the biggest question here is should you even upgrade the current mobile home skirting as a mobile home investor??

If you are NOT using a bank or lender to buy or sell this mobile home:

Does your buyer really need to see brand new skirting? Depends on the buyer…

If selling to a payment-type buyer the answer will be “No” in many situations. You however likely need to clean or replace individual pieces as needed. The reason for this is to keep repair costs down to then pass along this savings to your payment buyer.
If selling to an all-cash or bank financed buyer than you will be competing with every other seller who is looking for an all-cash sale. In these cases it is very important to make your mobile home product look as close to “like new” condition as possible to attract a fast sale from an all-cash buyer. If the skirting looks bad or needs panels replaced do so quickly.

If inside a park ask what the park manager suggests if you are unsure how to proceed. If this mobile home is on land you also own then at minimum make sure there are no large open gaps where animals can enter and exit. Consider being creative and checking out the Pintrest link below to get some affordable and clever ideas for unconventional skirting materials.

If you plan to resell the mobile home for all-cash then you may want to install new skirting if the current skirting is 40%+ damaged or missing. Replace the missing skirting panels. Use your own judgment, ask the park manager (if applicable), and listen for feedback from potential buyers that have seen the home.

Pro Tips:

If only a few pieces of skirting are missing in the front of the home then removing pieces from the back and adding them to the front will add curb appeal for free until new panels can be purchased.
Consider pressure-washing the skirting to clean it up versus installing brand new skirting.
You can always agree to pay for this upgrade (new skirting) when/if a buyer pays your full asking price.
Dents, dings, small holes are common and can be left as-is in most cases.

Conclusion: Installing new skirting will cost $300-$700 without labor for a simple vinyl-type skirting. This is not a large cost considering the clean look new skirting gives the exterior curb appeal of the home; however this $700 may likely be used in other areas much more important and vital to comfortable mobile home life.

Personal Note: Over the years I have only needed or desired to replace new skirting on some specific occasions.

When a brand new home that never had skirting before is purchased and set-up on your property.
When a park manager requires you to do so before purchasing any homes in their park, or as conditions for purchasing a home on discount.
Many times I have added a few new panels to already existing mobile home tracks. This has almost always been the most cost-effective solution that cleans up the mobile home and lot.

If you are newer to mobile home investing: In short there are many types of skirting options. Many instances when you purchase a mobile home there will be skirting in place. Unless you are hearing from potential buyers, park managers, or local code-enforcement that there is a problem – if it isn’t broken don’t fix it. Do aim to make sure all your mobile home investments are sold at an attractive price and terms for their current condition.

If you are using a lender or bank to buy or sell this mobile home:

Skirting should be present, properly installed, and ideally in fair condition.

Lenders WILL almost always need to see properly installed skirting on the home before it is financed. This is a requirement many lenders make to the mobile home buyers and sellers. Below is a copy of the FHA’s Skirting policy guidelines for financing mobile homes. Link to this policy is below in resources section.

E. Perimeter Enclosures

The space beneath manufactured homes must be properly enclosed. The perimeter enclosure shall be a continuous wall (whether bearing or non-load bearing) that separates the crawl space from backfill, and keeps out vermin and water. The enclosure must be adequately secured to the perimeter of the unit and allow for proper ventilation of the crawl space. Accordingly, for:

New Construction:

The space beneath the home shall be enclosed by a continuous foundation‑type construction designed to resist all forces to which it is subject without transmitting forces to the building superstructure.
The enclosure shall be adequately secured to the perimeter of the home and be constructed of materials that conform, accordingly, to HUD Minimum Property Standards (MPS) (such as: concrete, masonry, or treated wood) and the PFGMH for foundations.

Existing Construction:

If the perimeter enclosure is non-load bearing skirting comprised of lightweight material, there must be adequate backing (such as: concrete, masonry, or treated wood) to permanently attach and support or reinforce the skirting.

If you have any skirting or repair questions please email support@mobilehomeinvesting.net

Love what you do daily,
John Fedro

Related Videos:

Resources:

Ian Rillmont
Reply October 14, 2014

Hey John,

Good complete article about MH skirting. I feel a lot better knowing what is acceptable and not acceptable being an investor. I have seen some really nice and ulgy homes from their skirting. Do you ever change the skirting because it ugly in color but still functional.

Thank you.
Ian Rillmont
- John Fedro
  Reply October 14, 2014
  
  Hi Ian,
  
  Thanks for commenting and your kind words. This is a concern that many investors worry about more than needed when it comes to reselling an investment mobile home. These repairs can depend on whether or not you plan on reselling to a payment-buyer or all-cash (or bank financed) buyer. In most cases completely new skirting is not needed. Cleaning, painting, or pressuring washing your skirting may be needed regularly after purchasing used mobile homes. I hope this helps. Let me know if you have any further questions.
  
  Talk soon,
  John Fedro
J Steed
Reply October 14, 2014

Hello.
I appreciate this info, & thought I’d return the favor.
Can’t speak to other states, but here in Georgia,
most [all?] insurance companies will *not* insure w/out skirting.
At least, that is what I’ve been told, by my agent.
Also, I didn’t notice it in your info,
but in some areas used skirting may be available,
at considerable savings.
I got some from a dealer that bought & sold used & repossessed mobile homes.
It probably would help if you already know someone at such a dealer.
Also, just wanted to say “Thank You!” for this & other info.

Have a GREAT day, Neighbor!
- John Fedro
  Reply October 15, 2014
  
  Hi J,
  
  Thanks for commenting and your kind words. Very happy to be of help. You make a great point about financed homes and the lender’s criteria for lending on a mobile home without skirting. This is true not only in Ga but in every other state that I know of. To my knowledge no one specific material (rock, metal, vinyl) must be used only as long as installed properly. Great catch, I will make sure to add this info to the article above to alert others.
  
  Talk soon,
  John
matt
Reply October 27, 2014

Great stuff John. Thanks for sharing.
Andriy
Reply March 19, 2015

Hi John,

Is there any difference between vinyl soffit and skirting?

Thank you,

Andriy
- John Fedro
  Reply March 20, 2015
  
  Hi Andriy,
  
  The material can and is likely same for sure. The sizes will vary though. Also, soffit will be shaped and sized for roof overhanging, that is the main point/use of soffit. Likewise, skirting will come in thicker/wider segments to more easily install under a mobile home. In short, I would only use designated soffit material for repairing home soffits, and MH vinyl skirting as skirting. Hope this helps answer the question.
  
  Talk soon,
  John
Andriy
Reply March 23, 2015

Thank you John
Doris Perritt
Reply April 21, 2015

We have gray metal pieces around our mobile home which are starting to fade. I want to replace with a gray stone skirting that is insulated my husband thinks its fine the way it is this is our home place would this be a wise investment I like things to look nice and neat
- John Fedro
  Reply April 24, 2015
  
  Hi Doris,
  
  Thank you for reaching out and commenting.
  
  If this is your personal residence and you wish to increase the curb appeal then spending $1000-$2000 to upgrade the traditional metal or vinyl skirting to a beautiful gray stone or faux stone material would likely look gorgeous. And because this property is your personal residence you should be able to do with it what you want. However when you resell this property keep in mind you will likely not recover this investment cost.
  
  With that said if this is an investment property that you are eventually going to resell for a profit then I encourage you to think function over beauty. You mentioned that the gray metal skirting is only starting to fade. Unless you are in a very very high-end park and all the other mobile homes have brand-new high-priced skirting I do not feel an upgrade is necessary. When you resell many buyers will not have any issue with this skirting material starting to fade, in fact this is quite normal.
  
  In short the decision is all yours of course. I hope my suggestions were clear and have made sense. If you have any follow-up questions do not ever hesitate to comment back or reach out to me. I am always here to help when I can.
  
  Talk soon,
  John
  - Andriy
    Reply April 24, 2015
    
    I agree with John. It will cost around 1-2k. It depends on labor cost in your area, size of mobile home and height above the grade.
corrie
Reply June 25, 2015

Would it ever make sense to do a skirt with real brick if we can afford it? We are considering this for our home.
- John Fedro
  Reply June 28, 2015
  
  Hi Corrie,
  
  Absolutely. I’ve certainly seen this in the past and it usually looks very good. Do make sure that you leave room for air to flow underneath the home and also an access door if you need to get under there. Try researching a place that sells bricks for inexpensive due to a surplus or need to sell quickly. I highly suggest Craigslist for this search instead of buying brand-new bricks. Thanks for reaching out with regards to your question. If you have any other follow-up questions or concerns never hesitate to reach out. Always here to help.
  
  Talk soon,
  John
Peggy Harcourt
Reply September 2, 2015

If I am going to re-finance with an FHA loan, will I need to upgrade my existing vinyl skirting to the new PFGMH requirements?
- John Fedro
  Reply September 5, 2015
  
  Hi Peggy,
  
  Thanks for reaching out concerning this issue. My educated guess would say no, however I do not want to give you any bad or misguided information. I last that you go and hear it straight from the horses mouth. You can call the FHA department at 1(800) CALL-FHA (225-5342). I hope this helps and points you in the right direction. I wish I could be of more help however these folks will absolutely clear up the issue for you based on your area and the loan you wish to be approved for. If you have any follow-up questions or concerns never hesitate to reach back out.
  
  Talk soon,
  John
Cliff
Reply November 4, 2015

I just had new K-Rock skirting installed on my home. It really looks good and I like it a lot. We have a real bad rodent problem because I am in the country. I have an area about 18″ wide with 1/4 x 1/4 fence cloth that I put on the the ground and 4inches of gravel on top for a rodent barrier that has been working very well for over 14 years. My question is about the air conditioning lines that run through the skirting. When they installed the skirting the hole that was cut for the skirting is larger than the lines. I have it covered with duck tape for now. What is the usual recommended way to seal this hole? I used silicone caulk on the old skirting but it would only last one season and start to peel off.
Thanks.
Cliff
- John Fedro
  Reply November 5, 2015
  
  Hi Cliff,
  
  Thank you for clearly explaining your situation in question. Additionally, thanks for following along and commenting with regards to this issue. This is fairly common in different mobile homes I have invested in over the years. I have found very good results using another piece of material (usually another piece of skirting, plastic, or any firm material made to be outside) and going underneath the home to stop any daylight from coming in around the ducts. I do not have a picture of this and that is a bit hard to explain however from the outside of the home you should not be able to see any space between the ducts and skirting. I typically screw this material to a joist under the home or into the bottom channel on vinyl skirting. An expanding spray foam called “great stuff” may also be used. This foam will expand and then you may cut it and paint it so it does not look ugly and noticeable. I hope this helps him and at least points you in the right direction. If you have any specific follow-up questions or concerns never hesitate to reach back out.
  
  Talk soon,
  John
Becky Adams
Reply April 14, 2016

Hi loved reading your article. I am considering first time purchase of a mobile home. The one I’ve looked at is very nice – but some of the skirting ( looks metal) is dented one area looks kick might have been kicked in but still in place.. This unit is fairly low priced.. And visually cosmetically that’s all that seems Amiss- would it be too much for me as potential cash buyer to ask seller to replace the skirting? I haven’t had inspection done yet which I will go before making any offer, just curious about the skirting.thank you
- John Fedro
  Reply April 15, 2016
  
  Hi Becky,
  
  Thanks for commenting and for your kind words. Congratulations on finding a home you really like. In my experience I think it is a wise idea to ask this question. If the seller doesn’t wish to replace the skirting then perhaps they can simply take off a few hundred dollars so that you can purchase some matching pieces to fix the issue. With that saidit is free to ask for sure. Skirting is cosmetic so if the seller doesn’t budge I would not cancel the deal simply for this reason. I hope this all helps and makes sense. As always, if you have any follow up questions or concerns please never hesitate to reach out anytime. All the best.
  
  Talk soon,
  John
Brandon T
Reply July 26, 2016

Its a good article John. :D, I appreciate you putting it up for me and my wife to learn more. Thanx BT
- John Fedro
  Reply August 2, 2016
  
  Hi Brandon,
  
  Thank you so much for commenting and reaching out. Additionally, thank you for the kind words. I do hope this article has been helpful to you thus far. One article cannot answer all your questions so if you ever have any follow-up questions or concerns please never hesitate to reach out any time.
  
  Talk soon,
  John
Donna
Reply September 7, 2016

We have purchased a used modular home to move to an acreage. We would like to re-use the skirting around the bottom, but we are having trouble removing the skirting. The bottom lip that holds the skirting is screwed into 2 x 4s that meet the ground. We have been using the method of trying to lift the skirting out of the bottom lip, but not having much luck. We are breaking the pieces that we do get loose, even after we remove screws, because they do not want to pop out, except with with much pressure. Is there an easier way to remove skirting without breaking it?
- John Fedro
  Reply September 9, 2016
  
  Hi Donna,
  
  Thank you for reaching out and connecting. Thank you for the detailed description and what is going on. While I obviously cannot see what you are seeing I am curious if when you move it to the new location you are able to drop it down an inch or two in total height off the ground. This can allow you to cut a straight line through the skirting at the lowest point near the ground all around the home. This is not solving your initial problem of easily removing the skirting however taking a picture and bring it to a local mobile home supply store may be a smart move to get another opinion. With that said, if you are able to email me a picture of what you are looking at that would be a good help. You can email me at support@mobilehomeinvesting.net. If you send me over an email I’ll be happy to reply and let you know if I have any further thoughts based on the pictures. Keep in touch. Congratulations on the home purchase.
  
  Talk soon,
  John
Phillip M Huddleston
Reply May 19, 2019

I’ve been living in an old mobile home for over three years and thought that the siding was aluminum as it looks just like any other aluminum siding with the shallow vertical lines but when I went to replace a panel it did not bens as easy as aluminum would so I put a magnet on it and sure enough it stuck so it is actually steel siding. I wish I knew what paint they used as there is no rust and it appears to be the original paint, it might also be a somewhat rust resistant steel like corten, not sure.
- John Fedro
  Reply May 22, 2019
  
  Hi Phillip,
  
  Thanks for commenting. Very interesting. Typically steel siding is not original from the factory, however I have seen it original in much older homes from the 60s and 70s. If the home is that old and has the original paint on it than I definitely need to know what kind of paint they got on there as well if it looks good. 🙂 Moving forward if you have any follow-up questions or concerns never hesitate to reach out any time. Thanks for sharing. All the best.
  
  Talk soon,
  John

Mobile Home Skirting – A Definitive Guide To Mobile Home Skirting As An Investor

1. Let’s first understand what mobile home skirting is: