Because the home’s floor joists are secured from uplift by structural connections to the perimeter stem wall and foundation, one advantage of the pit set foundation system is that it can be expected to meet the requirements for a real property mortgage. The cost savings over the life of the loan compared to mobile home financing, along with the availability of more sources of funding, are a definite plus.

   We have inspected only a few pit set homes in our North Central Florida area over the past decade and, unfortunately, have found that they are not well suited for sites where the water table rises close to the ground during the wet season. The result is a house over a mucky pond for part of the year. One pit set that we inspected was a foreclosure, mold-filled and abandoned by the owner—the result of an especially long and wet rainy season that the home spent sitting over standing water. But, when sited correctly, a pit set can be a good alternative for a manufactured home installation.

   To learn more about pit set foundations, we suggest visiting the website of Harrison Engineering LLC, a company that specializes in providing foundation plans for manufactured homes nationwide, at:

   Fast Track Foundation Systems, of Fort Bragg, CA, offers a proprietary system that can be used for pit set homes, which they call “low set.” See their website at for more info.

While we hope you find this series of articles about home inspection helpful, they should not be considered an alternative to an actual home inspection by a local inspector. Also, construction standards vary in different parts of the country and it is possible that important issues related to your area may not be covered here.
©2015 - McGarry and Madsen Inspection.


Here’s links to some of our other blog posts about mobile homes:

  1. How do I find out how old a mobile home is and
    who manufactured it?

  2. What is the life expectancy of a mobile home?

  3. Does it make sense to remodel an older mobile home?

  4. What are the most common problems with older
    mobile homes?

  5. How can I tell the difference between a manufactured
    home and a modular home?

  6. How much does it cost to move a mobile home?

  7. What can I do to prevent dampness and mold in my mobile home?

  8. How can I tell if a mobile home is well constructed?

  9. What does the HUD tag look like and where do I find it on a mobile home?

  10. What is the plastic sheet called that covers the underside of a mobile home?

  11. Why is there such a big gap under the doors inside a mobile home?

  12. What are the warning signs of a dangerous deck?

  13. What size air conditioner is right for my mobile home?

  14. Does an addition to a mobile home have to comply with the HUD Code?

  15. What’s the difference between a manufactured and a mobile home?

  16. What is a Park Model mobile home?

  17. How can I remove water under my mobile home?

  18. Where do I find the Vehicle Identification Number (VIN) on a mobile home?

  19. How much does a mobile home inspection cost?

  20. Can I install a mobile home myself?

  21. What is the stuff you paint on an old mobile home metal roof to extend its life?

  22. Can I paint the vinyl covered wallboard in a mobile home?

  23. What are the tie-down requirements for a mobile home?

  24. What’s the difference between a trailer, a mobile home, a manufactured home, and a modular home?

  25. How can I upgrade a wind zone 1 mobile home to wind zone 2?

  26. Can I put a zone 1 mobile home in Florida?

  27. Are house numbers required by law in front of a house?

  28. Can you move a mobile home that is 20 years old in Florida?

  29. What is the best air conditioner for a mobile home?

  30. What is a D-sticker mobile home?

  31. What is the life expectancy of a modular home?

  32. How do I upgrade my old (pre-1976) mobile home to meet HUD standards?

  33. Can a mobile/manufactured home have a high radon problem?

  34. What are the HUD requirements for selling a remodeled or renovated mobile home?

  35. How many mobile/manufactured home manufacturers are licensed to sell their homes in Florida?

  36. Can a mobile/manufactured home get termites?

  37. What are the limitations on homesites where a mobile/manufactured home can be located?

  38. What does a home inspector look for when examining a mobile home crawl space?

  39. How do I look for mold in my mobile home?

  40. How can I make my mobile home more energy efficient?

  41. What are the ventilation requirements for bathrooms and kitchens in mobile homes?

  42. Where do I find the water heater in a mobile home?

  43. What are the right words for the parts of a mobile/manufactured home?

  44. What is the right humidity level in a mobile home?

  45. Can you do a mobile home inspection with no electric power or water?

  46. What is a manufactured home?

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