Mobile Home Park Due Diligence 1

When you place a mobile home domestic park under contract, you’ll sincerely want to have a stipulation in the agreement, a good way to permit you to verify what the Seller has stated up to now and evaluate the overall feasibility of the acquisition. Due Diligence will examine the challenge’s physical, monetary, demographic, and marketplace feasibility. This period is generally between 30 and 60 days. In conducting your due diligence, you are looking to pick out something that poses a capability issue you can exchange or restore. These generally address the park’s cleanliness (junk & trash piled up), mismanagement, loss of rule enforcement, collections, and prices that can be decreased.

Mobile Home Park Due Diligence

But extra importantly, you’re seeking out the problems that you may not be able to repair, or so one can be very expensive to restore. These troubles normally address the scale of the lots, reputation, disruptions in the local marketplace, flood plains, drainage problems, terrible configuration of plenty, water, sewer, electric power, and gas line troubles.

In your due diligence, you could call on surveying, accounting, marketing, financing, plumbing, electric, and legal experts.

Ask the Seller to provide you with the subsequent (if relevant):


1. City, County, and State Permits and Licenses

2. Sewer Plant Records and Readings

3. Water Well Tests and Compliance Records

4. Existing Surveys or Environmental Reports

5. Water and different Utility Meter Reading Records and Formulas

6. Property tax payments for the remaining 2-three years

7. Copy of modern-day coverage and binder showing rates and coverages

8. Current staffing list such as function, wages, activity descriptions

9. Any drawings and maps of the park and infrastructure and size of lots

10. Any Contracts as a way to be transferred to the consumer at closing (laundry, trash, smartphone)

11. Signed Rules and Leases for each resident

12. Bank Statements

13. 2-3 years of Tax Returns

14. 2-three years of Profit and Loss

15. Certificates of Occupancy


16. List of Capital Expenditures for the last three years

17. Listing of any current park infrastructure issues(water, sewer, gasoline, electric)

18. Rent Roll with unique homesite variety, name of the resident, circulate-in date, monthly hire, modern-day balance, additional fees, number of occupants, and a quick history of the resident (accurate resident / horrific resident, special instances, and many others)

19. Names and phone numbers of all contractors used in the last few years – plumbers, electricians, propane, gasoline, roto rooters

As you’re receiving these statistics from the Seller, you will want to assess it with the opposite information you obtain from outdoor assets.

Fifty-two basic areas to cowl in the Due Diligence duration now not necessarily in any order:

1. Park Location Issues: Is it close enough to shopping, employment, faculties, and transportation? Will capacity citizens be capable of finding the park?

2. Flood Plain: Is the park placed in a flood simple? If so, while changed into the ultimate time, it has flooded? If the park floods, are the houses excessively sufficient to stay undamaged? Do the homeowners have flood insurance?

3. In most cases, shopping for a park in a hundred or 500 yr flood region will not return to bite you. However, you should, in reality, recognize the dangers involved. Most of the time, your renters will have to deliver flood insurance, and your lender will require the identical to your buildings and utility connections.

4. Noise Problems: Loud outdoor noise can regularly be a deterrent for living in a sure cell domestic park. Being located near highways, busy streets, and nearby trains can be very stressful for capable citizens.

5. Find out if the park must be licensed and, if so if it has the required license. You will need to check that the park complies with the permit. You may have potential issues if a park has 50 devices but is licensed for the most effective 25. The State, County, or Local authorities may issue the permit. Often it’s far given with the State Board of Health. Some towns have legal guidelines that if a positive percentage of the houses in a park with “grandfathered” zoning is destroyed, then the ones plenty will no longer be allowed to be rented again. This can appear from fire, tornado, storm, and many others. Check the neighborhood codes.

6. Review any park inspection reports from the State Board of Health or other City/County inspectors. In a few states, specifically, those requiring licenses, the kingdom does an annual inspection and produces a record with notices of violations. It is ideal for peering at those violations and ensuring they have been corrected.

7. If you’re thinking about hiring modern management, you could need to have buddies or pals make some calls to the property and see how the administration handles the calls. Also, if you visit the supervisor’s home and it isn’t stored up exactly and has a hard and fast of policies for themselves, it can be an illustration that you have to search for different control.

8. After you have the park under contract and usually after you have got the proprietor’s permission, it is simply an awesome concept to interview some of the cutting-edge park citizens. They are commonly complete with information regarding finding out how the park is truely operating. You will often pay attention to water, sewer, and other commonplace issues by talking to the citizens.

9. Another desirable supply of records would be the neighborhood cell and domestic dealers. They usually realize approximately the maximum of the parks. They might provide you with statistics on the park’s recognition, whether or not they’ve within the beyond and could inside the destiny refer the park to ability citizens, and so on. You may find out if they have change-ins or different reasonably priced homes on the market.

10. If feasible, you may need to go to the park at diverse times, morning, midday, and after dark; as you can see, the garden as it’s far. It is also beneficial to peer the park at some point during the week and on the weekends. This will better indicate parking, occupancy, lighting, and noise degree.

11. The neighborhood Chamber of Commerce is likewise a wealth of facts. They can come up with statistics on populace developments, new and modern-day employers, ability plant shutdowns, and the overall market situations of a place.

12. Local Real Estate Brokers can also offer a wealth of statistics on the vicinity, marketplace, and real estate outlooks.

13. Good faculty districts are regularly an amazing location for personal parks. Often, these districts are in wealthy areas of the town, and much less prosperous humans constantly seek out low-priced housing to allow their youngsters to be in those appropriate faculty districts.

14. Contact the Property Tax Office: to test tax prices and whether taxes are contemporary. Learn their assessment methods so you can estimate how much you’ll be paying in taxes if you buy the park.

15. Verify the rent rolls and copies of receipts to affirm that the amount truely accrued is being reflected efficaciously. Often, park proprietors neglect to tell you they supply a few human beings discounts (seniors, buddies, relatives, and so forth).

16. For coverage functions, make sure to verify the pet restrictions and the enforcement of such. Most insurance providers do not allow risky breeds of dogs or even dogs over 20 – 30 pounds.

17. Water Lines: what are they made of? Are there symptoms of water leaks? Is the water stress suited? You will often have some areas of the park where the water strain is less severe than the rest.

You can evaluate payments from the software agencies from the equal month over a couple of years to find any foremost issues/leaks.

18. Sewer Lines: Generally, you may have older sewer lines: clay pipe and skinny-walled plastic pipes. Clay pipes will allow big tree roots to begin developing inner with the purpose to begin inflicting backups. Also, clay & thin-walled sewer pipes will generally tend to collapse and then plug up. You may be able to have a digicam check out the lines, in addition to having them professionally blown out with excessive-pace water jets as periodic upkeep.


19. With an electric provider, you will want to check whether the electrical is above ground or beneath a floor. If above, you may usually be liable for the primary electric-powered poles, so check them to see if they’re rotting near a ground stage. These may be quite high-priced to update. Another electric-powered trouble capability is that most houses now require a 100 to two hundred amp provider. Many older parks have an electric carrier with a 30-50 amps provider. This will commonly require an improvement to generally value $500-$800 in elements and exertions to upgrade.

20. Gas provider. If you are responsible for the fuel meters and contours, you may need to examine the system stress, as a small gasoline leak can reason your carrier to be shut down until it is placed and repaired. Likewise, having this done on a chronic foundation is an amazing idea to avoid capability issues.

21. Fire Hydrants are positioned nearby. A question your coverage enterprise is positive to invite.

22. Trees: In many instances, you may see a complete park of huge beautiful timber, with high-quality appearance. However, these trees will certainly fee you down the street. You need to trim them, eliminate antique and useless timber, clean up the leaves every year, and auger sewer lines that end up full of tree roots.

Falling branches are often one of the maximum likely coverage claims.

23. Roads: are the roads inappropriately restored, do they want to be resurfaced, are they huge enough, are there speed bumps, and so on? Roads that are not maintained are often one of the maximum sizable complaints you will get from your citizens.

24. Drainage Problems: Realizing how a cellular domestic park drains after heavy or sustained rains is advisable. Even if the park is not in a flood quarter, it may have horrible trouble with standing water and puddles. Getting rid of the extra water can be high-priced and hard.

25. Sewer Plants: while a cellular home park has an actual sewer device, lagoon, or is on septics, that is every other region in that you have to find out as much as viable. It would help if you recognized how the machine operates, whether it’s miles assembly, the EPA pointers, what it prices to run, what upgrades have been made, and whether or not it is jogging at complete ability. Do you want a licensed operator? How many hookups it’s far licensed for, etc.?

26. Lift Stations: are they good enough? Do they have caution lighting? Are there backup pumps?

27. Walk the property during the day and at night. You will uncover many issues, including smells, canine barking, events, hidden trash & junk, water leaks, sewage puddles, antique electrical containers

28. Water Wells: what sort of gadget, how deep are the wells, water stress, any previous violations or issues, backup structures, what does it cost to perform, if the proprietor is the Licensed operator is their operators within the area which are available and affordable to function, are you able to send your supervisor to lessons to gain the operators allow/license. How many spaces is it certified for?

29. Who will pay what? Utilities, Cable, Mowing, and so forth: discover all the hidden expenses that the proprietor takes care of affordably (does he haul the trash to the sell-off?). If the garbage isn’t being hauled off, what are the citizens doing with it?

30. History of Rent Increases: have the rents been elevated daily?