Mobile home insurance, also known as manufactured home insurance or an HO-7 policy, covers the physical structure of a mobile home, your personal belongings, and your liability if someone is hurt or their property is damaged. It is not required by state law, but lenders almost always require it for financed mobile homes, and a standard homeowners insurance policy won't cover a mobile or manufactured home.
Coverage typically excludes things like flooding, earthquakes, and normal wear and tear, and costs vary by home age, location, and condition. Older mobile homes — especially those built before 1976 — can be harder and more expensive to insure. Even so, mobile home insurance prices are generally lower than standard home insurance rates, thanks to relatively lower rebuild costs.
What does mobile home insurance cover?
Mobile home insurance includes two basic types of coverage:
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Physical damage coverage, which addresses costs associated with damage to your home’s physical structure, including rebuilding costs and loss of use
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Liability coverage, which pays for others’ expenses and your legal costs if you (or a covered household member) are legally responsible for injuring someone or damaging their property
Mobile home insurance covers the same things as a standard home insurance policy, but different considerations may apply for these properties.
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Coverage |
What it covers |
Considerations for mobile homes |
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Dwelling coverage (Coverage A) |
Pays to repair or rebuild the physical structure of your mobile home as well as attached features like a deck |
Ask about replacement cost coverage, which may not be standard for mobile home insurance. |
|
Other structures (Coverage B) |
Covers unattached features like a detached garage, shed, or fencing |
Foundation and site work are generally not covered. |
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Personal property (Coverage C) |
Helps reimburse stolen or damaged personal belongings such as clothing, furniture, and electronics |
Limits apply to personal property coverage. Consider adding a rider or floater to protect specific high-value items that exceed your policy limit. |
|
Loss of use (Coverage D) |
Covers temporary living expenses if your mobile home is uninhabitable due to a covered claim or mandatory evacuation order |
Monetary and time limits apply to loss of use/additional living expenses (ALE) coverage. |
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Personal liability (Coverage E) |
Covers injury or property damage costs for others as well as your legal costs if you’re sued |
Your liability limits should be high enough to match your assets and income. |
How much does mobile home insurance cost?
The average cost of mobile home insurance ranges from $700 to $1,500, but homeowners in high-risk states like California, Florida, and Texas are likely to see average rates ranging from $1,500 to $2,700.
Policy costs, formally called premiums, vary significantly by state and insurer. Other key factors that impact pricing include:
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Replacement cost: Policies with replacement cost value coverage cost more than those with actual cash value coverage (more on this below).
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Home age: Newer mobile homes may cost less to insure thanks to available discounts and greater resilience to damage.
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Location: Climate risks and building costs in your area greatly impact mobile home premiums.
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Claims history: If you’ve filed a mobile home insurance claim in the past, you might face higher policy costs.
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Credit history: In most states, home insurance companies are authorized to use your credit-based insurance score when setting rates. However, California, Maryland, and Massachusetts currently prohibit it.
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Home condition: The overall condition of your mobile home, as well as its safety, security, and anchoring features, can drive your premium up or down based on the risk of future claims.
The best way to find out how much you’ll pay for coverage is to get personalized mobile home insurance quotes from a few insurance companies offering mobile home coverage in your state.
Actual cash value vs. replacement cost: Which should you choose?
Older mobile homes, or those in fair condition, often only qualify for actual cash value (ACV) coverage on the dwelling, meaning claim payouts reflect the home's depreciated value rather than what it would cost to rebuild. Newer or well-maintained mobile homes can typically qualify for replacement cost value (RCV) coverage instead.
RCV covers the cost to rebuild or replace your mobile home based on current material and labor costs, up to your policy limit. This type of coverage leads to higher premiums but offers stronger financial protection in the event of claimable damage.
For an additional premium, extended replacement cost coverage provides an additional buffer beyond your policy’s stated limit. This is useful when rebuilding costs spike after a major disaster or if your coverage simply hasn't kept up with home upgrades or rising costs over time.
What's not covered by a standard mobile home insurance policy?
A standard mobile home insurance policy excludes certain perils, or causes of loss, by default. Common exclusions include:
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Damage in transit: Standard HO-7 policies won’t cover damage that occurs while your mobile home is being moved. An endorsement (optional add-on) known as “trip collision coverage” can fill this gap.
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Flooding from outside the home: While some water damage inside the home is covered, mobile home insurance policies won’t cover overland flooding or sewer backups. Most insurers offer water backup endorsements, and some sell flood coverage. Alternatively, you can purchase flood insurance through the National Flood Insurance Program.
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Earthquakes: All forms of earth movement, including earthquakes and landslides, are excluded from standard coverage. An earthquake endorsement may be available to add this coverage.
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Wear and tear: Damage by routine wear and tear is never covered.
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Pest damage: Damage caused by termites, mice, and other vermin is never covered.
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Mold: Mold damage is typically only covered if it’s a direct result of a covered loss, such as burst pipes. Otherwise, it’s excluded.
When shopping for coverage, you might come across “named-peril” and “open-peril” (or “all-risk”) policies.
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Named-peril mobile home insurance only covers damage caused by a specific list of events that are spelled out in the policy documents, such as fire, hail, and theft. If it’s not named on your policy, it’s not covered.
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Open-peril mobile home insurance covers any cause of loss except those specifically listed as policy exclusions.
Always take the time to review your policy. If anything seems unclear, ask the insurer for clarification on what's covered and what’s not and which endorsements are available that might help fill coverage gaps.
Why are older mobile homes harder to insure?
In general, mobile homes are hard to insure because they often fail to meet modern standards and have aging components — e.g., roofs, electrical systems, plumbing, and wiring — that increase the risk of a claim. Mobile homes that predate modern construction standards are also more vulnerable to major damage from wind, fire, water, and other causes of loss.
Insurability: Mobile homes vs. manufactured homes
Insurability mainly comes down to one date: June 15, 1976. Before Congress passed the National Manufactured Housing Construction and Safety Standards Act of 1974, there were no federal standards for building these homes, leading to inconsistent construction quality and safety hazards.
Homes built before that date are legally classified as "mobile homes" and don't meet construction and safety standards. Homes built after are legally classified as "manufactured homes," built to codes enforced by the U.S. Department of Housing and Urban Development (HUD) — even though "mobile home" is still the term most people use casually.
Many insurers won't cover pre-1976 mobile homes at all, though coverage may be available through a specialty or high-risk insurer. Homes built after 1976 are generally still eligible for standard coverage, though rates may be higher based on age.
Modular homes are a different category entirely
Unlike mobile and manufactured homes, which are built and transported in one piece, modular homes are delivered in multiple prefabricated pieces and assembled on a permanent foundation. Since modular homes aren't movable, they're covered by standard home insurance policies rather than mobile home insurance.
Pro tip: Your insurer will likely ask for your home's HUD certification label — a red aluminum plate on the rear exterior with a three-letter inspection agency code and six-digit serial number. If it's missing, HUD won't reissue the physical tag, but you can request a Letter of Label Verification from the Institute for Building Technology and Safety if they can locate your home's records.
How to choose a mobile home insurance policy
To choose a mobile home insurance policy for your property, compare quotes and coverage offers from multiple insurers. As you compare quotes, check for the following:
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Confirm it's an HO-7 policy. Only an HO-7 policy is built for mobile and manufactured homes. Options like an HO-3 are designed for traditional homes and won't address your property's specific risks.
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Ask how your dwelling and personal property are covered. Most HO-7 policies cover the dwelling on an open-perils basis and personal property on a named-perils basis. Some older or higher-risk homes may be limited to named-perils coverage on the dwelling too, which is cheaper but narrower.
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Check whether the dwelling is covered at RCV or ACV. Replacement cost and extended replacement cost coverage cost more but offer broader financial protection than actual cash value alone.
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Consider your flood risk. If you live in an area with frequent flooding, you may need a separate flood insurance policy or endorsement.
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Consider your earthquake risk. If you're in an area prone to earth movement, ask about adding an earthquake endorsement.
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Ask about bundling. If you also have a vehicle, consider bundling your car insurance with your mobile home policy to save money.
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Ask about available discounts. Beyond standard discounts like a claims-free discount, you might qualify for savings on a new mobile home or one that's properly tied down and skirted.
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Confirm the insurer is licensed in your state. Availability and requirements for mobile home coverage can vary significantly by state.
Frequently asked questions
What is the best insurance for a mobile home?
The best insurance for your mobile home is an HO-7 policy that meets your coverage needs (including any lender requirements), protects your assets, and fits your budget. Coverage availability and options vary by state, home age, and insurer, so there’s no single home insurance provider or policy that's the best policy for every mobile home owner.
What is the average cost to insure a mobile home?
Most mobile homes cost between $700 and $1,500 per year to insure. Older homes may cost more, as well as homes in high-risk markets. Average mobile home insurance costs in Texas, California, and Florida may be closer to $2,000 per year.
Why are mobile homes hard to insure?
Mobile homes are hard to insure because they may not meet modern building codes and can be especially vulnerable to damage. Many insurers won’t issue policies for homes constructed before 1976, when the U.S. Department of Housing and Urban Development construction standards were introduced.
Can you insure a 30-year-old mobile home?
Because a 30-year-old mobile home was constructed after June 1976 and meets federal construction standards, it’s considered a manufactured home and is likely eligible for coverage, provided it's well-maintained and meets the insurer’s standards.
