Leveling a trailer house, also known as a manufactured home, is crucial for its structural integrity and the comfort of its occupants. The cost to level a trailer house typically ranges from $300 to $800 for basic adjustments, potentially reaching $1,500 to $3,000 or more for extensive repairs involving significant foundation work or the replacement of shims and piers.
Understanding the Factors Influencing Cost
The final price tag for leveling your trailer house isn’t a fixed number. Several key factors influence the cost, including:
- Severity of the problem: A slight settling issue requiring minor shimming will be significantly cheaper than addressing a severely unlevel home with damaged supports.
- Size and age of the trailer house: Larger homes generally require more supports and labor, increasing the cost. Older homes may have deteriorated foundations or rust, leading to more complex and costly repairs.
- Accessibility: Difficult-to-access areas under the home can complicate the leveling process and increase labor costs.
- Type of foundation: The type of foundation (e.g., concrete slab, piers, runners) affects the leveling method and associated costs.
- Geographic location: Labor costs vary significantly depending on your location.
- Materials used: The cost of shims, piers, and other materials will contribute to the overall expense.
- Permits: Some jurisdictions require permits for leveling work, adding to the total cost.
- Professional fees: Different contractors charge different rates for their services. Obtaining multiple quotes is essential.
Breaking Down the Costs: Labor and Materials
The overall cost can be further divided into labor and materials.
Labor Costs
Labor costs typically constitute a significant portion of the total expense. Professional leveling services often charge an hourly rate, which can range from $75 to $150 per hour, or a flat fee based on the scope of the project. The complexity of the job and the number of professionals required will impact the labor costs. A simple leveling job might take a few hours, while more complex repairs could take several days.
Material Costs
The materials required for leveling a trailer house can vary depending on the specific needs of the project. Common materials include:
- Shims: These are used to adjust the height of supports. Expect to pay $1 to $5 per shim, depending on the material (wood, plastic, or steel).
- Piers: These support the weight of the home. Replacement piers can cost $50 to $200 each, depending on the material and size.
- Concrete blocks: These are often used as a base for piers. Expect to pay $2 to $5 per block.
- Leveling jacks: These are used to lift the home for adjustments. Rental fees typically range from $20 to $50 per day.
DIY vs. Professional Leveling
While attempting to level a trailer house yourself might seem like a cost-effective solution, it’s crucial to carefully consider the risks. Improper leveling can lead to further structural damage and safety hazards.
When to DIY
- Minor settling: If the home is only slightly unlevel and you have experience with basic construction, you might be able to make minor adjustments yourself.
- Simple shimming: Replacing a few worn shims is a relatively straightforward task.
When to Hire a Professional
- Significant settling: If the home is noticeably unlevel or if you suspect foundation damage, it’s best to hire a professional.
- Complex repairs: Addressing issues like broken piers, rusted supports, or drainage problems requires specialized knowledge and equipment.
- Lack of experience: If you’re not comfortable working under the home or lack the necessary tools and skills, it’s best to leave the job to the professionals.
Spotting the Signs Your Trailer House Needs Leveling
Recognizing the symptoms of an unlevel trailer house early on can help prevent more significant and costly damage. Be on the lookout for:
- Doors and windows that stick or are difficult to open and close.
- Cracks in walls or ceilings.
- Uneven floors.
- Visible gaps between the walls and the floor.
- Water stains or leaks.
- A bouncy or unstable feel when walking inside.
Frequently Asked Questions (FAQs) About Leveling a Trailer House
Here are some common questions and answers to further your understanding:
FAQ 1: How often should I level my trailer house?
It’s generally recommended to have your trailer house inspected and leveled every 3 to 5 years. However, factors like soil conditions and weather patterns can influence the frequency. If you notice any of the warning signs mentioned above, it’s best to have it inspected sooner.
FAQ 2: Can an unlevel trailer house cause serious problems?
Yes! An unlevel home can lead to significant structural damage, including warped walls, cracked ceilings, plumbing issues, and even foundation failure. It can also compromise the safety and stability of the home.
FAQ 3: What type of foundation is best for a trailer house?
The ideal foundation depends on the climate and soil conditions. Common options include concrete slabs, piers, and runners. A permanent foundation like a concrete slab offers the most stability and protection but is also the most expensive.
FAQ 4: What are shims, and why are they important?
Shims are thin pieces of material (typically wood, plastic, or steel) used to fill gaps and provide a level surface between the home and its supports. They are essential for distributing weight evenly and preventing settling.
FAQ 5: How can I find a reputable trailer house leveling company?
- Ask for referrals: Talk to friends, neighbors, or local manufactured home dealers.
- Check online reviews: Look for companies with positive reviews and ratings.
- Verify licensing and insurance: Ensure the company is licensed and insured.
- Get multiple quotes: Compare prices and services from several different companies.
FAQ 6: What should I expect during the leveling process?
The leveling process typically involves:
- Inspection: The contractor will assess the condition of the home and foundation.
- Lifting: Leveling jacks are used to lift the home slightly.
- Shimming: Shims are added or adjusted to level the home.
- Lowering: The home is carefully lowered onto the supports.
- Inspection: The contractor will re-check the level and make any necessary adjustments.
FAQ 7: Can I get a loan to pay for trailer house leveling?
Yes, you may be able to obtain a personal loan, home equity loan, or a manufactured home repair loan to cover the costs. Explore different financing options and compare interest rates.
FAQ 8: Does homeowners insurance cover trailer house leveling?
Typically, homeowners insurance does not cover leveling caused by normal settling or wear and tear. However, it might cover leveling if the damage is caused by a covered peril, such as a natural disaster. Check your policy for specific details.
FAQ 9: What are the signs of foundation problems that require professional attention?
- Large cracks in the foundation.
- Bulging or bowing foundation walls.
- Water intrusion in the crawl space.
- Shifting or sinking of the foundation.
FAQ 10: How do I prevent my trailer house from becoming unlevel?
- Ensure proper drainage around the home.
- Maintain the landscaping to prevent soil erosion.
- Regularly inspect the foundation and supports.
- Address any signs of settling or damage promptly.
FAQ 11: Are there any specific regulations regarding trailer house leveling?
Regulations vary depending on your location. Check with your local building department or manufactured housing association to ensure compliance with all applicable codes and ordinances. Some jurisdictions require permits for leveling work.
FAQ 12: What is the difference between leveling and stabilizing a trailer house?
Leveling refers to adjusting the supports to ensure the home is perfectly horizontal. Stabilizing refers to adding additional supports to prevent movement and improve the overall stability of the home. Both are important for the long-term health of your manufactured home.