How to Level a Trailer Home: A Comprehensive Guide

Trailer homes, also known as manufactured homes, are designed to offer affordable and comfortable housing. However, unlike traditionally built homes on permanent foundations, they are often transported to their location and placed on piers or blocks. Over time, settling, shifting soil, and other factors can cause a trailer home to become unlevel. Properly leveling your trailer home is crucial for preventing structural damage, ensuring proper operation of doors and windows, and maximizing the lifespan of your investment.

Table of Contents

Why Leveling is Essential

An unlevel trailer home can cause a cascade of problems. Imagine the stress placed on the frame as it twists and bends, causing doors and windows to stick or become impossible to close. This can lead to:

Frame damage: Twisting and bending can weaken the frame, leading to costly repairs.
Wall and ceiling cracks: Uneven pressure can cause drywall to crack, diminishing the home’s appearance and value.
Plumbing and electrical issues: Stressed plumbing and electrical connections can lead to leaks, shorts, and potential hazards.
Appliance malfunctions: Appliances may not function correctly on an unlevel surface, shortening their lifespan.
General discomfort: Uneven floors and sloping ceilings can make living in the home unpleasant and even disorienting.

By investing in proper leveling, you’re investing in the long-term stability and habitability of your manufactured home.

Assessing Your Home’s Level

Before you begin the leveling process, you need to determine the extent of the problem. Here’s how:

Use a long level: A 4-foot or 6-foot level is ideal. Place it on the floors, particularly in the center of the home, along exterior walls, and under doorways. Note the direction and magnitude of any unlevelness.
Water test: Place a small amount of water on a flat surface like a countertop or floor. Observe which way the water flows. This can quickly reveal areas that are significantly out of level.
Check doors and windows: Are they sticking? Are there noticeable gaps? These are often telltale signs of an unlevel home.
Exterior inspection: Visually inspect the supports (piers or blocks). Look for cracks, shifting, or signs of sinking.
Consult a professional: If you’re unsure about the extent of the problem or uncomfortable performing the assessment yourself, consider hiring a qualified manufactured home technician.

The Leveling Process: A Step-by-Step Guide

Leveling a trailer home requires patience, precision, and the right tools. Always prioritize safety and consult your manufacturer’s guidelines for specific recommendations.

Gather Your Tools and Materials:
- Bottle jack: Select a jack with sufficient weight capacity for your home.
- Hydraulic jack: Similar to a bottle jack, but often easier to operate for larger adjustments.
- Shims: Wood or composite shims are essential for making fine adjustments.
- Level: A long level is crucial for accuracy.
- Tape measure: For measuring distances and heights.
- Screwdriver or wrench: For adjusting support brackets.
- Safety glasses: Protect your eyes from debris.
- Gloves: Protect your hands.
- Work boots: For safety and stability.
- Support blocks: Concrete blocks or treated lumber for adding support.
Prepare the Site:
- Ensure the area around the support piers is clear of debris and obstructions.
- Inspect the existing piers for cracks or damage. Replace any damaged piers before proceeding.
- Prepare a stable base for the jack. This may involve placing a sturdy board or metal plate under the jack to prevent it from sinking into the ground.
Identify Low Spots:
- Based on your initial assessment, identify the areas that need to be raised.
- Focus on one area at a time, starting with the lowest point.
Raise the Home:
- Position the jack under the frame near the pier that needs adjustment.
- Slowly and carefully raise the home a small amount (no more than 1/4 inch at a time). Never raise the home excessively at one time, as this can cause significant structural damage.
- As you raise the home, monitor the level inside.
Adjust the Support:
- Once the home is slightly raised, insert shims between the pier and the frame to fill the gap and provide support.
- Use multiple shims if necessary, ensuring they are tightly fitted and evenly distributed.
- Alternatively, you can add concrete blocks or treated lumber to raise the pier. Ensure the blocks are stable and properly aligned.
Lower the Home:
- Slowly and carefully lower the home onto the adjusted support.
- Remove the jack and check the level again.
Repeat the Process:
- Repeat steps 4-6 for each low spot, working your way around the home.
- Continuously check the level as you go. Making small, incremental adjustments is key to achieving a level home.
Final Inspection:
- Once you’ve addressed all the low spots, conduct a final inspection of the entire home.
- Check the level in multiple locations.
- Ensure all doors and windows open and close smoothly.
- Inspect the piers for stability and proper support.

Understanding Different Support Systems

Trailer homes can utilize various support systems. The most common include:

Concrete blocks: These are a cost-effective and readily available option.
Adjustable metal piers: These piers offer greater precision and adjustability. They are typically more expensive but can be a worthwhile investment for long-term stability.
Permanent foundations: Some trailer homes are placed on permanent foundations, similar to traditional homes. These foundations provide the most stable and level support.

The type of support system will influence the leveling process. Adjustable metal piers, for instance, are easier to adjust than concrete blocks, while leveling a home on a permanent foundation may require professional assistance.

Maintaining a Level Home

Once your trailer home is level, it’s important to maintain it. This will help prevent future problems and extend the life of your home.

Regular inspections: Inspect the piers and supports at least twice a year, looking for signs of settling, cracks, or damage.
Address issues promptly: If you notice any problems, address them immediately to prevent them from worsening.
Monitor drainage: Ensure proper drainage around the home to prevent water from accumulating and weakening the foundation.
Professional maintenance: Consider having a qualified manufactured home technician inspect and adjust your home’s level every few years.

Frequently Asked Questions (FAQs)

1. How often should I level my trailer home?

This depends on the soil conditions and the age of your home. Ideally, you should check the level at least twice a year and relevel as needed. Homes in areas with unstable soil may require more frequent leveling.

2. Can I level my trailer home myself, or should I hire a professional?

If you are comfortable with basic DIY tasks, have the necessary tools, and understand the process, you may be able to level your trailer home yourself. However, if you are unsure or uncomfortable, it’s best to hire a qualified professional. Improper leveling can cause serious damage.

3. What are the signs that my trailer home needs leveling?

Common signs include sticking doors and windows, cracks in walls or ceilings, uneven floors, and visible gaps around door and window frames. You may also notice that furniture rocks or wobbles.

4. What is the best type of jack to use for leveling a trailer home?

A bottle jack or hydraulic jack with sufficient weight capacity is typically used. Consider the height of your home and the amount of lift required when choosing a jack.

5. Can leveling a trailer home fix plumbing or electrical problems?

Leveling can alleviate some plumbing and electrical problems caused by an unlevel frame. However, it won’t fix existing damage. If you suspect plumbing or electrical issues, consult a qualified professional.

6. What type of shims should I use?

Wood shims are a common and affordable option. Composite shims are more durable and resistant to moisture. Choose the type that best suits your needs and budget.

7. How much does it cost to have a professional level my trailer home?

The cost varies depending on the size of your home, the extent of the problem, and the location. Expect to pay several hundred to over a thousand dollars. Get quotes from multiple professionals before making a decision.

8. Can I level my trailer home in the winter?

Leveling in the winter can be challenging due to frozen ground and potential snow accumulation. It’s generally best to level your home during warmer months when the ground is more stable.

9. What if my trailer home is on a concrete slab? Does it still need leveling?

Homes on concrete slabs typically require less frequent leveling than those on piers or blocks. However, settling or shifting can still occur over time. Check the level periodically and address any issues as needed.

10. My trailer home has skirting. Do I need to remove it to level the home?

Yes, you will likely need to remove sections of the skirting to access the piers and supports. Be careful when removing and reinstalling the skirting to avoid damage.

11. How much weight can a trailer home frame support?

The weight capacity of your trailer home frame varies depending on the size and construction of the home. Consult your manufacturer’s guidelines for specific information. Never exceed the frame’s weight capacity.

12. Is leveling a trailer home a permanent solution?

Leveling is not a permanent solution. Soil conditions and other factors can cause the home to become unlevel again over time. Regular inspections and maintenance are essential to prevent future problems.