Mobile home roofs fail differently — coated flat systems chalk out, metal panels leak at the seams, and both get patched wrong by well-meaning owners. I inspect the actual failure mode and give you a fair-priced recoat-vs-replace call. Priced for mobile home budgets, not roofer commission rates.
Metal-panel systems: seam audit, screw + gasket count, rust mapping
Coated systems: mil-thickness readings + adhesion + blister count
Substrate probe — recoat only works if what's under it is sound
Ridge cap + end-wall + AC penetration audit
Honest recoat-vs-replace call with NM market pricing
Coordination with park office if lot access requires it
Full-roof walk of the mobile home roof (or drone if walking risks damage on older metal). Metal panel systems: seam gap measurement, per-square failed-screw + gasket count, rust mapping with penetration depth, end-lap integrity. Coated systems (elastomeric, silicone, acrylic): mil-thickness readings at grid points, adhesion pull test, blister count, chalking rating. Substrate probe — if the metal underneath the coating is punky or rusted through, recoat is throwing money at a failure. Ridge cap, end-wall trim, AC unit penetration, plumbing vent, and skylight boot inspection. Written report with recoat-vs-replace call, NM market pricing for both, and a bid-packet-ready scope you can send to 2–3 mobile-home-competent contractors.
Mobile home and manufactured home owners in NM parks or on private land. Owners of older single-wides and double-wides with original metal roofs. Owners of newer manufactured homes with coated flat systems. Buyers under contract on a mobile home who need remaining life + repair scope. Owners who got a quote from a park-recommended contractor and want a second opinion.
Standard Mobile Home Roof Inspection — $249 With mil-thickness grid on coated systems — $329 Drone-only (older metal, unsafe to walk) — $299 Most mobile home inspections are $249–$329. A correct recoat-vs-replace call typically saves $3k–$8k on a single-wide.
Yes — most NM mobile homes have either standing seam metal (older) or a coated flat/low-slope system (newer). Both need specific inspection: metal panels for seam gaps and rusted-out screws, coated systems for mil thickness, adhesion failure, and blistering. Different failure modes than a residential shingle roof.
Acrylic recoat runs $2–$3.50/sqft, silicone $3.50–$5/sqft. On a typical 14x60 single-wide (~840 sqft), that's $1,700–$4,200. Compare to $6k–$12k for full metal replacement. If the substrate is sound, recoat is almost always the right call — the inspection tells you if the substrate is sound.
Yes — I work with owners in NM parks including Albuquerque, Rio Rancho, Los Lunas, Santa Fe, Las Cruces, and Farmington. Park approval usually isn't required for an owner-hired inspection, but I coordinate with the park office if the walk requires ladder placement across shared lot lines.
Tarp placement + permanent repair scope.
Signed 2/3/5-year cert for lenders & insurers.
FLIR moisture scan + core verification.
Vigas, canales, parapet caps — NM specialty.
I've watched too many neighbors sign contracts they didn't understand for roofs they didn't need. That stops with a written report they own.