Mobile Home Park Due Diligence: The 12-Item Pre-Close Checklist

Mobile home parks fail at due diligence more often than any other commercial asset class — and almost always for the same reasons. Septic issues, surveys that don't match the as-built lot count, undocumented leases, and POH titles that aren't actually in the seller's name. Each of these can re-trade a deal by hundreds of thousands of dollars; missing them can sink it post-close.

The 12-item MHP due-diligence checklist covers: (1) septic permit + last pump-out date, (2) well/water test results, (3) survey vs as-built lot count, (4) certificate of occupancy on park-owned homes, (5) titles on each POH, (6) lot-lease forms and tenant ledger reconciliation, (7) utility billing structure and sub-meter read history, (8) Phase I environmental, (9) road maintenance agreement, (10) zoning verification + non-conforming use letters, (11) tax assessment vs operating value, and (12) seller's tax returns reconciled to the rent roll.

Half of these items take a single phone call to a county office. The rest take real legwork. Skip any of them and you are accepting whatever the seller didn't disclose — and on parks, what the seller didn't disclose tends to cost five figures minimum.

Full guide coming soon. Want a park-specific risk flag report today? Run a free screening — the report surfaces the most common DD blowups before you wire earnest money.