How Much Does A Permanent Foundation For A Mobile Home Cost?

If you live in a mobile home or know of someone who does, and is looking to settle down in one area, then consider adding a foundation. A foundation is necessary for your mobile home to stay grounded through any weather event and may not cost as much as you think. Whether it be the cost of permits, materials, or labor, let's take a look at how much it costs to pour a permanent foundation for a mobile home.

How Much Does A Permanent Foundation For A Mobile Home Cost

Having a foundation for your mobile home is essential. However, there might come a time when you need something called a permanent foundation.

There are many benefits to having a permanent foundation for your mobile home. One of those benefits is your mobile home converting from personal property to something called real property. Except, how much does it cost to do this?

The national average to build a permanent foundation for your mobile home costs between $3,500 and $200,000. However, most mobile homeowners will pay between $4,500 and $12,000.

In this guide, we will discuss the different types of foundations and how they affect the cost. Additionally, we will explain any miscellaneous expenses involved in this process to give you a better overview.

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What is a Permanent Foundation for a Mobile Home?

Generally speaking, mobile homes aren’t usually affixed permanently to a foundation. As a result, they are treated as personal property and often suffer significant depreciation in value. However, mobile homes that are permanently attached to concrete, or another type of foundation, tend to hold their value better than their non-attached counterparts.

A permanent foundation, when speaking about mobile homes, is a foundation that is built on site and of durable materials. Since mobile or manufactured homes are not categorized as “site-built” homes, it’s crucial that the foundation is. They can be permanently affixed to a permanent foundation either when it is first sited, or later as a retrofit.

When a mobile home has a permanent foundation, it is treated as an actual real estate property. Though real property does typically increase in value over time, there aren’t any guarantees to the mobile home’s value appreciation.

Exploring the Costs of Permanent Foundations for Your Mobile Home

Some individuals will choose to keep their mobile homes on a regular foundation. However, there are times when a permanent foundation becomes necessary. If you want to sell your mobile home or finance it, you will need to put it onto a durable groundwork.

The price will depend on several factors, including:

  • The type of foundation you choose
  • The professional you hire, or if you want to do this expansive job yourself
  • The size of your mobile home

Another cost factor will be how you maneuver your mobile home onto your new foundation. We will also discuss this, later on, to give you the best idea for how much the entire project will cost you.

Costs of Permanent Foundations for Mobile Homes
Low Average High
$3,500 $4,500 – $12,000 $200,000

Types of Permanent Foundations and Their Costs

There are several different types of foundations that you can choose from. Although, you will need to check locally to ensure the option you want is considered a permanent foundation in your area. We will provide several of the basic options available and their details.

The most common types you will choose from are:

  • Basement- Unfinished and finished
  • Concrete pit
  • Crawl space
  • Pier and Beam

Although pier and beam are generally considered permanent, this may not be true for your area. Let’s dive in for a closer look at how each option affects your overall cost.

Permanent Foundation Option Costs
Price per square foot
Unfinished Basement Finished Basement Concrete Pit Crawl Space Pier and Beam
$10 – $25 $30 – $100 $10 – $25 $7 $5

Basement Costs

A basement will provide the highest return on investment and the best benefits for your mobile home. For an unfinished basement, you’re looking at $10 to $25 per square foot. Although, if you’re opting for a finished basement, that will run you around $30 to $100 per square foot.

Unfinished Basement

An unfinished basement means that the pipes will be exposed, and the concrete is used as flooring. If you’re planning to utilize this area for storage, then this isn’t worrisome.

The cost of an unfinished basement is typically $10 to $25 per square foot, and this includes the cost of labor. The price total runs between $5,000 to $20,000.

Finished Basement

A finished basement includes one that is similar to the upstairs inside of your home. A finished basement will typically have:

  • Better insulation
  • Level ceilings
  • Flooring aside from the concrete
  • Covered pipes
  • Walls
  • Electricity and sometimes plumbing

For a finished basement, you will be looking at $30 to $100 per square foot. This price includes the quote for finishing the area, and the cost of labor if you hire a contractor.

The total price for a finished basement will be significantly higher than an unfinished basement. A finished basement can cost you anywhere from $15,000 to $200,000. Although this is unlikely, or a mobile home foundation, most people opt for an unfinished basement.

Concrete Pit

The cost for a concrete pit will be between $5,000 and $20,000. The price per square foot is the same as an unfinished basement, $10 to $25 per square foot.

Now, the most significant difference between a basement and a concrete pit is the functionality of the space. A concrete pit is essentially a concrete crawl space, more or less. The pit will have footings to which your mobile home will permanently affix.

This option is a happy medium if you’re stuck between the choice of a crawlspace and basement. A concrete pit encompasses elements of both choices.

Crawl Space

A crawl space costs, on average, $7 per square foot. The total price will cost between $3,500 and $14,000. This price range is vast, but it depends on several different factors, such as:

  • The number of materials
  • The type of materials used
  • The difficulty of the project
  • Whether or not your property is sloped

These factors will determine the total price you will pay. For instance, if your property is sloped, it will take more materials to level your foundation.

Pier and Beam

Keep in mind, while most places accept this as a permanent foundation, not all locations do. Check with your local code officer and ask before you begin your project.

A pier and beam foundation will cost around $5 per square foot, totaling approximately $2,500 to $10,000. This type of foundation raises your home up to 24” off of the ground. The cost will vary depending on the materials used. Although most people use concrete as opposed to brick or stone.

Various Permanent Foundation Options and Costs
Single-wide Double-wide Multi-Wide
Size 500 – 800 sq ft 1,000 – 1,500 sq ft 2000+ sq ft
Unfinished Basement $5,000 – $20,000 $10,000 – $37,500 $20,000+
Finished Basement $15,000 – $80,000 $30,000 – $150,000 $60,000+
Concrete Pit $5,000 – $20,000 $10,000 – $37,500 $20,000+
Crawl Space $3,500 – $5,600 $7,000 – $10,500 $14,000+
Pier and Beam $2,500 – $4,000 $5,000 – $7,500 $10,000+

Additional Cost Factors

In addition to materials and labor costs, you’re going to run into several other expenses as well, such as:

  • Excavation
  • Soil Grading
  • Equipment Rental (If this is a DIY Project)
  • Mobile home maneuvering costs

Also, don’t forget that if you’re taking this project on yourself, you will need a building permit. You will also need to purchase several tools that you may not have already.

Excavation Costs

A residential excavation job costs anywhere from $1,400 to $5,500. The national average is $3,100. Although, most companies will charge you between $40 to $150 per hour in addition to that price.

Excavation is easily done yourself. You only have to rent the equipment! You can rent an excavator for $200 to $400 per day, depending on the company. Although sometimes, companies will include excavation into your foundation package. Make sure you ask before you spend unnecessary money.

Soil Grading

Before you do any work, your soil will need to be graded, and this can be costly as well. If you hire a professional for these jobs, the soil grading will most likely be included in the quoted price.

Generally, it costs $5 to $10 per square foot to grade soil. The total price you pay depends upon the person or company you go through. Furthermore, the amount will also depend on the size of the foundation for your mobile home.

Mobile Home Maneuvering

The cost to put your mobile home onto your foundation is different between a single wide and a double-wide.

For a single wide, it will cost about $2,500. However, for a double-wide, it can cost $5,000 to $8,000 depending.

Considering that this price reflects the cost for professionals, it’s not a bad price at all. The amount it would cost you to rent DIY equipment may surpass the price to maneuver a single wide mobile home professionally.

DIY Project or Contractor?

For a foundation project as involved as this one, it’s better to hire a contractor. As you can see, many different elements play into building a foundation. The cost to hire a professional may be less than paying to do it as a DIY project.

When contractors give you their bid, they include most of the elements of the job. For instance, a task such as this one usually includes:

  • Excavation
  • Foundation formation
  • Grading
  • Materials
  • Labor
  • Building permit fees
  • Mobile home Maneuvering

If you were to do a job like this yourself, you would be renting a lot of equipment. Excavators start at $200 per day! Most large equipment rentals run higher, so you will pay over $5,000 in just equipment rental.

DIY Building Permit

Suppose you’re adamant about doing this yourself, awesome! That’s great. However, you need first to obtain the necessary building permits. Building permits will ensure you follow code as you go.

Some permits will require you to hire certain professionals, such as someone to grade the soil before any work is done. If you are doing this yourself, make sure you take accurate measurements and follow accordingly.

Finding the Best Contractor

The best advice we could give you is to call around and check websites. You will find that the price will increase drastically. However, you will also find that not everyone includes everything in their bids.

When looking for a contractor, you want to:

  • Ask what the prices include and exclude.
  • Inquire about the length of time it will take
  • Check to see what foundation they believe would be the best for your situation.

After you find all this information, you will want to sit down and compare your prices. This will ensure that you get the best deal for your dollar.

Related Questions

Is it Hard to Move a Mobile Home?

It’s easy to move a mobile home, that’s for sure. However, it’s not as hard as it seems. The hardest part of moving a mobile house is keeping it steady during transport.

The home will be jacked up onto a flatbed semi-truck, which will then transport your home to the new spot.

Do I Need a Permit to Move a Mobile Home?

Yes, you need a permit to move your mobile home. This is to ensure that it is done safely and correctly. Certain precautions need to be taken for the safety of yourself and others.

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Final Calculations

You must figure out your preferences and the way you want to go about this. Once you do that, take the time, and calculate each aspect of this project.

Calculating each aspect will help you prepare for what you will pay when creating your foundation. It will also help you to choose whether you want to hire a professional or do this on your own.

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Heather Robbins

Heather is a passionate writer who loves anything DIY. Growing up, she learned everything from home repairs to design, and wants to share her tips with you. When she's not writing, she's usually hiking or searching for her next DIY project.

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