Compare Home Warranty Options in Ohio
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Mobile Home, Manufactured Home, and Modular Home: What's the Difference?
Before diving into warranty coverage, it's important to understand how these three home types are defined — because warranty companies treat them very differently.
| Home Type | Built To | Foundation | Mobility | Warranty Treatment |
|---|---|---|---|---|
| Mobile Home | Pre-1976, no federal code | Steel chassis | Movable | Hardest to insure; many providers decline |
| Manufactured Home | Post-1976 HUD code | Steel chassis (can be affixed) | Movable/semi-permanent | Most third-party providers now cover these |
| Modular Home | Local/state building codes | Permanent (like site-built) | Not movable | Treated like a traditional home by most providers |
The distinction between a mobile home and a manufactured home comes down to one date: June 15, 1976. That's when the U.S. Department of Housing and Urban Development (HUD) enacted federal construction standards. A factory-built home constructed before that date is technically a mobile home; anything built after is a manufactured home — even if people still use the terms interchangeably.
Modular homes are a different category entirely. They are built in factory sections and assembled on a permanent foundation, must comply with the same local and state building codes as site-built homes, and are generally treated identically to traditional homes by home warranty providers.
Do Standard Home Warranties Cover Mobile and Manufactured Homes?
The short answer is: not automatically. Most standard home warranty policies are written with traditional site-built homes in mind. However, a growing number of major providers now offer manufactured home coverage — either as a dedicated plan or an add-on that specifically includes these property types.
Which Companies Offer Mobile Home Warranty Coverage?
Here are the leading home warranty providers that explicitly cover mobile and manufactured homes as of 2026:
| Provider | Mobile/Manufactured Coverage | Starting Monthly Cost | Service Fee | Key Strength |
|---|---|---|---|---|
| American Home Shield | ✅ Yes | ~$50/mo | $100–$125 | Covers pre-existing conditions; up to $5,000 for systems |
| Choice Home Warranty | ✅ Yes | ~$36/mo | $100 | Affordable plans; fast claims processing |
| First American Home Warranty | ✅ Yes | Varies | $100–$125 | Up to $7,000 for appliances; covers improper modifications |
| AFC Home Warranty | ✅ Yes | $44–$82/mo | $75–$125 | Technician of your choice; customizable add-ons |
| Liberty Home Guard | ✅ Yes | ~$50/mo | $65–$125 | Highly customizable plans and add-ons |
| Select Home Warranty | ✅ Yes | ~$44/mo | $75–$100 | Budget-friendly; covers core systems and appliances |
Learn more about how these providers compare in our home warranty plans comparison guide for a side-by-side breakdown.
What's Covered vs. What's Excluded
Systems and Appliances Typically Covered
Most mobile and manufactured home warranty plans cover the same core systems and appliances found in standard home warranties:
- Heating systems (central heat, heat pumps)
- Electrical systems
- Plumbing systems and stoppages
- Water heaters
- Oven, range, and cooktop
- Refrigerator
- Dishwasher
- Washer and dryer
- Bathtubs and showers
- Garbage disposal
- Ceiling fans
Learn more about what a home warranty typically covers so you know what to expect before you sign up.
Common Exclusions in Mobile Home Warranties
Mobile and manufactured homes come with a unique set of structural and mechanical components that standard home warranty policies almost universally exclude:
Mobile home-specific exclusions to watch for:
- Chassis and frame — The steel undercarriage of a manufactured home is considered a structural component, not a system, and is excluded by virtually all warranty providers.
- Axles and tongue — These are transportation components and are never included in home warranty coverage.
- Mobile home-specific furnaces — Some older manufactured homes use furnaces built specifically for that model, which use non-standard parts. Many providers exclude or limit coverage on these.
- Skirting and underbelly insulation — Cosmetic and structural exterior elements are typically excluded.
- Pre-existing conditions — Any damage or malfunction that existed before the warranty start date is not covered.
- Damage from natural disasters — Floods, earthquakes, and severe weather are covered by homeowners insurance, not a warranty. Learn more about the difference between home warranty and home insurance.
Special Considerations for Older Mobile Homes and Costs
Older Mobile Homes (Pre-1976)
Homes built before June 15, 1976 present the biggest challenge when seeking a warranty. Because they predate HUD standards, many providers will decline coverage entirely or impose strict limitations. Here's what to know:
- American Home Shield is considered the best option for older homes because it explicitly covers pre-existing conditions and aging items without automatic depreciation deductions.
- Other providers may apply depreciation for items older than 5 years, which can dramatically reduce your payout on components that are decades old.
- Expect higher scrutiny during the claims process — inspectors may flag outdated wiring, plumbing, or HVAC as "improperly installed" based on current standards.
- Some providers require a home inspection before issuing coverage for older manufactured homes.
For more guidance on navigating warranty options for aging properties, see our full guide on home warranties for old homes.
How Much Does a Mobile Home Warranty Cost?
Mobile home warranty costs are slightly higher than entry-level traditional home warranty plans, but comparable to comprehensive combo plans.
| Coverage Level | Mobile Home Cost | Traditional Home Cost |
|---|---|---|
| Appliance-only | Not widely offered separately | ~$30–$45/mo |
| Systems-only | Not widely offered separately | ~$35–$50/mo |
| Comprehensive (combo) | $40–$70/mo ($480–$840/yr) | $40–$90/mo ($480–$1,080/yr) |
| With add-ons | Varies by provider and location | $60–$125+/mo |
| Service fee per claim | $65–$125 | $65–$150 |
What to Look for in a Mobile Home Warranty Policy
Choosing the right warranty for a mobile or manufactured home requires more diligence than shopping for a standard policy. Here's a checklist of what to evaluate:
- Explicit mobile/manufactured home eligibility — Don't assume. Confirm in writing that your home type and build year qualify.
- Coverage for your specific HVAC system — Ask directly whether your furnace type is covered, especially for older or non-standard units.
- Coverage caps and limits — Look for providers offering at least $3,000–$5,000 per system. Caps below $1,500 may not cover actual repair costs.
- Add-on options — Consider adding coverage for septic systems, roof leaks, and well pumps, which are common in manufactured home communities.
- Service fee structure — Lower monthly premiums often come with higher service fees. Run the math on your likely claim frequency.
- Workmanship guarantee — Look for at least a 60–90 day guarantee on repairs. If the fix fails, you shouldn't have to pay another service fee.
- Customer reviews for your home type — Search for reviews specifically mentioning mobile or manufactured home claims. A great company for site-built homes may handle these claims differently.
For a broader look at how a home warranty fits into your overall home protection strategy, check out home warranty vs. home insurance to understand which product covers what.
Frequently Asked Questions
Do all home warranty companies cover mobile homes?
No. Many standard home warranty providers write their policies for site-built homes only. However, major providers like American Home Shield, Choice Home Warranty, First American, AFC Home Warranty, and Liberty Home Guard do offer coverage for manufactured and mobile homes. Always confirm eligibility before purchasing, as coverage terms vary by state and home age.
What is the difference between a mobile home and a manufactured home for warranty purposes?
The key distinction is the build date. Homes built before June 15, 1976 are classified as mobile homes and lack HUD compliance, making them harder to insure. Post-1976 manufactured homes are built to federal HUD standards and are more widely accepted by warranty providers. Some insurers will only cover post-1976 HUD-compliant homes, so knowing your home's build date is essential.
Are chassis, axles, and tongue ever covered by a home warranty?
No. These transportation and structural components of a manufactured home are universally excluded from all home warranty plans. Warranties are designed to cover the mechanical systems and appliances within your home — not the structural frame or mobile components. If you have concerns about chassis integrity or structural damage, that would fall under homeowners insurance or manufacturer structural warranties.
Can I get a warranty on a double-wide manufactured home?
Yes. Double-wide manufactured homes are generally eligible for the same coverage as single-wide homes, provided the home meets the provider's eligibility requirements (typically HUD-compliant, under 5,000 sq ft, and used as a primary or secondary residence — not a commercial property). Some providers may charge a slightly higher premium for larger double-wide homes.
Is a modular home warranty the same as a mobile home warranty?
No. Modular homes are built on permanent foundations and must comply with local and state building codes, just like site-built homes. Most home warranty companies treat modular homes identically to traditional homes, meaning they qualify for all standard plans without the restrictions or exclusions that apply to mobile and manufactured homes. If you own a modular home, you likely have access to a wider range of coverage options at lower costs.