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What Is Mobile Home Insurance (HO-7) and How Does It Work?
An HO-7 policy — commonly called mobile home insurance or manufactured home insurance — is a specialized form of homeowners insurance built specifically for factory-constructed homes. This includes single-wide and double-wide manufactured homes, park model homes, and some modular units. Just like an HO-3 policy protects a site-built home, an HO-7 is the HO-3's counterpart for mobile and manufactured homeowners.
HO-7 vs. HO-3: Key Differences at a Glance
Both policy types share the same core structure — dwelling, other structures, personal property, loss of use, liability, and medical payments — but there are meaningful distinctions that affect your coverage and cost.
| Feature | HO-7 (Mobile Home) | HO-3 (Standard Home) |
|---|---|---|
| Eligible Structures | Mobile, manufactured, modular, park model homes | Site-built, stick-frame homes |
| Dwelling Coverage | Open perils (all-risk) | Open perils (all-risk) |
| Personal Property | Named perils | Named perils |
| Valuation | Often actual cash value; RCV available | Typically replacement cost |
| Insurer Availability | Fewer carriers; specialty market | Widely available |
| Typical Annual Cost | $700 – $1,500 | ~$2,490 average |
One key distinction: HO-7 policies are designed for homes when stationary, not in transit. If you're moving your home, you'll need a separate transport endorsement.
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What Does Mobile Home Insurance Cover?
A standard HO-7 policy includes six key coverage categories:
Coverage Breakdown
- Dwelling (Coverage A): Protects the structure of your mobile home — walls, roof, flooring, and attached features — against open perils (all causes of loss except named exclusions like floods or earthquakes).
- Other Structures (Coverage B): Covers detached sheds, garages, porches, carports, and fences on your property.
- Personal Property (Coverage C): Insures your furniture, clothing, electronics, and other belongings against named perils on or off your property.
- Loss of Use (Coverage D): Pays for temporary housing (hotels, rentals) and extra living expenses if a covered loss makes your home uninhabitable.
- Personal Liability (Coverage E): Covers legal costs and damages if you're found liable for injuries or property damage to others.
- Medical Payments (Coverage F): Pays minor medical bills for guests injured on your property, regardless of fault.
What's NOT Covered
Standard HO-7 policies typically exclude:
- Flood damage – requires a separate NFIP or private flood policy
- Earthquakes – add-on endorsement needed
- Foundation damage – generally excluded even if the home sits on a permanent foundation
- Wear and tear / maintenance issues
- Damage while the home is being transported
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How Much Does Mobile Home Insurance Cost?
Mobile home insurance is generally more affordable in raw dollar terms than standard homeowners insurance, but it can cost more per square foot due to the unique structural risks involved.
Average Annual Premiums
| Coverage Level | Estimated Annual Cost |
|---|---|
| Basic / Minimum | $300 – $500 |
| Average Coverage | $700 – $1,500 |
| High-Risk States (FL, TX) | $1,500 – $2,700+ |
| Standard HO-3 (comparison) | ~$2,490/year |
For context, mobile home premiums are lower overall than the ~$2,490 national average for a site-built home with $400,000 in dwelling coverage.
Key Factors That Affect Your Premium
Several factors determine exactly where your rate lands:
🏠 Age of the Home Homes built after June 15, 1976 meet HUD safety standards and qualify for significantly lower rates. Pre-1976 units face higher premiums and limited insurer options due to outdated wiring, plumbing, and construction materials.
⚓ Anchoring & Tie-Downs Proper anchoring systems reduce windstorm risk and can qualify your home for premium discounts. Unanchored or improperly secured homes are seen as higher risk by insurers.
📍 Location Homes in hurricane corridors, tornado alleys, wildfire zones, or flood plains pay considerably more. Texas and Florida consistently rank among the most expensive states for mobile home coverage.
🏗️ Foundation Type A mobile home doesn't need to be on a permanent foundation to be insured. However, homes on permanent foundations (slabs, crawl spaces) are often classified as real property, improving eligibility and potentially reducing premiums. Pier-and-block setups are insurable when they meet local codes.
📋 Coverage Type Replacement cost coverage (RCV) costs more than actual cash value (ACV) coverage. ACV subtracts depreciation from your payout — meaning an older home could receive far less than what it costs to rebuild.
Best Mobile Home Insurance Companies for 2026
Not all insurers write mobile home policies. Here are the top companies that specialize in or offer strong manufactured home coverage:
Top Insurers Compared
🏆 Foremost Insurance
Foremost was among the first insurers to offer mobile home coverage and remains the top-rated specialist. They cover homes of virtually any age, including rentals and vacant units. Standout features include extended replacement cost coverage (up to 20% above policy limits), relocation coverage, and optional mold protection.
🔧 American Modern
Ideal for older homes in "fair condition or better." American Modern offers open-peril dwelling coverage, water backup protection, and earthquake add-ons — all available through independent agents.
💻 Assurant
Best for homeowners who prefer a digital-first experience. Assurant partners with GEICO and Progressive, offers rare flood add-on coverage, and has a highly rated app for claims management.
🏷️ American Family
Strong choice for discount seekers — bundling, smart home devices, and new home discounts are all available. Offers online quotes and local agent support.
🔎 Allstate
Allstate earns high marks for specialized add-ons, including mine subsidence coverage and hail protection. Good for homeowners who want robust optional coverage backed by a large carrier.
Insuring Older Mobile Homes & Frequently Asked Questions
How to Insure an Older Mobile Home
Insuring a pre-1976 mobile home is possible — but it comes with limitations. These homes were built before HUD safety standards took effect and are viewed by insurers as significantly higher risk. Here's what to expect:
- Specialty insurers are your best bet. Companies like Foremost and American Modern will write policies for older units that standard carriers often decline.
- Expect ACV coverage, not replacement cost. Most insurers will not offer replacement cost value for pre-1976 homes. Your payout will be depreciated.
- Maintenance matters. Insurers may require an inspection. Updating the roof, electrical, and plumbing can improve both your eligibility and your premium.
- Homes built after 1976 carrying a HUD data plate may still qualify for RCV policies depending on condition and location.
If you own a condo or non-traditional home, you may also benefit from reviewing how specialized policy types like HO-6 or HO-7 differ from a standard HO-3 to make sure you have the right protection in place.
Does My Mobile Home Need to Be on a Permanent Foundation?
No. Mobile home insurance does not require a permanent foundation. Homes on pier-and-block setups, tie-down systems, or even some ground-set arrangements can be insured as long as they meet local code requirements. However, placing your home on a permanent foundation (slab or crawl space) can improve financing eligibility and sometimes lower your insurance premiums by reclassifying the home as real property.
Note that regardless of foundation type, HO-7 policies typically exclude foundation damage itself.
FAQ: Mobile Home Insurance
Q: Is mobile home insurance required by law? Mobile home insurance is not legally required in any U.S. state. However, if you're financing your manufactured home, your mortgage lender will almost certainly require you to carry an active HO-7 policy. Mobile home park communities and HOAs may also require proof of insurance as a condition of residency.
Q: How much is mobile home insurance per month? The average mobile home insurance policy costs between $58 and $125 per month, based on an annual range of $700 to $1,500. Your exact rate depends on your home's age, location, size, and the coverage limits you choose. High-risk states like Florida and Texas can push monthly costs significantly higher.
Q: Can I use a standard HO-3 policy for my manufactured home? No. Standard HO-3 policies are written for site-built, stick-frame homes and are not designed for mobile or manufactured homes. You need an HO-7 policy that accounts for the unique construction, materials, and risk profile of factory-built housing. Using the wrong policy type could leave your home uninsured after a claim.
Q: What discounts are available for mobile home insurance? Common discounts include multi-policy bundling (auto + home), claims-free history, senior homeowner discounts (typically age 55+), safety device installations (smoke detectors, security systems), proper tie-down and anchoring systems, and new home discounts for recently purchased manufactured units. Always ask your insurer for a full list of available discounts.
Q: Does mobile home insurance cover me if someone is injured on my property? Yes. The personal liability (Coverage E) and medical payments (Coverage F) portions of your HO-7 policy cover you if a guest is injured on your property. Liability coverage pays for legal costs and court judgments up to your policy limit, while medical payments coverage handles smaller medical bills regardless of who was at fault.