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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 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 its counterpart for mobile and manufactured homeowners. Learn more about how all home insurance policy forms compare side by side.
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 (2026) | $900 to $1,200 (national average) | ~$2,400 to $3,100 average |
One key distinction: HO-7 policies are designed for homes when stationary, not in transit. If you are moving your home, you will 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 like decks, porches, awnings, and skirting) on an open-perils basis, meaning all causes of loss except named exclusions.
- Other Structures (Coverage B): Covers detached sheds, garages, carports, and fences, usually up to 10% of your dwelling limit.
- 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 are found liable for injuries or property damage to others.
- Medical Payments (Coverage F): Pays minor medical bills (typically $1,000 to $5,000 per person) 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, rust, corrosion, and settling
- Mold, fungus, and rot (usually excluded or severely sublimited)
- Damage while the home is being transported
- Sewer or drain backup (unless specifically endorsed)
- Pest, vermin, and pet damage
- Vandalism to long-term vacant homes (typically over 30 to 60 days)
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How Much Does Mobile Home Insurance Cost in 2026?
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. Multiple 2026 sources converge on a mid-band national average of roughly $900 to $1,200 per year, with typical policies falling between $700 and $1,500 annually. MarketWatch's 2026 analysis puts the broader range at $750 to $2,400, while NerdWallet and American Modern still cite $800 to $2,000 as their working range.
Premiums have climbed again in 2026 as replacement costs for manufactured homes continue to rise, and fewer national carriers are writing new HO-7 business, pushing more owners toward specialty carriers.
Average Annual Premiums
| Coverage Level | Estimated Annual Cost (2026) |
|---|---|
| Low-cost tier (IA, OH, IN, MI, KS, ND, SD) | $400 to $800 |
| Mid tier (TX inland, CA, AZ, GA, NC) | $800 to $1,400 |
| High-risk tier (FL, LA, MS, AL, TX coast) | $1,400 to $4,000+ |
| Standard HO-3 (comparison) | ~$2,400 to $3,100/year |
For context, the average U.S. homeowners insurance cost now runs roughly $2,400 to $3,100 per year in 2026 after another 4-8% projected increase on top of 2025's 12% spike. Mobile home premiums remain meaningfully lower than the national average for site-built homes. See our full breakdown of home insurance costs by state for more context.
State Spotlight: Florida and Texas
- Florida: Florida mobile home policies that include full wind coverage now average about $1,392 per year with wind coverage, versus just $372 per year without it. Wind coverage is essentially mandatory: Bridgeway notes Florida mobile home insurance typically costs between $1,200 and $3,000 per year with wind coverage included, which is mandatory in the state. In coastal counties and the Keys, premiums can push $2,000 to $3,000+. Citizens Property Insurance's July 2026 rate filing approved average rate changes of +12.7% on the MHO-3 form and +14.8% on the MW-2 wind-only form for primary residences, with 15% caps on primary policies and 50% caps on non-primary. Read our full Florida home insurance guide for more.
- Texas: Inland Texas mobile homes typically run $800 to $1,500 annually. On the Texas coast and in Harris County near Galveston Bay, standard policies do not cover wind and hail. That coverage must come from the Texas Windstorm Insurance Association (TWIA). The TWIA Board voted to keep 2026 residential and commercial rates unchanged (0% increase), and for policies issued or renewed on or after 1/1/2026, the TWIA manufactured home limit is $119,000 combined for the home and personal property. Mobile home exposure at TWIA increased about 19.2%, showing more coastal owners are relying on the state pool.
Key Factors That Affect Your Premium
🏠 Age of the Home Homes built after June 15, 1976 meet HUD safety standards and qualify for significantly lower rates. Pre-1976 units face premiums 40 to 100% higher than comparable newer manufactured homes and are declined by most standard carriers.
⚓ Anchoring & Tie-Downs Proper anchoring systems reduce windstorm risk and can qualify your home for meaningful discounts. A 2026 HO-7 overview lists tie-down discounts of about 5 to 25% in hurricane states, often required to get wind coverage at all. North Carolina's rating manual applies a flat 15% credit for tied-down or masonry-foundation homes. Unanchored or improperly secured homes are seen as much higher risk by insurers.
📍 Location Homes in hurricane corridors, tornado alleys, wildfire zones, or flood plains pay considerably more. See our list of most and least expensive states for home insurance for regional context.
🏗️ Foundation Type A mobile home does not 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.
📋 Coverage Type Replacement cost coverage (RCV) costs more than actual cash value (ACV). 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. In fact, four carriers (Foremost, Assurant, American Modern, and Progressive) control roughly 75% of the U.S. mobile home insurance market in 2026, while State Farm and Allstate write very few new policies. Here is how the leading options compare:
Top Insurers Compared
🏆 Foremost Insurance
Foremost was among the first insurers to offer mobile home coverage and writes more mobile home policies than any other U.S. carrier. MarketWatch names Foremost its top pick for 2026 and American Modern "best for specialized coverage". Foremost accepts homes of any age, model, make, and value, including pre-1976 units, carries an A.M. Best rating of A (Excellent), and offers options like agreed loss settlement and replacement cost coverage.
🔧 American Modern
Ideal for older, seasonal, vacant, or higher-risk homes. American Modern, backed by Munich Re, offers open-peril dwelling coverage, flexible underwriting, and endorsements for non-standard risks through independent agents. It carries an A.M. Best financial strength rating of A+ and a NAIC complaint index around 5.99 (above average). Read our full American Modern home insurance review for a deeper look.
💻 Assurant
Best for homeowners who prefer a digital-first experience. Assurant partners with lenders, dealers, and mobile home park communities, offers strong online quoting and policy management, and is consistently ranked among the top three mobile home insurers alongside Foremost and American Modern.
🏷️ American Family
ValuePenguin names American Family, State Farm, and Foremost as the best mobile home insurers, with American Family as best overall, State Farm as best customer service, and Foremost as best coverage. Bundling home with auto delivers substantial savings, and the carrier also offers new home discounts, smart home device credits, and discounts for homes purchased within the last three years.
🔎 Allstate & Progressive
Allstate carries an A+ financial strength rating and offers a broad discount menu including multi-policy, protective devices, original owner, retiree, and claim-free credits. Progressive earns the "best for bundling" nod for owners who already carry Progressive auto, and Progressive applies only one deductible if a single event damages both your home and your auto when the policies are bundled. See our guide on how to compare home insurance policies for a full carrier comparison framework.
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. Homes built before June 15, 1976 are legally classified as mobile homes and were constructed under a patchwork of state regulations with no uniform federal standard, while homes built after that date are classified as manufactured homes under federal law and must display a red HUD certification label. Here is what to expect in 2026:
- Specialty insurers are your best bet. Foremost, American Modern, and surplus-lines markets accessed through independent agents will write policies for older units that standard carriers often decline. Foremost explicitly accepts homes of any age.
- Expect ACV coverage, not replacement cost. Most insurers will not offer replacement cost value for pre-1976 homes. Premiums typically run 40 to 100% higher than newer units.
- You cannot obtain a retroactive HUD label. There are no guidelines for upgrading a pre-1976 mobile home to HUD requirements and no inspection agency authorized to inspect an upgrade, so you cannot get a HUD tag for an older home. For post-1976 homes, missing HUD tags will cause most carriers to decline coverage outright.
- Maintenance matters. Insurers will likely require an inspection. Updating the roof, electrical (replacing aluminum wiring, swapping fuse boxes for breakers), plumbing, and anchoring can improve both your eligibility and your premium.
- Compare with options for other non-standard dwellings. Similar underwriting concerns apply to older site-built homes. Our guide to older home insurance walks through comparable considerations, and our tiny home insurance guide covers another specialty category.
If you own a condo instead, review how HO-6 condo insurance differs from HO-7 or HO-3 to make sure you have the right protection in place. For a deeper technical breakdown, see our HO-7 insurance policy guide.
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 ground-set arrangements can be insured as long as they meet local code requirements. 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 are 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 in 2026? The average mobile home insurance policy costs between $75 and $125 per month, based on a national average range of about $900 to $1,500 per year. Your exact rate depends on your home's age, location, size, and the coverage limits you choose. High-risk states like Florida and Louisiana can push monthly costs to $200 or more.
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 2026 discounts include multi-policy bundling (worth 10 to 25%), tie-down and anchoring credits (5 to 25% in wind states), claims-free history, senior or retiree discounts (typically 50 or 55+), safety and security device credits, approved mobile home park discounts, original owner discounts, and paid-in-full or paperless billing credits. Always ask your insurer for a full list.
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.