What Is a Title 25 Inspection?

Why You Need One to Sell

Selling a manufactured home in a California mobilehome park is different from selling a standard house. The homeowner owns the home but rents the lot it sits on, so the park has a say in who lives there. Under California law, the park has the right to approve a prospective buyer before that buyer's home can remain in the park after the sale (Civil Code § 798.74). To make that decision, many parks require proof that the home meets the health and safety standards in Title 25, § 1606 — and a Title 25 inspection is how that proof is produced.

This catches a lot of sellers off guard: parks often require a clean Title 25 sign-off before you are allowed to market the property at all — not just before closing. That means the inspection can be the very first step in selling, before the home is listed or advertised. Getting it done early keeps your timeline moving instead of stalling before you've even started.

What the Inspection Covers

The inspection is a systematic evaluation of the home against the § 1606 criteria. It looks at the systems and conditions that affect health and safety, including:

• Sanitation and plumbing fixtures.
• Electrical systems and wiring, including GFCI protection in the locations where it is required, such as kitchens, bathrooms, and exterior receptacles.
• Mechanical and HVAC systems, including proper venting and the seismic anchoring, bracing, and strapping of the water heater.
• Structural elements — floors, walls, and roof framing.
• Fire and life-safety features — smoke alarms, and carbon monoxide alarms in homes with fuel-burning appliances or an attached garage.
• Weather protection and utility connections, including roof weather-protection problems such as leaks or damage.
• Any other condition that creates a health or safety hazard.

Because many of these criteria involve systems inside the home, the inspection requires interior access with the owner's consent. Utilities should be on at the time of the inspection so each system can be checked.

How the Process Works

1. Scheduling and access. We set a time, utilities are on, and interior entry is arranged with the owner's consent.
2. On-site inspection. The home is evaluated using a standardized § 1606 checklist.
3. Written report. You receive a professional written report with photos and findings, which can be shared with the park, your realtor, and escrow.
4. If issues are found. You can have the items repaired, then request a re-inspection to confirm the corrections.
5. Park approval. With the home meeting the standards, the park can move ahead with approving your buyer.

What This Inspection Is Not

It is important to understand the limits of a Title 25 inspection so there are no surprises:

• It is a private inspection by a licensed C-47 contractor — not an official inspection by the Department of Housing and Community Development (HCD) or a local enforcement agency.
• It is not a Mobilehome Park Maintenance (MPM) inspection. That is a government inspection focused on park infrastructure, common areas, and lot conditions, not your individual home.
• It is not a full home inspection. Cosmetic items, roof life-expectancy, and foundation engineering calculations are outside its scope. (Roof weather-protection problems such as leaks or damage are included, because they are health and safety hazards.)
• A "clean" report does not guarantee park approval. The park makes the final decision on whether to approve a buyer.

If Repairs Are Needed

If the inspection finds substandard conditions, you are welcome to request a separate repair estimate from us as a licensed C-47 contractor. You are always free to get competitive bids from other qualified contractors. We provide the inspection report first, and any repair pricing only if you ask for it.

Request a Title 25 Inspection

If you're getting ready to sell a manufactured home anywhere in California, we can handle the Title 25 inspection. Tell us about your home and where it's located, and we'll follow up with details and pricing.