Roof repair for manufactured and mobile homes, focused on seams, edge trim and the vent and pipe penetrations.
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A manufactured home roof is built as a low-pitched assembly of trusses or panels, with joints and seams that differ from a site-built house. Repairs focus on the seams, the roof edge and trim, the vent and flashing penetrations, and the fasteners at the panel joints. A technician checks what the home's construction allows and explains the work in writing before it starts.
A manufactured home is built in a factory and set on site, and its roof is built to a different pattern from a house framed on the lot. Most have a low pitch and lighter framing, with roof sections or panels joined along seams that were sealed at the factory and need to stay sealed. The details that fail on these roofs are the seams, the edge trim, and the places where vents, pipes and the roof meet. A technician who knows that works on the joints first.
Manufactured homes are a common sight along the rural routes in this county, and a roofer often sees them in the same stretch of road as farmhouses, brick ranches and metal-roofed barns. The rural setting matters. These homes often sit on open lots, so wind reaches the roof directly, and where the lot is wooded, the limb risk from a storm is real. In April 2011 a tornado with winds of about 80 mph hit a rural part of Cleveland County north of Shelby and overturned mobile homes.
This page covers the repairs a technician usually makes on this kind of roof, what to check before a visit, and how a homeowner can tell whether an older home needs a patch or a full re-cover. Phones are answered around the clock, and no arrival time is promised. The price is explained and approved before work starts. For metal coverings, see metal roofing.
Manufactured home roofs are lighter than most roofs and can be damaged by someone walking on the panels, so stay on the framing or on boards laid across it. Do not climb onto the roof in high wind or after a storm, when limbs may still be hanging. Do not power-wash the seams or pry at the trim, since both can open a joint that was sound. Ask the inspections office before any re-cover begins.
The technician looks at the roof from the ground and from the eave to see its pitch, its sections and where the seams run. The layout decides what can be patched and what needs a different approach.
Seams and joints are checked first, because they are where most water tends to get in. The technician looks for open sealant, lifted edges and separated sections, and notes how far each one runs.
The eave trim, side trim and drip edge are checked for loose fasteners and bent metal. Trim that wind has pushed up lets water behind the roof edge, where it runs into the wall.
Vents, pipes, fan caps and any roof-mounted equipment are checked for flashing that has lifted or sealant that has dried. These openings are often the single point where a leak on a low roof starts.
The homeowner gets a plain written list of what is wrong, what it would take to correct, and what can be watched. The price is explained and approved before work starts.
Seams are where separate sections of roof meet, and they are the joints that move most with heat, cold and wind. A seam that has lost its sealant gives water a direct path into the home.
Temperature swings expand and contract the roof sections and the sealant between them. Over time the sealant dries, cracks and pulls away from the edge of the seam, and rain or wind-driven water gets in behind it.
Because water follows the seam, the stain on the ceiling often runs in a long straight line rather than a round spot. That line is the clearest sign the seam is the source, and the technician follows it to the joint.
A practical repair usually means cleaning the old sealant out of a failed seam, resealing it, refastening loose trim and checking the vent flashing. The work is precise and stays within what the home's construction allows.
A typical job is a home with a stain running along one ceiling line and a lifted trim piece at the same edge. The technician removes the failed sealant, reseals the seam with a material suited to the covering, refastens the trim into sound material, and checks the vent flashing on the same side.
Each step is checked before the next one begins. If the framing under the trim is soft, the technician reports it, because a fastener set into soft wood will not hold through the next storm.
A patch fixes a few failed joints on a roof that is otherwise sound. A full re-cover is considered when the failures are widespread and the framing underneath is no longer dependable.
If the stains come from one or two seams, the trim and the flashing look sound, and the ceiling below is dry, a patch is usually the answer. If stains appear in many rooms, the framing is soft in more than one place, or fasteners have backed out across the roof, the technician is more likely to recommend a re-cover.
Whether a re-cover needs a permit depends on the address and the scope of the work. The county or town inspections office confirms what applies to the property before work starts.
The price depends on the roof's size and pitch, the number of seams and penetrations, the condition of the framing, and access on the lot. It is explained and approved before work starts, and no figure is given on this page.
A roof with many sections and seams takes more time than a single simple run. Each vent, pipe and fan cap that has to be resealed adds detail work, and long trim runs take longer to refasten than short ones. Access on a rural lot, where a ladder is hard to set against an uneven ground, adds time as well.
Soft framing found during the work is priced as its own line, since it has to be fixed before the covering can hold. Whether the job is a patch or a re-cover changes the scope a great deal, and the technician sets both options out in writing.
Where the home sits and how the ground around it drains affects the roof edge and the wall below it. Water that runs back against the wall works its way into the same joints the roof is meant to protect.
Ground that slopes toward the home, or a gutter that dumps water at the foot of the wall, can keep the lower edge of the roof and the skirting damp. The technician notes these conditions as part of the report, because they shorten the life of the edge trim.
Drainage changes around the home are a separate matter from the roof work, and the homeowner decides on them. The technician can describe what the water is doing and what would help, without promising the result.
When the roof is sound but a seam has opened, the usual repair is cleaning out the old sealant and resealing with a material suited to the roof covering. The technician chooses the material to match what is already on the roof.
Loose trim is refastened or replaced. A bent section is straightened where it can be, and new fasteners are set only in sound material, since fasteners that have lost their hold in the framing will not hold again.
Vent and pipe flashing that has lifted is resealed or replaced, and the covering around it is checked. A flashing repair is often a small job with a large effect, because it closes one of the most common points of entry.
When the roof has many failed joints, widespread fastener failure or soft framing, the technician may recommend a new covering in place of the old one. Whether a re-cover needs a permit depends on the address and the scope, and the county or town inspections office confirms it.
Manufactured homes sit along many of the rural routes that run through Cleveland County, including roads such as NC 18 and NC 226. Their lots tend to be open, so the roof takes wind more directly than a house on a street in town.
Where the lot is wooded, limbs and whole trees are the main storm hazard. Tropical systems that reach the foothills have brought hurricane-force gusts inland, and in September 2024 Helene brought trees down in Cleveland County. A tree check follows any big storm.
In the foothills the winter brings freezing rain more than snow, and ice on the roof edge and trim can work loose the fasteners that hold it. The technician checks the trim line after each icing event, since that is where the first movement shows.
If it's an emergency, call now. For non-urgent mobile and manufactured home roofing, send the form and we'll call you back.
Not sure if you're covered? Check your ZIP code.
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Metal roof installation and repair for houses, barns, sheds and poultry houses across Cleveland County.
Yes. It is usually a low-pitched assembly of sections or panels with seams sealed at the factory, and it is detailed differently from a house framed on the lot. The technician checks the layout first, because that decides which repairs fit.
A straight stain usually follows a seam or a panel joint, because that is where water travels. The technician follows the line to the joint, so the repair is aimed at the place where the water actually gets in.
It may be possible, depending on the condition of the existing roof and the framing underneath. The technician decides whether a re-cover is sound once the roof is looked at, and the county or town inspections office confirms the permit question.
Whether it does depends on the address and the scope of the work. The county or town inspections office confirms what applies to the property. A technician will not guess at it in writing, and the homeowner should have the answer before work starts.
A homeowner can clean and reseal a seam, but the wrong material can trap water under the sealant or fail on the covering. The technician chooses the product to match the roof and the seam, and explains the choice in writing.
That depends on the policy and the insurer's adjuster, and this page does not predict the outcome. Photograph the damage inside and outside, contact the insurer, and get the written scope and price before any work begins.