Mobile home roofs usually leak at seams between metal panels, around vents and pipes, along the edges where the roof meets the walls, and where porches or add-on roofs attach. Most leaks come from old sealant or coating that cracked in the sun. Resealing the seams and vents and recoating the roof fixes most of them. Badly rusted or soft roofs may need a roof-over.
Where mobile home roofs leak
- Seams where metal panels join
- Around plumbing vents, bathroom fans and roof vents
- The edges where the roof meets the side walls
- Skylights and swamp cooler or AC openings
- Where a porch, carport or roof-over attaches
- Rust holes in older metal roofs
Why they leak
Most older mobile homes have a thin, low-slope metal roof. With little slope, water drains slowly, so any gap lets it in. The sealant at seams and vents dries out and cracks in the sun, and the roof moves with heat every day. Pine Bluff summers, with about 23 days a year above 95 degrees, age sealants quickly. Homes in open, sunny lots age fastest.
What to check first
- Seams and vents for cracked or missing sealant
- The coating for cracking, chalking or bare spots
- Soft or spongy spots when pressed from inside the ceiling
- Rust, especially around fasteners and edges
- Where any add-on roof ties in
Do not walk on a mobile home roof unless you know where the supports are. Many are not built to carry a person between the trusses.
The main repair options
| Option | When it fits |
|---|---|
| Reseal seams and vents | Leaks at a few spots, roof metal in good shape |
| Clean and recoat | Coating worn, metal sound, several small leaks |
| Patch rusted areas | Localized rust holes |
| Roof-over (pitched or flat) | Widespread rust, soft ceilings, repeated leaks |
See mobile home roof leak repair, roof sealing and coating and mobile home roof repair cost.
How often to reseal and recoat
Check seams and vents every spring. Recoat every several years in full Arkansas sun, sooner if the coating cracks or turns chalky. A good coating job starts with cleaning and sealing seams first, then applying the coating at the right thickness.
Mobile homes around Pine Bluff
We work on mobile home roofs in the rural areas around town, including Sulphur Springs, Hooker and Ladd, Wilkins and Rob Roy, and parts of Watson Chapel, where many homes sit in open lots with full sun. See our service areas.
Condensation under mobile home roofs
Some mobile homes have little insulation under the metal. On cool mornings, moisture from inside condenses on the underside and drips, which can look like a leak. If drips show up with no rain, check that before resealing. See roof leak or condensation.
Is a roof-over worth it?
A roof-over adds a new roof on top of the old one, often with some slope and insulation. It costs more than a recoat but can stop leaks and cool the home better. It makes sense when the old roof is badly rusted or leaks in many places.
How long does a mobile home roof coating last?
Several years in full sun, depending on the product and how thick it was applied.
Can you put shingles on a mobile home?
Only with a proper pitched roof-over built to carry them. The original flat metal roof is too low for shingles.
Is it safe to walk on my mobile home roof?
Only on the supports. Many mobile home roofs cannot carry a person between trusses.
Why does my mobile home ceiling have soft spots?
Usually a long-running leak has soaked the ceiling board. Fix the leak and replace the soft board.