Manufactured Home Foundations Made Simple

Written By Isaac Torres

A Homeowner’s Guide by 951 Mobile Home

Low Profile vs. Above Grade Foundations

Do you want the home installed Above Grade or Low Profile (Pit Set)?

This decision affects:

  • Cost

  • Appearance

  • Site work

  • Steps into the home

  • Overall curb appeal

Let’s break it down in simple, real-world terms.

Above Grade Foundation

An above grade installation means the home sits higher than the surrounding ground level.

What Above Grade Looks Like:

  • The home is elevated

  • Skirting is visible around the perimeter

Site Prep Required:

✔ Minimal excavation
✔ Little to no dirt hauling
✔ Less grading
✔ Faster installation

Because we don’t have to dig the home down into the ground, this option usually requires less site prep work, which keeps costs down.

Entry Into the Home:

  • Typically requires 4–5 steps

  • Because of the height, handrails are required

 

Low Profile (Below Grade / Pit Set)

A low profile installation means we excavate and set the home lower into the ground.

What It Looks Like:

  • Home sits closer to ground level

  • Often paired with a stem wall

  • Looks more like a traditional site-built home

Site Prep Required:

⚠ Significant excavation
⚠ Dirt must be removed
⚠ Sometimes dirt must be hauled offsite
⚠ More grading and compaction

Because of the additional equipment, labor, and engineering, this option costs more.

Entry Into the Home:

  • Usually 2–3 steps

  • Often no handrails required

 

Now Let’s Talk About Foundation Types

Once you decide on height (above grade vs low profile), the next step is choosing the foundation system itself.

There are two main categories:

1️⃣ Tie-Down Foundation (Non-Permanent)

This is the most affordable foundation system.

How It Works:

  • Home sits on adjustable metal piers

  • Piers rest on ABS pads

  • Skirting encloses the perimeter

Important to Know:

  • Considered a non-permanent foundation

  • Typically classified as personal property

  • Common in mobile home parks or private land without traditional financing

2️⃣ Permanent Foundations

If you need financing or want the home classified as real property, you’ll need a permanent foundation.

Common permanent foundation systems include:

  • Engineered concrete pier systems

  • Stem wall foundations

These systems are designed to meet lender and building code requirements.

What Is a Stem Wall?

A stem wall is a concrete or block perimeter wall that supports the home around the edges.

It’s often required when:

  • Installing low profile

  • The lot has a slope

It increases cost but provides added strength and a traditional look.

When State-Approved Plans Aren’t Enough

Sometimes your property requires more than standard foundation plans.

Common reasons include:

  • Soils report requiring larger footings

  • High wind zones

  • Freeze zone requirements

  • Unique slope conditions

If needed, we hire a licensed engineer to:

  • Run structural calculations

  • Design custom foundation plans

  • Ensure everything passes inspection the first time

No guesswork. No surprises.

Our Goal at 951 Mobile Home

We don’t just install homes.

We guide you through:

  • Site evaluation

  • Foundation options

  • Cost differences

  • Permitting

  • Engineering

  • Inspections

Our goal is simple:

Make the process clear.
Make it smooth.
Do it right the first time.

Installing your manufactured home should feel exciting — not overwhelming.

And we’re here to simplify it every step of the way.

Isaac Torres
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