Standard homeowners insurance does not cover mobile or manufactured homes. If you own one in Yuba City, Marysville, Olivehurst, or anywhere in the greater Yuba-Sutter region, you need a policy built specifically for your type of dwelling. Oakview Insurance Services works with two of California’s leading specialty carriers to find you the right coverage at the right price.
Get a Free Quote | Call (530) 674-5054
Same-day quotes available. Policy reviews at no charge.
Why Mobile and Manufactured Homes Need a Specialty Policy
A standard HO-3 homeowners policy was written for site-built homes. It does not account for the construction methods, materials, or transport history of a mobile or manufactured home. Applying one to your situation leaves serious gaps in coverage that only show up when you file a claim.
In California, the distinction between the two terms matters. A manufactured home was built on or after June 15, 1976, under HUD federal construction and safety standards. Anything built before that date is technically a mobile home. Both require a specialty policy form, and we handle both.
Oakview is an appointed independent agent for Foremost Insurance and American Modern Insurance, two of the largest and most experienced specialty carriers for this coverage in California. Being independent means we compare both on your behalf and place you with the one that fits your home, location, and budget. We work for you, not for either carrier.
What a Mobile Home Policy Covers in California
A well-structured policy protects more than just the home itself. Here is what is typically available:
Dwelling Coverage
Pays to repair or rebuild your mobile or manufactured home after a covered loss including fire, windstorm, hail, and vandalism. This is the core of your policy and the coverage limit should reflect what it would actually cost to replace your home today, not what you paid for it.
Replacement Cost vs. Actual Cash Value
This is one of the most important decisions you will make on your policy. Actual cash value (ACV) pays out what your home is worth at the time of a loss, factoring in depreciation. Replacement cost coverage pays what it costs to replace or repair with materials of similar kind and quality, regardless of depreciation. For most homeowners, replacement cost is the better option. We explain both and let you decide.
Other Structures
Covers detached structures on your property such as carports, garages, storage sheds, and fencing. If you have a detached workshop or outbuilding, make sure the limit on this section actually covers it.
Personal Property
Protects your furniture, appliances, electronics, clothing, and other belongings inside the home. Like dwelling coverage, personal property can often be written on a replacement cost or ACV basis. We review this with every client.
Additional Living Expenses
If your home is uninhabitable after a covered claim, this pays for temporary housing and related extra costs while repairs are made. It is coverage most people are glad they had.
Personal Liability
Covers your legal defense costs and damages if someone is injured on your property or you are held responsible for damage to someone else’s property. The park’s policy does not cover you for incidents inside your lot.
Trip Coverage
Some policies extend coverage to your home while it is being transported, which matters if you are relocating to a new park or lot. Ask us whether this applies to your situation.
Wildfire Risk and Your Manufactured Home in Yuba-Sutter
Wildfire is not a distant concern in Yuba and Sutter Counties. Parts of eastern Yuba County, communities bordering Butte County, and properties near foothill areas sit within or adjacent to CAL FIRE designated High Fire Hazard Severity Zones. In recent years, carriers have tightened underwriting across entire ZIP codes, and manufactured homes in higher-risk areas face a narrower standard market than site-built homes do.
Here is what you need to know:
Wildfire damage is a covered peril under most mobile home policies, but coverage availability depends heavily on your property’s location and the carrier’s current appetite for your ZIP code. Foremost and American Modern both have experience writing in California’s more challenging markets, which is one reason we work with them specifically.
If the standard market cannot accommodate your home due to wildfire exposure, the California FAIR Plan may be an option. The FAIR Plan provides basic fire coverage as a last resort for properties that cannot be insured in the standard market. It is not a complete policy on its own, but it can be paired with a Difference in Conditions (DIC) policy to round out your coverage.
Smoke damage is a common and often overlooked exposure. Homes in the region have experienced smoke intrusion from fires burning well outside the immediate area. Confirm with us whether your policy addresses smoke damage and to what extent.
Oakview has placed coverage for manufactured home owners across Yuba, Sutter, and Butte Counties in a range of fire risk scenarios. If you have received a non-renewal notice or been told coverage is unavailable, call us before assuming you have no options.
Learn more about the California FAIR Plan and how it works for local homeowners.
Mobile Home Parks and Lender Requirements
Two situations drive a lot of the calls we get on this coverage:
You Live in a Mobile Home Park
Most parks in California require residents to carry a minimum amount of liability coverage as a condition of their lease or rental agreement. The park carries its own policy for common areas, but it does not extend to your home or your lot. You are responsible for your dwelling, your personal property, and any liability for injuries that occur within your space. We make sure your policy meets whatever the park requires and actually protects you beyond the minimum.
You Have a Loan on Your Home
If your manufactured home is financed, your lender almost certainly requires proof of insurance as a condition of the loan. In many cases they specify minimum coverage levels for the dwelling. Letting your policy lapse or carrying inadequate coverage can trigger force-placed insurance by the lender, which is typically more expensive and offers you less protection. We handle lender certificate requests and can make sure your policy satisfies the requirements before you close or at any point during the loan.
Our Carriers: Foremost and American Modern
Foremost Insurance
Foremost has specialized in mobile and manufactured home insurance for over 50 years and is one of the largest writers of this coverage in the country. They offer flexible policy options that include coverage for older homes, park models, and seasonal-use properties. Their experience in the California market means they understand the range of situations manufactured home owners face here, from newer HUD-code homes on private land to older units in established parks.
American Modern Insurance
American Modern is a specialty carrier with deep experience in non-standard and manufactured housing. They are known for competitive pricing, responsive claims handling, and the ability to cover homes that standard carriers decline, including older units and homes in higher-risk locations. For clients with challenging homes or locations, American Modern is often the right fit.
As an independent agency, we are not paid more to place you with one over the other. We run your information through both, compare the options side by side, and give you a straight recommendation based on your specific home and situation.
Who We Serve
Oakview Insurance Services is based in Yuba City and serves manufactured and mobile home owners throughout a wide region of Northern California. Our clients include homeowners in Yuba City, Marysville, Olivehurst, Linda, Live Oak, Gridley, Wheatland, Colusa, Woodland, Chico, and the surrounding communities of Yuba, Sutter, Colusa, Butte, and Sacramento Counties.
If you are within roughly 100 miles of Yuba City and need specialty home coverage, we can help. Call us or start a quote online and we will take it from there.
How to Get Your Quote
Most clients are quoted and covered the same day. Here is what to expect:
- Tell us about your home. We will ask for the year, make, size, and location of your home, whether it is on a permanent foundation, and any detached structures on the property.
- We shop both carriers. We run your information through Foremost and American Modern and compare coverage options and pricing side by side.
- We walk you through your options. We explain the differences between the proposals, answer your questions, and give you a straight recommendation. No pressure, no upselling.
- Bind and get your documents. Once you choose, we handle the paperwork. In most cases you have your policy documents the same day.
Already have a policy? We offer free coverage reviews. If you are not sure whether your current policy is adequate, call us and we will take a look at no charge.
Start Your Free Quote | Call (530) 674-5054
Mobile Home Insurance FAQs
What is the difference between mobile home and manufactured home insurance?
The terms are used interchangeably but technically refer to different things. A manufactured home was built on or after June 15, 1976, under HUD federal construction standards. A mobile home was built before that date. Both require a specialty policy rather than a standard HO-3 homeowners policy. Oakview insures both through Foremost and American Modern.
Does standard homeowners insurance cover a manufactured home?
No. A standard HO-3 homeowners policy is designed for site-built homes and does not cover the construction type, materials, or transportability of a mobile or manufactured home. You need a policy written specifically for manufactured housing. Applying a standard policy to your home leaves gaps that will show up at claim time.
Can I get insurance on an older mobile home in California?
Yes. Both Foremost and American Modern work with older homes that many carriers decline, including units from the 1960s and 1970s. The age and condition of your home affect pricing, but in most cases we can find a workable solution. Call us and we will tell you quickly what is available for your specific home.
Do I need mobile home insurance if I live in a mobile home park?
Yes. The park carries its own policy for common areas and shared structures, but it does not cover your home, your belongings, or your personal liability within your lot. Most parks in California also require residents to carry a minimum amount of liability coverage as a condition of the lease. Your own policy is what protects you.
Does my mobile home policy cover wildfire damage?
Wildfire is a covered peril under most mobile home policies, but availability depends on your home’s location and the carrier’s underwriting appetite for your ZIP code. In higher-risk areas of Yuba and Sutter Counties, options may be more limited. If you have been told coverage is unavailable or received a non-renewal, call us. The California FAIR Plan may be an option for fire coverage when the standard market is not accessible.
What is the difference between replacement cost and actual cash value on a mobile home policy?
Actual cash value pays what your home is worth at the time of a loss after depreciation is applied. Replacement cost pays what it costs to repair or replace with materials of similar kind and quality without a depreciation deduction. Replacement cost coverage typically costs more but provides meaningfully better protection. We explain both options on every quote so you can make an informed choice.
Does my lender require mobile home insurance?
Yes, in almost every case. If your manufactured home is financed, your lender requires proof of coverage as a condition of the loan and typically specifies minimum dwelling coverage limits. Letting your policy lapse can trigger force-placed insurance by the lender, which costs more and covers less. We handle lender certificate requests and make sure your policy meets the requirements.
Is flood or earthquake coverage included in a mobile home policy?
No. Both are standard exclusions on mobile and manufactured home policies. Earthquake coverage may be available as an endorsement through some carriers. Flood coverage is purchased separately, typically through the National Flood Insurance Program. Oakview is certified to write flood coverage through the NFIP. Ask us about both when you call.
How much does mobile home insurance cost in California?
Premiums depend on the age and size of your home, your location and wildfire risk zone, the coverage limits and type you choose, and your claims history. There is no single answer that applies to everyone. The fastest way to know your number is to call us or start a quote online. Most quotes are completed the same day.
Can I bundle my mobile home insurance with auto insurance?
In some cases yes, depending on the carrier. Bundling discounts vary. When you contact us, let us know what other policies you carry and we will look for every available discount across your full coverage picture.
Get Your Mobile Home Covered Today
Oakview Insurance Services is a local, independent agency based in Yuba City. We have served manufactured and mobile home owners across Yuba, Sutter, Colusa, and Butte Counties for years, and we are appointed with the carriers who actually specialize in this coverage. Rated 4.9 stars across 800-plus Google reviews and voted Best Agency in Yuba, Sutter, and Colusa Counties multiple years running.
Call us, start a quote online, or ask for a free review of your current policy. We will give you a straight answer and same-day options in most cases.