Program
CapEx planning for manufactured housing communities
A community walk before budget season that produces a unit-by-unit scope and cost, phased across fiscal years — so the capital plan is built on evidence rather than on whichever unit failed most recently.
A capital plan built on evidence, not on the last failure
Most community capital budgets are assembled from whatever broke recently and whatever the community manager remembers. That produces a plan that is reactive, understates the total, and cannot be compared against another community in the portfolio.
A CapEx walk replaces that with a unit-by-unit record: condition, recommended scope, and cost itemized line by line for every home, plus the community-level items that are not attached to any single home.
The output is a spreadsheet you can build a budget from. It is not a proposal, and we price it as its own scope precisely so that it is not one.
What the walk covers
| Per home — envelope | Roof condition and remaining life, siding, windows and doors, skirting |
|---|---|
| Per home — interior | Floor system, walls, kitchen and bath, and whether the home is a turn or a remodel |
| Per home — underneath | Belly wrap, insulation, piers, anchors. The section nobody else looks at. |
| Per lot | Grade and drainage, steps and landings, utility stub condition where visible |
| Community | Vacant lots and their infill readiness, common structures, roads and drainage |
The items that never appear on a walk sheet
Three conditions are essentially invisible on a normal community walk and they are the ones that generate recurring cost:
Belly wrap and underfloor insulation. Nobody looks underneath, so a torn belly never appears on a walk sheet — but it is the reason a subfloor keeps failing. Communities pay for this repeatedly out of a maintenance line, having never seen the cause. See belly wrap and insulation.
Piers and anchors. Settlement shows up as drywall cracks and doors that will not latch, which get repaired as drywall and doors. The leveling is never done, so the finishes are repaired annually.
Drainage. Where a lot falls toward a home rather than away from it, everything underneath that home is on a clock. Fixing the grade is a site work line that prevents several future lines.
Including these three in a capital plan is usually the difference between a budget that holds and one that is overrun by items nobody scoped.
Phasing across fiscal years
Failing now
Active water entry, structural movement, life-safety items at entries. This is this year regardless of what else is on the list.
Deteriorating
Roofs and envelopes with measurable remaining life. This sets the order of the next two years, and deferring it is a decision with a known cost rather than a saving.
Dated
Sound but old — interiors that limit rent rather than risk damage. Discretionary, and it belongs against a repositioning decision rather than a maintenance budget.
That separation is the useful part. Everything on a community walk feels urgent when it is written down as one list; almost none of it is in the same category.
The document is yours
The walk is priced as its own scope and the output belongs to you. An operator who takes our unit-by-unit budget and bids the work out competitively still has a materially better budget than they started with.
We would rather be the contractor who produced the document you actually plan from.
Common questions
Other programs
- National accountsA single agreement, a single account manager, and invoicing broken out by community, region and cost center — across every community in the portfolio.
- Turnkey make-readyVacant unit to rent-ready on a repeatable clock, with the same scope definition, the same price structure and the same photo documentation in every community.
- InfillTransport, lot prep, set, utilities, skirting and make-ready run as one job with one schedule — because the industry's months go into the gaps between vendors, not into the work.
- Emergency & storm responseMobilize, stabilise, document for the carrier, then repair properly — with the scale to work a whole community rather than one home at a time.
- Client portal — NR OSEvery bid, job, crew schedule, photo and invoice on your account lives in one system rather than in somebody's inbox — and that is why the reporting is consistent across every community.