Welcome To On Level Services
Avoid Costly Repairs and increased energy waste
Stop Damage from earthquakes, frost heave and strong winds
Re-level and secure your home's foundation
Mobile Home Leveling & Foundation Services in North Western Washington
On Level Services provides mobile home leveling, re-leveling, HUD-compliant tie-downs, and FHA/VA-qualifying foundation systems for manufactured homeowners across 13 North Western Washington counties. If your doors stick, your floors feel like you’re walking uphill, or drywall is cracking along the marriage line, your home has likely settled out of level. Our certified installers bring more than 30 years of manufactured home experience to putting it right.
Call 360-333-2829 to schedule your re-level, or view mobile home leveling pricing for North Western WA.
Signs Your Mobile Home Needs Leveling
Most homes show warning signs long before serious damage sets in. If you notice one or more of the following, your home is probably no longer level and should be re-leveled before the problem spreads:
- Doors that rub, stick, or swing open or closed on their own
- Windows or sliding doors that bind or no longer latch
- Cracks in the drywall around doors, windows, or the marriage line
- Humps or separation where the sections of a multi-section home join
- The sensation of walking uphill or downhill across a room
- Water or small items rolling off countertops
- Skirting that wrinkles, crushes, or bulges
Manufacturers generally recommend checking a manufactured home’s level every 3 to 5 years and re-leveling whenever support pier heights differ by more than ¼ inch. For a closer look at each symptom, see the warning signs your home needs re-leveling.
Our Mobile Home Leveling and Foundation Services
Mobile Home Leveling and Re-Leveling
Your home rests on steel I-beams supported by a row of foundation piers. Over time, frost heave, moisture under the home, compressed or rotting wood shims, and rusting steel piers cause some piers to sink while others carry more than their share of the weight. We measure every pier setting with a water level, then raise or lower the I-beam at each pier until the home is level and the load is spread evenly. Read more about our mobile home re-leveling service.
HUD-Compliant Tie-Downs
Tie-downs are heavy-duty straps and anchors that keep a manufactured home from sliding or overturning in high winds. Washington requires anchoring systems that conform to federal HUD standards, and lenders typically require them before a refinance, an FHA/VA loan, or a reverse mortgage. We install the Xi2 HUD-compliant tie-down system, which carries engineering approvals in virtually all states and jurisdictions. See our tie-down installation service.
FHA/VA Foundation Systems
To qualify for FHA or VA financing, a manufactured home needs a foundation that meets HUD’s Permanent Foundations Guide for Manufactured Housing. We install foundation systems that satisfy that guide, meet state tie-down requirements, and are seismically rated, and we coordinate with area engineers on the certification your lender asks for. Learn about our FHA/VA foundation systems.
FHA/VA Foundation Systems
When piers, footings, or blocking have deteriorated past the point of a simple adjustment, we handle manufactured home foundation repair as well, so the home has sound support before it is brought back to level.
A certified installer kneeling beside an open skirting panel of a single-wide manufactured home in a Pacific Northwest neighborhood, checking a water level line against the steel I-beam. Overcast daylight, evergreen trees in the background. Realistic documentary-style photography, no text overlays.
When piers, footings, or blocking have deteriorated past the point of a simple adjustment, we handle manufactured home foundation repair as well, so the home has sound support before it is brought back to level.
A certified installer kneeling beside an open skirting panel of a single-wide manufactured home in a Pacific Northwest neighborhood, checking a water level line against the steel I-beam. Overcast daylight, evergreen trees in the background. Realistic documentary-style photography, no text overlays.
FHA/VA Foundation Systems
In North Western Washington, re-leveling starts at $1,499 for a single-wide, $1,999 for a double-wide, and $2,499 for a triple-wide. Additional charges can apply for homes more than 1 inch out of level, for single-wide tip-outs, and for travel more than an hour from our location. The full North Western WA pricing breakdown lists every add-on so there are no surprises.
For a limited time, we’re also offering $500 off an Xi2 HUD-compliant tie-down system when it’s installed at the time of your re-level.
Why Homeowners Choose On Level Services
- 30+ years of manufactured home experience. We started out moving and setting up hundreds of new and used manufactured homes, so we know how these homes are built to sit on their piers.
- Licensed, bonded, and insured. Our installers are certified in Washington and regularly attend state-mandated continuing education courses.
- A systematized process. Every re-level follows the same measured, pier-by-pier method, so you get a predictable result.
- Straight answers. We guarantee your home is level when we drive away, and we tell you up front what leveling can and can’t fix.
Areas We Serve in North Western Washington
We serve manufactured homeowners in Whatcom, Skagit, San Juan, Island, King, Pierce, Thurston, Mason, Kitsap, Jefferson, Clallam, Chelan, and Kittitas counties, from the Canadian border south through Thurston County and from the Olympic Peninsula east into Chelan and Kittitas counties. If you’re not sure whether your community is covered, call 360-333-2829 and we’ll tell you.
Live outside North Western Washington? Find the On Level provider nearest you.
Frequently Asked Questions
How often should a mobile home be leveled?
Most manufacturers recommend checking a manufactured home’s level every 3 to 5 years and re-leveling whenever pier heights differ by more than ¼ inch. You should also re-level sooner if doors start sticking, new drywall cracks appear, or skirting begins to buckle, and before any remodeling, deck work, or tie-down installation.
Will re-leveling fix my uneven floors?
Not always. Leveling the house is not the same as leveling a floor. Re-leveling corrects the steel I-beams and the piers beneath them. Soft spots or humps caused by worn joists or subfloor damage are separate repairs. We point these out when we see them and suggest where to find help.
Do you offer a warranty on re-leveling?
No. We guarantee your home is level when we leave, but no one controls the soil under a manufactured home. Moisture, frost heave, burrowing animals, and tree roots can all start the settling process again. That’s why re-leveling is a periodic maintenance item for the life of the home.
Do It Now
Do It Now
Don't Delay
Tie-Downs
Tie-Downs
Foundation Systems
Foundation Systems
Re-Leveling
Re-Leveling
Schedule Your Mobile Home Leveling
If your home is showing signs of settling, the sooner it’s re-leveled, the less damage it does to your walls, doors, windows, and skirting. Call 360-333-2829 to schedule service anywhere in North Western Washington.
If you need our help or have questions, contact us today.
We proudly serve Colorado, Florida, Idaho, Oregon, and Washington.
