Verify the dealer

1. Is the dealer's Florida mobile home dealer license active and in good standing?
Why ask: Mobile home dealers are licensed by FLHSMV (Florida Highway Safety and Motor Vehicles), not DBPR. Ask for the license number and confirm it is current with no pending discipline.
Red flag: Expired license, recent suspensions, or unverified status.
2. What is the dealer's BBB rating and complaint history (last 24 months)?
Why ask: BBB tracks unresolved complaints. Read the actual complaint text, not just the rating.
Red flag: Rating below B, or pattern of unresolved customer disputes about hidden fees.
3. Have you read 20+ Google reviews, sorted by lowest rating first?
Why ask: The 1-2 star reviews tell you what the dealer's worst-case looks like. Filter by 'recent'.
Red flag: Repeated complaints about delivery delays, surprise fees, or pressure tactics.
13. Can the dealer provide 3 customer references from MH installs in the last 12 months?
Why ask: Real references will gladly speak. If dealer 'can't share customer info due to privacy', they're hiding.
Red flag: Dealer dodges, offers only generic written testimonials, or references are clearly scripted.

Pricing & fees

4. Will the dealer separate the home price from setup/installation on the contract?
Why ask: You can choose your own installer. Get the home-only price in writing.
Red flag: Dealer refuses to itemize, says 'it's all bundled', or pressures you to sign without separation.
5. Are ALL fees listed in writing before any deposit (doc, admin, prep, delivery)?
Why ask: Surprise fees added later are the #1 buyer complaint. Get the final 'out the door' number in writing.
Red flag: Dealer says 'standard fees will be added later' or won't quote a final all-in number.
6. Is the dealer's setup quote broken into line items (transport, blocking, anchors, skirting, permits)?
Why ask: A single 'setup' line at $25K-$35K is a red flag. Real costs are itemizable, see our dealer comparison.
Red flag: Dealer refuses to itemize setup. This usually hides a 200-300% markup over independent rates.
7. Who pays the county impact fees, the dealer or you?
Why ask: In Polk and Hillsborough, impact fees on a new MH can run $13K-$16K. Confirm in writing who pays.
Red flag: Dealer is vague or says 'usually the buyer'. Get it in writing now or it becomes a surprise later.
15. Have you compared this dealer's quote to two other dealers on the same model?
Why ask: Spread on identical models between Florida dealers is often $5K-$15K. Always get three quotes.
Red flag: You only have one quote and the dealer is pressuring you to sign 'before the price goes up'.

11. Who is responsible for re-work cost if county inspection fails?
Why ask: If dealer-installed, they should warrant the install. If you use your own installer, they warrant.
Red flag: Dealer wants you to pay for re-inspection or re-work even when their installer caused the fail.
12. What is the manufacturer's warranty term and what does it cover (structural, appliances, transport damage)?
Why ask: Most HUD-code homes carry 1-year limited warranty + 5-10 year structural. Transport damage is often separately handled by carrier insurance.
Red flag: Vague warranty language, exclusions for normal use, or warranty that voids if you don't use dealer's installer.
14. What is the cancellation policy and deposit refund terms?
Why ask: Florida has buyer-protection laws but they vary. Get cancellation terms in writing before depositing.
Red flag: Non-refundable deposits over $1,000, or cancellation only allowed before 'lot scheduling' (vague).

8. Has the dealer provided the manufacturer's installation manual for your specific home?
Why ask: Required by code. Your installer needs the manufacturer-specific anchoring + blocking spec for this model.
Red flag: Dealer says 'our installer has it' but won't provide a copy. This blocks you from using your own installer.
9. Will the dealer provide the MSO (Manufacturer Statement of Origin) at delivery?
Why ask: Required for title transfer with DHSMV. Without it, you cannot register the home.
Red flag: Dealer says they'll mail it later, or has a history of MSO delays.
10. What is the exact timeline from deposit to delivery to move-in (written)?
Why ask: Typical FL build is 60-90 days factory + 30-60 days permitting/setup. Get milestone dates committed.
Red flag: Dealer is vague ('couple months'), or has reviews mentioning 6+ month delays.