We found a two-year-old water heater with rust and black organic growth in a manufactured home. Learn why regular checks are critical—especially when systems are hidden.

I was recently doing a 4 Point Inspection at a manufactured home in the Park Place community in Sebastian, Florida. As is common in these homes, the water heater was tucked into a small outdoor storage closet behind a cover panel.

That’s when I found the problem.

The water heater, which was only two years old, had rust developing near the base—and the surrounding drywall showed visible signs of black organic growth. When I tested the moisture levels, the meter read between 8% and 11%. Not soaking wet, but definitely not dry either. There was a slow, active moisture issue happening in that enclosed space.

We documented the issue, recommended the appropriate contractors, and moved on with the inspection. But it stuck with me—because this isn’t the first time I’ve seen something like this. In fact, it’s pretty common.

And I think I know why.

In manufactured and modular homes, the water heater is often completely out of sight. It’s not in your laundry room or garage where you walk past it daily. It’s tucked behind a door or cover in an exterior closet, and for many homeowners, it might as well be invisible.

And when something is out of sight, it usually becomes out of mind.

Water heaters don’t last forever. Even newer models can develop issues if there’s poor ventilation, a small leak, or just humidity collecting in a closed-off space. But if you never check them, you won’t notice until the damage has spread—rust, rot, mold, or worse.

We’ve talked before about how some people walk right past problems every day without realizing it. In these cases, it’s even more understandable—but also more dangerous. If you own a manufactured home, I strongly recommend opening that cover and taking a look at least once a year.