Running a mobile home park or manufactured housing community in California means managing a living, breathing neighborhood where your residents depend on safe roads, accessible common areas, and well-maintained infrastructure every single day. When pavement fails, drainage problems develop, or fencing deteriorates, the impact is immediate and personal for the people who call your community home.
DRYCO has been completing asphalt paving, concrete, sealcoating, ADA upgrades, and fencing projects in mobile home parks and manufactured housing communities across Northern California since 1985. We understand that working in an occupied community is fundamentally different from working in an empty commercial parking lot. Every project is planned in phases, scheduled around resident routines, and executed with the communication and care that community living requires.
Whether you manage a small park of thirty spaces or a large manufactured housing community of several hundred lots, DRYCO has the crews, equipment, and experience to complete your project on budget, on schedule, and without turning your community into a construction zone.
Construction and Maintenance Services for Mobile Home Parks
Internal Road Paving and Repair
The internal roads of a mobile home park carry far more daily traffic than their size suggests. Delivery vehicles, maintenance equipment, resident vehicles, and emergency services all depend on roads that are smooth, clearly defined, and properly drained. Deteriorating road surfaces create safety hazards for residents, increase liability exposure for park owners, and generate a steady stream of complaints that fall on your desk.
DRYCO provides complete asphalt paving services for mobile home park internal roads, including new road construction, full mill-and-replace for failed surfaces, asphalt overlay for roads with structurally sound bases, and targeted pothole and crack repair for roads that still have serviceable life. We assess each road segment individually so you are not paying for full replacement when a well-executed overlay will deliver the same result at a fraction of the cost.
Parking Pad and Carport Paving
Individual parking pads, tandem parking areas, and carport slabs take a significant beating from years of vehicle loads, oil spills, and California weather cycles. Cracked or uneven parking pads are a safety hazard for residents and a source of ongoing maintenance requests. DRYCO repairs and replaces individual parking pads and carport slabs as standalone scopes or as part of a larger community-wide maintenance program, matching surface type and thickness specifications to the actual load requirements of each area.
Sealcoating and Road Marking
Regular sealcoating is the single most cost-effective investment a mobile home park operator can make in their pavement infrastructure. A properly timed sealcoat program seals the asphalt surface against UV degradation, water infiltration, and fuel and oil spills, extending road and parking surface life by years and pushing back the timeline on far more expensive resurfacing or reconstruction projects.
DRYCO recommends a first sealcoat application within two to three years of a new or freshly overlaid surface and retreatment every three to five years depending on traffic volume and sun exposure. We also reapply road markings, stop bars, and directional signage as part of every sealcoat program so your community roads remain clearly marked and easy to navigate.
Slurry Seal for Community Roads
For mobile home park roads and large common area surfaces that are in reasonable structural condition but showing surface oxidation and wear, slurry seal is a cost-effective alternative to full sealcoating or resurfacing. DRYCO offers Type I, II, and III slurry seal applications that restore surface texture, improve skid resistance, fill minor surface voids, and protect against further deterioration at a lower cost per square foot than traditional sealcoat. Slurry seal is particularly well-suited to the longer road networks found in larger manufactured housing communities where covering maximum surface area efficiently is a budget priority.
ADA Compliance Upgrades
California’s mobile home park regulations require that common areas, accessible routes, and parking facilities within parks meet ADA and California Building Code accessibility standards. Non-compliant surfaces, ramps, and parking stalls expose park owners and operators to complaints, regulatory action, and civil liability that can be far more costly than the upgrades themselves.
DRYCO is current on all California ADA construction requirements applicable to manufactured housing communities and provides complete compliance retrofits including accessible route reconstruction, concrete wheelchair ramps, asphalt stall leveling for accessible parking spaces, ADA-compliant striping and signage, and handrail installation. We include an ADA compliance review in every initial site assessment so deficiencies are identified, documented, and addressed proactively.
Concrete Work: Curbs, Gutters, Sidewalks, and Pads
Concrete infrastructure in a mobile home park, including entry aprons, curbs and gutters, sidewalks, utility pad surrounds, and community building approaches, requires the same level of care and expertise as any commercial site. Spalled curbs, cracked sidewalks, and failed entry approaches are not just eyesores; they are trip hazards and drainage problems that accelerate deterioration of the surrounding pavement.
DRYCO’s concrete division handles curb and gutter repair and replacement, concrete sidewalk installation and repair, entry apron reconstruction, utility pad and equipment surround work, and concrete steps and ramps for community buildings and common areas. Because we handle both asphalt and concrete, the full scope of your community’s hardscape maintenance can be assessed in a single site visit and scoped under a single contract.
Perimeter and Community Fencing
Perimeter security, community boundaries, and enclosures for utilities, trash areas, and equipment are ongoing fencing needs for mobile home park operators. DRYCO’s fencing division installs and repairs commercial chain link fencing, ornamental iron entry gates, privacy fencing, security fencing, trash enclosure framing, and utility cages for electrical and HVAC equipment. We build fencing solutions that meet the aesthetic expectations of a residential community while providing the security and durability of commercial-grade construction.
Full Depth Reclamation for Failed Roads
When a mobile home park road has deteriorated to the point where overlay or patch repairs are no longer cost-effective, full depth reclamation offers a permanent reconstruction solution that is significantly more economical than conventional remove-and-replace methods. DRYCO’s full depth reclamation process pulverizes the existing failed pavement and base material together, stabilizes the resulting material as a new base course, and repaves the surface with fresh asphalt. This approach recycles the existing pavement material on-site, eliminates haul-away costs, and delivers a road built on a fully stabilized foundation.
Game Courts and Recreational Surface Paving
Many mobile home parks and manufactured housing communities offer basketball courts, pickleball courts, tennis courts, and other recreational surfaces as community amenities that directly impact resident satisfaction and property appeal. These surfaces take heavy use, and California’s UV exposure causes color coatings to fade and asphalt to oxidize faster than standard road surfaces.
DRYCO installs and resurfaces game courts and recreational paving for mobile home communities, including new court construction, full resurfacing of worn or cracked court surfaces, acrylic color coating applications, and court line striping for basketball, pickleball, tennis, and multi-use layouts. We also repair and restripe existing courts that are structurally sound but showing surface wear. All game court work is completed to regulation dimensions and markings so your residents get a properly designed, durable recreational surface that holds up to daily use.
Why Mobile Home Park Operators in Northern California Choose DRYCO
Experience Working in Occupied Communities
Working in an occupied mobile home park requires a different level of planning, communication, and sensitivity than a standard commercial paving project. Residents live on the property full time. They need road access to their homes, visitors, and emergency services maintained throughout the project. DRYCO phases all mobile home park work to keep every lot accessible at all times, schedules disruptive operations during off-peak hours, and coordinates directly with park management to notify residents in advance. We have completed projects in occupied manufactured housing communities across Northern California and understand what it takes to finish the work without disrupting the community.
Phased Work That Keeps Every Lot Accessible
No resident should ever have their lot blocked or their road access cut off by a paving project. DRYCO develops a detailed phasing plan for every mobile home park project that sequences road sections and common areas in a logical order, maintains continuous access to all occupied lots, and sets clear daily start and end times for active work. Phasing plans are shared with park management before work begins so you can communicate the schedule to residents with confidence.
Single Contractor for Roads, Concrete, and Fencing
Managing three or four separate contractors across a mobile home park maintenance program means three or four sets of scheduling conversations, three or four separate proposals to track, and three or four different workmanship standards to hold accountable. DRYCO handles asphalt, concrete, and fencing as a single contractor under one contract and one point of contact. That consolidation reduces your administrative burden significantly and eliminates the coordination gaps between trades that are a common source of project delays and cost overruns.
Documented Proposals with Site Maps
Every DRYCO proposal includes a detailed site map of your community with each repair item individually numbered, located, and priced. For mobile home park operators who need to present capital improvement plans to ownership groups or investors, this level of documentation provides a clear, defensible record of what was assessed, what was recommended, and what was approved. When the project is complete, the site map becomes a record of work performed that supports your ongoing maintenance planning.
Licensed, Insured, and Workers Comp Covered
DRYCO holds a California Class A General Engineering Contractor license and carries full workers compensation coverage for every crew member working on your community. For park owners and operators, that means no liability exposure for on-site injuries, full compliance with California contractor licensing requirements, and the documentation you need to satisfy insurance and ownership requirements. All of our asphalt, concrete, and fencing projects are performed by DRYCO employees, not subcontractors.
Serving Mobile Home Parks Across Northern California
California has over 5,000 active mobile home parks and manufactured housing communities, making it one of the largest markets in the country for this type of housing. DRYCO operates from two locations in Northern California, our Bay Area headquarters in Fremont and our Central Valley office in Sacramento, giving us the geographic coverage to serve communities across the San Francisco Bay Area, Greater Sacramento, and California’s Central Valley without the response-time and mobilization costs of out-of-area contractors.
We have completed mobile home park paving, concrete, and fencing projects in communities across San Francisco, Oakland, Fremont, San Jose, Santa Clara, Concord, Fairfield, Vallejo, Sacramento, Elk Grove, Stockton, and throughout the surrounding regions. If your community is located anywhere in Northern California, contact us to discuss your project and confirm service availability.
Frequently Asked Questions
DRYCO provides the full scope of hardscape construction and maintenance services that mobile home parks and manufactured housing communities need: internal road paving and repair, parking pad and carport slab work, sealcoating and road marking, slurry seal, ADA compliance upgrades for common areas and accessible routes, concrete curbs and gutters, sidewalk installation and repair, perimeter and community fencing, and full depth reclamation for roads that have reached the end of their serviceable life. All of these services are available from DRYCO as a single contractor under one contract.
Every mobile home park project DRYCO completes is planned with a detailed phasing schedule that sequences work to keep all occupied lots accessible at all times. We coordinate with park management to notify residents in advance of work in their area, set defined daily work hours that respect resident routines, and schedule any operations that require temporary road closures during off-peak periods. We have extensive experience working in occupied manufactured housing communities across Northern California and understand that the community’s daily life cannot stop for a paving project.
Yes. California mobile home park regulations require that common areas, accessible routes, and parking facilities meet ADA and California Building Code accessibility standards. DRYCO is current on all applicable requirements and provides complete ADA retrofits including accessible route reconstruction, concrete wheelchair ramps, accessible parking stall leveling, ADA-compliant striping and signage, and handrail installation. We include an ADA compliance review in every initial site evaluation so deficiencies are identified and documented before they become regulatory or liability issues.
Yes. DRYCO handles asphalt paving, concrete, and fencing as a single contractor, which means we can assess and scope your entire community’s hardscape needs in one site visit and complete all the work under one contract. For mobile home park operators, that consolidation eliminates the need to manage separate paving and concrete subcontractors, aligns all work to a single timeline, and covers everything.
Sealcoating applies a protective emulsion coating to an asphalt surface to seal it against UV damage, water infiltration, and fuel and oil spills. It is best suited for parking lots, pads, and shorter road sections. Slurry seal is a mixture of emulsified asphalt, fine aggregate, and water that is spread across the road surface in a thin layer, restoring surface texture and filling minor surface voids. It is typically more cost-effective for longer road networks and larger surface areas. DRYCO will assess the condition and age of your community’s surfaces during the initial site evaluation and recommend the right treatment for each area based on its current condition and your budget.
Contact DRYCO to schedule a free on-site evaluation. One of our experienced estimators will walk your entire community, assess all road surfaces, parking areas, concrete infrastructure, and fencing, and deliver a fully documented proposal with itemized pricing and a site map within a few business days. For larger communities, we can phase the assessment to prioritize the areas of greatest concern. There is no obligation and no cost for the evaluation.
Let DRYCO Take Care of Your Community’s Roads and Infrastructure
Your residents depend on safe, well-maintained roads and accessible common areas every day. DRYCO brings four decades of Northern California paving and construction experience to mobile home parks and manufactured housing communities, working with the care and planning that occupied communities require. From a single road repair to a community-wide infrastructure improvement program, we handle asphalt, concrete, and fencing as one contractor and one point of contact from start to finish.
Contact DRYCO today to schedule your free site evaluation and take the first step toward a safer, better-maintained community.