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How to Paint Mobile Home Ceilings and Cover Water Stains for Good

If you’re ready to give your home a makeover we always recommend painting your mobile home ceiling first. It’s amazing how much a fresh coat of paint on a ceiling can change your entire home! Unfortunately, painting a mobile home ceiling is not a simple or easy project.

Some older mobile homes may have ceilings that have yellowed over time or sustained water damage. Water stains on mobile homes can be hard to cover. Oftentimes, you can paint over them but they tend to reappear after a few weeks. Learn more about the gypsum panels and mobile home ceilings here.

yellowed mobile home ceiling
Dodi Dolendi painted her mobile home ceilings because they were yellowed.

This article will help you understand what your mobile home ceiling is made of, how to paint the panels and cover those pesky water stains so they stay covered.

Knowing the Type of Stain is Important When Covering It

Before you can cover a ceiling stain you need to understand where the stain is coming from and repair the issue before it can be covered.

Location, shape, and color of the stain can help you determine the source of the issue.

Condensation Stains

Condensation water stains are typically in corners or around the exterior perimeter. They may have various shapes and sizes though they are typically much smaller and more numerous than a rain leak stain. They will have a white or light colored center. If you have a condensation issue in your mobile home attic you will probably need to add or repair your vapor barrier. If adding a vapor barrier is too difficult ( and it is) you can use an insulating primer on your ceiling panels to act as a mini-vapor barrier. Adding fans and vents to your attic space can also stop condensation stains on your ceiling.

Rain and Snow Leak Stains

A rain leak can be anywhere though common areas are around chimneys, walls, vent pipes, and light fixtures. In double wides, the marriage line is a common area for rain leaks. The Foremost Fix-It Guide says the stains tend to be “concentric rings which get progressively lighter as they move out. The center stain is dark because it is the oldest stain. Each “ring,” by the way is a separate occurrence.”

How to Cover Brown Water Stains on a Mobile Home Ceiling

Painting a mobile home ceiling isn’t easy and if your ceiling has water stains it can be even more difficult. This is because mobile home ceilings are made of a unique gypsum panel and once it gets wet it’s doesn’t accept paint as well. Using a sealer or primer will help.



Professional fire and water damage experts recommend using a a pigmented shellac like Kilz, XTM, or Bins to cover ceilings and walls that have extensive smoke odor. If it can seal odor from a fire it can surely seal a little water stain.

Related:  Learn How to Update Vinyl Walls in Mobile Homes.

The market is filled with primers/stain blockers that all promise to get rid of that unsightly stain for you, but which ones really work? How can you be sure? The answer is simple, oil based. Oil-based primers/stain blockers are going to offer you the best results for covering up all those ugly, unsightly and embarrassing stains the first time around.

Primers can be any painters lifesaver. They provide a clean smooth uniform surface and stick to almost any surface you are prepping for paint.

Best Primers For Mobile Home Ceilings
Our top choices for mobile home ceiling primers.

Cover Ceiling Stains with Stain Blockers

Stain-blocking primers can be water or oil based. The oil-based primers and sealers are recommended most for water stains on mobile home ceilings. While they can have an unpleasant odor you can’t beat their ability to cover stains.

Water-based stain blocking primers are not recommended for problems like water damage. Instead, professionals like water-based products for ink, crayon, and scuff marks in general. However, it’s worth mentioning that water-based products have gotten a lot better in the last few years. Water-based primers are virtually odorless and can be cleaned up with water so it’s a lot easier to deal with.

A good quality oil based primer such as KILZ or Zinnser are excellent choices for covering existing water damage, nicotine, and smoke.

When using primers it’s always a good idea to keep in mind the final result intended. If your final finish is white or a light color then your probably okay to use the white product straight from the container. However, if the final finish is a darker color you should probably tint the primer. Any home improvement center with a paint center can do this for you.

Typically after you have applied the primer you should apply your finish coat within 48 hours as most primers are designed to chemically bond with the paint. If you miss that time frame you will need to reapply another coat of primer. Of course, you should check the manufactures specific detailed instructions.

Water Based and Paint and Primer in One?



Many professional painters are not big fans of the paint and primer in one product, especially on smooth surfaces like drywall. However, why the surface is textured these products can work fine. It can save a ton of time.

The most popular paint and primer in one products are Zinnser

How to Paint Mobile Home Ceilings

Buy the highest quality paint, primer, brushes, and rollers you can afford. The best pigments and binders cost more so paint is a ‘get what you pay for’ product. The more expensive brushes and rollers use better materials which make painting easier in the long run.

Step 1 Tape and Cover

Painting a ceiling is a messy project. The thicker the paint the farther the small specks will fly, or so it seems. Cover everything you don’t want to have white polka-dots. This includes ceiling fans, light fixtures, and trim that isn’t being painted.

Step 2 Apply Primer / Sealer

Brush the primer around the perimeter and fixtures. Follow the manufacturer’s instructions. After you’ve cut the perimeter in start rolling the primer on the rest of the panels. Let dry. A second coat may be necessary for the darkest stains.

Step 3 Paint

Depending on the manufacturer’s instructions, you may need to allow the primer at least 24 hours but no more than 48 hours to dry before you paint. This time frame can help the paint bond to the primer. You’ll cut the paint in the corners and perimeter with a brush and then roll the middle area.



Other Ideas that May Work to Cover Ceiling Stains

Lighter stains may not need a complete paint job (though that’s always the better idea). Foremost also recommends trying chalk or white shoe polish and “for knicks or dents in a textured ceiling, apply white tub caulk.” You can dab the caulk with plastic bags to make it match the texture of the gypsum ceiling panel.

Should you Paint or Replace your Mobile Home Ceilings?

If your mobile home ceilings are too damaged or sagging they may need to be replaced. Unfortunately, this is even more difficult than painting your mobile home ceilings but not because of the process or the cost; It’s extremely hard to find the ceiling panels. You can learn more about finding and buying the gypsum ceiling panels here.

Thank you for reading Mobile Home Living!

Affiliate links are used in this article. This article was originally published on Nov 19, 2014 and updated on June 13, 2019.



9 thoughts on “How to Paint Mobile Home Ceilings and Cover Water Stains for Good”

  1. Leela Beaudry

    I have a question. I have an old Mobile Home with a Swamp Cooler. Around the Swamp Cooler where cool moist air is impacting some portions of the Ceiling Tile, I am wondering what type of spray paint to use to cover the places where the white paint on the tiles have vacuumed off (after letting the tiles dry out). I was told by a handyman, that you have to let the ceiling tiles “breathe” if they are to come in contact with moisture. Anyone have any experience with this?

    1. Hi Leela,

      I know I’ve answered this comment before but my commenting system in on the fritz so I’m answering it again, sorry. You should have received an email with my first answer. I’m from the east coast so I’m not familiar with swamp coolers but we always use Kilz to paint our ceilings. Yes, technically you do need the ceiling to ‘breath’ but I doubt a layer or two of paint will cause an issue.

      Best of luck!

  2. Thanks y’all for the tips, especially the hair spray tip. I can’t rid of the stain even after the Kilz. I have done the whole ceiling in Kilz and it looks great except that spot. I hope it works on that spot after the Kilz.

  3. Years ago I bought an old 1950’s mobile home from an acquaintance of mine. The home had been left for decades abandoned in a field so of course the roof had leaked and there were unsightly water stains on the ceiling. I put 9 coats of Kilz on one of the stains and it still bled through when I painted. A part-time employee at Lowes (associate by day; band member by night) told me to get the cheapest aerosol hairspray I could find (think Aqua-net) and spray the spot with that then put a coat of Kilz and then a coat of paint. Worked like a charm! He said to always spray the hairspray on first and I could save a fortune on Kilz. I have used this technique many times since and have shared this secret many times over the years and it works every time.

  4. An inexpensive alternative to a stain blocking primer is old fashioned shellac. It comes in both clear (“white”) and amber; either works very well and both paint and wallpaper adhere well to it.

  5. Thanks for sharing this informative post. Stained ceiling is not good to look at and it will really be important to know the techniques and useful tools to get rid of imperfections that affect the entire look of your home. Some DIY techniques work and you may even be surprised to see how you can do a lot without mess by simply choosing the right tools.

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