Depending on which state your mobile home is located, the buying and/or selling ownership process will likely vary. Mobile Home Title Transfer will even vary slightly from county to county. Aim to have clarity and know the correct steps moving forward whether buying or selling a manufactured home inside of a park. In today’s lesson we will outline many of the steps needed to move forward when transferring mobile home ownership between a mobile home buyer and a mobile home seller.
Mobile home forms that may be required:
Title(s): In some states titles are used to prove and transfer ownership from one mobile home owner to the next. Many times this is a state printed Title and is printed on letterhead directly from the state. A mobile home title often contains the mobile home’s serial number, Vehicle identification number (VIN), age, make, model, size, address, date of title, date of last title, and also an area for the buyers and seller’s signature. Often times this paper title needs to be protected and kept in a safe place away from thieves. A duplicate title may likely be ordered directly from the state for a fee. In some states older mobile homes no longer require titles. These paper titles are very similar to automobile titles in some state. In some states a double-wide mobile home will have two titles, and in other states double-wide mobile home will have one title. In some states a double-wide mobile home may have one or two titles depending on when the current title was issued. Some title signatures may need to be notarized.
Tax certificate: In some states a mobile home buyer or seller must obtain physical proof that the current property taxes have been paid on this particular mobile home. In some states this is called a tax clearance, tax receipt, tax certificate, etc. If required, this form can often be attained at the local taxing authority in the local municipality. This form will only be released when the taxes are current and paid in full.
Title application: In some states a title application must be filled out and signed by all parties in order to transfer title/ownership. In other states no title application is needed, or only the buyer’s signature is required.
Bill of Sale: In some states a Bill of Sale is used as extra proof that the buyers and sellers legally met together to sell a mobile home from one person to another. A Bill of Sale should contain the mobile home’s serial number or VIN, the buyer and seller’s information, a purchase price and date, any guarantee or personal property that comes with the mobile home, and signatures of all the buyers and sellers. In some states the buyers and seller’s signatures may need to be notarized on the Bill of Sale.
Registration: In some states there is a yearly or biannual registration tax bill that is due for every mobile home in a park. This likely may include local property taxes as well as a school tax or more. This registration bill must be paid by the owner and may result in penalties or complications if not paid by the date due.
Lien release: If there is a current outstanding lien that is showing as “active” on the mobile home title this will have to be corrected. A lien release with adequate pay-off proof and/or signature from the lienholder may be needed for any future sale to go through successfully. Once this new title is printed in the new buyer’s name, this old (paid-off) lien will not be present any longer.
Warranty Deed: Some states recognize mobile homes inside pre-existing mobile home parks not as personal property, but as real property. This requires the use of Deeds and Warranty Deeds to transfer ownership from seller to buyer.
Additional paperwork: Additional paperwork and forms may be needed in a variety of situations or when particular obstacles arise. If a mobile home you own or are purchasing is owned 100% by the current owner, without any active liens, and all the taxes paid in full then there may not be any extra paperwork needed to sell from a private buyer to a private seller. However if the mobile home is coming from out of state, has to be moved, was not titled correctly in the past, has other title issues, is being evicted from it’s current location, has outstanding taxes due, has current liens, is listed as bonded, or there is no title, this could cause other forms to be needed to transfer ownership.
Procedures: Mobile home closing procedures will absolutely vary from state to state. Please see the list of states below. We are currently updating the links below to provide the most current description of the basic steps required to transfer a mobile home from one party to another within your state.
Sell Your Mobile or Manufactured Home On Your Terms
How To Transfer A Mobile Home Title In Connecticut?
Interesting Connecticut Fact: If a mobile home is older than 20 years old (from the date you are reading this) a mobile home title may not be needed to complete a sale. Call your local Department of Motor Vehicles (DMV) with the mobile home’s serial number or VIN to ask specifically about this mobile home and whether or not a Title is truly needed for this home.
Older than 20 years: No Title potentially needed. Call DMV to double-check.
Newer than 20 years: Title 100% needed.
Mobile Homes (20 years and older) in Connecticut
Step 1: Verify seller has previous or current year’s Registration (This Registration letter will have been mailed to the owner in the past. A Registration bill/letter will be mailed and paid every 2 years to the state.), and previous Bill of Sale (optional) with he/she listed as purchaser: Ask to see the Registration and Bill of Sale (optional) during your initial walk through of the mobile home. The seller may be willing to text message a picture of the Registration (must have) and Bill of Sale (optional) to you to verify information. Verify with the park manager that this seller does have the right to sell the mobile home.
Step 2: Go to your local DMV to obtain Connecticut DMV form Q-1. The form can be picked up at your local DMV or you may call your local DMV office to have the Q-1 form mailed to you. Both seller and buyer must sign the Q-1 form. The Q-1 form cannot be downloaded at home. Signing a Bill of Sale is optional. No notary is needed.
Step 3: Bring the seller’s mobile home Registration (must have), Bill of Sale (optional), and Q-1 form (must have) to your local DMV to notify the DMV of sale and that you are the new owner. Sales tax is likey needed. Only buyer(s) must be present at DMV to obtain new Registration, however it is highly-suggested that buyer and seller go to DMV together to transfer ownership and help expedite any last-minute issues that arise at the DMV. All forms should already be signed. No notary is needed.
Extra: In order to show proof-of-ownership the new owner should keep safe the Registration letter provided by the state. This Registration bill/letter will be mail to the owner every two years. However, another way to show proof is by using the Connecticut approved Title Letter form.
Mobile Homes (20 years and newer) – Prior to your Connecticut mobile home closing
Verify seller has a Title and he/she is listed as owner: Ask to see the Title during your initial walk through of the mobile home. The seller may be willing to text message a picture of the Title to you to verify information. If inside a preexisting park, verify with the park manager that this seller does have the right to sell the mobile home.
Lost or Missing Title on a mobile home 20 years and newer? Call the local DMV office with the mobile home’s VIN or serial number. Explain the situation concerning the lost or missing title to the clerk over the phone and ask for instructions moving forward. The seller will likely need to sign and submit a Application for Replacement Title and fee to the local Motor Vehicle branch office to obtain a new title.
Check for back taxes: Contact the DMV office in the county the home is located. Call with the mobile home’s serial number or VIN to verify taxes are current. Taxes must be current prior to title transfer. If purchasing the home and the taxes are past due then you may want to deduct this amount from the purchase-price you will give to the seller. This way you can pay the back taxes at the time you transfer title in the near future.
Check for hidden liens: Contact the DMV office in the county the home is located. Call with the mobile home’s serial number or VIN to verify there are no unexpected liens you don’t know about. These liens may or may not be listed on the mobile home’s title(s) in the “Lien’s Holder’s” section of the title(s).
If inside a mobile home park aim to speak with the community manager to 1.) become park approved, 2.) verify the seller is current on all payments, 3.) ask for a copy of the park rules, 4.) ask if lot rent is increasing in the near future, and 5.) if the park manager see any needed improvements to the mobile home if/when you purchase the home?
At a Connecticut Closing with Title
Paperwork needed: Title (must have), Bill of sale (Optional – You may create this by hand or this generic Bill of Sale here.) No notary is needed. One title per mobile home; a single-wide and double-wide will have 1 title.
Pro Tip: If purchasing the mobile home perform one last walk through before closing and handing over any money. The seller wants your money just as bad as you want the property. If there are any surprise repairs needed or trash/furniture you may have to remove then adjust the price accordingly
After closing – Transferring ownership with Title
Additional form needed, only signed by purchaser: Connecticut Registration and Title Application (must have). Print and sign. Take this filled-out and signed form with you to the local DMV office. Only the buyer must sign this form. No notary is needed on this form.
Sales tax paid to the DMV is approximately 6.35%. Sales tax on the purchase price. Buyer customarily pays the sales tax and transfer fees.
Bring forms (Title, Bill of sale (optional), and Connecticut Registration and Title Application) to your local DMV office to transfer title. Only the buyer(s) must go to the DMV, however ideally buyer and seller go to the local DMV office to transfer title to help expedite any last-minute issues that arise at the local DMV office. All forms should already be signed. No notary is needed.
If you are the seller: It can be wise to go with the buyer to the local DMV office to make sure the ownership is transferred correctly so that taxes and liability are not in your name moving forward. Some buyers wait years to transfer title/ownership.
If for any reason a lien needs to be placed on the title, this will be done at the DMV office while talking with the clerk that is helping you. The clerk will want to know the name of the lienholder and their address. The new title will be sent to the lienholder’s address. The lienholders will then transfer the title to you once they are paid in full.
Taxes moving forward: The owner will receive a Registration bill/letter in the mail every 2 years, or you may go to the local tax collector to pay taxes.
If you are the buyer: Aim to transfer title ownership through the local DMV office soon after you purchase the mobile home to avoid a penalty and complications when you eventually do transfer ownership/title.
How To Transfer A Mobile Home Title In New Jersey?
To-do list before New Jersey mobile home closing
Verify seller has the title and he/she is listed as owner: Ask to see the title during your initial walk through of the mobile home. The seller may be willing to text message a picture of the title to you to verify information.
Check for back taxes: The local mobile home park will pay property taxes. As home owner or buyer you will not pay real estate taxes on this mobile home.
Check for hidden liens: Contact the MVA office in the township the home is located. Call with the mobile home’s serial number or VIN to verify there are no unexpected liens you don’t know about. These liens may or may not be listed on the mobile home’s title(s) in the “Lien’s Holder’s” section of the title.
If inside a mobile home park aim to speak with the community manager to 1.) become park approved, 2.) verify the seller is current on all payments, 3.) ask for a copy of the park rules, 4.) ask if lot rent is increasing in the near future, and 5.) if the park manager see any needed improvements to the mobile home if/when you purchase the home?
Pro Tip: A local notary that specializes in mobile home transfers can be a great way to go to make sure everything is filled out correctly from one party to another. Contact a local notary to asked them questions or to understand the transfer process a bit better.
At Closing
Paperwork needed: Title (must have), and Bill of sale (optional – You may create this by hand or this generic Bill of Sale here.) No notary is needed. One title per mobile home; a single-wide, double-wide, and triple-wide will have 1 title.
Pro Tip: If purchasing the mobile home perform one last walk through before closing and handing over any money. The seller wants your money just as bad as you want the property. If there are any surprise repairs needed or trash/furniture you may have to remove then adjust the price accordingly
After a New Jersey closing
Bring forms to your local MVA in the township to pay transfer fees and transfer ownership. Only buyer(s) must be present at MVA to transfer title, however ideally buyer and seller go to MVA to transfer title to help expedite any last-minute issues that arise at the MVA. All forms should already be signed. No notary is needed. For a small extra fee you may be able to expedite the title and walk out of the MVA with a new title in your hand.
If for some reason a lien needs to be placed on the title, this will be done at the MVA while talking with the clerk that is helping you. The clerk will want to know the name of the lienholder and their address. The new title will be sent to the lienholder’s address. The lienholder will then transfer the title to you once they are paid in full.
Taxes moving forward for new owner: No property taxes are due by you if you do not own the land.
How To Transfer A Mobile Home Title In New York?
Interesting New York Fact: Mobile homes that are 1994 model year and older are title exempt. The DMV only started titling mobile homes since 1995, therefore only homes from 1995 and newer will have/require a title. One title per mobile home; a single-wide and double-wide will have 1 title.
1994 or older: No Title needed.
1995 or newer: Title needed.
Mobile Homes (1994 and older)
Step 1: Verify seller has a previous Bill of Sale and he/she is listed as purchaser: Ask to see the Bill of Sale during your initial walk through of the mobile home. The seller may be willing to text message a picture of the Bill of Sale to you to verify information. Verify with the park manager that this seller does have the right to sell the mobile home.
Step 2: Verify there are no hidden or unexpected liens by traveling to your local County Clerk’s office. While at the local County Clerk’s office ask how to look-up the owner’s name. Look for any “UCC” files against this name and this property address.
Step 3: Verify taxes are current by calling the local tax collector’s office. Use the mobile home’s address or VIN to locate records. You may also double-check the seller you’ve been speaking to is the person listed as tax payer on the home’s file.
Step 4: If inside a mobile home park aim to speak with the community manager to 1.) become park approved, 2.) verify the seller is current on all payments, 3.) ask for a copy of the park rules, 4.) ask if lot rent is increasing in the near future, 5.) if the park manager see any needed improvements to the mobile home if/when you purchase the home, and 6.) How the local municipality charges for local mobile home taxes (In many counties around New York the park will pay the year tax bills and add this amount into the monthly park lot rent)?
Step 5: Get Bill of Sale signed and notarized.
Step 6: Go to local tax collector to notify them of sale and that you are the new owner. Show notarized Bill of sale. No fee likely needed. Done.
Mobile Homes (1995 and newer) – Prior to your New York mobile home closing
Verify seller has the title and he/she is listed as owner: Ask to see the title during your initial walk through of the mobile home. The seller may be willing to text message a picture of the title to you to verify information.
Check for back taxes: No yearly property taxes are due if you do not own the land your mobile home sits upon. For this reason no tax search is required.
Check for hidden liens: Contact the local DMV office in the county the home is located. Contact the state DMV office at 518-486-9786. Call with the mobile home’s serial number or VIN to verify there are no unexpected liens you don’t know about. These liens may or may not be listed on the mobile home’s title in the “Lien’s Holder’s” section of the title.
If inside a mobile home park aim to speak with the community manager to 1.) become park approved, 2.) verify the seller is current on all payments, 3.) ask for a copy of the park rules, 4.) ask if lot rent is increasing in the near future, 5.) if the park manager see any needed improvements to the mobile home if/when you purchase the home, 6.) ask who is responsible for the yearly property taxes and school taxes.? (In many counties around New York the mobile home park owners will pay for all real estate related taxes. However in some municipalities the mobile home owner will receive a yearly property tax and/or school tax bill.)
Lost or Missing Title? Call the local DMV office to explain the situation and ask for instructions moving forward. Have the mobile home’s serial number or VIN before you call. Learn more about the lost title solution here. Mobile home VIN number.
At Closing
Paperwork needed: Title (must have if 1995 or newer), Bill of sale (Must have – You may create this by hand, use this generic Bill of Sale here, or use the New York approved Bill of Sale.) No notary is required, however in New York a notary is a highly suggest on the Bill of Sale. One title per mobile home; a single-wide and double-wide will have 1 title.
Pro Tip: If purchasing the mobile home perform one last walk through before closing and handing over any money. The seller wants your money just as bad as you want the property. If there are any surprise repairs needed or trash/furniture you may have to remove then adjust the price accordingly.
After closing – Transferring New York title ownership
Buyer only needs to sign this form: Mobile Home Title Application
Bring forms (Title, Bill of sale, and the Mobile Home Title Application) to your local DMV to transfer ownership and pay any transfer fees. Only buyer(s) must be present at DMV to transfer title, however ideally buyer and seller go to DMV to transfer title to help expedite any last-minute issues that arise at the DMV. All forms should already be signed. No notary is needed, however in New York a notary is a very wise idea on the Bill of Sale.
Sales tax due at the time of title transfer will vary by which county the mobile home resides.
Title should arrive in the mail within 4-8 weeks.
If for any reason a lien needs to be placed on the title, this will be done at the DMV while talking with the clerk that is helping you. The clerk will want to know the name of the lienholder and their address. The new title will be sent to the lienholder’s address. The lienholders will then transfer the title to you once they are paid in full.
If you are the seller: It can be wise to go with the buyer to the DMV to make sure the ownership is transferred correctly so that taxes and liability is not in your name moving forward. Some buyers wait years to transfer title/ownership.
If you are the buyer: Aim to transfer ownership through the DMV soon after you purchase the mobile home to avoid a penalty or complications when you eventually do transfer ownership/title.
Taxes moving forward: In many counties around New York the mobile home park owners will pay for all real estate related taxes. However in some municipalities you will receive a yearly property tax and/or school tax bill. Please consult with your park manager or local tax collector for answers about your particular situation.
How To Transfer A Mobile Home Title In Pennsylvania?
Prior to your Pennsylvania mobile home closing
Check for back taxes: You must first know the mobile home’s VIN or serial number.
If you are a mobile home buyer contact the local county tax office in the county where the home is located. Once you are at the county tax office you will need to obtain a valid clear tax certification. This clear tax certification form will be provided by the county. If there are back taxes owed this should come from the seller or the seller’s profit. Important: Call the local county office to confirm if this can be done by only the buyer, only the seller, or if both parties have to be present to obtain this tax certification.
If you are a mobile home seller contact the local county tax office in the county where the home is located. Once you are at the county tax office you will need to obtain a valid clear tax certification. This clear tax certification form will be provided by the county. Important: Call the local county office to confirm if this can be done by only the buyer, only the seller, or if both parties have to be present to obtain this tax certification.
The second tax to check = School Tax: Contact your local school district to verify if back school taxes are owed. Ask your local county tax office what the number for the school tax phone number in your area is.
Check for hidden liens: Contact the DOT or local mobile home experienced notary in the county the home is located. Call with the mobile home’s serial number or VIN to verify there are no unexpected liens you don’t know about. These liens may or may not be listed on the mobile home’s title(s) in the “Lien’s Holder’s” section of the title(s).
If inside a mobile home park aim to speak with the community manager to 1.) become park approved, 2.) verify the seller is current on all payments, 3.) ask for a copy of the park rules, 4.) ask if lot rent is increasing in the near future, and 5.) if the park manager see any needed improvements to the mobile home if/when you purchase the home?
Pro Tip: A local notary that specializes in mobile home transfers can be a great way to go to make sure everything is filled out correctly from one party to another. Contact a local notary to asked them questions or to understand the transfer process a bit better.
At a Pennsylvania Closing
Paperwork needed if doing it yourself: Title(s), Clear tax certification from county, and Bill of sale (You may create this by hand or this generic Bill of Sale here.) State Form MV-1 (This form is provided and filled out by an authorized agent listed below. Both seller and buyer should be present.) No notary is needed. One title per section of mobile home; a double wide will have 2 titles.
Closing at a local notary, dealer, or messenger service that specializes in mobile home transfers: These authorized agents will handle the paperwork and transfer process between buyer and seller. Buyer and seller should appear together at the notary they will be using to facilitate the transaction. You may also close and transfer ownership at your local township DOT office.
Pro Tip: If purchasing the mobile home perform one last walk through before closing and handing over any money. The seller wants your money just as bad as you want the property. If there are any surprise repairs needed or trash/furniture you may have to remove then adjust the price accordingly
After closing
Doing it yourself: Bring signed title(s), Clear tax certification from county, and Bill of sale to your local DOT. Buyer(s) must be present at DOT to transfer title, however ideally buyer and seller go to DOT to transfer title to help expedite any last-minute issues that arise at the DOT. All forms should already be signed. No notary is needed. For a small extra fee you may be able to expedite the title and walk out of the DOT with a new title in your hand.
If using a local notary that specializes in mobile home transfers: These notaries will handle the paperwork and transfer process between buyer and seller. Buyer and seller should appear together at the notary they will be using to facilitate the transaction.
Taxes moving forward for new owner: The future owner will receive a county tax bill in the mail yearly.
If you are the seller: It can be wise to go with the buyer to the local DOT office to make sure the ownership is transferred correctly so that taxes and liability are not in your name moving forward. Some buyers wait years to transfer title/ownership.