If you’ve ever wondered, “Do mobile homes have titles?” the answer is yes, and understanding how they work is key to managing ownership the right way.
Owning a mobile home comes with a few important documents, and the mobile home title is one you can’t overlook. People aren’t sure how titles work or what to do if theirs is missing, which can lead to delays or confusion later.
Today, I’ll go over the essentials of keeping your title up to date, handling ownership changes, and dealing with common issues like liens or lost paperwork.
What is a Mobile Home Title?
A mobile home title is an official document that proves ownership of a mobile or manufactured home. The title includes key details such as the home’s VIN (serial number), year, make, and size.
It works much like a vehicle title, showing who legally owns the home and whether there are any liens or loans attached to it.
Without it, you can’t legally sell, transfer, or finance the home.
Why You Need a Mobile Home Title
A mobile home title proves ownership and is required for key transactions involving your home. Scenarios that require a title include:
- Buying or selling a mobile home: The title must be signed over to the new owner to complete the sale.
- Registering in a new state: You’ll need the title to show ownership and register your home after moving.
- Paying off a lien: Once your loan is paid off, the lienholder must release the title to you.
- Financing or insurance: Banks and insurers need a clear title before approval.
- Attaching it to real property: If you permanently install your home on land, you’ll need the title to transfer it and convert it into real estate.
Applying for a Mobile Home Title: Step-by-Step Process
Applying for a mobile home title is simple once you have the right documents and know where to file. Here’s a clear overview of what you’ll need and how to complete the process:
Documents You’ll Need
- Proof of ownership: Manufacturer’s Certificate of Origin (MCO), prior title, or bill of sale
- Completed title application: Use your state’s specific form
- Proof of ID: Valid driver’s license or state ID
- Tax receipt and lien info: Show taxes are paid, and any liens are listed or released.
Step 1. Complete the Title Form
Start by filling out your state’s official mobile home title application. Include accurate details such as the home’s make, model, year, serial or VIN number, and your full legal name and address. Double-check the spelling and numbers; small errors can delay approval.
Step 2. Gather and Attach Your Documents
Add all required paperwork to your application packet. This includes your ID, proof of ownership (like the MCO or prior title), lien release papers if the home was financed, and a tax receipt showing property taxes are current.
Step 3. Submit Your Application
Turn in the completed form and documents to your state’s Department of Motor Vehicles (DMV) or Housing and Community Development Department.
Many states let you file in person, by mail, or online. Check your state’s official website for the preferred method.
Step 4. Pay the Required Fee
Fees vary by state and type of application (original, transfer, or duplicate title). Be prepared to pay at the time of submission using cash, check, or card, depending on your state’s system.
Step 5. Wait for Processing
After submission, most states take two to six weeks to issue the new title. You’ll typically receive it by mail, but some states may allow in-office pickup. Keep your receipt and application copy for reference in case of delay.
Replacing a Lost Mobile Home Title
If your mobile home title is lost, damaged, or never issued, you can request a replacement through your state’s DMV or housing department.
Start by completing a duplicate title application, presenting a valid ID, and paying the required fee.
If the previous owner can’t be found, you’ll need to prove ownership with documents such as a bill of sale, tax record, or payment receipt.
In some cases, the state may require a bonded title or a court-issued ownership order to confirm your claim.
When ownership details are unclear, submitting an affidavit of ownership or working with a title attorney can help resolve disputes and verify your rights.
Mobile Home Title Fees and Processing Times
Here’s a breakdown of the title fees, processing timelines, and other relevant information for mobile home titles in a few states. This should help give you a clearer picture of what to expect.
| State | Title Fee | Processing Time | Notes |
|---|---|---|---|
| Michigan | $90 (Original/Transfer) | 2-6 weeks | $15 for a duplicate title. Processing may take longer based on workload. |
| Georgia | $18 (within 30 days) | Several weeks | Penalties apply if you miss the 30-day window. Be sure to apply on time. |
| South Carolina | $15 | 2-4 weeks | Make sure to submit all required paperwork for faster processing. |
| California | Varies | Several weeks | Fees depend on specific circumstances. Check with the California Department for exact pricing and timelines. |
Extra Tips:
- Late Fees: States like Georgia may charge penalties if you don’t file within the specified time.
- Duplicate Titles: If you lose your title, there’s usually a fee to replace it. For example, in Michigan, it’s $15.
- Check for Changes: Fees and processing times can change. Always verify on your state’s official site before submitting your application.
How to Transfer a Mobile Home Title
Transferring a mobile home title ensures legal ownership passes from one person to another. The process varies slightly by state but usually follows a few standard steps.
Buying or Selling
When selling, the seller signs the title to release ownership, making sure all sections like the buyer’s name, sale date, and purchase price are filled correctly.
The buyer then applies for a new title using the signed document, a bill of sale, and proof of ID.
Gifting or Inheriting
If the home is given as a gift or inherited, the process skips sales tax in most states. Always check your state’s rules on tax exemptions for gifted or inherited homes.
The new owner must provide a gift affidavit or estate paperwork proving the transfer is non-commercial.
Removing or Adding Names
When ownership changes due to marriage, divorce, or joint purchase, you’ll need to update the title. Submit the existing title, an updated application, and legal documents (like a marriage certificate or divorce decree) to remove or add names.
Lien and Financing Issues
Liens are common on mobile home titles when the home is financed, and they must be cleared before ownership can fully transfer.
Removing a lien once paid:
After paying off your loan, the lender must provide a lien release letter or sign the title confirming the lien is cleared. Submit this with a title application to your state DMV or housing authority to get a clean title in your name.
Title implications on mobile home loans:
When a home is financed, the lienholder appears as a legal owner on the title until the loan is paid in full. You can’t sell or transfer the home without the lender’s approval. Once cleared, the title is reissued solely in your name.
If a lienholder no longer exists:
If the lender has closed or merged, contact your state housing department or DMV. They can verify payment records and may require proof, like bank statements or loan documents, before issuing a clear title.
Clearing liens properly keeps your title clear and makes selling, refinancing, or transferring your mobile home fast and hassle-free.
Common Problems and Fixes
- Pre-1976 homes without titles: Collect proof of ownership, like a bill of sale or tax records, and apply for a bonded title or affidavit of ownership.
- Mismatched VINs: Take photos of the VIN plate and frame, request a VIN inspection, and file a correction with your DMV.
- Missing seller signatures: Contact the seller or apply for a duplicate, bonded, or court-ordered title.
- Abandoned or repossessed homes: Follow your state’s process for abandoned property or have the lender file repossession documents to retitle.
Resolving these issues quickly keeps your ownership record clean and helps prevent delays when selling or financing.
Conclusion
Managing your mobile home title doesn’t have to be complicated; it just takes a little attention and organization.
If you ever face issues like unclear ownership or missing documents, reach out to your local DMV or housing department before they turn into bigger problems.
I recommend checking your title details regularly to make sure everything stays current, especially after refinancing or moving. Staying proactive keeps your investment protected and stress-free.
