Owning a manufactured home is an excellent path to affordable and comfortable housing. However, unlike traditional site-built houses, manufactured homes follow a different ownership documentation system. One of the most important pieces of paperwork in this process is the manufactured home title. Whether you are purchasing, selling, financing, or refinancing a manufactured home, understanding manufactured home titles is essential to protecting your ownership rights and avoiding legal or financial issues later.
This guide explains what manufactured home titles are, how they work, what makes them different from real estate deeds, how to transfer them, and why they matter—especially if you plan to sell or finance your home in the future.
What Is a Manufactured Home Title?
A manufactured home title is a legal document that proves ownership of a manufactured home. In many states, this document is similar to the title you would receive when owning a vehicle. This is because most manufactured homes are classified as personal property rather than real property unless placed on a permanent foundation and converted legally.
Here is what a manufactured home title does:
- Proves Ownership: It officially identifies the legal owner of the home.
- Displays Liens: It lists any lenders who have a financial claim to the home until loans are paid off.
- Required for Sale: A buyer needs a clear, lien-free title before completing a purchase.
If the title is missing or unclear, selling or financing the home can become complicated or even impossible until the issue is corrected.
Manufactured Home Titles vs. Traditional Home Deeds
The key difference between manufactured home titles and site-built home deeds comes down to how the property is classified. A traditional home built on land is considered real property. It is sold with a deed that transfers ownership of both the home and the land.
Manufactured homes may be classified as:
- Personal Property (most common): When the home rests on wheels or blocks, or when the owner rents the land in a mobile home park.
- Real Property: When the home is permanently attached to a foundation and the homeowner owns the land it sits on.
When a manufactured home is converted to real property, the manufactured home title is retired and replaced with a deed recorded with the county.
This process is called title conversion and often becomes necessary when applying for a traditional mortgage or when selling the home as part of the real estate.
How to Obtain or Transfer Manufactured Home Titles
The process varies by state, but here is a common overview:
For New Manufactured Homes:
- The manufacturer provides a Manufacturer’s Certificate of Origin (MCO).
- The buyer or dealer files this document with the state to receive an official title.
- If the home will be permanently installed, the title may later be converted to real property status.
For Used Manufactured Homes:
- The seller must provide the current manufactured home title to the buyer.
- Both parties complete the title transfer section, similar to transferring car ownership.
- The buyer then submits the application and transfer fee to the state agency (often the DMV or housing authority).
Always make sure the seller provides a clear title, meaning no outstanding liens. If a lender is listed, the lien must be paid and released before the title can be transferred.
Common Issues and How to Avoid Them
Problems with manufactured home titles are more common than many expect. Here are the most frequent issues and how to prevent them:
- Missing Titles: If the title is lost, you must request a replacement from the state before selling or refinancing.
- Unreleased Liens: Always verify liens have been formally removed and documented.
- Incorrect Owner Information: Double-check spelling, mailing addresses, and home serial/VIN numbers.
- Failure to Convert to Real Property: If you plan to take out certain loans, the home must be titled as real property.
Performing a title search before buying a used manufactured home is one of the best ways to prevent legal or financial surprises later.
Frequently Asked Questions
1. What are manufactured home titles used for?
They prove ownership of the home and show whether any lender has a claim on it.
2. Do manufactured homes always have titles?
Yes, unless they have been permanently converted to real property and recorded with a deed.
3. Where do I get my manufactured home title?
Titles are issued by the state agency that handles vehicle or property documentation, often the DMV or housing authority.
4. What if the seller doesn’t have the title?
Request that they obtain a replacement title before moving forward with the sale.
5. Why do titles list a VIN?
Manufactured homes are assigned a unique serial number, similar to vehicles.
6. Can manufactured home titles be converted to real property?
Yes, if the home is permanently affixed and meets state requirements.
7. Does converting to real property help financing?
Yes, it may open up access to traditional mortgages with better rates.
8. Can you sell a manufactured home without a title?
No, a legal sale requires a valid and transferable title.
9. How do I remove a lien from the title?
The lender must file a lien release after the loan is paid off.
10. What should I do if my title has errors?
Contact your state agency to correct mistakes before selling or refinancing.
Final Thoughts
Understanding manufactured home titles is essential for protecting your investment and ensuring smooth transactions when buying, selling, or financing your home. Whether your home is classified as personal property or real property can significantly impact your financing options and legal responsibilities. By staying informed, verifying title status before purchase, and maintaining accurate records, you will avoid many of the most common ownership challenges. With the right knowledge and proper paperwork, owning a manufactured home can be a secure, affordable, and rewarding housing choice.