How to get Titles for MHs

Question

*Noob here to the MH space.*

Looking at my first MHP but a few homes aren't titled. Is this difficult and/or costly? Any info/guidance you can provide is appreciated on how I would get the homes titled. Park is in IN. Thank you

Rene D. · Answer

@Mario Dattilo thanks so much Mario, so much great info! Unfortunately after talking to the broker, it sounds like they do not have any owner info on these untitled homes so it looks like I would have to go through abandonment.

Rene D. · Answer

Thank you @Andrew Keel.

Andrew Keel · Answer

Obtaining titles for untitled mobile homes can be a hefty process, generally varying in difficulty and cost. In Indiana, the specific steps typically depend on the circumstances and local regulations. Generally, you'll need supporting documentation, like bills of sale, affidavits, VIN verifications and DMV involvement. Consulting a local attorney or title company familiar with mobile home titling in Indiana is advisable for accurate guidance tailored to your situation. We’ve used SnickFish (https://snickfish.com/mobile-home-title-services/)  previously with much success at scale. Best, Andrew Keel.

Timothy W Hanson · Answer

In Wisconsin, it's pretty easy. As the other's said, just check the state's website for the process (Usually paperwork to be mailed)

Rachel H. · Answer

@Rene Doyle Usually, you'd just have to check with the government entity (usually state) in charge of titling and re-titling manufactured homes in your area. They should be able to answer all of your questions regarding the process of obtaining titles for the homes in the park.

Hope that helps. Good luck!

Mario Dattilo · Answer

It’s a headache but doable. Get about $1000 per home from the seller or at least budget that to be safe.

If you can get a hold of the person who is actually on title then you can get a duplicate title and then sign it over to you. This is what you hope for.

If you can’t find the owner on title then you will need to likely go through the abandonment process which is different in each state but a slower more costly route.

If all the homes have VINs then it will help a lot. If the VINs are missing then it is usually a combo of inspections and court processes to get a new VIN for the home so you can then go through the titling process.

Titles are the biggest headache that nobody talks about In the MHP industry and if ignored or not managed well become a bigger headache later in ownership.

Use an attorney that does them in your state for the abandons and more complicated transactions and you can probably manage the low volume of duplicates/transfers yourself.

Hope this helps. My profile has a lot of resources for MHP investors as well.