Investor · IL · Member since 2019 · 151 posts · 135 votes
I own a lot that I rented for a mobile home. The owners of the trailer moved it in and paid like clockwork for the first 6 months then they ran out of propane and the water froze. They then moved out of the trailer and stopped paying rent but the trailer is still on my lot. When I finally got in touch with the wife, she said they were not going to come back and I could do what I want with the trailer. I said that's fine just sign the title over to me. After a bunch of calls with no answer and another month of no rent she answers, when I ask about the title she says they can't find it. The house had belonged to his father who has since passed away, which I believe is why they left because they now live in his house. No title, no rent, and no chance of rent, until I can clear this up. Any help would be appreciated.
Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
6y
Go to your County office and explain the situation. They will provide you with forms to apply for an abandoned Title. They attempt to contact the current owner and verify they are willing to let you have it. Then a new title can be issued in your name. Different states have different processes so just contact the county office to see what you need.
Knoxville, TN · Member since 2019 · 111 posts · 57 votes
6y
File a claim against them for back rent, then seize the mobile home to pay for it. Or report it to your county/city as an abandoned vehicle, see if they will tow it for free.
Or donate it to the fire dept for training purposes...
Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
6y
Go to your County office and explain the situation. They will provide you with forms to apply for an abandoned Title. They attempt to contact the current owner and verify they are willing to let you have it. Then a new title can be issued in your name. Different states have different processes so just contact the county office to see what you need.
Rockaway, NJ · Member since 2016 · 2k+ posts · 2k+ votes
6y
If you don’t think you can collect back rent from them, and their cooperation will help you get the mobile home loved quicker, consider telling them you will forgive back rent in exchange for signing some papers to turn title over to you.
If you don’t think you can collect back rent from them, and their cooperation will help you get the mobile home loved quicker, consider telling them you will forgive back rent in exchange for signing some papers to turn title over to you.
I'd be willing to bet they don't have a title. Sounds like it _may_ have been titled to a parent, now deceased, so would have to be probated to them before they could sign. Better to get it processed as abandoned, get a new title that way. Then it can be sold ($250 and you move it, for example) or just demolished.
Thank you for your response. I have been to the DMV and because it belonged to the father and he has passed it is difficult to process in the normal ways. We are working on it from that direction and the tenants seem to be cooperative when I can reach them.
I like all of your ideas but donate to the fire department for training seems best to me as a last resort. It was titled to their deceased father. I don't believe they have the title at all.
Investor · IL · Member since 2019 · 151 posts · 135 votes
6y
@Nathan B
Thank you Nathan this is what I was looking for. I did not know how to proceed with getting a title. I know that other types of abandoned vehicles, cars motorcycles etc. a salvage title could be procured, I just am not sure in the case of a mobile home. The DMV was not really very helpful. Thank you for your response. I will look into this with the county.
Investor · IL · Member since 2019 · 151 posts · 135 votes
6y
@ Andrew B
I am sure I won't get any back rent from them. You have however given me an idea. I will offer to release them from the back rent if they can produce a title. Maybe that will give them some incentive to apply for a lost title and jump through the hoops for probate.
Attorney · Carrollton, IL · Member since 2020 · 65 posts · 14 votes
6y
@Gail White. Be careful disposing of the trailer without written authority from the former tenants or a judge. After all, until otherwise noted, the property does not belong to you. Few states - if any - grant an automatic right of ownership. Rather, it simply grants you the right to petition the court.
Thank you for the advice. I am in Illinois and I have no plans to do anything with the trailer until I am sure I can legally do so. It still puts me in a bind with a lot I can't rent and I am sure that soon the village will be complaining about an abandoned mobile home. I am hoping to be able to apply for a salvage title.
Homeowner · Canton, GA · Member since 2014 · 16 posts · 5 votes
6y
I’m currently dealing with a similar situation in Georgia. The trailer belonged to the deceased mother. Her son quit paying rent and moved out. Fortunately, Georgia just enacted a law last May that gives property owners an easier path to taking ownership. Basically, I had to contact the local municipality and request that they send someone out to determine whether the trailer is “intact” (habitable) or “derelict” (not habitable). They have 20 days to provide a report with their determination. Combine this with evidence that the property has been abandoned: disconnected utilities, tenant moved out, most possessions removed etc. The city and I have to provide notice to the trailer owner that the trailer is considered abandoned, and I am taking possession. He has 90 days to request a hearing. If he has not responded in 90 days, the trailer is mine to dispose of or rehab. If he responds, I am entitled to all rent and penalties due, or I can take possession of the trailer. The city was not aware of the new law. I have no idea what relief is available to landowners in other states, but you should check state, city and county statutes.
First fill out your profile. Knowing what city and state you are located in goes a long way to getting an appropriate response.
Contact the state "Mobile Home Park Owners Association" and ask for their advice.
If you have a valid lot lease, and you never released the tenants from the lease, they are still in possession and in my non attorney opinion they owe you the lot rent until the home is removed or title is transferred to you.
Most mobile home movers will not move a home without seeing the title. Ask who moved it onto your lot. Check with them to see if they have a copy of the title. Next time you rent the lot ask to see the original title of the mobile home. Make a copy for your records. Make sure the name on the title matches the tenants name. If they do not match get the owner of record to cosign or do not accept the applicant.
You need the name of the owner of record, year, make, model and VIN or serial number of the home to file for an abandoned title in the state of Illinois. In some homes the vin is on a sheet of paper glued inside the door of one of the kitchen cabinets, to the door covering the electrical panel or on the door by the furnace. Older models have a small metal plate mounted on the siding,
In the State of Illinois, mobile homes are registered with the Department of Motor Vehicles (DMV) which is run by the Secretary of State's Office. Mobile homes have a TITLE, not a deed. They are owned just like any other motor vehicle. If there is a loan against the home it should be shown on the title.
Always ask an attorney for the real deal stuff. That being said I would start eviction proceedings against your residents immediately as outlined by your local statutes.
I am not an attorney and do not play one on television. Always seek competent legal advice.
