4 Common Mobile Home Title Issues (& How to Best Fix Them!)

by | BiggerPockets.com

In almost every state, mobile homes and manufactured homes are transferred from buyer to seller via a slip of state-issued paper called a title. If the mobile home is a single-wide, then there will be only one title; however, if the home is a double-wide or triple-wide, then two or more titles should be accounted for.

A mobile home title will be issued from the state in which the mobile home resides. The title outlines pertinent information, such as the home’s vehicle identification number, serial numbers, make, model, year built, owner’s name, lien holder’s info and much more. A mobile home title is nearly equivalent to the title of your personal vehicle. A mobile home title should be kept private and stored in a safe place.

If a mobile home seller has a clear title with no liens, there will be little resistance in transferring the mobile home ownership from the current seller to the new buyer.

Depending on your state, a mobile home title is typically transferred at your local Department of Motor Vehicles, Town Clerk, or motor vehicle administration. Texas and California residents may prefer to mail in their documents, as these states only have one or two mobile home titling department branches statewide.

Oftentimes while mobile home investing, you will be faced with challenges concerning a mobile home’s title(s) and correctly transferring them into your possession. Common title problems arise due to a title being lost, the actual owner on title not being present, the title being missing or the current seller not yet putting the title into their name from when they bought the home, along with multiple other situations due to common mistakes.

Related: 6 Things Investors MUST Consider Before Moving A Mobile Home

In the bullets below, I will outline the most common title issues and some wise ways to proceed forward.

4 Common Mobile Home Title Issues (& How to Best Fix Them!)

1. The title is lost or missing.

If the current seller is the legal owner of record, then there is a simple and easy process to obtain a duplicate title. Call your local mobile home titling agency to inquire about specific steps moving forward. Typically the owner of record needs only to provide proof that he or she is the owner and pay a small fee.

2. The title is missing and the seller is not the actual owner.

Sometimes when a new buyer closes on a mobile home, they do not immediately run down to transfer the title into their ownership. This happens for many reasons; however, legally the buyer is not the true owner until the title is registered into his/her name, or an entity he or she controls. In these cases it is not good if the title(s) are then lost or go missing.

a. Is the owner available?

  • If yes: If the owner is available, you must contact them immediately. Many times they will agree to obtain a duplicate copy of the mobile home title(s) if you pay for this small cost. The legal owners (prior sellers) will do this in order to transfer the home out of their name so they are not liable for taxes or accidents on a property that they didn’t think they still owned.
  • If no: If the owner is not available, then they must be tracked down in order to proceed ahead. A private eye or skip tracer may be helpful in tracking down the current owner.

Pro Tip: You will see occasions when buyers and sellers have “transferred ownership” via a separate piece of paper known as a Bill of Sale. A Bill of Sale acts as a meeting of the minds and as a receipt typically given when selling personal property. While this process may be sufficient for the buyer, seller and even park manager, it is not sufficient enough to transfer legal ownership from one person to another. The original owner is still the legal owner and can come back any time to take possession of his or her home.

b. The owner passed away.

Do you have the owner’s power of attorney for handling this property or a death certificate and immediate family? If yes, then you will likely be able to obtain a duplicate title by filing the correct forms with your state. If you do not, then you may want to ask your state the best course of action moving forward to obtain legal ownership of this mobile home. Obtaining clear title may or may not be possible.

Pro Tip: Always verify with your state that yearly taxes have been paid and are current. If a seller has not transferred a title into his or her name, then he or she may not be up to date paying taxes.

3. The title is present, but the seller is not the actual owner.

This scenario is the most common hurdle you will see as a used mobile home investor. In situations like this, your seller will be in physical possession of the current original mobile home title; however, it may or may not be signed and dated by the buyer(s) and seller(s).

  • If the true owner on title has already signed on the seller’s line, then simply have your seller sign as buyer and quickly transfer the title into the current seller’s name. Once the seller is the actual owner, they can now transfer their clear title to you without worry. Call your state to verify that this double transfer can be completed in one day.
  • If the true owner has not signed on the seller’s line, then this must be completed before the title can be legally transferred into the purchaser’s name. Track down the legal owner to have his or her signature placed on the seller’s line.

Pro Tip: Avoid forging documents. If you can’t find the legal owner listed on the title, it may be tempting for you or your seller to forge the legal owner’s signature on the title. Some people can rationalize that this is a victimless crime. With that being said, it is still a crime and illegal.

  • If your seller has a title that is signed by the owner but the buyer’s signature lines are blank, it can be tempting to skip over your current seller and transfer the title from the legal owner straight to you. While this can technically be done, most states consider it illegal, as you are skipping the chain-of-title and not placing the home into your current seller’s name first. You may not get caught; however, do this at your own risk.

Pro Tip: Be aware that most states charge a late fee for delaying the transfer of a mobile home title from a buyer to a seller if not completed within X number of days. This late fee will be paid when the title is eventually transferred into the new buyer’s name.

Related: 4 False Stereotypes About Mobile Home Investors, Debunked

4. The title is present, but there are liens still showing.

If there are active liens still on the title, then the owner will not likely be in physical possession of the home’s title(s). It is most common for the lien holders to physically hold the title(s) until they are paid off in full. At this point, a new title is issued showing zero active liens, or the lien holder simply signs a “Release of Lien” located on the title or provided on a separate form given to the owner. Both of these methods show the home is free and clear from debt.

If you run into a situation where a mobile home seller is in possession of their title with active liens, it is important to understand if this is an error or if there is still money owed on the mobile home. Being present with the seller as they call up the bank or loan servicer to confirm a principal balance pay off will answer this question. Once you know the amount of the lien you can decide to move forward accordingly.

Pro Tip: Always call your state to verify the mobile home’s VIN or serial numbers and confirm if there any active liens showing on the title. Some states will have this information at their fingertips, and other states will not be as technologically advanced.

When you are able to go the extra mile to solve a seller’s problem and close another mobile home investment property, you will find yourself competing with less and less investors and buyers. For most questions in real estate, the answer is typically, “it depends.” If you are a determined investor and are working with motivated sellers, you can typically come to legal win-win solutions that accomplish the goals of all parties. Continue helping others and going the extra mile to solve problems when possible.

Have any questions about mobile home title issues?

Let me know with a comment!

About Author

John Fedro

John Fedro has been investing in manufactured housing since 2002. John now spends his time continuing to build his cash-flow business in multiple states while helping others enjoy the same freedom he has achieved. Find John here.


  1. Judy Haseker on

    My name is Judy and I have been searching for an answer online. I made a horrible mistake. I took a big part of my retirement savings and bought and fixed up a double wide. I had never done this before. At the time I bought it, I didn’t even realize it was a double wide. Yes, I was that blinded by thinking I was going to make a quick buck. Anyway, the owners and I went to the courthouse & an abstract company where we completed the papers for a “Quick claim deed”. I paid them, and away they went. I went though hell with 3 different “contractors” getting the place basically gutted and ready to sell. I hired Coldwell Banker (Paula Hill) to sell it. Signed the contract Oct. 2015. Paula calls me a few days later and asks me where the title is. I never got one. Didn’t know there was supposed to be one. I, not Paula, have made several phone calls trying to figure out what to do. The VIN isn’t on the mobile home. The siding has been taken off so we could look. I’m at a loss here. I don’t know what to do or where to turn. I’m handicap and in my 60’s. The contract with Coldwell expires this month thank God. They have done absolutely nothing! I refuse to give them another penny. There’s no fool like an old fool. Can you steer me in the right direction ?

  2. I took possession and moved a single-wide. Seller reported they did not have title after the fact. I contacted titled owner after a state title search. Titled owner is cooperative. Problem: There is an old, old mortgage lien. Bank is defunct and merged many times. I have a loan number but the property passed out of owner’s hands almost 20 years ago.It was a park closure sale. How do I charge-off the lien with no lien-holder to be found and satisfy the state manufactured housing division?

  3. There is no feasible way to “forge” a signiture on a title, since all signitures, both sellers and buyers, must be notarized. A notary will require a picture ID of all signors before they will notiarize the signiture. Why isn’t this information stated here?

    It is standard for a buyer of a used mobile home (or vehicle) to simply go to your courthouse with the owner and do the transfer there. They can check for any liens that aren’t listed on the title (the owner may have an old title that isn’t updated), and any problems with legal ownership of that owner. Better safe than to have problems later.

    • I bought a mobile home from a tenant in my park. He drew up a contract, signed the contract,
      signed the title, and told me to get it notarized by someone because he signed it. He cashed my checks for the purchase of the home, (Undisputed), now he is claiming the title work is bad and
      he wants his home back, but does not want to pay me back either. He is not paying lot rent or
      rent and is seeking a jury trial. He’s definitely in the wrong, but has a lawyer and is full of lies and deceit.

  4. Please help me before i have no where to live.
    The manager of the park i live in after 17 years now wants a title when they know we never got one when we got the home. We were given a title for a diff mobile home. And now When i give the DMV the VIN/Serial number theres no title for this home. I dont know what to do the property taxes are under some random mobile home our Title we were given is for a diff mobile home. It’s like this one never existed. The guy we were originally going through got introuble for fraud and either went on the run or jail and we never were able to locate him. The realtor he went through was given the property because he lost it. He matched all the titles to the other mobile home he had this mobile home and a title for a diff one so he just gave it to us any ways. I’m told i have to go back to when it was made and sold first.

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