A mobile home bill of sale is used to transfer ownership of a mobile or manufactured home from one party to another. It includes important details such as the mobile home’s condition, price, and terms of payment. This legal contract serves as a record of the purchase and sale of a mobile home and protects the seller and buyer against future questions regarding ownership.
Who Needs a Mobile (Manufactured) Home Bill of Sale?
Mobile Home Owners: Whether you’re selling your mobile home independently or through an agent, a bill of sale is essential for providing proof of ownership transfer. It protects both the buyer and seller from legal disputes and ensures that both parties agree to the terms of the sale, including the mobile home’s condition and price.
Mobile Home Park Management: Park managers often require proof of purchase or ownership when a mobile home is bought or sold within their community. This ensures that the new owner complies with community rules and is responsible for any fees or regulations associated with living in the park.
Lenders and Financial Institutions: If a loan is involved in the sale of the mobile home, the lending institution will require a bill of sale as proof of the transaction. It serves as a record of the sale and as collateral documentation if the buyer has taken out a mortgage or personal loan to finance the mobile home.
What Is the Cost to Move a Mobile Home?
The cost of moving a mobile home depends on factors like size, distance, and required permits. On average, local moves can range from $1,000 to $5,000, while longer distances or larger homes can cost up to $13,000. Professional movers typically handle permits, disassembly, and setup, ensuring a safe and efficient move.
How to Sell a Mobile Home
Prepare the Mobile Home
Before selling your mobile home, ensure it’s in good condition. Start by inspecting the home for any necessary repairs or maintenance. Fix any issues that could affect its value or appeal to buyers, such as leaks, damaged flooring, or malfunctioning appliances.
Next, organize important documents like the mobile home title, registration, and any previous bills of sale. Gather any active warranties for appliances or structural components. Present a detailed history of repairs and upkeep to assure the buyer that the home has been well-maintained.
Determine Your Mobile Home’s Fair Market Value
There are several methods for estimating the value of your mobile or manufactured home. You can compare other similar mobile homes sold in your area to assess your mobile home’s worth, helping you establish a base asking price.
Websites such as Zillow.com and Craigslist.org can be excellent places to start. An estimator website like NadaGuides.com will allow you to enter specific details about your mobile home. Another option is hiring a professional appraiser to tell you what your manufactured home is worth.
The price you list should include any land included in the sale.
Decide How to Advertise Your Mobile Home
You could hire a real estate broker or agent to sell your mobile home. Doing so may be more convenient since an agent will handle the advertising and any legal documents required for the sale. However, hiring someone else to sell your mobile home will cut your profits.
The other option is to advertise and sell your mobile home yourself. Before you put your manufactured home on the market, make any necessary repairs and give it a deep clean. Take interior and exterior photos of the house in good lighting so prospective buyers can see what you’re offering.
In the written description, be sure to include the following information:
- Mobile home year
- Size and dimensions
- Square footage
- Manufacturer
- Style
- Roof material
- Any items included in the sale, such as appliances
- The price
- Contact information for the seller
Post your ad online, in your local classified section, or on spec sheets you can distribute to interested parties who see your in-yard “For Sale” sign.
Negotiate and Finalize the Sale
Once a buyer is interested, you must negotiate the price you are willing to accept for your mobile home and any other terms of the sale.
For example:
- Will the mobile home remain on the property or be moved, and by what date?
- Will any items (e.g., appliances or furniture) stay in the mobile home as part of the transaction?
- What is the closing date for the property to change hands?
- Will an inspection be required before closing, and who will pay for it?
If you’re selling land with your mobile home, the transaction will be similar to a real estate transaction. In that case, you may want to use a sales and purchase agreement.
Arrange for an Inspection of the Home
Most buyers will ask to make the sale contingent upon the mobile home passing inspection by a certified inspector. The buyer usually pays for the inspection, but not always.
The inspector will examine the following structures and issue their report to the buyer in about 48 hours:
- Foundation
- Electrical systems
- Plumbing
- HVAC
- Water heater
- Siding
- Roof
Handle Taxes and Fees
When selling a mobile home, it’s important to account for any taxes or fees that may be owed. In most cases, the seller is responsible for paying capital gains taxes on any profit made from the sale, which should be reported on your federal income tax return using IRS Form 1040.
Depending on your state and local regulations, you may also be required to file additional tax forms related to property transfer or sales tax. Some potential state and local tax forms to consider include property transfer tax forms, sales tax forms, or local tax forms.
Be sure to consult with a tax professional, review the tax law in your location, or check your state and local tax office for specific filing requirements to ensure compliance.
Coordinate Handover
The buyer and seller must mutually agree on a date when the property will change hands. Be sure to pick a date that gives you plenty of time to remove your belongings from the mobile home.
At closing, the seller should provide the buyer with all necessary documentation to transfer ownership of the mobile home into their name, including:
- Title signed over to the new owner
- Mobile home bill of sale
- Past inspection reports
- Repair and maintenance records
- Lien releases
The buyer should come prepared to pay the agreed-upon amount with cash, a cashier’s check, or a money order. During the closing, the seller will sign the title to the buyer, and both parties will sign the mobile home bill of sale.
Register the Mobile Home
In most states, a mobile home located on land owned by someone other than the owner, such as in a mobile home park or that will be moved to another location, requires registration with the state.
This is similar to registering a motor vehicle and typically occurs at your local Department of Motor Vehicle office. These are the documents you will need to register your mobile home:
- Proof of ownership (signed over title or mobile home bill of sale)
- Current or past registration
- Proof of insurance
- A government-issued photo ID
- Registration fees and sales tax as required by your state
Do States Require Titles for Mobile Homes?
In most states, a title is mandatory for the transfer of ownership of a mobile home, much like a car title. However, there are some exceptions where titling practices differ or are less strict. For example, in Texas, New Hampshire, California (to a limited extent), and Vermont, titling requirements may vary based on factors like the type or size of the mobile home or the land ownership situation.
For specific details about your state’s mobile home title requirements, check with your local Department of Motor Vehicles (DMV) or the Department of Housing.
How to Write a Mobile Home Bill of Sale
Step 1 – Gather Buyer and Seller Information
At the top of the mobile home bill of sale, enter the seller’s full legal name, address, phone number, and address. The same details will need to be added for the buyer.
When completing this information, both parties should provide their photo identification to the other party for verification.
Step 2 – Include Mobile Home Location and Description
Next, fill in the following details about the mobile home:
- Model
- Make
- Year
- Price
- Color
- Vehicle Identification Number (VIN)
- Odometer reading
- Any other notes about the mobile home, such as the condition
Step 3 – State Purchase Price and Payment Terms
Ensure that both parties understand and agree to the exact amount being paid. This includes outlining whether the payment will be made in one lump sum or through installments.
Specify details such as the total purchase price, payment method, and installment plan. If the buyer is providing an initial deposit, note the amount and when the final payment will be made. Both parties should also agree on the consequences of missed or delayed payments to avoid future disputes.
Step 4 – Add Warranty Details
The warranty section outlines whether the mobile home is being sold “as-is” or with any kind of guarantee from the seller. If there are any existing warranties on the mobile home (such as for parts or structural components), include details here, specifying whether the warranties are transferable to the new owner.
If any part of the home, such as appliances or the roof, is still under warranty, describe what’s covered, how long the coverage lasts, and how the new owner can claim it.
Step 5 – Sign the Document
After all the mobile home details are entered, the seller and buyer must sign, print their name and date the mobile home bill of sale.
Depending on your state, witnesses and a notary public may be necessary to verify the signatures. It’s typically a good idea to have the document notarized in case questions of legality come up later.
The buyer will then need to take the title, mobile home bill of sale, and other necessary paperwork required by the state to their local title and registration office to transfer the title into their name.
Mobile Home Bill of Sale Sample
Use our mobile home bill of sale template below to start the process today. You can download the form in PDF or Word format.
Frequently Asked Questions
Why do I need a mobile (manufactured) home bill of sale?
In many cases, you will need a copy of the bill of sale to register your mobile home with the state where you live and to obtain a title in your name.
Having a transaction record allows you to prove that you legally took ownership of your manufactured home.
What happens if there are errors in the mobile home bill of sale?
If there are errors in the mobile home bill of sale, it can lead to complications with ownership transfer or registration. Common mistakes include incorrect names, VIN numbers, or other critical details like the purchase price or payment terms. To fix errors:
- Amend the Document: Both parties can agree to amend the bill of sale by making corrections and re-signing it.
- Notary Involvement: If the document was notarized, you may need to have the amendments notarized as well to ensure the corrected document holds legal weight.
- Legal Assistance: For more significant errors or disputes arising from the mistakes, it may be necessary to involve a lawyer to draft a revised document or assist with resolving the issue.
It’s always advisable to carefully review the bill of sale before signing to avoid complications later on.
