How To Transfer A Mobile Home Title In California?


 

All California investors read below:

The reason for the creation of this lesson is to help all California investors understand the purchase and transfer of their Titles and Personal Property Trusts (PPT).  California as well as Texas, New Hampshire, and Vermont do not transfer ownership via Titles at the local Depart of Motor Vehicles or local Department of Transportation.

 

Follow the steps below to Successfully close and transfer ownership via Title(s):

 

1. Verify taxes have been paid:

Ask the seller to verify the taxes have been paid.  Mobile homes in CA are taxed either by what is called “Yearly Renewal” (a newer, online method of taxing managed by the state) or “County” (a method which is not managed by the state).  If the mobile home tag number or registration number begins with an “A” (Example: A374984674894) it is taxed with a Yearly Renewal, this means you will NOT have to obtain a Tax Clearance Certificate (a printed piece of paper from the county proving taxes are current).  If an “A” is present call 916-445-4775 to verify taxes are current.

If the mobile home tag number or registration number begins with an “L” (Example: L4846746547) the County will have a record of the tax payment information and a Tax Clearance Certificate (this certificate will be mailed to state) WILL have to be obtained from the local Tax Assessor’s office (the current owner must be present to recieve this).

  • Starts with “A” = No TCC
  • Starts with “L” = Yes TCC

 

2. Create and Print

Create and Print all neccessary closing documents from this module.  Promissory Note (if making seller payments), Power of Attorney, Agreement After Closing (if seller is staying in home post sale), Personal Property Trust (always recommened).  In addition print neccessary state forms below.  All forms can be found at http://hcd.ca.gov/manufactured-mobile-home/registration-titling/registration-titling-forms.shtml 

Multi-Purpose Transfer Form (state form 476.6G):

 This form will be used when you transfer ownership in this home.

Use only when the legal owner or registered owners names are change. You will NOT use this form when selling benificial interest in your PPT.  Use ONLY when the tenant-buyer you sell this home to completely pays you off. Then you can use another Multi-Purpose Transfer Form to transfer the “legal owner” of the title from your PPT to the tenant-buyer’s name.   Read instructions on form.

Bill of Sale (state form 475.1)

Use in place of MHDMF All States Bill of Sale

 

3. Sign all forms with seller.

  1. Your Personal Property Trust is the buyer (you should be using a PPT).  The Seller is the seller.
  2. Your PPT will be named Legal Owner on Title.
  3. If the seller asks to be listed on the Title as Registered Owner then make sure he/she is listed as Registered Owner.  Registered owner is similiar to Lien Holder.  The Title will be mailed to the registered Owner.  If the seller does NOT ask to be listed as Registered Owners then do NOT list him/her as Registered Owners.

 

 

Packet to send to the Ca state.

Make sure to send these forms to the state for transfer of Title to go smoothly.

  1. Multi-Purpose Transfer Certificate (filled out and signed)
  2. Bill of Sale (filled out and signed)
  3. Tax Clearence Certificate (only if decal number starts with an “L”) (Printed at County Assessor’s office)
  4. Current Title (filled out and signed)
  5. Check or Money order mailed to

When your Trustee signs anything as Personal Property Trustee for your Trust they need to sign like the example below:  This is copied from a state website.

A correct example is John Smith as Trustee of Personal Property Trust #22


Definition:

Legal Owner:

This is the actual owner.  (Example: John Doe or Personal Property Trust #22)

Registered Owner:

Lien holders.  (Example: Jim Doe Management Company, Pauls Roofing)

 If you think the NADA value of the home is LESS than the price you paid for the home use this form below.  (Use your best judgement on value.) 

Certification of Retail Value and Purchase Price (state form 476.4) = The state will tax your mobile home on either the value you are purchasing the home for… OR (if you feel the NADA value is lower.  Example: you’re buying for $2,000 but you think a 1977 may be worth $500 you may submit this form because you will be taxed on the lower value… either “purchased value” or “NADA” whichever is CHEAPER.  If you wish to use this form do this after you have signed all paperwork with seller and before you send off “Packet” above.  Read instructions on form.

 


179 Comments

  • kim

    Reply Reply September 23, 2012

    thank you john for giving away lots of free and useful information. I’m from CA and thinking of getting into mobile home investing. i’m currently doing the SFR w/direct mailings, but the cost is adding up and i’m running low on funds.

    I will continue to read your blogs, articles, and follow you…

    any advice for a newbie? THanks.

    • John Fedro

      Reply Reply September 24, 2012

      Hi Kim,

      Happy to help. Marketing to find buyers can get very expensive, very fast. In my opinion I would rather have 10 ways to find 1 deal then only 1 way finding me 10 deals… meaning it is important to diversify your lead generation source besides direct mailing if this is your only current source. My advice to you is to never ever stop pursuing your dreams (however make sure you are on a proven and verifiable path)!

      best,
      John

      • Becky

        Reply Reply April 17, 2015

        Hi John,

        How do we add a person to title? Right now my brother holds title and he would like to add me. Can you tell me how to do that?

        • John Fedro

          Reply Reply April 18, 2015

          Hi Becky,

          Thank you for reaching out to me concerning this issue. I am happy to tell you there is a simple answer. You will need to fill out a form and mail it to the California Department of housing and community development. Please call them at(916) 323-9224 or toll free (800) 952-8356 and explain to them what you need to have happen. You will then be emailed or sent to the webpage to download the specific form you need to fill out and mail in. There will also be a small fee for this as well. I hope this helps and points you in the right direction. If you have any follow-up questions don’t hesitate to reach back out.

          Talk soon,
          John

      • Marilyn

        Reply Reply May 24, 2016

        Hi John: I”m a senior in a mobile home park in Sacramento and would like to know if I can sell my home on my own. I spoke to a realtor who wants way too much to sell. I am a certified paralegal and would like to market and sell on my own. Can I do this? Thanks, Jpohn.

        • John Fedro

          Reply Reply May 25, 2016

          Hello Marilyn,

          Thank you for reaching out and connecting. I am happy to say that yes, you are able to sell your own personal residence to an end buyer. Moving forward if you have any questions or concerns about the selling process or advertising never hesitate to reach back out. Always here to help.

          Talk soon,
          John

      • Alfredo Dorame

        Reply Reply July 31, 2016

        Im selling a manufacture home and its not in a bad conditions i just gotta sell it before i lose property its becuz my mother in law passed away and left it to my wife and we need money so we r seelling the manufacture so hope u r intersted and its going for cheap

        • John Fedro

          Reply Reply August 2, 2016

          Hi Alfredo,

          Thank you so much for reaching out. I very much regret to hear about your mother-in-law’s passing. Where is your property located if you do not mind me asking? Has anything changed since you posted this original comment? If you let me know where your property is located I can see if I am working with any local investors in your area. You will also want to list your property online at sites like Craigslist and sellfastbyowner.com. Let me know the location of your property, the asking price, and number of bedrooms and baths and I’ll be happy to forward your information to a nearby investor if possible. Keep in touch.

          Talk soon,
          John

          • Traci

            August 3, 2016

            Hello John,
            I am currently in a similar situation as Alfredo. Except I bought a mobile home for my parents 10 years ago. Since then they have both passed away. This month will be 1 year since my mom passed. I have many many improvements on the mobile and actively tried selling it on Craigslist and Zillow without much luck. It is a 2bd 2ba double wide in a senior park. It is a nice mobile. I was asking 47k but have lowered it to 38k. Could you possibly pass on my info as well?

          • John Fedro

            August 7, 2016

            Hi Traci,

            Thank you for connecting and reaching out. I very much regret to hear about your parents passing. In many areas selling a mobile home in a senior citizen community may be difficult to do many times of the year. This is simply because you are selling to a much smaller buying pool versus a family type mobile home community. Make sure your property is priced competitively and marketed very well so that senior buyers know your home is for sale. In some areas of the country you may need to negotiate with buyers that are interested in the mobile home but can only pay less than you are asking. Perhaps you are able to take monthly payments with a large down payment? This is merely a thought. Yes, I will pass along your information. With that said please upload your property information and details and pictures to sellfastbyowner.com when possible. This will allow me to attach a link when I forward over the information. Moving forward you will likely have additional questions and concerns for sure. Never hesitate to reach out if you have any questions or confusions. All the best.

            Talk soon,
            John

      • Marshal Johnson

        Reply Reply January 13, 2017

        Mother/in/law has mobile home paid in full when she purchased it agent put her roommate not married but living together he’s passing away his daughter said trailer would be going into probate because his kids would want there share so now she’s trying to get his name removed from title his name has no business being on she paid full amount from an inheritance from her brother now the agent is charging $800.00 seems like she’s getting scammed in cal she’s 75 yrs old and as far as I know is elder abuse need advice asap

        • John Fedro

          Reply Reply January 14, 2017

          Hi Marshal,

          Thank you for reaching out with regards to your questions. I very much regret to hear about your mother’s titling headaches with regards to this home. It sounds like the realtor/agent made a big mistake when they accidentally titled the home incorrectly into the roommates name in addition to your mother’s name. With that said, another big mistake was not having his name removed while he was still alive. Perhaps this was something he did not want to have happen. Either way please see the following webpage link. Once you click this link head down to the bottom left of the page where you see the title “REGISTRATION & TITLING MOBILEHOME TITLE TRANSFERS” in this location you will find a number of forms that will help transfer the title and registrations from a deceased sellers name. Also feel free to call the state directly at the phone number provided on this website. You can asked them your question directly with regards to your home in California. Let them know the serial number or the VIN and they will be able to specifically tell you what forms are needed moving forward. Please keep in mind that the children may be vindictive or come after you legally if the title is taken out of the father’s name and they feel wronged for personally violated in some way. I only mention this in passing because I do not want you to get in trouble for any reason. As always, if you ever have any questions or concerns now are moving forward never hesitate to reach back out any time. All the best.

          Talk soon,
          John

          • Rick

            March 23, 2017

            Hi John,

            I have a client who has just sold the mobile home they were living in. The mobile home has not been transferred title to them since it hadn’t been paid off. However the current occupants (my client has just sold the home to someone else, having enough money to pay off the original title owners. Question: Can California do a double transfer of title in one day??

          • John Fedro

            March 24, 2017

            Hi Rick,

            Thank you for reaching out and connecting. In many cases there is a way to expedite a title being created and given to you. You will have to go into an HCD office instead of just calling them over the phone and mailing in paperwork to transfer titles. With that said I would encourage you to talk to the state directly and let them know your client situation and the best way to move forward. Whenever I’ve called up this number the clerks are usually very helpful in answering all questions. Please call 800-952-8356. I hope this helps and starts to point you in the right direction. Moving forward if you ever have any follow-up questions or concerns please never hesitate to reach out any time. All the best.

            Talk soon,
            John

      • Oscar

        Reply Reply April 1, 2017

        Hola John me regalardón movieron malas condiciones la repare parcialmente porque no me han entregado título propiedad…la unidad necesita mucho arreglo.Y desconfío que recomiendas..soy retirado

        • John Fedro

          Reply Reply April 10, 2017

          Hola Oscar Estoy usando el traductor de Google para ayudar a escribir esta respuesta así que pido disculpas si la gramática es incorrecta. En el estado de California le animo a que llame al siguiente número de teléfono. Explique su situación al empleado por teléfono y proporcione el número de serie a la casa móvil, si es posible. Esta persona le dirá la mejor manera de avanzar para su situación exacta. Espero que esto ayude y tenga sentido. Todo lo mejor. (800) 952-8356

    • Lee

      Reply Reply May 22, 2017

      Hi john. We bought a m.h. and seller never gave me anything sying i was owner as i requested. He then resold my home twoce behind my back. I caught them trying to steal it the 1st time. I was unsuccessful 2wks ago. He resold ot to same thief. The thief then sent taunts and pics of my home on his land. Any action i should take? In cali.

      • John Fedro

        Reply Reply May 23, 2017

        Hi Lee,

        Thank you for reaching out and connecting. I very much regret to hear you are going through this issue and dealing with this thief. Absolutely get the authorities involved sooner rather than later. Please check out this following link to the California state website and look for the phone number that refers to the “complaint department”. This will be who you want to call and explain your situation to in detail. There most likely ask for the mobile home serial number or VIN. http://www.hcd.ca.gov/about/contact.shtml Moving forward if you have any follow-up questions or concerns please never hesitate to reach out any time. Always here and happy to help if possible. Keep in touch.

        Talk soon,
        John

        • Mark

          Reply Reply May 30, 2017

          Hi John,

          I am getting into low income housing. Mobile homes seem like a good place to start. I have experience buying and selling cars in California but not mobile homes. Finding this blog has already taught me a lot. What else and where else can I find all the helpful information I will need?

          • John Fedro

            June 1, 2017

            Hi Mark,

            Thank you for reaching out and connecting. Please know that you may always feel free to ask me any general or specific questions moving forward. I’m certainly here to help with you are a member of my training/mentoring or not. With that said, I do work with folks in certain areas around the country if it is a good fit for both parties. You can learn more about this in the “work with me” tab found above. I hope this helps and answers your question. If I was not understanding the question correctly please always feel free to comment back with any questions or follow-up concerns. Keep in touch.

            Talk soon,
            John

  • Carl

    Reply Reply August 5, 2013

    Normally I don’t understand document in blogs and forums, having said that i need to state that this write-up incredibly pressured myself to undertake hence! Your writing style has been stunned everyone. Thanks, quite wonderful article.

    • John Fedro

      Reply Reply August 5, 2013

      Hi Carl,

      Thanks for commenting. Glad you have received value here.

      Best,
      John

  • Jacek Siebe

    Reply Reply October 29, 2013

    Thanks for awesome share must be result of hardwork.

    • John Fedro

      Reply Reply October 29, 2013

      Glad you have received value from my site and this posting.

      All the best,
      John

  • margaret massey

    Reply Reply November 18, 2013

    I appreciate this site and education so much. I have watched almost all your youtube videos and am very impressed and excited. How long have you been investing in mobile homes John? I look forward to learning and growing with you on your team.

    Margaret

    • John Fedro

      Reply Reply November 19, 2013

      Hi Margaret,

      Thank you for your kind words and congratulations on taking the time to educate yourself further in this field. I hope my videos and articles have given you further clarity into this business.

      I have been happily investing in MHs since 2002. There were many mistakes and victories along the way but I have been loving it since the start. 🙂 Thanks for asking.

      I look forward to getting to know you and working with you as well. In addition to the free Youtube videos you saw I have produced over 100 step by step lessons known as the Mobile Home Deal Maker Formula that lays out this entire business from start to finish. In addition I think ongoing support is crucial to getting your real world questions answered in detail and in real time. If you would like more info on this I will be holding an up coming webinar discussing it further.

      All the best and let me know if you have any other follow up questions.

      Talk soon,
      John Fedro

  • Carolyn Alley

    Reply Reply May 4, 2015

    Hi John,
    We are planning on purchasing a Mobile in a Senior park in Orange county Calif.
    Your video suggests a much lower price than what we are seeing. by a lot!
    This is not for investment. We are going to use this home in lieu of a hotel when we are in Calif.
    Approx. 4 months of the year.
    Prices seem to range from 20,000. to well over 100,000. We are not willing to go over 60,000.
    No loans necessary.
    Thanks to your advise I know how to make sure no liens, and, taxes are paid. The park will be dealt with up front, for any issues, costs etc.
    Now for my questions:
    What are typical closing fees using a realtor?
    Can we get comparable for the area, like you can in real estate?
    Can we take possession day of sale if property is empty?
    Is there a NADA website for free?
    I am willing to do the leg work to keep fees down.
    Our purchase will go into our family trust.
    Anything else you can think of to help us is greatly appreciated.
    Thanks again,
    Carolyn and Ray Alley
    From Cabo San Lucas, Mexico (in retirement)

    • John Fedro

      Reply Reply May 5, 2015

      Hi Ray and Carolyn,

      Thanks for reaching out and commenting with this issue. Please see my thoughts below in bold.

      We are planning on purchasing a Mobile in a Senior park in Orange county Calif. Congratulations!! Have you already found a home you love?
      Your video suggests a much lower price than what we are seeing. by a lot! I agree. If you are looking on the MLS or in the paper, or even on craigslist you will see what all the retail buyers are asking for. There is a saying that goes, “if the home is on a list, a deal doesn’t exist.” This is a blanket statement of course, but outlines the point that the homes in your area sold well below retail are found by knowing everything that is for sale and being in constant with professionals, dealers, Realtors, investors, sellers, park owners and more. For an investor looking to create business doing this it can be worth it, however for the average buyer you can either be patient and/or aim to purchase a fixer-upper for very well below retail cost. I hope this makes sense. Please let me know if you have any follow-up questions.
      This is not for investment. We are going to use this home in lieu of a hotel when we are in Calif. Understood. In this case I suggest you aim to purchase a home you love, in a park you love, with average lot rent.
      Approx. 4 months of the year. This gives you plenty of time to look.
      Prices seem to range from 20,000. to well over 100,000. We are not willing to go over 60,000. Then you will have a number of quality homes to choose from for 60,000 and below.
      No loans necessary.
      Thanks to your advise I know how to make sure no liens, and, taxes are paid. The park will be dealt with up front, for any issues, costs etc.
      Now for my questions:
      What are typical closing fees using a realtor? The closing costs will be the same for you. As the buyer the seller will pay all closing fees to Realtor. With that said you will pay registration and sales tax in your state. This cost will be less than $3,000 for many homes in your budget. Obviously if you purchase a $10,000 priced home or below your transfer taxes will be so much lower. I know this answer is vague however the price varies much depending on your purchase price.
      Can we get comparable for the area, like you can in real estate? Asking a Realtor will give you some clue as you can see some sold listings, however it is not listed on the tax or appraiser’s site like traditional SFRs.
      Can we take possession day of sale if property is empty? Yes, for sure.
      Is there a NADA website for free? Yes, here it is. http://www.nadaguides.com/manufactured-homes
      I am willing to do the leg work to keep fees down. I am glad to hear that. I suggest you look around for weeks and talk to every park manager you can.
      Our purchase will go into our family trust. Agreed. I always purchase in Trusts too. 🙂

      Happy to help and I hope this has made sense. If you have any follow up questions don’t hesitate to reach back out anytime. Keep in touch.

      Talk soon,
      John

  • Catherine Tran

    Reply Reply May 17, 2015

    Hi John,
    I have a friend who lives in San Jose, California. He wants to add the name of his girl friend to the title of his mobile home. Is it possible to do that? If yes, please advise what process he needs to do. Thank you for your help!

    Best regards,
    Catherine Tran

    • John Fedro

      Reply Reply May 18, 2015

      Hi Catherine,

      Thanks for commenting and reaching out concerning this issue. Your friend will need to be provided a state specific form for adding his girl friend’s name to the home title(s). This form can be mailed or brought in to the state filing office. These forms change occasionally so call the CA Registration and Titling office at (916) 323-9224 or toll free at (800) 952-8356 and they’ll guide your friend through the easy process. The fees to do this should be minimal.

      I hope this helps. If you have any follow-up questions don’t hesitate to ask.

      Talk soon,
      John

  • paul campo

    Reply Reply June 10, 2015

    Hi,

    I’m trying to determine WHEN a particular owner closed on the purchase of a particular mobile home in Ca. I have thus far struck out with a title search company who indicated that title searches are not done on mobile homes. I have also had a realtor check on this and was only provided the name of the owner … which I already had.

    How does one go about determining WHEN a mobile home was purchased by the owner … or is this not possible?

    Thanks for any help that might be forthcoming.

    • John Fedro

      Reply Reply June 11, 2015

      Hi Paul,

      Thank you for reaching out and asking for help concerning this issue. The owner of the home will have an official ownership card or title when the home was placed in their name. The information for when the ownership was last transferred should be found on this title. I’m assuming that you don’t have access to this or else you would’ve already found the information. Another way may be able to contact the local tax assessor to find out how long the current owner has been paying the yearly taxes. This can give you some clue as to the year they purchased it. Lastly you may want to try this link to the California housing community affairs. I have never used this service before however it appears to be an online public record of sorts for mobile homes and vehicles. Either way keep in touch and I hope this has helped to point you in the right direction. If you have any follow-up questions or concerns never hesitate to reach back out. Always here to help.

      https://ssw1.hcd.ca.gov/publictitle/ControllerServlet;jsessionid=j2fzV58G6HpxPLJ9zk1GHvScyQKzTtTvXNVcww1DbGGBJsQsThHt!1902142385?action=forward&url=login.jsp

      talk soon,
      John

  • Fred

    Reply Reply June 13, 2015

    Hi John,

    My mother has sold me her mobile home but my sister is also on the title because mom is 94 and my sister is on there in case she had to take care of something for my mom. Now, I understand that there is no use tax in California if the sale is from parent to child. But does that still apply if my sister is on the title also?

    Best,

    Fred

    • John Fedro

      Reply Reply June 16, 2015

      Hi Fred,

      Thanks for reaching out and commenting concerning your question. From my experience I do not believe that this will still apply. However, I never want to give out any bad information so make sure to call the state directly and explain your situation to get the most up-to-date answer for this question. Call the housing and community development of registration entitling at 916-445-4782. I hope this answer helps and point you in the right direction to get your question answered correctly. Keep in touch and if you have any follow-up questions or concerns never hesitate to reach out.

      Talk soon,
      John

      • Fred

        Reply Reply June 16, 2015

        Thanks John,

        My sister called HCD yesterday and after waiting on hold for half an hour, we found out that use tax doesn’t apply anyways because the mobile home is on Sonoma county property tax. If your California decal number starts with an L, then no use tax no matter what. Would have been good if they had explained that in the title transfer instructions. ???

        Best,

        Fred

  • Christian Rodriguez

    Reply Reply July 16, 2015

    Hi John,

    Im a new Real Estate investor barely getting started in mobile homes. I placed an ad on craigslist advertising i sell and buy. I’ve gotten few leads from buyers and little on sellers. However i recently got a lead on a mobile home for sale and i thought it was a steal! However im stuck because i realized I have no idea how to go about it with contracts and paperwork. I live in California and know you posted the article on your website but im still confused on how to make a ppt or promissory note. i dont know if i have to get an attorney or an agent as well or how much i’d have to pay for it?

    Also your article helped however im confused on what the money order or check is? and how much is it? its not the money i give to the seller right?

    Best Regards,
    Christian Rodriguez

    • John Fedro

      Reply Reply July 16, 2015

      Hi Christian,

      Thank you for reaching out concerning this issue. Congratulations on having the courage and strength to already start marketing to help local buyers and sellers. In California you do not need a personal property trust nor do you need a promissory note unless you are purchasing or reselling with monthly payments. In addition, make sure the promissory note you are using is Dodd Frank and say fact compliant. Because you are so new and without a mentor and without paperwork I would suggest you close with a help of a local escrow/title company and/or a closing attorney. This closing attorney and escrow company will give you all the paperwork and walk you through the closing process between you and your buyer, and you and your seller. Once you go through closing one time then you can duplicate this process with future homes using the paperwork you received from the first closing.

      Please keep in mind that you do not need an escrow company or closing attorney concerning a mobile home inside a park, however because you are so new this may be a good idea for you. Concerning the money order this is the amount that goes to the state. After your filled out all the state forms, bill of sale, and titles you will mail this in or physically go to the state office to pay your small fee and have a new title issued in your name.

      I hope this answer has been somewhat helpful. I know that my words have been a little bit vague because there are so many different ways you can purchase a mobile home and then resell it. This makes the paperwork and closing procedure vary from deal to deal. With that said never hesitate to email me personally or comment back with any questions or concerns you face along the way. Always here to help.

      Talk soon,
      John

  • Christian Rodriguez

    Reply Reply July 17, 2015

    Thanks John Wow you really relieved alot of stress i had from overthinking it. Im gonna go ahead and get an escrow company for my first deal as you suggested and just reference those contracts i get for future sells. Its Amazing that you responded to my message Most other sites don’t end up having the creator reply it really means alot!

    I actually had one more question or kind of asking about advice.
    I am currently looking for a mobile home deal and have only about $1,000 and most homes here in southern California go for way more. I have seen a couple good deals but don’t have the money to pay it up front. Do you think it would be better to just wait until i can find a seller who is willing to accept seller financing, or should i get a Hard Money Loan to pay for the good deals that i normally cant afford and can’t get to seller finance?

  • Jacki L

    Reply Reply August 24, 2015

    Great post. This is exactly the information I have been looking for. Thank you so much for putting this online. Would you be available if I had any personal questions on my scenario and situation? Thank you again. Jacki 🙂

    • John Fedro

      Reply Reply August 24, 2015

      Hi Jacki,

      Thank you so much for reaching out and for your kind words. I would of course be happy to answer any further questions or follow-up concerns you have move forward. Never hesitate to reach out.

      Talk soon,
      John

  • Matt Bishop

    Reply Reply August 29, 2015

    Hey John,

    Seems pretty easy except for one thing. Who signs the Multi-purpose transfer form? Buy, seller or both? Sorry I’m a moron.

    • John Fedro

      Reply Reply August 31, 2015

      Hi Matt,

      Thanks for following along and commenting. I hope this post has been helpful. Good question about who signs. You’re definitely not a moron. This is an crystal-clear on the form itself. Here’s a link to the form http://hcd.ca.gov/codes/registration-titling-mobilehome-transfer-forms/hcd476.6g.pdf.

      To answer your question it is the registered owner who signs and sells the home. If you have any other selling or buying questions never hesitate to comment back. Always here to help.

      Talk soon,
      John

  • wendy

    Reply Reply September 1, 2015

    Hi John

    I’m selling a mobile for a friend in the park. I have been to the site to get all the doc’s to do so as you suggested. My question is how do we go about showing them we have clear title by doing a title search ourselves as they asked this. THey want to make sure there are no liens on my title. I have to go to riverside county to do the multi purpose transfer.

    Thanks
    Wendy

    • John Fedro

      Reply Reply September 5, 2015

      Hi Wendy,

      Thank you so much for commenting and reaching out concerning this issue. You will want your potential buyers to call the California Department of Housing and community affairs to verify your mobile home serial or vin number does not have any liens attached to it. You can reach these nice folks at the following phone number 800-952-8356. I hope this all helps and makes sense. You are certainly telling the truth if you do not believe that the home has any liens on it in your currently holding the title. Most lienholders will still hold the title while there is a lien on the home. If you have any follow-up questions or concerns never hesitate to reach back out.

      Talk soon,
      John

  • Elsa

    Reply Reply September 8, 2015

    Hi JOhn,

    Thank you so much for helping us with our question…My concern is my mother holds the title for a mobile home along with her ex-husband they are divorced now, the judge granted sole ownership of the property to my mom now my mother wants me to have it..What do I need to do transfer of ownership or a bill of sale and how do we show that the ex-husband is no longer a co-owner.

    Best Regards, Elsa

    • John Fedro

      Reply Reply September 9, 2015

      Hi Elsa,

      Thank you for commenting concerning this issue. I’m very happy to help provide you as much information as I can. Concerning your mother’s property I would like you to get advice straight from your state-based on the cereal and VIN number of your mother’s mobile home. Please call the state at the number below and explain to them your exact situation. They will let you know the specific forms and procedures needed moving forward to change title into your ownership. Housing & Comm Development Registration at 800-952-8356.

      I hope this helps and makes sense. Please keep me in the loop and if you have any additional questions or concerns moving forward never hesitate to reach out. Always here to help.

      Talk soon,
      John

  • Bill Walker

    Reply Reply September 27, 2015

    Hello John, If I purchase a mobile home on rented space with the seller carry the loan, will the title be transferred into my name at the close of escrow (with a lien placed against the title) or would it stay in the seller’s name until the note is paid in full and then transferred in to my name? What is customary? The mobile home is in Riverside County California.

    • John Fedro

      Reply Reply September 28, 2015

      Hi Bill,

      Thank you for reaching out concerning this issue. If you end up purchasing this home than allow me to congratulate you for owning a mobile home you’re very happy with. Yes, in most cases the seller will have a lien on the property until they are paid in full for the home. At this point they will resign a release of Lien and a new title will be mailed to you that is free and clear without any liens. During the time the seller has a lien you will not physically hold the title. You will have to continue paying taxes, this is obvious however I felt I would bring it up anyway. If you have any follow-up questions or concerns never hesitate to reach back out. In addition, you may also wish to call the state manufactured housing department and asked them any specific questions concerning the mobile home and the closing process moving forward. They can be reached at 909-987-2599 or 916-445-4782. I hope this helps and points you in the right direction. Keep in touch if you need anything else.

      Talk soon,
      John

  • Michael

    Reply Reply September 30, 2015

    hi John been reading and finding everything helpful, but i have a question, im trying to buy a trailor home for myself from the owner and not the park, because the park managers have been hard to deal with for other people looking to buy this place, im guessing an monthly income issue, which would most likely stand my way as well so how would go about buying this place without the hassle of qualifying through the park first

    • John Fedro

      Reply Reply October 1, 2015

      Hi Michael,

      Thanks for reaching out concerning this issue. Congratulations on finding a home that you really like and will be living in as a private residence. Some mobile home park managers are greedy, rude, selfish, spiteful, racist, and worse. There may be a slight chance that the park manager is purposefully trying to deny mobile home potential buyers from purchasing this mobile home and/or other mobile homes located in the park. Park manager sometimes do this so that they have the opportunities to purchase the mobile homes for cheap from a motivated seller. I am certainly not saying or assuming that this is what the park manager is doing. Perhaps she is just very thorough and she has been denying people because they legitimately do not fall within the park approval process criteria.

      Now that I have said that he was what I would do moving forward in order to purchase this home and hopefully build a good relationship with the park manager. Many park managers live at the property, and almost all park managers want the best for their communities. With that said it is important to be honest and sincere when speaking to the park manager. It is typically her decision (within reason) if you will be approved or denied for this park. If she feels comfortable with you and feels that you will be a good asset to the park she may likely approve you because she has a “good feeling” about you. This park manager listens to liars and people making excuses all day. Do not be another excuse maker, own up to your past mistakes and be honest and sincere about wanting to be a good example in this community, pay rent on time, and be well-liked by your neighbors. If your credit is poor perhaps you can have a cosigner sign OR you may also be able to pay an extra two or three months security deposit, they should help alleviate any worry the park has about you defaulting and them losing money on lot rent. With regards to your income I would simply be transparent and explain why you feel you will be able to pay the park monthly. Make it known that you are willing to jump through any hoops to make this work and be allowed in the park.

      I hope this all helps and makes sense. If you have any follow-up questions or concerns never hesitate to reach back out. Always here to help.

      Talk soon,
      John

  • Barbara

    Reply Reply September 30, 2015

    Thanks for all the info. I’m transferring my mobile title to my living trust. On the Form 476.6G, “REASON FOR USE TAX AND/OR MOBILE HOME RECOVERY FUND FEE EXEMPTION” section, the appropriate box (the last one) has a condition (4) which seems not to apply, since there is no existing loan on the property. Does HCD consider that this still applies?

    • John Fedro

      Reply Reply October 1, 2015

      Hi Barbara,

      Thank you for reaching out concerning this issue. You are correct, if there is no current existing liens on the property then condition four (4) does not apply and does not need to be met, as there simply is nothing to assume. I hope this helps and makes sense. If you have any follow-up questions or concerns you can always call the California Department of housing and manufactured homes at 909-987-2599/916-323-9803. These folks are usually very helpful and will be able to answer your exact questions moving forward. If you have any follow-up questions or concerns never hesitate to reach back out. Always here to help.

      Talk soon,
      John

  • Sara

    Reply Reply October 17, 2015

    Hi John,

    I wish I would have found you five years ago! I overpaid for the Mobile home I purchased! I am finally done paying for it and am wondering how it’s all going to work!!! I am currently in the military and out of the country! I have a special power of attorney for my sister who will do the transaction for me! I will b giving her the monies for the transfer! How do I go about calculating the cost? I’m clueless hense why I overpaid for the beat up mobile home I purchased in the first place! Is there a calculator so I can determine the amount? I will have her submit a Certification of Retail Value and Purchase Price (state form 476.4) after appraising it! What else should I know to make sure she doesn’t make any mistakes in the process? Thank you so much for your assistance and support in this matter! r/s Sara

    • John Fedro

      Reply Reply October 21, 2015

      Hi Sara,

      Thank you so much for reaching out concerning these issues. First things first, I regret to hear that you feel duped into purchasing a mobile home that was not worth the money five years ago. However I am happy to hear that you are now reselling the home and will be moving along to brighter futures. I hope the new buyer will be able to clean up the home and fix it up where he or she can. With regards to your taxes you will simply want to take the county tax rate and multiply it by the appraisal value you receive from your appraisal. Besides this optional appraisal there are really no other snags to be aware of. I encourage you to make sure that the packet is either mailed to the state personally (or have your sister do it) versus trusting that the new buyer will transfer the ownership quickly. Sometimes buyers forget and I certainly don’t want that to come back to bite you in the butt. If you have any specific questions the state of California is very helpful in answering many of them. I’ve always had good results contacting the state directly and asking any questions I needed to. Feel free to contact them at 800-952-8356 for further specific questions. With that said I hope this answer has been helpful and pointed you in the right direction. If you have any specific or general questions never hesitate to write back anytime. Always here to help.

      Talk soon,
      John

  • Bob

    Reply Reply October 19, 2015

    I am selling a single wide mobile home in a park on an installment sale. What form do I use to transfer just the registration and not the title and what are the fees?

    • John Fedro

      Reply Reply October 21, 2015

      Hi Bob,

      Thank you for reaching out concerning this question. Congratulations on selling your home via installment sale. I hope you’re happy with the sale and making even more profit than if you would sell the home to an all-cash type buyer. With regards to your question I am not confident you can transfer only the registration while keeping the title/ownership the same. You are definitely able to change the mailing address so that the registration can be sent to someone else and paid by them, however I encourage you to call the state to ask them directly. Please call the folks at the California Department of manufactured housing and asked them this exact question. They can be reached at 800-952-8356. I hope this helps and points you in the right direction. If you have any follow-up questions or concerns never hesitate to reach back anytime. Always here to help.

      Talk soon,
      John

  • Ron Gay

    Reply Reply October 20, 2015

    John,
    My father lived in a mobile home that was given to him by his sister about 15 years ago. My father was a WWII veteran, and become very ill about 7 years ago. At that time, I had my son move into to the mobile home so my father could live with my wife and I. I gained power of attorney for all my dads medical needs and VA benefits. My father passed on January 3rd, 2014.

    My father’s mobile home is a 1962 model, and is in very poor condition. My son has just moved out this month, and I want to give the mobile home away in a as is condition. What must I do to expedite this transfer. The trailer needs major work, and am not asking for any payment. I just want to be free and clear of it. My father had also signed the pink slip release, but did not date the pink slip. How can I move forward on this? I really appreciate help in this matter.

    Ronald Gay

    • John Fedro

      Reply Reply October 21, 2015

      Hi Ronald,

      Thank you so much for commenting and reaching out concerning this issue. I very much regret to hear about your father passing. You mentioned that your father already signed the “pink slip” to release ownership of the mobile home. By “pink slip” did you mean “title”? If the mobile home title is is signed by the seller, your father, then technically you will need to find a purchaser and have him sign the title as “purchaser”. The title can then be dated at this time. There certainly has been a good bit of time since your dad signed as seller, however you are power of attorney so nothing should be misconstrued or deemed fraudulent moving forward. You will also not be signing anything except a bill of sale with your buyer, as the title is already signed.

      In short it sounds like the paperwork is mostly already signed. If you have any fall questions or concerns about the paperwork never hesitate to reach out anytime and I’ll be happy to help where I can.

      Now, with regards to selling a mobile home it is important that your sales price be very attractive and that everyone who wants a mobile home sees your message about your home for sale. The price is obviously very good because it is “free”. Now you will need to market the homes in as many ways as possible. Make sure to market the home online (at sites like Craigslist.com, mhvilliage.com, and sellfastbyowner.com) and also off-line in your small local community newspaper. Hanging signs around town advertising your free mobile home for sale and phone number is not a bad idea either.

      Again, I hope this helps and points you in the right direction. If you have any follow-up questions or concerns never hesitate to reach out anytime.

      Talk soon,
      John

  • Karen S.

    Reply Reply October 25, 2015

    Hi John, I am in the middle of an escrow where the seller always believed the mobile was on a permanent foundation, we found out that no 433a is of record, we went to pull permits to find out that the mobile was never transferred with HCD, per HCD the previous owners still own it and it shows a lienholder who has been out of business since 1996, the title company recorded the Grant Deed from owner to buyer, so the property shows in my owners name but not with HCD, my owner is now trying to sell the property and the previous owners are now deceased, I have done everything I can think of to find family members to no avail, do you have any suggestions on how to handle this mess in the event we can’t find any family members of the previous owners? Per HCD we have to find them.

    • John Fedro

      Reply Reply October 26, 2015

      Hi Karen,

      Thanks so much for reaching out concerning this issue. I regret to hear about this unfortunate situation and the headaches must be causing you. I agree that the HCD will require you to find the family members of the previous owners. You may wish to use the help of a “skip trace” or private investigator service to try to find these folks. You may also wish to see if there is a way that you or the sellers can put a lien on the home with the hopes of legally transferring ownership by way of defaulted lien. This may or may not be a easy or likely option. With all this that I wish I could be more help in pointing you in the right direction. This is not the first time I have heard of a situation like this happening; in the end the deal did not go through. Please let me know if you have any follow-up questions or concerns. Keep in touch as I would very much like to hear how things work out.

      Talk soon,
      John

    • Sunil M

      Reply Reply April 10, 2017

      Karen, I’m in a similar situation. What did you do? Did you find the seller? In my case I foreclosed on her as a single family home. Now title of mfd home is still in her name with HUD. Thanks for your reply.
      Sunil

  • Dovie Cabral

    Reply Reply October 31, 2015

    My mother purchased a mobilehome in 2002 and my sister is also on the deed. My mother passed away in 2010. I have lived in the mobile from 2008 and still live in it. My sister wants to put it in my name and take hers off. How do we do that?

  • Vicky

    Reply Reply November 21, 2015

    Hi John.
    I am considering a cash purchase of a mobile home in a private park. Dues are $400 a year and a one time $600 for the application/screening process.
    Since the home is currently owned by sisters (2), if we are approved by the park, is it really as easy for us to purchase the home as you have listed:

    1) Verify taxes are paid
    2) Complete Personal Property Trust
    3) Multi-Purpose Transfer Form (state form 476.6G)
    4) Bill of Sale (state form 475.1)
    5) Send packet to the state

    Thank you for your assistance!
    Vicky

    • John Fedro

      Reply Reply November 21, 2015

      Hi Vicky,

      Thank you for reaching out and commenting concerning your questions. If you are using the services of a realtor than they may wish for you to close via an escrow company. However if you are a private buyer is purchasing from a private seller in a pre-existing mobile home park then you will only need the forms that you listed. In fact, you do not need a personal property trust, this is optional and for the benefit of investors. With that said a homeowner can absolutely placed their personal residence inside of a personal property trust for probate protection.

      With that said please call the state to verify that there are no current liens and at the owner is who they say they are. You may call the state at these numbers (916-323-9803/916-445-4782) and mentioned that you are a private buyer that is purchasing from a private seller in the park. They will walk you through the steps necessary and anything particular about this home that may be a red flag. If you have any follow-up questions or concerns moving forward never hesitate to reach out to me anytime. Always here to help.

      Lastly, congratulations on finding a home that you love and wish to live in. Keep in touch.

      Talk soon,
      John

  • Chris Gutier

    Reply Reply November 29, 2015

    Hi John.
    I have a question for a mobile home. I wanna buy a mobile home. But the owner doesn’t have the title. The mobile home came along with the purchase of a house he has. The mobile home is on the ground. He pays insurance and taxes for the property including the mobile home. He doesn’t know anything about the mobile home other than it came with the purchase of the property. The mobile home has the serial number. He has been told that if he wanted to sell it he needed to sign a bill of sale. Is that correct or what documents does he needs to sell it?

    • John Fedro

      Reply Reply November 30, 2015

      Hi Chris,

      Thank you for reaching out concerning your questions. The answer to this question will be in a few parts. First we need to understand if this mobile home is physically and legally attached to the land that it sits on. This can be found out by looking at the single-family home’s legal description. If this legal description also describes the subject mobile home and Vin number, then the current owner will have to separate the mobile home from the parcels legal description so that there may be a new title created for the home if possible. With this said I would highly encourage you NOT to purchase the home with only a bill of sale. If you have to end up moving this mobile home a mover will want to see your name listed on the title and the new mobile home park (if you’re moving to a mobile home park) will want to see you listed as owner as well. I hope this first part makes sense.

      Because the mobile home has a serial number it will be wise for you to call the state to hear it from them personally with regards to this individual mobile home. They will be able to tell you if there any current liens, if taxes are paid, who owns the home, and even if it is registered in the state. You may call the California Department of titling at 916-445-4782.

      Once you understand who owns the home and how it is titled you will be able to find out the process to legally re-obtain a duplicate or new title for the mobile home. Please watch the following video and article for more specific information with title issues such as the one you’re facing. https://www.mobilehomeinvesting.net/lost-mobile-home-titles-and-other-common-title-issues/

      If you have any follow-up questions or concerns never hesitate to reach out anytime. Keep in touch.

      Talk soon,
      John

  • Christo

    Reply Reply December 8, 2015

    Hi John
    I am in the process to buy some land in CA with 3 mobile homes, only one has a number that HCD does not recognize. They are over 20 years old.
    What would be the best option for me, to break them down and use the material to build a permanent house, or should I go see HCD and end up with potential thousands in back taxes that the previous owner never paid.
    Thank you for any advise you have
    Regards

    • John Fedro

      Reply Reply December 11, 2015

      Hi Christo,

      Thanks so much for reaching out and saying hello. Congratulations on the potential closing of the property with the three mobile homes. This has likely not come without a good deal of effort and work on your part. Congratulations again!

      Now that the congratulations are out of the way, my first question would be if you are sure that there are thousands of dollars in back taxes due on these homes? If you are not sure than I would encourage you to find this out as quickly as possible. Additionally, depending on the back taxes and the repairs needed on the home I am curious if these all would be sold or rented for a positive cash flow.

      You mention the fact of breaking down the homes and using the material to build a permanent house. I am not sure what type of permanent house this would build however I am curious what you are figuring your exit strategy will be. Building a house can certainly take time and a considerable amount of money, however fixing the mobile homes and getting them rent ready may be a much more realistic path to profit.

      Please let me know your thoughts and I’ll be happy to give you any further advice or answers you desire. Sounds like you are getting into a good property, and I hope you got it for really good price/terms. Deciding how you will sell it and where you will add value should ideally have already been figured out, however any questions and concerns you have moving forward never hesitate to reach out anytime. Always here to help. Keep in touch.

      Talk soon,
      John

      • Christo

        Reply Reply April 4, 2016

        Hi John
        I have bought the property mentioned above in Jan 16 with the three mobile homes.
        Two of them has Decal numbers but registered to a company that does not exists anymore, so no proof of sale, the third one has nothing no serial, decal. These mobile homes has been here for over 25 years and their average age is 50 years. HCD says I need an inspector to make sure they are up to present codes, surely being 50 years old that would not be the case and could take a lot of money to meet the state requirements.
        How do I get them registered onto my name and what advice do you have to keep the costs down.
        Thank you

  • Kathy

    Reply Reply January 27, 2016

    I don’t know if this is where I write this or not…but I am at a total loss. I bought a mobile home 4 yrs ago and have a bill of sale from the people I purchased it from. They had paid it off and we’re waiting on a title from the owner of the park. She never provided it and I have called her repeatedly and have received numerous excuses. The home originally came from Arizona and I have decals, etc to prove this. This owner declared bankruptcy and I still have no title…just a bill of sale. I want to do this legally…hiw do I go about it?

    • John Fedro

      Reply Reply February 1, 2016

      Hi Kathy,

      Thank you for reaching out with regards to your questions. I regret to hear that this is happening to you and that the seller/Park owner is giving you the runaround and clearly not able to provide clear title as previously mentioned. I have created a past video and article that can be found here with regards to mobile home title issues and moving forward. https://www.mobilehomeinvesting.net/lost-mobile-home-titles-and-other-common-title-issues/ It sounds clear to me that the park owner does not care about your situation and is not willing or able to help. Please take a look at this article and video and let me know any follow-up questions or concerns you have moving forward. Always here to help. Keep in touch.

      Talk soon,
      John

  • Roger Warnock

    Reply Reply February 16, 2016

    Hi John! I am looking to bid on a property with a mobile home, garage, and barn set on 1.19 acres in Riverside County. Apparently the bank who is selling the property does not own the Mobile or have title to it. However, the mobile is vacant and the sale agreement states that buyer must live in property for 20 days after close of escrow. This is all confusing stuff for me 🙂 Anyway, is there a way to place a lien on the mobile home after the property is purchased then generate a new title in the purchasers name? This is an all cash sale and wonder about any/all legal ramifications to keep or get rid of the mobile if I buy the property. I do not know the names of the previous owners. Thanks, Roger

    • John Fedro

      Reply Reply February 16, 2016

      Hi Roger,

      Thank you for reaching out and commenting. Please see my thoughts below in bold.

      I am looking to bid on a property with a mobile home, garage, and barn set on 1.19 acres in Riverside County. Congratulations on the coming sale! Apparently the bank who is selling the property does not own the Mobile or have title to it. However, the mobile is vacant and the sale agreement states that buyer must live in property for 20 days after close of escrow. This is all confusing stuff for me 🙂 Understood. I’m a little curious as to why you must live in the property 20 days after the close of escrow, especially since this is an all-cash closing. With that said that certainly does not seem to be too much of a dealbreaker depending on how thorough they are at making sure you move it or not. Anyway, is there a way to place a lien on the mobile home after the property is purchased then generate a new title in the purchasers name? As the landowner you will be able to place a lien on the mobile home title however you first have to know the title number, serial number, or VIN to the subject mobile home. Additionally, this mobile home may already have one or two lanes currently on the property and you may take third position. You may also be able to file for an abandoned mobile home title. With all that said depending on the condition of the property you still may be able to create value with the mobile home even without a title. If the home was in decent shape than at very minimum some buyers may wish to purchase the home from you for free to move it on to their land or do with it what they will. If possible I highly encourage you to call the state at 800-952-8356/916-323-9803 and explain to them your exact situation. Whenever I have called to ask mobile home related questions there are always very friendly and happily answer my specific questions. These folks should absolutely be able to help point you in the right direction and answer your specific questions within your state. I do have my certain suggestions however I would rather you hear directly from the horse’s mouth and in this way I do not give you any bad information. This is an all cash sale and wonder about any/all legal ramifications to keep or get rid of the mobile if I buy the property. I do not know the names of the previous owners. I hope that my thoughts and advice about have been somewhat helpful in at least point you in the right direction. If you have any follow-up questions or concerns please never hesitate to reach out anytime. Always here to help. Keep in touch.

      Talk soon,
      John

  • Alan

    Reply Reply March 7, 2016

    Hi John

    Is it possible to hire you as consultant for a Mobile Home Purchase in Calabasas?
    Your phone number or email?

    • John Fedro

      Reply Reply March 9, 2016

      Hi Alan,

      I’m happy to help whatever questions you may have moving forward. If I do not know the answers to these questions I can certainly try to point you in the right direction. I do not charge anything for answering questions or helping you out via email. Please don’t ever hesitate to comment back here or email me personally at Support@mobilehomeinvesting.net. Hope this helps and makes sense. Keep in touch.

      Talk soon,
      John

  • Alex

    Reply Reply March 15, 2016

    Hi John,
    My cousin currently is on the title and the registered owner of the MH we’re living in in California. When I talk to the Park management about transferring the house from my cousin name to mine they said we need reach out to a title company to make sure that the property is clear that it belongs to the previous owner ( my cousin ). I didn’t quite understand what they meant by that, and when I went to a DOH workshop, the staff said that we can do it ourselves. The title transfer will cost around $30. It’ll be considered as a gift. Is it really that simple or do we have to go through a title company ?

    • John Fedro

      Reply Reply March 17, 2016

      Hi Alex,

      Thank you for reaching out with regards to your questions. I’m happy to tell you that the DOH workshop is correct. As a private buyer who is purchasing from a private seller you may absolutely fill out the needed paperwork and file everything yourselves. Please check out this page and if you have any additional questions or concerns please never hesitate to reach out anytime. If I had to make an educated guess I would assume that the park manager was simply pointing you in the best direction he or she could while giving you accurate information and not wasting any of their own time. With a little bit of time and effort the park manager could have absolutely instructed you how to transfer ownership outside of escrow or a closing attorney. Keep in touch and once again, if you have any questions or concerns moving forward never hesitate to reach out. Always here to help. Keep in touch.

      Talk soon,
      John

  • Sheri

    Reply Reply March 21, 2016

    Hi John,

    My mother owned a mobile home in a 55 and over community with her husband. She passed away recently, and in her will she gave her 50% of the mobile home to my sister and I. He currently still lives in the mobile home and will do anything to ensure my sister and I do not receive my mother’s portion. Is he able to transfer title into his son’s name who is not over 55? Will he be able to remove my mother’s name from the title, since she has passed? Can you explain to me what a Certificate of Ownership is and how do I determine if the mobile home park required one?

    • John Fedro

      Reply Reply March 23, 2016

      Hi Sheri,

      Thank you so much for reaching out and connecting with regards to your questions. First off, I’m so sorry to hear about your mother’s passing and the problems you are now having with her husband. Please see my thoughts below in bold.

      He currently still lives in the mobile home and will do anything to ensure my sister and I do not receive my mother’s portion. Make sure to keep any written emails or text messages you receive from him stating that he is trying to go against your mother’s wishes. If you ever go to court this will certainly help your case. Is he able to transfer title into his son’s name who is not over 55? What did you receive from the estate attorney concerning this property and your mother’s passing? Did you receive a power of attorney? You likely have received nothing and it is expected that the husband will cooperate with your mother’s last wishes. Let me just say how awful it is to hear that this guy is doing this to you. Will he be able to remove my mother’s name from the title, since she has passed? The reality is that, yes he will most likely be able to remove your mother’s name and simply keep the home 100% in his possession. With that said, if he did do this he would certainly be wrong and in violation of your mother’s last wishes. I would highly encourage you to contact a local real estate attorney that provides one free hour of consultation. Make sure to have your questions in order to get them all answer during this one hour call. Can you explain to me what a Certificate of Ownership is and how do I determine if the mobile home park required one? Please let me know which state you’re in? From your IP address it looks like you may be in Minnesota however I know you’re commenting under the “California” titling page. Different states have different ways to transfer ownership and use a combination of titles, certificates of ownership, statements of ownership, etc. I hope this helps and at least point you in the right direction. Please let me know the answers above any follow-up questions you have moving forward. Keep in touch.

      Talk soon,
      John

  • greg deanda

    Reply Reply March 31, 2016

    Hello Sir, My question to you is my mother owns a mobile home in California and she is primary on the title but also has her best friend on it as well. I had to bring her to Arizona because she has dementia. I have full Power of Attorney medical and financial.My mothers friend has stayed in the home and now she wants to sell it but the problem is she does not care much for me.The mobile home is paid for as she paid it as there was not much of a balance on it.My mothers wishes were i get half the money before she got worse with dementia but my mother has no will stating this however her friend needs my signature to sell if i am correct since my mother is primary on the title is this correct? Her friend has agreed to give me money if it sells but i do not trust her. Am i entitled to get the Title of the home so i can be in control(i intend to give her half if it sells)? please any info on this matter would help. thank you Sir. 3-31-2016, regards, Greg Deanda

    • John Fedro

      Reply Reply April 1, 2016

      Hi Greg,

      Thank you for reaching out and connecting. I very much regret to hear about your mother’s condition and having to move away. Your mother’s friend who is also on the title will not be able to do anything without your mother’s signature or your power of attorney signature. I would highly encourage you to be as cordial and amicable in working with this person is possible. With that said, you definitely have some control as you both need to work together to get this home sold quickly and for a very fair price. I hope this all makes sense and at least point you in the right direction. If you have any follow-up questions or concerns at all please never hesitate to reach out anytime at all. Always here to help. Keep in touch.

      Talk soon,
      John

  • Greg deanda

    Reply Reply April 2, 2016

    Thank you John for your fast reply and kind of you.
    Am I entitled to get this title since my mother is Primary or at least get a duplicate? can the other party get the title without me?
    Regards, Greg

  • Peter Tran

    Reply Reply April 5, 2016

    Hi John,

    I am new in this and I have and idea of buying new mobile home, install it in a park and sell it or rent it.

    What are steps I have to do and what government agencies I have to contact to? Are there like buying a house?

    Thanks
    Peter

    • John Fedro

      Reply Reply April 5, 2016

      Hello Peter,

      Thank you so much for commenting and reaching out. I believe your plan is fairly decent depending on which home you buy, what mobile home park this is located in, and who you sell the property to and how. There are so many factors that go into mobile home investing in there are number of errors that you can make along the way.

      You asked the question about, “what steps are necessary to complete the task”. This is a conversation we can talk about four hours with a number of large and detailed steps along the way. In short you want to purchase a quality mobile home at a conservative price and safely install it into a park that will allow you to rent or resell the home within a very short period of time for a considerable income and profit. You should absolutely contact the California Department of manufactured housing if you have any specific questions or concerns with regards to closing any specific manufactured home from a private seller. I apologize if the above advice is a bit vague however I do encourage you to comment back with any additional questions or concerns you have along the way. Keep in touch and feel free to reach out anytime. Always here to help.

      Talk soon,
      John

  • Shirley

    Reply Reply April 7, 2016

    I am selling a lot with mobile on it in Ca,Havasu city the buyer going to tear it
    down and put in a new one. In the escrow papers it does not say
    a thing about the mobile only the lot. ,Should I have a bill of sale for the mobile that I do not own it anymore? TY

    • John Fedro

      Reply Reply April 9, 2016

      Hi Shirley,

      Thank you so much for reaching out with regards to your question. It sounds as if the mobile home lot and the mobile home itself are legally joined together and married as one physical property. With that said, just to be sure it is absolutely a good idea to have a bill of sale showing that you are not the owner of the property anymore. You can keep this in your file and if it is ever needed down the road it is good that you have a copy of a signed and dated bill of sale. If you have any questions or specific concerns moving forward never hesitate to reach out anytime. Always here to help.

      Talk soon,
      John

  • charles mac

    Reply Reply April 11, 2016

    hi,
    My question is my Manufactured home is just about finished being installed in Santa Barbara. It’s a state inspected park. If i sell before it finished do I have to register it first or can i just assign the certificate of origin to the new owner. there is a spot on the certificate for this.
    thanks

    • John Fedro

      Reply Reply April 13, 2016

      Hi Charles,

      Thank you so much for reaching out and connecting. Additionally, congratulations on getting this home completed and ready for resale. This is just the first of many so keep up the great work. If the ownership is in your name and you can absolutely resell the mobile home to another buyer. With that said, if you do not have a “certificate of occupancy” or the home is uninhabitable you must disclose this to your buyer in writing before or at the time of closing. I hope this all helps and makes sense. As always, if you have any follow-up questions or concerns please never hesitate to reach out any time. Keep in touch.

      Talk soon,
      John

  • Macy

    Reply Reply April 28, 2016

    Hi John,

    I come to you because you seem to have a great handle on the type of issue I’m having.

    So I am at a loss at what to do. I have a title to my mobile homette that my husband and I bought in Aug. 2014 from an LLC that runs the mobile park the trailer is in. (It’s still in their name.)

    Being a first time home buyer, I had no idea what to do with it except put it in the file box. I pulled the title out a few days ago to re-examine it, because we are moving and wanting to sell our mobile. But I’m now realizing that there must have been some sort of paper work I needed to do to get the title transferred to me and my husband (to get our names on it). However, I haven’t the faintest idea on how to approach this. Help.

    Please and thank you!

    Macy

    • John Fedro

      Reply Reply April 29, 2016

      Hi Macy,

      Thank you for reaching out with regards to your questions. I would be more than happy to help where I can. I assume that your property is in California, is this correct?

      If the property is in California that I’m glad to hear that the company that still owns the mobile home park is the one who sold you the property. This is a better situation then a private seller being the owner who you have to track down. Are you able to follow the instructions above with regards to a bill of sale and the multi-purpose transfer form? Have you approached the park manager about this situation. They may likely be able to help facilitate the process for you completely. Keep me posted and let me know the answers to the questions above. Here and happy to help.

      Talk soon,
      John

  • Marie Penano

    Reply Reply April 29, 2016

    Hi John,
    I want to give my mobile home in CA to my brother. How do I proceed? What documentations do I need and to whom should I submit them?
    Thanks!
    Marie

  • Russ Call

    Reply Reply April 30, 2016

    John,

    Thanks for providing this service and knowledge.

    My family gave my stepmother my grandparents’ mobile home in Santa Clara County, CA in gratitude for her care for my aging grandparents. When the transfer was completed, we put the home in her name and my name as well.

    Now my stepmother is in ill health and wants to transfer the sole title to me. She mentioned using a quit claim but from all I’m reading that’s not the proper procedure.

    How do we remove her name from the title leaving me with sole title?

    Thanks,
    Russ

    • John Fedro

      Reply Reply May 2, 2016

      Hi Russ,

      Thank you for commenting and for your kind words. Very happy to help you in any way I can. First things first, I regret to hear about your mother-in-law’s ill health. I hope she recovers and feels better than before. In California the process to remove your stepmother’s name from the title will be fairly simple and easy. You will sign some forms, pay a fee, and mail this into the state. Please see the link here. http://www.hcd.ca.gov/codes/registration-and-titling/forms.htm Please look all the way on the bottom of this link’s page and find forms listen below… they are very close to the bottom of the page.

      HCD RT 804.3 — Family Transfer for a Home on Local Property Tax with HCD Certificate of Title
      HCD RT 804.4 — Family Transfer for a Home on Yearly Registration Renewal with HCD Certificate of Title
      HCD RT 804.5 — Family Transfer for a Home on Yearly Registration Renewal with DMV Ownership Certificate (Pink Slip)

      Depending on how you pay your yearly registration you will use one of the forms above to remove your stepmother’s name from the current title. Please let me know if you have any follow-up questions or concerns with regards to this procedure. Additionally, if I did not fully answer your question please never hesitate to write back any time. Keep in touch.

      Talk soon,
      John

  • Alvin

    Reply Reply May 31, 2016

    I am in the process of selling my late mother’s mobile home from her trust. The mobile home is in a park where the residents own the lot. How will the California Department of Housing set a value on this mobile home to determine the Use Tax? Is it based on the sales price on the bill of sale or do they set their own value on the mobile home based on other sales? It is a large double wide from 1973, but still in very good shape. Thanks for any help you can give me.

  • Alvin

    Reply Reply May 31, 2016

    It will be going through an escrow that contains both property which we will pay transfer fees on and the transfer of the mobile home involving use tax.

    • John Fedro

      Reply Reply June 1, 2016

      Hi Alvin,

      Thank you for reaching out with regards to your questions. I have to apologize that I’m still a bit unclear if the mobile home is a touch to the land and considered real property or if there is a title or pink slip to this mobile home and therefore considered personal property. If considered personal property the taxable value should be based off of the price on the “bill of sale”. With that said I do encourage you to talk to your escrow officer or call the states manufactured housing department directly at 916-323-9803 or 916-445-4782. I hope this helps and at least starts to point you in the right direction. If you have any follow-up questions or concerns please never hesitate to write back any time. Always here to help. Keep in touch.

      Talk soon,
      John

  • linda

    Reply Reply June 1, 2016

    Hi John, I did seller financing for a family member with no deposit. They paid only 1 time the contracted agreed installment, can I evict them >

    • John Fedro

      Reply Reply June 2, 2016

      Hi Linda,

      Thank you for reaching out and connecting. In my entire career I have only had to perform two evictions. One of them was not really mine as I purchased the home knowing I would have to perform it. And the second eviction was from a very close friend. With that said it is very sad that family and friends often take advantage of us and we may lose a friendship or relationship over this simple promise to pay.

      The answer whether you can evict, repossess, or foreclose is going to be based on your paperwork. If you have sold the home or sold any equitable interest in the property you’ll most likely have to foreclose on the buyer. However if you can show the buyer was only renting you will likely be able to evict the buyer. Remember that you will have to go in front of a judge and if the buyer shows up they can state their case and try to remain in the home for longer.

      The best words of advice I can give R that most people do not want an eviction on their record. Evictions really screw things up for people moving forward and typically with some kind words, a little bit of time, and perhaps even some money you can get the property back in good condition in a short period of time. I would also encourage you to contact a local real estate attorney that provides one hour free consultation. Aim to bring all your paperwork and get all your questions answered during this free one hour consultation. There is a lot more to know on the subject however I do hope this starts to help you in points you in the right direction. If you have any follow-up questions or concerns please never hesitate to reach out anytime.

      Talk soon,
      John

  • linda

    Reply Reply June 1, 2016

    This is on a mobile home in a senior park in California

  • Uri Roma

    Reply Reply June 11, 2016

    Thanks John, I have been searching for this info for a while. Much appreciated. ~Uri

  • Kim

    Reply Reply June 27, 2016

    Hi John,
    My mother recently passed away and gifted her mobile home to my brother. She signed and dated the title 2 weeks before her passing. This was her only asset and she did not have a Durable power of Attorney. My question is this, my brother has not registered the mobile home in his name yet. Is this going to be an issue for him? The mobile home is paid for and taxes are current. Can he just take the title to the Department of Housing and what type of fees should he expect?
    Thank you for your help and time, we appreciate it.
    Kim

    • John Fedro

      Reply Reply June 27, 2016

      Hi Kim,

      thank you for reaching out and connecting. Additionally, thank you for the detailed question and comment. I regret very much to hear about your mother’s passing. With that said because she did sign the title prior to passing away this will be one less step needed in order to move forward and get the ownership transferred into your brother’s name. Because there is no power of attorney this may cause an issue when signing the “multipurpose transfer form” required by the state. With that said I would absolutely encourage you to contact the state directly and explain your situation to them. They will look up your mother’s mobile home and tell you the exact steps needed to move forward with transferring the ownership. You may contact your state’s manufactured housing division at 800-952-8356. Lastly, if all the taxes are current and the transfer cost should not be over $200 in most cases. Perhaps less if the home is a single wide. I hope this all helps and begins to point you in the right direction. If I missed anything or if you have any follow-up questions never hesitate to reach out any time. Always here to help.

      Talk soon,
      John

  • Tamra

    Reply Reply June 28, 2016

    Good afternoon John! I was hoping you could help me.. A dear friend has been given 3 months to live and she want to give me her mobile that is paid for. It is in a park. The problem we are having is that she is home bound and simply cannot get out to do the paperwork. She’s worried that the park will keep her home. Her son’s want me to have it. What can we do to make this happen and make it easy for her? Your help is greatly appreciated.

    Thank you,
    Tamra

    • John Fedro

      Reply Reply July 1, 2016

      Hi Tamra,

      Thank you for reaching out and connecting. I very much regret to hear about your close friend and her situation. Additionally, my thoughts and prayers go out to her family as well. Moving forward there are two ways you can go. Your friend may sign a power of attorney giving the son control to sign on her behalf. However, in the state of California you can mail in all forms that are needed. I encourage you to call the state directly and explain your situation. Mention you are a private buyer purchasing from a private seller inside of the park. Explain the situation with the seller and what forms will be needed to move forward. Every time I have called the state has been very helpful. You may reach them at 800-952-8356. I hope this all helps and points you in the right direction. Moving forward if you have any follow-up questions or concerns at all never hesitate to reach out. Always here to help.

      Talk soon,
      John

  • sharon birch

    Reply Reply June 29, 2016

    Hi John, I have finally paid off my mobile home in park to private sellers,my question is who pays for title transfer and additional cost? The taxes are current. Thanks Sharon Birch

    • John Fedro

      Reply Reply July 1, 2016

      Hi Sharon,

      Thanks for reaching out and connecting. Congratulations on finally paying off your home! Who pays the transfer fee an additional cost to get the property into your name should have already been negotiated. However, because it has not perhaps you can negotiate with the seller to split this with you 50-50. If you are not able to talk the seller into splitting this cost with you then you will be responsible for transferring the title into your control and paying the associated fees. I’m glad to hear taxes are current as these certainly add up over the years. With all that said there is nothing legally that the seller needs to pay to transfer over the title if it was not agreed to. I hope this makes sense and helps. If you have any follow-up questions or I didn’t answer your question fully never hesitate to reach back out. Keep in touch.

      Talk soon,
      John

  • sharon birch

    Reply Reply July 7, 2016

    Thanks John, this was very helpful !!

  • sharon birch

    Reply Reply July 7, 2016

    Thanks this was very helpful !!

  • Mary

    Reply Reply July 7, 2016

    Hi John,

    I have a friend who owns a mobile home and rents a space in San Mateo County. He has a high-interest loan. If I offer to buy him out of half ownership at current market value (the home has appreciated considerably), he would be able to pay off the loan (assuming no massive pre-payment penalty) and deal with some other financial issues. I’d like to know what issues to consider, like capital gains, changing title, costs associated with the sale, insurance, redevelopment issues regarding the land (e.g., eminent domain), etc., to figure out if this is a viable plan. I would not be living there.

    Thanks,
    Mary

    • John Fedro

      Reply Reply July 8, 2016

      Hi Mary,

      Thank you so much for commenting and reaching out. Additionally, thank you for the detailed message as this will help me answer your questions. Please see my thoughts below in bold.

      Capital gains: If you keep the property for longer than 12 months after being part owner in the property, then you will be paying long-term capital gains taxes. If you keep the property for less than 12 months you will be paying short-term capital gains taxes. The amount of time your friend has owned the home does not matter with regards to your tax consequences. I hope this helps and answers your question. If I miss the marker did not fully answer your question never hesitate to comment back.

      Changing title: This will be a fairly simple and straightforward process. Once the underlying liens are paid off a new title will be issued and sent to your friends home address or mailing address. Some banks send an “electronic lien release” that will allow your friend to file for clear title the very next day it is paid off… With that said California does not use “electronic lien releases” so this does not apply to you. Once your friend receives a free and clear title in the mail it will then be her responsibility to contact the state to then add your name to the title as co-owner. The procedures for this can be found on the state website mentioned above. If you need any help locating this our extra assistance never hesitate to let me know. I will certainly help where I can.

      Costs associated with the sale: From what I can tell there is no actual sale taking place… From what I can see you’re providing money to help pay off the home that the seller is still going to be living in. In order to put your name on the title you will likely pay less than $100 for the state to re-issue a new title with both names listed as owners.

      Insurance: The insurance policy should be updated to reflect the new owners information and remove the “additionally insured” lienholder that is likely listed on the current policy.

      Redevelopment issues regarding the land (e.g., eminent domain): While this is possible it is not likely. What is more possible and likely is the mobile home park selling out to a developer that wants to use this land to build condos or townhomes or a strip mall. With that said if you are not in the path of progress or you do not feel that this community would be changed anytime soon then you may likely feel safe to move forward. In short, if the mobile home park is large and generating profit for the owners then this rezoning or change in land use is not something to likely to happen for this particular park. I hope this makes a bit of sense. If not please let me know.

      I hope this helps and begins to point you in the right direction. If you have any follow-up questions or concerns please never hesitate to reach out any time. The last thing I might mention is that doing business with friends or family often times (in my experience) does not lead to a good outcome. You will typically do exactly what you say you will however your friend that you trust sometimes drops the ball. As always, if you ever have any follow-up questions or concerns never hesitate to reach out any time. Keep in touch.

      Talk soon,
      John

      • Mary

        Reply Reply July 9, 2016

        Hi John,

        Thank you so much for the quick reply and for the useful information!

        One more question: Would my friend have to pay capital gains tax on selling part of his interest in the mobile home to me? If so, would he be able to take the $250,000 exclusion as it is his primary residence? If so, would he be able to take the $250,000 exclusion again if/when the entire property is sold later?

        Thanks,

        Mary

  • Joanna

    Reply Reply July 8, 2016

    Hi John I bought a mobile home and I lost the pink slip or registration form the owner signed that and stated that he sold the mobile home to me. How can I get the mobile home transferred to me or make me the new owner of I lost the papers? I have Ben trying to get a hold of the owner but I can’t find him, what can I do in this case?

    • John Fedro

      Reply Reply July 8, 2016

      Hi Joanne,

      Thank you so much for contacting me and reaching out with regards to your questions. I very much regret to hear about your situation. With that said there is absolutely a path moving forward. Depending on where your home is located in CA and a number other factors the process moving forward will vary a bit and so will the fees associated with this. For this reason I encourage you to call the state at the following number 800-952-8356. Explain to them that you are a private buyer who purchased from a private seller in a existing mobile home park. Let them know the information you have on the home such as the address, serial number, or VIN number if available. Every time I have called and asked for help I have been very happy with the outcome and the clarity of which I get by talking to the state clerk that answers the phone. They will likely point you to the paperwork that can be found online in the procedure moving forward with exactly what to do. I hope this helps and points you in the right direction moving forward. As always, if you have any additional questions or concerns never hesitate to reach out any time. Always here to help.

      Talk soon,
      John

  • Carly

    Reply Reply July 14, 2016

    Hi John-

    I am not sure if you can help or not, but you seem to have a very good understanding of mobile homes. I have a family member who owns his mobile home and wants to transfer title to another family member, but not actually selling it for a profit. Does the same paperwork get filled out and then the bill of sale would be for something nominal like $1.00? Or is there an easier/quicker way to transfer the title so that the current owner no longer has their name on title and is no longer responsible for the home and or any profits received from a future sale? Any help would be great. Your information already provide was very helpful.

    Thank you ahead of time.
    Carly

    • John Fedro

      Reply Reply July 18, 2016

      Hi Carly,

      Thank you for reaching out and connecting. Additionally, thank you for your detailed comment and specific questions. Very happy to help you in any way I can. You can transfer the Title for a $1.00 like you previously mentioned, Or in California the process to remove your family members name from the title will be fairly simple and easy. You will sign some forms, pay a fee, and mail this into the state. Please see the link here. http://www.hcd.ca.gov/codes/registration-and-titling/forms.htm Please look all the way on the bottom of this link’s page and find forms listen below… they are very close to the bottom of the page.

      HCD RT 804.3 — Family Transfer for a Home on Local Property Tax with HCD Certificate of Title
      HCD RT 804.4 — Family Transfer for a Home on Yearly Registration Renewal with HCD Certificate of Title
      HCD RT 804.5 — Family Transfer for a Home on Yearly Registration Renewal with DMV Ownership Certificate (Pink Slip)

      Depending on how you pay your yearly registration you will use one of the forms above to remove your stepmother’s name from the current title. Please let me know if you have any follow-up questions or concerns with regards to this procedure. Additionally, if I did not fully answer your question please never hesitate to write back any time. Keep in touch.

      Talk soon,
      John

  • Diozy

    Reply Reply August 5, 2016

    Hello ive have a question im buying a mobile home but the person who is selling it to me doesnt have the title but he says he will give me the bill of sale how can i go about that

    • John Fedro

      Reply Reply August 7, 2016

      Hi Diozy,

      Thank you for connecting and reaching out. I am honestly very very happy to be writing you this email comment reply. Many of the folks commenting on this page are already in situations where they have “purchased” a mobile home with only a “bill of sale” and now are having trouble reselling the home because they are not the owner and they have no title. You have a few different options moving forward as far as I see it. 1.) Pay for the home and only take a “bill of sale”. No one will likely stop you from living there and as long as the taxes are current you could likely live perfectly fine for the next five or 10 years. If a new owner purchases the mobile home community they may require everyone prove they have a title, however this is a risk you will take. After you move in you can certainly try to obtain a new title with the help of an attorney and/or tracking down the true owner of the home. 2.) Do not buy the home until the seller has a title they can provide to you. 3.) Work with the seller and park to call the state and find out your options for getting clear title into the sellers name so that they can transfer it over to you. In California I encourage you to call 800-952-8356 and explain your situation. Mentioned that you are a private buyer purchasing from a private seller inside of a mobile home community. The state will absolutely let you know the proper way to move forward. Keep in mind that the state will not encourage you to purchase the home without a clear title. If your seller is willing to work with the state to figure out a way to get the title in their name this would be ideal. However the seller may not want to do anything and simply wish to sell the home to an eager buyer that is happy to accept a “bill of sale” as true ownership, which it is not. I hope this helps and makes sense. If you have any follow-up questions or concerns please never hesitate to reach out any time. All the best.

      Talk soon,
      John

  • Alan Hont

    Reply Reply August 20, 2016

    Great Post John! Thank you very much for explaining this and putting this together.

    Cheers

  • Kay Lee

    Reply Reply September 1, 2016

    I am trying to remove my name I bought this mobile home with my friend together.
    how and what do I need to file?

    • John Fedro

      Reply Reply September 2, 2016

      Hi Kay,

      Thank you for reaching out and connecting with regards to your question. For my understanding the home would have to be sold from both of your names to simply your friends name and ownership. This would require a brand-new sale and transfer, even though it was for a zero dollar price. With that said there may be a less expensive and free option with regards to removing your name from the ownership. I encourage you to call the state directly and let them know your exact situation and the serial number for the manufactured home in question. You can reach the state at 800-952-8356 and they will be very likely to help you in this matter. I hope this helps and points you in the right direction. They will let you know what is needed moving forward for the quickest and easiest solution. All the best.

      Talk soon,
      John

  • Vincent Cruz

    Reply Reply September 3, 2016

    John,

    My mother passed away a few weeks back and my inheritance was a mobile home in a deluxe area in Los Angeles. Address is 2550 Pacific Coast Highway in Torrance Calif. We got a 60k + offer from one of the home developers and we are still accepting offers at this point. It is space #9 in the mobile home park. If you are interested please give me a call at (407) 367-5634. Note that I am located in Florida and my mothers living trust has not been settled but I was told by the attorney that the mobile home would be part of my inheritance. I look forward to speaking with you
    Sincerely
    Vincent Cruz

    • John Fedro

      Reply Reply September 9, 2016

      Hello Vincent,

      Thank you for reaching out and commenting. I very much regret to hear about your mother’s passing. The offer for $60,000 from a developer sounds like a very serious offer from a serious buyer. I agree to continue listening to other offers however I would not be in the market for this home is you are looking for a retail price. With that said you absolutely should be seeking a retail price and as much money as you can get for the property. Make sure you are advertising the property in as many mediums as possible and possibly even using a real estate agent in the local area. Moving forward if you have any specific questions or concerns never hesitate to reach out any time. Congratulations on the coming sale. All the best.

      Talk soon,
      John

  • Allan Foglio

    Reply Reply September 10, 2016

    Excellent Article!
    There are something new ideas that you make.After reading this article I make more information that you share.Thanks for sharing this article.

    AF

    • John Fedro

      Reply Reply September 14, 2016

      Hi Allan,

      Thank you for taking the time to stop by and comment. Additionally, thank you very much for the kind words. Moving forward if you ever have any specific questions or concerns never hesitate to reach out any time.

      Talk soon,
      John

  • Catalina

    Reply Reply September 15, 2016

    What is the difference between a mobile home and manufactured home?

  • Catalina

    Reply Reply September 16, 2016

    Are you able to put mobile homes or manufactured home on a permanent foundation?

    • John Fedro

      Reply Reply September 20, 2016

      Hi Catalina,

      Thank you for reaching out with regards to your question. While the answer to most things real estate related is, “it depends”, most of the time it should not be any issue to place a mobile home or manufactured home on a permanent foundation. The question is if a permanent foundation is available or if you will have to add one by building a concrete slab or using other material? Some conventional home loans and FHA mobile home loans require a manufactured home or mobile home to be attached to a permanent foundation for sure. I hope this helps and answers your question. If you have any follow-up questions or concerns please never hesitate to reach out any time.

      Talk soon,
      John

  • Donna

    Reply Reply October 5, 2016

    Hi, how do I remove one co signer on a manufactured home, if the home isn’t paid off yet? We also don’t want to refinance. Is there another way for this to happen? Thank you!!

    • John Fedro

      Reply Reply October 6, 2016

      Hi Donna,

      Without having the finance company or bank agree to this “title change” there is little way to do this in my experience. With that said you should absolutely get an agreement signed by the person you are wishing to take off the title. Have them fill out a power attorney on the property that they give to you. This power of attorney only allows you to sign on their behalf in the distant future when the home is paid off in full. Additionally should have a paper or agreement signed by them stating that they will have no further interest in the home moving forward. I would encourage you to contact a local real estate attorney as well to help them draft up the papers so that you are safe moving forward. Remember that if everything goes well and everyone does what they say they are then there should be no problem. However the attorney is here to help when things don’t go as planned or when this person comes back in the future and wants money to sign off on the property or title. I hope this helps and starts to point you in the right direction moving forward. As always, if you have any additional follow-up questions or concerns never hesitate to reach out any time. Keep in touch.

      Talk soon,
      John

  • Allan Foglio

    Reply Reply October 14, 2016

    I think that your article has been something new ideas.You added more information that you share.I get lots of information that you make.Thanks for sharing this article….

    • John Fedro

      Reply Reply October 18, 2016

      Hi Allan,

      Thanks for commenting and reaching out. I am very happy that this article help provide you some value already. Moving forward if you ever have any follow-up questions or concerns never hesitate to reach out any time.

      Talk soon,
      John

  • Stacey

    Reply Reply October 25, 2016

    Hi John,
    We’re financing a manufacture home not too long ago. My question is how do I know if the tax and insurance are being paid and if the lien holder now has the title? The previous owner has a different bank as their lien holder, now I have a different bank from the previous owner. We weren’t fortunate enough to have an experienced realtor. He didn’t explain the whole process as much, and so did the escrow officer. We moved in about a month ago, but still in doubt about the whole process of buying. Please advise. Thank you!

    • John Fedro

      Reply Reply November 1, 2016

      Hi Stacey,

      Thank you for reaching out with regards to your questions. From what you have described it sounds like you are listed as owner on the title and are simply paying a lien holder for some amount borrowed. You are still very much the owners of the property and have every right to see your insurance binder policy and a copy of past and current tax receipts. It may take a little bit of time to produce these depending on how big of a company you are dealing with, however it should certainly be possible for you to get a copy of these to learn more and have them for your own records. I hope this helps and make sense. If you have any follow-up questions or concerns please never hesitate to reach out any time. All the best.

      Talk soon,
      John

  • stephanie

    Reply Reply October 29, 2016

    Hi John,
    I must have my married sister on the bill of sale for my mobile home in order to meet park income requirements.

    However, after one year, I want to remove her name (she is in complete agreement with this strategy) so as to keep her husband from exerting any rights over my unit.

    How can I go about doing this, please?

    Thank you and thank you for the wonderful service you are providing!

    Stephanie
    Ventura, CA

    • John Fedro

      Reply Reply November 1, 2016

      Hi Stephanie,

      Thank you for reaching out and connecting. Very happy to help where I can. Thank you so much for your kind words, they truly mean more than you know. It sounds that the park really only wants your sister as cosigner on the park lease and not really on the title itself. With that said it sounds like this park is pretty anal and wants to verify the name on the title matches the name on the lease agreement. Most parks are not this picky. With that said it should not be an issue for one year down the road to quietly remove your sisters name from the title. In most cases the park will not find out and should not care as long as park rent is being made properly. With that said the most they could do is ask for her name to be placed back on the title. However by this time you have proven yourself to be good residents and this should not be required. I hope this helps and starts to point you in the right direction and make sense. If I did not fully answer your question or missed something please never hesitate to comment back anytime. All the best.

      Talk soon,
      John

  • Cynthia aronson

    Reply Reply November 1, 2016

    What is the legal waiting period a buyer is allowed by California law in buying a mobile home? Is 17 days legal and a California law

    • John Fedro

      Reply Reply November 2, 2016

      Hi Cynthia,

      Thank you for reaching out with regards to your question. I’m not sure what exactly you are referring to when you mention a “waiting period”. When you write a purchase and sale agreement between a seller and a buyer this. Can be as long as both parties agree to. However if you mean you have already closed on the home and are waiting for a new title this is a different story. If possible, please reword your question and I would be happy to answer it if I can. You may also call the California housing department of manufactured housing at this number 800-952-8356 to ask more specific questions about the mobile home in question. I hope this helps and starts to point you in the right direction. Keep in touch.

      Talk soon,
      John

  • Karen Anders

    Reply Reply November 28, 2016

    I am interested in purchasing a manufactured home in ca it says it has a 433a certificate and on the parcel quest info: it states that it is on a permanent foundation built in 1973.

    It is where you purchase it and the land but you pay a HOA fee of 67.00 monthly.

    I am having trouble finding someone to finance us. We have a good credit score, no debt. We did however file bk in 2011 because of a business I had that did not do so well and we didn’t want to lose our current house we live in now which they modified and we have maintained the payments ever since.

    We are currently in escrow so I will have 110,000.00 to put towards a down deposit so I only would need to borrow 100,000.00.

    Does a 433a certificate mean that it is up to HUD standards? and if not what do I need to do?

    or maybe you can refer me to the correct resource or company to get the financing?

    I would greatly appreciate anything you can do to help me out

    Time is of the essence,

    Karen A.

    • John Fedro

      Reply Reply November 28, 2016

      Hi Karen,

      Thank you for reaching out and connecting. I very much regret to hear that you’re finding it difficult to obtain financing on your future mobile home. You are certainly not the first person to have this issue, however I would think the $110,000 you are bringing to the closing table would encourage many lenders to feel safe. With that said two nationwide companies that are still writing… Triad financial services and 21stmortgage. We’ve also had decent success with local credit unions near the property. From my understanding a 433a does not necessarily mean the home has been set up to HUD standards. With that said I would absolutely refer you to the two companies listed above and local credit unions in your area. I hope this helps some and starts to point you in the right direction moving forward. If you have any follow-up questions or concerns please never hesitate to reach out any time.

      Talk soon,
      John

  • Renee L.

    Reply Reply December 12, 2016

    Hi,
    We are trying to sell a mobile home in CA for an aging family member who has been moved to assisted living. The home has been paid off for years but we can’t find any paperwork to prove it. When we pull the title, it shows a lien holder – Security Pacific Housing. I’ve tried to reach them but apparently they are out of business and I have been unable to locate a successor. I live in AZ and don’t even know where to begin. Have you ever run across this or do you have any advice on how to get a lien released when the lien holder is out of business?

    Thanks,
    Renee L.

    • John Fedro

      Reply Reply December 13, 2016

      Hi Renee,

      Thank you for reaching out and connecting with regards to your questions. I very much regret to hear that you’re going through these frustrations and headaches. Yes, I do have experience with regards to this type of issue. I’m happy to say that you are certainly not the first person to go through this matter and there is definitely a process moving forward. In every state this process varies a little however you will need to talk to your local Department of Motor Vehicles. Aim to speak with a manager available to find out the possibilities moving forward. The Department of Motor Vehicles is the one that can remove the lien assuming they understand and have verified the title and debt was paid in full years ago. Things will get a little more difficult before they get better however the home is in your family members control and all debts were paid in full. I apologize I’m not able to give you any more specifics however contacting a local real estate attorney in the area may be of help in finding out more answers as well. You may also want to contact local mobile home parks to see which “mobile home specific attorneys” these parks are working with that may have experience in exactly your situation. I hope this helps and starts to point you in the right direction. If you find a quick fix solution please never hesitate to comment back and let us know how everything resolves itself. Keep in touch please. If you have any follow-up questions or concerns never hesitate to reach out any time. All the best.

      Talk soon,
      John

  • Allan Foglio

    Reply Reply January 1, 2017

    This is an excellent article that you published. I learn more information that you made. It will be helpful for us. I gather extra knowledge from this website. Thanks for sharing this article.

  • Tom D

    Reply Reply January 25, 2017

    Hi,
    I live in Anaheim and want to purchase the 1981 manufactured home I am renting …from my ex. I see the forms you listed…what fees though do I need to pay ($$ amounts) and send to the State? ( the link above does not work). How long does the process take to get the new title back?

    Thank you,
    Tom

    • John Fedro

      Reply Reply February 6, 2017

      Hi Tom,

      Thank you for reaching out and connecting. Congratulations on the potential home you will be purchasing into your sole ownership. Thank you so much for alerting me to the link error above. Please try the link above or this link as well. http://www.hcd.ca.gov/manufactured-mobile-home/registration-titling/index.shtml Because this is a bit of a unique situation with regards to you and your ex, I would encourage you to contact the state directly. This will allow you to tell them your situation and figure out the exact amount you will need to send in to transfer ownership or simply remove this person’s name from the current title. You may contact the state directly at 916-323-9224. These folks are usually very helpful and are typically in the office from 8 to 5 Monday through Friday. I hope this all helps and starts to point you in the right direction. Moving forward if you have any additional questions or concerns please never hesitate to reach out any time. All the best.

      Talk soon,
      John

  • Julieannora

    Reply Reply February 24, 2017

    I settled my father’s estate which included the sale of his ranch. In the far back of the property is a mobile home approx. 50 yes old. The sale of the property included all outbuildings, among which was included the mobile home. There was no specific paperwork completed for it and I thought I was done with everything.
    Recently, I received a registration renewal notice for the mobile home. I do not have a bill of sale, or a certificate of title, these were not in the docs of purchase when my dad bought the property 20 years ago.
    I am really not sure what I need to do to get my dad’s name removed. He died 06/2016.
    Any suggestions would be greatly appreciated. I do not live in the same area as the property, btw.

    • John Fedro

      Reply Reply February 28, 2017

      Hi Julieannora,

      Thank you for reaching out and connecting. I very much regret to hear about your father’s passing. With that said I am happy to say that there is an easy answer moving forward. Please check out the following link and see the top group of forms. http://www.hcd.ca.gov/manufactured-mobile-home/registration-titling/registration-titling-forms.shtml Please choose the correct form for you with regards to “removing a deceased family member…”. Moving forward if you have any additional questions or concerns or this is not the correct answer to your question please never hesitate to reach out any time. All the best.

      Talk soon,
      John

  • Joe D.

    Reply Reply March 4, 2017

    Hi John,

    I have lived in my mobile home for 15+ years however it truly belongs to my Uncle. He is happy to transfer or sell it to me, but he doesn’t have the title (lost it) and wants me to deal with all the paperwork.

    I am currently looking at a HCD document called “Application for Duplicate Certificate of Title” . I believe I have the right document but can you verify if this is correct? Also when we sign this, do we need to have it notorized? I don’t see an area on this form for a notorized signature and stamp.

    Also, what would be the least inexpensive way to do this? Transfer, sell or gift?

    Any info and links you can provide would be awesome. Thank you!

    • John Fedro

      Reply Reply March 4, 2017

      Hi Joe,

      Thank you for reaching out and connecting. Additionally, thank you so much for your detailed comment as this certainly helps me answer your question. With that said I normally have an answer or reply of some kind in order to point you in the right direction. With that said California does a few things differently in the title of your mobile home may be titled a few different ways. For that reason I encourage you to call the state manufactured housing department directly at the following number. (800) 952-8356 explained to the clerk over the phone exactly your situation and your questions. Based on the mobile homes VIN or serial number they will be able to tell you the quickest and easiest way to move forward and put control into your ownership. I hope this helps and starts to point you in the right direction. Moving forward if you have any follow-up questions or concerns please never hesitate to reach out any time. All the best.

      Talk soon,
      John

      • Joe D.

        Reply Reply March 6, 2017

        Hi John,

        Thanks so much for your quick response. You have been so helpful, even after all these years (looking at previous posts). I truly appreciate it. I will call the number and hopefully resolve my issue. 🙂

  • Lisa F.

    Reply Reply March 31, 2017

    I have a family member and I am confused at the process:

    If a mother purchased a double wide manufacture and it is paid off, then the daughter moved in and became registered owner and paid taxes for 4 years. She is willing to pay taxes for a 5th year, this year, as she wants to sell.

    I pull the title and only the daughter’s name is displayed. The daughter states; The mother won’t sign off for the daughter to have clear title.

    I am confused. Are their rules, something like: where someone pays taxes for 5 years then becomes legal owner? What is the process for the daughter to sell the manufactured home with no title issues?

    Thank you for any assistance that you can give us.

    • John Fedro

      Reply Reply April 10, 2017

      Hi Lisa,

      Thank you for reaching out and connecting. Additionally, thank you for the detailed and clear message as the certainly helps me point you in the right direction moving forward. First things first, I very much regret to hear about the situation. It sounds like the mother is listed as the “legal owner” which is essentially the lienholder in California. Or perhaps use attached to the home in some other way. Or perhaps she does not have any ownership is simply bluffing when really she does not need to sign off on anything. With that said I would very much encourage you to contact the state directly and explain the situation that is happening. If you can provide the VIN or serial number to the mobile home they will be able to let you know the exact situation and best course to move forward quickly and safely. I hope this makes sense and point you in the right direction. In California you want to call this number and talk to a clerk over the phone that picks up. Every time I have called they have been very helpful to me. I hope this helps and make sense. As always, if you have any follow-up questions or concerns never hesitate to reach out any time. (800) 952-8356

      Talk soon,
      John

  • Kate

    Reply Reply April 11, 2017

    My mother and father are the registered owners on their mobile home, but my mother wants to sign off so that my father has clear title. How does she go about relinquishing her portion so that he is the sole owner?

    • John Fedro

      Reply Reply April 12, 2017

      Hi Kate,

      Thank you for reaching out and connecting. In California the process is fairly simple. You will want to have both parties fill out and sign the correct agreement to change the name on the title. For my experience you will use one of the top forms (either 804.6, 804.7, or 804.8) in order to change ownership. With that said I would also encourage you to call the state directly to hear it directly from the horses mouth what forms are needed based on your mobile homes serial number or VIN. The clerk over the phone will definitely be able to tell you the quickest and most cost-effective way to move forward. There may number is . I hope this helps and make sense. If you have any follow-up questions or concerns never hesitate to reach out any time.
      http://hcd.ca.gov/manufactured-mobile-home/registration-titling/registration-titling-forms.shtml

      Talk soon,
      John

  • Lorraine

    Reply Reply May 16, 2017

    Hi John,

    Great information here – thanks. My sister passed away 3 years ago and asked me to purchase her son a mobile home with her life insurance. It turned out that our park requires the owner to pass the credit check AND be a resident in the unit. My nephew does not meet the credit requirements (and never will) so I have been living there for 3 years. I’m ready to move on now and want to transfer it to a friend of his that will meet the requirements and reside in the unit, but I want to remain on the title so it can not be sold without my knowledge. I will not be making any money off of this and am not sure how to go about it. I know I can list myself as the lien holder, but I do not want to have to pay taxes for a sale that didn’t involve any money changing hands. Do you have any suggestions? We are in Santa Ana, CA.
    Thanks

    • John Fedro

      Reply Reply May 20, 2017

      Hi Lorraine,

      Thank you for reaching out and connecting. I very much regret to hear about your sisters passing a few years ago. With regards to your question, I’m happy to say that there is definitely an easy solution for you moving forward. I encourage you to simply add your friends name to the existing title. This will not be a “sale” of any kind and therefore no taxes will be collected. You will have to pay a fee to re-have the title printed out however this will be minimal for sure. Please call the California HCD at the following number (800) 952-8356 to explain your situation to a clerk over the phone and asked them the quickest and most affordable way moving forward. I hope this helps and starts to point you in the right direction. As always, if you ever have any questions or concerns moving forward never hesitate to reach out any time.

      Talk soon,
      John

  • brad

    Reply Reply May 24, 2017

    Hi John,
    I am wondering if its necessary to keep the registration current on a 1970 singlewide on private land(in a n. cal. city limit).
    The registration is due june 1 2017, it was paid last year(2016)but the state did not send the tags because they said it was postmarked past the due date(asked for an additional $20 which was never paid).
    what could be the consequences of not paying registration(red tag, insurance, transfer ect.)?
    Thank you

    • John Fedro

      Reply Reply June 1, 2017

      Hi Brad,

      Thank you for reaching out and connecting. Additionally, thank you for the detailed message. Because of your unique situation I do not want to give you any wrong or misguided information. For this reason I definitely encourage you to call the state directly and explain your situation to the clerk over the phone. They will most likely asked for the mobile homes vehicle identification number or serial number. From this point the person over the phone can absolutely give you the best information moving forward safely and quickly. I hope this helps and point you in the right direction. As always, if you ever have any additional questions or concerns never hesitate to reach out any time.

      Use this line in California. (800) 952-8356

      Talk soon,
      John

  • Lori

    Reply Reply May 27, 2017

    Hi John
    My mom want to transfer her mobile to me. It’s in a senior park and it’s paid for. Could we just transfer it on the back of the title and have a notary, then file with the DMV? We live in California.

    Lori

    • John Fedro

      Reply Reply June 1, 2017

      Afternoon Lori,

      Thank you for reaching out and connecting. The DMV typically only works with mobile homes less than 39 feet in length or in a few other circumstances. For this reason I encourage you to call (800) 952-8356 and speak with the clerk over the phone. Explain your situation and what you are looking to accomplish. The clerk over the phone may ask for the mobile homes VIN or serial numbers. This clerk will definitely let you know the quickest and easiest way to move forward to accomplish her goal. I hope this helps and make sense. As always, if you ever have any follow-up questions or concerns please never hesitate to reach out any time.

      Talk soon,
      John

  • Jane

    Reply Reply June 4, 2017

    Hi John,
    I’m in the process of buying a 1987 mobile home to use as a second home on my property. The city (of Tracy California) planners say it’s ok. But when talking about it with them the planner kept referring to a packet I would receive when I purchased the mobile. My guess is it’s something showing it was built to code, but I’m not sure. Also I’m worried that this information might have been lost with it being an older mobile. Any idea what the planner might be referring to?

    Thank you for your time.

    • John Fedro

      Reply Reply June 10, 2017

      Hi Jane,

      Thank you for reaching out and connecting. Congratulations on purchasing the second home for your property. In California you will likely want to go through escrow to purchase this mobile home so perhaps this is the packet the planner was mentioning. However the planner may have been alluding to a survey, specifications, or other pertinent information about the mobile home when purchase. However these are much less common if you are simply purchasing an individual mobile home to be moved onto your property. With all that said, I would very much encourage you to contact the city planners and asked them specifically what packet they were referring to. Gaining this clarity will be the best thing to move forward. I apologize I’m not able to give you better help, however I definitely do not want to give you any wrong information either. When you do figure out exactly what is being referred to please comment back and let us all know. As always, if you ever have any additional questions or concerns never hesitate to reach out any time. Keep in touch.

      Talk soon,
      John

  • Ally

    Reply Reply June 5, 2017

    Hi John,

    My mom owns a mobile home in Southern CA. She wants to sell it as-is. Is this possible? Do you have any websites you would suggest to market it? She is not expecting a lot out of it. Thank you!

    • John Fedro

      Reply Reply June 10, 2017

      Hi Ally,

      Thank you for reaching out and connecting. Depending on your area of Southern California you may likely not have an issue selling this property, with that said I would encourage you to list the properties on the websites below. The first two are free and the last one will be a paid website. All of these websites will definitely get your home looked at by local buyers and investors. Try sellfastbyowner.com, craigslist.com, and mhvillage.com. I hope these all help and point you in the right direction. As always, if you ever have any additional questions or concerns please never hesitate to reach out any time. Keep in touch.

      Talk soon,
      John

  • Vivian Paskell

    Reply Reply July 24, 2017

    Hi John my name is Vivian and I live in Clovis, California. Five years ago my mother passed away and with very little assets. Basically she only had a mobile home that she had paid in full $25,000.00 when purchased. When she
    died she had no legal will but we had enough time to make my older brother administrator of everything. I was understanding that mobile home was going to go through probate but unfortunate circumstances happened, my brother had heart attack and surgery the following two years after moms death and nothing was done. Now to make this as short as I can how can I get deed transfered into my name..my brother wants nothing to do with it anymore he has paid the rent space on it since death and also I had gave him deed at time of death and its been misplaced. The mobile home park where mobile sits is a fifty five and older community and Im 48. Ive been staying here on and off since my mom died keeping mobile home and yard up but park management is trying to get rid of me and they are also wanting updated owner info..its still in moms name..they threatened to do a 60day eviction which leads me to believe they are going to file it as abandoned so they can take ownership..all I want to do is stop them from doing that in order for me to sell mobile..so what should i do and how. I understand you can’t give me legal advice but if you can give me any ideas of how you would handle it hypothetically speaking to direct me in the right direction it would greatly appreciated as I am unemployed as well as a veteran soon to be homeless. Thank you, sincerly Vivian

    • John Fedro

      Reply Reply July 28, 2017

      Hi Vivian,

      Thank you so much for reaching out and connecting. Additionally, thank you for your detailed message as the certainly helps me answer your question a bit better. First things first, I very much regret to hear about your mother passing and your brother falling ill. Because your brother is still alive this will make the process to put the home into your name significantly easier. I also regret to hear that the park is not being too accommodating in working with you even though lot rent seems to be paid. Try to remain on good speaking terms with the park management as best you can. I know sometimes they can be quite difficult. With that said definitely reach out to the California HCD with regards to the specific instructions needed to move forward to change the title from its current ownership into your control. When you call up the HCD explain your situation in full. The clerks over the phone are usually very helpful and will ask for the serial number or VIN of the mobile home in question. They will then do some research to figure out which paperwork you need in the fees you need to send into the state to get the title transferred. You may reach the HCD at (800) 952-8356. I hope this helps and starts to point you in the right direction. As always, if I missed something or you have any follow-up questions or concerns never hesitate to reach out any time.

      Talk soon,
      John

  • Beth Sanabrais

    Reply Reply July 30, 2017

    In July of 2016, I helped my mom sell the mobile home she owned. The title was signed over to the new owner and I thought that was all that needed to be done. I kept receiving the property tax bill as my mom’s mail was being forwarded to me. After calling the number on the bill, I was told to ignore the bill. It even says on the bill if you’ve sold the property disregard the bill. I recently received an unsecured property tax bill. After going to the HCD website, I see that there were so many forms I needed to fill out and mail in. I’m not sure if the new owners sent in the title we signed over to them. I feel like I really screwed up. Any advice would be greatly appreciated.

    • John Fedro

      Reply Reply July 31, 2017

      Hi Beth,

      Thank you for reaching out and connecting. Additionally, thank you for your detailed comment. This certainly helps me give you advice moving forward. I can definitely tell you that you are not the first person, and will not be the last person to simply sell their mobile home and trust that the buyer will transfer everything accordingly. Most of the time the seller will not be responsible for anything owed after the point they sold the home. With that said it would be best if you did have paperwork from when you sold the home in 2016. In California the mobile homes can be owned a variety of ways so I would definitely encourage you to call the state with the serial number or VIN Handy. Talk to the clerk over the phone and explain your situation in detail. I found these clerks to be very helpful and friendly over the phone. You can reach the state at (800) 952-8356. I hope this helps and starts to point you in the right direction. As always, if you ever have any follow-up questions or concerns never hesitate to reach out any time. All the best.

      Talk soon,
      John

      • Beth Sanabrais

        Reply Reply August 1, 2017

        Thank you so much for the info. I really appreciate it.

  • Rob Gikllen

    Reply Reply August 6, 2017

    Is there a seperate sales tax on used mobile homes in palm springs CA?

    • John Fedro

      Reply Reply August 16, 2017

      Hi Rob,

      Thank you for reaching out and connecting. No, not to my knowledge there is no separate taxed on use mobile homes in this area. Additionally, every doubt to a local investor in the area to confirm this there does not seem to be any extra sales tax. With that said let me know if you experienced something else or have any additional follow-up questions or concerns. I hope this helps answer your question. All the best. Keep in touch.

      Talk soon,
      John

  • Mirella Jimenez

    Reply Reply August 9, 2017

    Hello John,

    I am in a confusing situation and wanted to know if you can share some of your knowledge? My father purchase a mobile home in CA from my cousin in 1997. My cousin promised to provide my father with the title and never did. My father is sick and has given my the home. I have tried to inquire on this situation to see how I can go about getting the title to this home. Come to find out, my cousin never obtain the title from the person he purchased the home from and that person has since passed away. We have been living in that home for over 20 years. Is there anything I can do to obtain the title? What do you suggest I do?

    • John Fedro

      Reply Reply August 16, 2017

      Hi Mirella,

      Thank you for reaching out and connecting. Additionally, thank you for the detailed comment as the certainly helps me answer your question a bit better. I’m happy to mention that you are not the only person that has gone through the situation, and you will not be the last. With that said there is definitely a procedure and plan moving forward. In fact, the state of California would prefer that the title was correctly issued so that they may charge you taxes every year. Depending on how the title was written and issued years ago will determine the procedure moving forward to go through escrow or be bonded. I definitely encourage you to reach out to the following phone number and contact the California venue fractured housing department. (800) 952-8356 When you speak to the clerks over the phone definitely mention your situation in full and ask all appropriate questions. Make sure to have the serial number or VIN Handy to provide to the clerk over the phone. Because you are not the owner you may only be able to get limited information however you can certainly ask them the best way to move forward correctly and safely. I hope this helps and starts to point you in the right direction. As always, if you ever have any follow-up questions or concerns never hesitate to reach out any time. All the best.

      Talk soon,
      John

  • sally

    Reply Reply August 26, 2017

    Hi John i have a long story, sorry. 13 yrs ago we went to purchase a mobile home, but unfortunately we couldn’t get approved without additional down payment. my mother in law offered to give us a gift of 10k telling my husband it was his “inheritance” and “not to expect anything when she passed. I declined but after discussing with her that we couldn’t pay her back she agreed saying it was “a gift” sadly we didn’t get that in writing, nor any agreement in writing. on the day we moved into the mobile home she informed me that she “changed her mind and wanted the money paid back” Needless to say I was floored, I went and talked to my husband, we decided to let her keep the income tax returns as form of repayment. and for the last 13 yrs she has done so. The agreement when we purchased the home was that she was “gifting” us the money which would be a down payment along with our 5k and she would co-sign with my husband. again after we were in the home I found out that the home was solely put in to my mother in laws name.. we have made all mortg. payments, taxes and property insurance payments. 5 or 6 yrs ago she decided that she no longer wanted to be “involved with the mobile” she told us if we wanted to try and put the home in our name alone it was going to cost $1,000 to run our credit and if we couldn’t get approved then we would lose the $1,000 and any fees to put the mobile in our name we would have to pay. or she was going to sell the home. I had just lost my job and was having health issues. we didn’t have $1,000 and felt it was a lot of money to run our credit and possibly lose. when we called the mortg. company to find out if this info was correct they wouldn’t discuss the mobile with us because we “weren’t the owners, there only has only given us permission to accept monthly payments, nothing else” so she put the home up for sale asking $62k the home is a 2 bedroom 2 bathroom with converted den; we purchased it for $42k so the 63K 5 yrs ago was too much to ask for the home and it didn’t sell. she then text my husband; her son, that she doesn’t want the home its ours when its pd for or if she dies before its pd for, that she will give us the deed and we can take it to the County and file whatever is necessary to put the mobile in our name. well we made the last payment on Aug 1, 2017. she called us last week saying we need to plan a day to meet with her and her Atty to process the paper and pay whatever fees need to be paid to have the title transferred to our name. we talked to our Community Park Mang. who told us that she thought the only thing necessary to transfer the deed to your name was for the owner to sign and give us the title then we go to the DMV and do the transfer just like a vehicle…what is the process of doing this? thank you for your help in this matter

    • John Fedro

      Reply Reply August 31, 2017

      Hi Sally,

      Thank you for reaching out and connecting. Additionally, thank you for your detailed message is the certainly does help me answer your question. I’m not sure if you are located in California or not. In California you will not use a DMV so I will continue the rest of this comment assuming that you are in a state that uses the DMV to transfer mobile home titles. In most situations you are correct that you would simply take the original title that is signed by the seller and the buyer (you) and bring it to the DMV to get it transferred into your name. A bill of sale would also be helpful to bring as well. In some states this is mandatory. In some states there is a state specific bill of sale as well. Keep me posted if you have any questions with regards to this. However, because your mother-in-law has mentioned paying more money and an attorney, I would venture to say that the lien may not be 100% paid off yet. Or they will be a waiting period before the time where the lien is paid off and where you will actually get clear title. I am glad to hear that there is an attorney involved, even though it is your mother-in-law’s. It is important to understand exactly what you are signing and you want to make sure that you do not have to pay any extra money and that the title will be coming to you in your name. If it is not able to come in your name but instead comes in your mother-in-law’s names first, do not hand over any extra money until she can provide clear title that you can take and walk away with to then bring to the DMV. In my opinion you should not trust your mother-in-law anymore when it comes to this deal. Make sure everything is in writing. Additionally, make sure that you are not being forced to remove the mobile home from the land or anything else fishy like that. I hope this all helps and starts to point you in the right direction. Before signing anything feel free to get an attorney of your own to look over the paperwork. Never feel bullied or pushed into anything. Keep in touch. All the best. Lastly, congratulations about finally paying off this property.

      Talk soon,
      John

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