Are Manufactured and Modular Homes Titled?

Exterior of a tan manufactured home with a white front door and white trim.

Check out why you need a title for your new manufactured home.

When you buy a manufactured home, you will also need to obtain the title for your home. A title, or also referred to as a certificate of title, is the legal document that proves you own your manufactured home.¹

If you purchased your home from a retail home center, the home center may be required to obtain title for you, depending on the law in state where your home will be located. Make sure to check with the home center you purchased your home from before proceeding on your own to obtain a title for your home.

Manufactured homes are always titled whether a home buyer is financing the home purchase with a lender or paying for the home in some other way. If the land where your home will be located is owned by someone else, for example if the home will be located in a manufactured home community, or if you will not be permanently affixing your home to the land on which it will be located, a certificate of title must be obtained. A title is not required; however, if a homeowner is converting their home to real property.

You will need a certificate of title in order to finance the purchase of a manufactured home and to have proof of your ownership of the home. Check out what you need to know about titling your manufactured home below.

Why do I need my title?

Most lenders will require your manufactured home to be titled in order to approve the home title for a mortgage. A title allows the lender that you have selected to finance your home purchase to have lien on your home, meaning they have a legal claim to your home until the mortgage is completely paid in full.²

A lender's lien on a manufactured home title is similar to a lien by an auto lender on a car title. The lien ensures that you will pay your lender back the amount you borrowed to purchase the home. Once you have paid back your lender in full, they will release lien on your manufactured home certificate of title.

What is the difference between a certificate of title and a deed?

On your home buying journey, you may hear both the words title and deed. The difference between a title and deed is that a title transfers ownership of personal property while a I deed is the legal document that transfers ownership of land from one person to another. For example, if you sell your manufactured home without land, you would need a transfer of the certificate of title in order to transfer the title of your home to someone else.

However, if your home is permanently affixed to land as real property and you are transferring the land with the home to someone else, ae deed will covey both the land and the home to the new owner.

Are modular homes titled?

Modular homes are not titled or issued a certificate of title in any state, except for Louisiana. This is because modular homes are treated as site built homes and are not considered manufactured homes that require a certificate of title.

How to Get Your Mobile Home Title

When you purchase a manufactured home, you will need to register it with your county by going to your local county property tax office. However, different counties and states have different requirements of when and how you should register your manufactured home.³

You can get an idea of how manufactured homes are titled by checking out this general state by state list of information regarding manufactured home titles. Always be sure and talk to your local home center sales consultant for specific information regarding manufactured home titles in your state.

  1. "Titles for Mobile Homes," AAA Digest of Motor Laws, accessed September 18, 2017, http://drivinglaws.aaa.com/tag/titles-for-mobile-homes/.

  2. "What Does it Mean to Put a Lien on a House?" Home Guides | SF Gate, , accessed September 18, 2017, http://homeguides.sfgate.com/mean-put-lien-house-8014.html.

  3. "Titles for Mobile Homes," AAA Digest of Motor Laws, accessed September 18, 2017, http://drivinglaws.aaa.com/tag/titles-for-mobile-homes/.

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