Purpose of this page
This page discusses transferring a mobile home’s ownership from a seller to a buyer in the great state of Pennsylvania. This is not intended in situations where the land the mobile home sits on is included in the sale. If the land is included in the sale please reach out to a local real estate attorney to help facilitate your closing. However if you are dealing with an individual mobile home located in a pre-existing mobile home park, on somebody’s rented land, in a lot, or somewhere else than please see the information below.
In the state of Pennsylvania the process to transfer a mobile home title from one owner to the next is fairly simple and straightforward. Please see the steps and tips below when considering purchasing or reselling a mobile home in the state of Pennsylvania.
Disclaimer: This page is not intended for mobile home investors. The reason this is mentioned is because you may require extra documents and agreements if you are a mobile home investor. These extra documents would include an after closing agreement if the seller was remaining in the home for a bit after closing, personal property trust agreements, a promissory note or lien paperwork, power of attorney, and more. Below is the minimum paperwork required to successfully transfer ownership from one party to another.
Prior to your Pennsylvania mobile home closing
Check for back taxes: You must first know the mobile home’s VIN or serial number.
If you are a mobile home buyer contact the local county tax office in the county where the home is located. Once you are at the county tax office you will need to obtain a valid clear tax certification. This clear tax certification form will be provided by the county. If there are back taxes owed this should come from the seller or the seller’s profit. Important: Call the local county office to confirm if this can be done by only the buyer, only the seller, or if both parties have to be present to obtain this tax certification.
If you are a mobile home seller contact the local county tax office in the county where the home is located. Once you are at the county tax office you will need to obtain a valid clear tax certification. This clear tax certification form will be provided by the county. Important: Call the local county office to confirm if this can be done by only the buyer, only the seller, or if both parties have to be present to obtain this tax certification.
The second tax to check = School Tax: Contact your local school district to verify if back school taxes are owed. Ask your local county tax office what the number for the school tax phone number in your area is.
Check for hidden liens: Contact the DOT or local mobile home experienced notary in the county the home is located. Call with the mobile home’s serial number or VIN to verify there are no unexpected liens you don’t know about. These liens may or may not be listed on the mobile home’s title(s) in the “Lien’s Holder’s” section of the title(s).
If inside a mobile home park aim to speak with the community manager to 1.) become park approved, 2.) verify the seller is current on all payments, 3.) ask for a copy of the park rules, 4.) ask if lot rent is increasing in the near future, and 5.) if the park manager see any needed improvements to the mobile home if/when you purchase the home?
Pro Tip: A local notary that specializes in mobile home transfers can be a great way to go to make sure everything is filled out correctly from one party to another. Contact a local notary to asked them questions or to understand the transfer process a bit better.
At a Pennsylvania Closing
Paperwork needed if doing it yourself: Title(s), Clear tax certification from county, and Bill of sale (You may create this by hand or this generic Bill of Sale here.) State Form MV-1 (This form is provided and filled out by an authorized agent listed below. Both seller and buyer should be present.) A notary is needed. One title per section of mobile home; a double wide will have 2 titles.
Closing at a local notary, dealer, or messenger service that specializes in mobile home transfers: These authorized agents will handle the paperwork and transfer process between buyer and seller. Buyer and seller should appear together at the notary they will be using to facilitate the transaction. You may also close and transfer ownership at your local township DOT office.
Pro Tip: If purchasing the mobile home perform one last walk through before closing and handing over any money. The seller wants your money just as bad as you want the property. If there are any surprise repairs needed or trash/furniture you may have to remove then adjust the price accordingly
After closing
Doing it yourself: Bring signed title(s), Clear tax certification from county, and Bill of sale to your local DOT. Buyer(s) must be present at DOT to transfer title, however ideally buyer and seller go to DOT to transfer title to help expedite any last-minute issues that arise at the DOT. All forms should already be signed. A notary is needed. For a small extra fee, you may be able to expedite the title and walk out of the DOT with a new title in your hand (only available at Harrisburg DOT location).
If using a local notary that specializes in mobile home transfers: These notaries will handle the paperwork and transfer process between buyer and seller. Buyer and seller should appear together at the notary they will be using to facilitate the transaction.
Taxes moving forward for new owner: The future owner will receive a county tax bill in the mail yearly.
If you are the seller: It can be wise to go with the buyer to the local DOT office to make sure the ownership is transferred correctly so that taxes and liability are not in your name moving forward. Some buyers wait years to transfer title/ownership.
We hope that the information above has been helpful. If you notice any errors or improvements please contact us immediately at support@mobilehomeinvesting.net. As always, if you have any follow-up questions or concerns never hesitate to reach out or comment below any time. All the best.
Love what you do daily,
John Fedro
