Purpose of this page
This page discusses transferring a mobile home’s ownership from a seller to a buyer in the great state of New York. 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 New York 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 New York.
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.
Interesting New York Fact: Mobile homes that are 1994 model year and older are title exempt. The DMV only started titling mobile homes since 1995, therefore only homes from 1995 and newer will have/require a title. One title per mobile home; a single-wide and double-wide will have 1 title.
1994 or older: No Title needed.
1995 or newer: Title needed.
Mobile Homes (1994 and older)
Step 1: Verify seller has a previous Bill of Sale and he/she is listed as purchaser: Ask to see the Bill of Sale during your initial walk through of the mobile home. The seller may be willing to text message a picture of the Bill of Sale to you to verify information. Verify with the park manager that this seller does have the right to sell the mobile home.
Step 2: Verify there are no hidden or unexpected liens by traveling to your local County Clerk’s office. While at the local County Clerk’s office ask how to look-up the owner’s name. Look for any “UCC” files against this name and this property address.
Step 3: Verify taxes are current by calling the local tax collector’s office. Use the mobile home’s address or VIN to locate records. You may also double-check the seller you’ve been speaking to is the person listed as tax payer on the home’s file.
Step 4: 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, 5.) if the park manager see any needed improvements to the mobile home if/when you purchase the home, and 6.) How the local municipality charges for local mobile home taxes (In many counties around New York the park will pay the year tax bills and add this amount into the monthly park lot rent)?
Step 5: Get Bill of Sale signed and notarized.
Step 6: Go to local tax collector to notify them of sale and that you are the new owner. Show notarized Bill of sale. No fee likely needed. Done.
—-End of No title needed section.—-
Mobile Homes (1995 and newer) – Prior to your New York mobile home closing
Verify seller has the title and he/she is listed as owner: Ask to see the title during your initial walk through of the mobile home. The seller may be willing to text message a picture of the title to you to verify information.
Check for back taxes: No yearly property taxes are due if you do not own the land your mobile home sits upon. For this reason no tax search is required.
Check for hidden liens: Contact the local DMV office in the county the home is located. Contact the state DMV office at 518-486-9786. 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 in the “Lien’s Holder’s” section of the title.
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, 5.) if the park manager see any needed improvements to the mobile home if/when you purchase the home, 6.) ask who is responsible for the yearly property taxes and school taxes.? (In many counties around New York the mobile home park owners will pay for all real estate related taxes. However in some municipalities the mobile home owner will receive a yearly property tax and/or school tax bill.)
Lost or Missing Title? Call the local DMV office to explain the situation and ask for instructions moving forward. Have the mobile home’s serial number or VIN before you call.
At Closing
Paperwork needed: Title (must have if 1995 or newer), Bill of sale (Must have – You may create this by hand, use this generic Bill of Sale here, or use the New York approved Bill of Sale.) No notary is required, however in New York a notary is a highly suggest on the Bill of Sale. One title per mobile home; a single-wide and double-wide will have 1 title.
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 – Transferring New York title ownership
Buyer only needs to sign this form: Mobile Home Title Application
Bring forms (Title, Bill of sale, and the Mobile Home Title Application) to your local DMV to transfer ownership and pay any transfer fees. Only buyer(s) must be present at DMV to transfer title, however ideally buyer and seller go to DMV to transfer title to help expedite any last-minute issues that arise at the DMV. All forms should already be signed. No notary is needed, however in New York a notary is a very wise idea on the Bill of Sale.
Sales tax due at the time of title transfer will vary by which county the mobile home resides.
Title should arrive in the mail within 4-8 weeks.
If for any reason a lien needs to be placed on the title, this will be done at the DMV while talking with the clerk that is helping you. The clerk will want to know the name of the lienholder and their address. The new title will be sent to the lienholder’s address. The lienholders will then transfer the title to you once they are paid in full.
If you are the seller: It can be wise to go with the buyer to the DMV to make sure the ownership is transferred correctly so that taxes and liability is not in your name moving forward. Some buyers wait years to transfer title/ownership.
If you are the buyer: Aim to transfer ownership through the DMV soon after you purchase the mobile home to avoid a penalty or complications when you eventually do transfer ownership/title.
Taxes moving forward: In many counties around New York the mobile home park owners will pay for all real estate related taxes. However in some municipalities you will receive a yearly property tax and/or school tax bill. Please consult with your park manager or local tax collector for answers about your particular situation.
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
