Purpose of this page
This page discusses transferring a mobile home’s ownership from a seller to a buyer in the great state of Montana. 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 Montana the process to transfer a mobile home title from one owner to the next is sometime fairly simple and straightforward. Please see the steps and tips below when considering purchasing or reselling a mobile home in the state of Montana.
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 Montana 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: Contact the county treasurer’s office in the county the home is located. Here is a list of County Treasurer Office Locations & Information. Call with the mobile home’s serial number or VIN to verify taxes are current. Taxes must be current prior to title transfer. If purchasing the home and the taxes are past due then you may want to deduct this amount from the purchase-price you will give to the seller. This way you can pay the back taxes at the time you transfer title in the near future.
Check for hidden liens: Contact the MVD office 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.
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?
No title or missing title or title in a different name? Contact the MVD to ask for further instructions moving forward. Ask about your state’s bonded title procedure and who qualifies. Have the mobile home’s VIN or serial numbers available (if available) when you make this phone call..
At Closing
Paperwork needed: Title (Almost always needed. However it may not be required due to age – call local assessor’s office as described above for more information with regards to this specific home), Bill of sale (You may create this by hand, use this generic Bill of Sale, or use the state approved Bill of Sale here.) No notary is needed, however space for one is available on the state approved 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 Montana title ownership
Bring forms (Title and Bill of sale) to your local MVD in the county to pay transfer tax and transfer ownership. Only buyer(s) must be present at MVD to transfer title, however ideally buyer and seller go to MVD to transfer title to help expedite any last-minute issues that arise at the MVD. All forms should already be signed. No notary is needed. A new Title is usually printed and given to you at the office.
If you are the seller: It can be wise to go with the seller 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 for some 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 lienholder will then transfer the title to you once they are paid in full.
Taxes moving forward: The new owner on record will receive a yearly tax bill moving forward.
If you are the buyer: Aim to transfer ownership through the MVD soon after you purchase the mobile home to avoid a penalty when you eventually do transfer ownership/title.
Bonus: Bonded titles
If you purchase a vehicle from someone and no record of the title can be found, you may apply for a bonded title.
- Go to your county treasurer’s office to discuss the bonded title process. Take any and all proof of ownership and a completed Vehicle Identification Number Inspection Certificate with you.
- Complete the Application for Boned Title, making sure you include the circumstances through which you acquired ownership. Disclose any security interests (liens) you are aware of and the value of the vehicle:
- If the value is over $500, you must secure a bond equal to the value determined by the surety company.
- If the vehicle is worth $500 or less, you simply certify to its value. You must either:
- reference the average trade-in or wholesale value determined by the national appraisal guide as of January 1 for the year in which you are applying, or
- if an appraisal guide is not available, certify that, to your knowledge, its value is $500 or less.
- The Vehicle Services Bureau issues a title with the words “BONDED TITLE” and the expiration date of the bond printed on its face.
- If no claim is made on the vehicle within three years, the MVD will issue a clear title.
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
