Purpose of this page
This page discusses transferring a mobile home’s ownership from a seller to a buyer in the great state of Ohio. 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 Ohio the process to transfer a mobile home title from one owner to the next is not the simplest. Please see the steps and tips below when considering purchasing or reselling a mobile home in the state of Ohio.
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 Ohio mobile home closing
Verify seller has the title(s) 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 local county treasurer’s office in the county the home is located. Call with the mobile home’s serial number or VIN to verify taxes are current. Taxes must be current prior to title transfer.
Check for hidden liens: Contact your local Titling 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 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?
At Closing
Paperwork needed: Title (must have), Bill of sale (You may create this by hand or this generic Bill of Sale here.) Notary is needed for title.
Step 1: Seller and buyer sign and notarize title.
Step 2: Payment of property taxes. The seller and buyer should take the signed and notarized title to the local county treasurer’s office in the county the mobile home is located. Once full payment is made, the Treasurer will affix a stamp to the title indicating that all taxes have been paid. This stamp is needed to transfer ownership. Tip: Contact the local treasurer’s office to determine the exact amount of taxes prior to closing.
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 Ohio title ownership
Step 1: Pay transfer fee at local Auditor’s office. The conveyance fee will vary from county to county. The Auditor’s office will affix a second stamp to the front of the title when the home is conveyed to the new owner and fees are paid. This stamp is needed to transfer ownership.
Step 2: Transferring title on your mobile home. Take the notarized title with the Treasurer and Auditor’s stamps to any of the local title offices in the county the mobile home is located to obtain a new title.
Taxes moving forward for new owner: The new owner will receive a yearly tax bill in the mail.
Step 3: Once title comes to you in the mail you must let the local Auditor’s office know you are the new owner. When you pay the transfer fee at the Auditor’s office (as mentioned above) you not only will receive a stamp, you will receive an envelope in which to mail a copy of the newly issued title to the auditor’s office once it has been transferred into the buyer’s name. Failure to complete and return the registration form within thirty (30) days from the date of purchase will result in a small fine.
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
