Mobile home Evaluations and seller representation

Selling a used mobile home depends on its location and whether you choose to sell on your own or hire an agent. If your home is in a community with lot rent, you can list it yourself or get help from a specialized agent. For homes on private land, the traditional real estate route applies, though older homes may require cash transactions. Preparing your home, understanding legal classifications, and effective marketing are crucial steps. For a detailed guide on selling your used mobile home, click here to learn everything you need to know when selling your mobile home.

You have options.

Be prepared to Pay off your debt with the Community at the time of Closing. Communities will at times put a Lien on your Home so paying them off is inevitable. Another option is to offer ownership of your home to the community in lieu of the monies owed. Be cautious with this option. It is smart to have the Home evaluated prior to “Trading” it for owed Rent. The Home may be worth Triple or more than what is owed, causing Money to be left on the table that is rightfully owned by the seller.

The simple answer No. BUT…Remember as with ANY contract, you have the RIGHT to enlist an attorney to review and advise on the BEST course of action.

Yes. That is perfectly Legal. Unfortunately though, one must refer to their lease agreement and see if any Fees or violations may be implemented on behalf of the Community Management. In Many cases there are provisions relating to the removal of homes, and they can become very costly.

If your Dataplate was removed, or cannot be located, there are a few ways to determine the information it would have provided.

If your home was manufactured After 1994, your home would have had to be Titled with the NYS DMV. The title Looks Identical to your Vehicle title, and the Make/Year/Size/Serial# will all be listed there. If you own a home Manufactured after 1994, and you do not have a Title, you can simply apply for a Duplicate copy with the DMV. If you own a home manufactured after 1994 and you never received a title from the Seller, contact either the Seller for a copy, or contact the DMV for further instruction.

If your home was built PRIOR to 1995, a “Bill of Sale” Should have been provided at the time of Purchase. In MOST cases, the Year/Make/Serial #/Size are listed there.

A New Dataplate can be obtained through a Third party company working in conjunction with US Dept of HUD called “IBTS”. Here is a link to their website: https://www.ibts.org/what-we-do/verification-letter-certificate/#:~:text=Manufactured%20home%20owners%20or%20other,should%20contact%20IBTS%2C%20not%20HUD.

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On Mobile Homes built AFTER 1976, an Information pamphlet or “Dataplate” was glued, framed, taped, or affixed to the interior of home at the time of Manufacture. It is made of Paper, and typically located in a bedroom closet, Inside the door of a kitchen cabinet, or even inside the Electric Breaker box door. This Dataplate Holds all the information necessary in identifying your home . Here is an example:

Manufactured/Mobile homes are different in many ways in comparison their “Real Property Residential” counterparts.

Todays Manufactured Homes are required to be built to “HUD” Building Standards which are most focused on Health and Safety. In general, here are a few factors that determine a Manufactured/Mobile Home value:

• Age and size of the home
• Quality of the construction
• What appliances come with the home
• Are there additions (such as garage or porch) that add value?
• What are the values of similar homes in the community or market?
• Condition of the home
• Location of the home
• Interior upgrades/remodeling

Yes. A Community Manager/Owner CAN charge a Commission/Fee ONLY if they have Entered into an Agency Agreement in the form of a Listing Contract According to NYS Real Property Law Section 233.

**Please Note: It has been argued that Park Managers/Owners may have a conflict of interest when Selling your home. The conflict arises from the situation where the Community will continue to receive Lot Rent regardless of the home selling or not. One piece of the debated issue is there is a lack of “Drive” or “Urgency” to Market and subsequently Sell your home because Lot Rent is still being paid.

It is advised that a Licensed Real Estate Agent who is familiar with Mobile/Manufactured homes be enlisted. Remember, Licensed Real Estate Agents do NOT get paid until the Home sells.

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No. In fact by law, Community Managers/Owners MUST allow you to seek your own path regarding the sale of your home. This ALSO applies to “For Sale by Owner”.  According to Section 233 pg.6-7 subsection “ i “ of NYS Real property Law: