If you’re buying a mobile home, one of the most important questions you’ll face is surprisingly simple: Do mobile homes have titles?
In most U.S. states, the answer is yes. A mobile home title is the legal document that proves ownership of the home itself. Without it, selling, financing, moving, or even legally owning the home can become difficult—or impossible.
In this guide, we explain what a mobile home title is, how it differs from a deed, when a title is required, and what to do if it’s missing. By the end, you’ll know exactly how to protect your ownership and avoid costly mistakes.
What Is a Mobile Home Title?
A mobile home title is a legal document that proves you own the mobile or manufactured home. It functions much like a car title: if your name appears on it, you are the recognized legal owner.
This document is not just for recordkeeping. It is commonly required when you:
Sell the mobile home
Apply for financing or insurance
Transfer ownership
Move the home to another location
Without a valid title, proving ownership becomes difficult, which can lead to serious legal and financial issues.
Title vs Deed: What’s the Difference?
Many first-time buyers confuse a title with a deed, but they serve different purposes.
Title: Proves ownership of the mobile or manufactured home when it is classified as personal property. Issued by a state agency such as the DMV or housing department.
Deed: Proves ownership of land and real estate. Filed with a county recorder’s office.
In short:
Title = the home
Deed = the land
If a mobile home is permanently installed on land you own and legally converted to real property, the title may be retired, and ownership is then recorded through a deed.
Do All Mobile Homes Come with a Title?
In most cases, yes—but not always.
Common situations:
New or used mobile homes: Typically require a title
Homes converted to real property: Title may be retired
Very old homes: Some may never have been titled
Certain states (e.g., NH, RI): Homes may be recorded via deed instead
Because rules vary by state, it’s essential to confirm how your local authority handles mobile home ownership documentation.
Do Modular and Manufactured Homes Have Titles?
Yes—at first.
Mobile, modular, and manufactured homes are usually titled as personal property when first built and sold. Once they are permanently affixed to land and meet local requirements, the title can be retired and replaced with a deed.
This means:
Title first
Deed later (if converted to real estate)
What If I Lose the Title—or Never Received One?
This is more common than most buyers expect.
If you lost your title:
Most states allow you to apply for a duplicate title through the DMV or housing agency. You’ll typically need:
Proof of identity
Home serial number (VIN)
A small processing fee
If you never received a title:
Verify whether the home was ever titled
Ask the seller to request a duplicate
Contact your local DMV or tax assessor
Buying or selling without resolving title issues is risky and strongly discouraged.
Can You Buy, Sell, or Move a Mobile Home Without a Title?
In most states, no.
Buying: Never pay without a valid title in the seller’s name
Selling: Title must be signed and transferred legally
Moving: Most states require a title to issue a transport permit
Without a title, transactions can be challenged, delayed, or blocked entirely.
Can a Mobile Home Title Be Transferred?
Yes—and it must be done correctly.
Typical transfer process:
Seller signs the title
Any liens are released
Buyer submits documents to state agency
New title is issued in buyer’s name
For multi-section homes (like double-wides), each section may have its own title, and all must be transferred together.
Can You Retire a Mobile Home Title and Convert It to Real Estate?
Yes, in many states.
This process—often called title retirement or affixation—requires:
Permanent foundation
Ownership of the land
Local inspections and approvals
Submission of required documents
Once approved, the title is canceled and the home becomes part of the land deed. This can unlock traditional mortgages, simplify resale, and increase long-term value.
Double-Wide and Multi-Section Homes: A Critical Detail
A double-wide mobile home often has two separate titles—one for each section.
Missing even one title means:
Incomplete ownership
Problems during resale
Issues when converting to real estate
Always verify serial numbers and confirm that all titles are included.
Common Mobile Home Title Problems
1. Ownership and Lien Issues
Unreleased lender liens
Seller not listed as owner
Missing section titles
2. Transfer or Conversion Errors
Title never transferred after sale
Home affixed but title not retired
3. Legal and Inheritance Disputes
Deceased owner still on title
Divorce or estate conflicts
Most issues are preventable with early verification and proper filing.
Will I Get a Title If I Buy from BST?
Titles are issued by state agencies, not manufacturers.
As an international manufacturer, BST does not issue titles, but we provide all required documentation, including:
Certificate of Origin
Serial numbers
Technical specifications
Shipping and invoice records
These documents allow you—or your local partner—to apply for a title smoothly once the home is delivered and installed.
Our homes are designed to meet U.S. standards and support compliant registration in your state.
When Do You Need a Mobile Home Title? (Quick Overview)
| Scenario | Title Required? | Notes |
|---|---|---|
| Buying a new mobile home | ✅ Yes | Issued after state registration |
| Buying a used mobile home | ✅ Yes | Title must be transferred |
| Home on rented land | ✅ Yes | Personal property |
| Home on owned land (not affixed) | ✅ Yes | Title still applies |
| Home converted to real estate | ❌ No | Title retired |
| Older home with no title | ⚠️ Maybe | Depends on state law |
| States that don’t issue titles | ❌ No | Deed or land records used |
Conclusion: A Small Document with Big Legal Power
A mobile home title may look like just paperwork—but legally, it means everything.
It proves ownership.
It enables financing and resale.
It protects you from disputes.
Understanding how titles work puts you ahead of most buyers—and protects your investment for the long term.
At BST, we don’t just build homes. We support informed ownership. If you’re planning to buy, place, or convert a mobile or manufactured home, we help ensure you’re prepared—not just structurally, but legally.
Because when your home is backed by a clear title, it’s not just housing—it’s truly yours.
Summary
This guide explains what a mobile home title is, when it’s required, how it differs from a deed, and how to transfer, replace, or retire it. It covers mobile, modular, and manufactured homes, common ownership issues, and multi-section title rules—helping buyers protect their legal ownership and avoid costly mistakes.
