Manufactured Homes in a park on leased land
Verify the PennDOT Titled Owner
The first thing you will need to do is verify who PennDOT has noted as the titled owner(s) of the manufactured home. You can do this by viewing the PennDOT issued vehicle title under the registered owner section. If you do not know who the owner is we will utilize a PennDOT MV-753 form to request information on who the titled owner is. You will also utilize the vehicle title to identify if there is a lien under the section "first lien favor of" listed on the front page of the title.
Make Application with the Leasing Park
Each manufactured home in a park setting will be subject to ground lease, or lot rent, and will likely have an application process for leasing in the park. It is suggested that the buyer make application ASAP to ensure that they are able to lease in said park. Each park has it's own set of rules and regulations that typically reference the act of November 24, 1976 (P.L. 1176, No. 261), known as the Manufactured Home Community Rights Act. The park will give you notice of the fees associated with being a lessee at their community.
Taxes, Lot Rent, Utilities
At time of sale the fees for lot rent, real estate taxes, and utilities will need to be prorated. From time to time the lessor will include the utilities as part of the lot rent. Our office will verify these amounts on behalf of the client and provide prorations on their closing documents.
County Change of Ownership Notification
FCSS will fill out the necessary, county required documents to notify the county that the ownership has changed. These documents typically require notarization.
Certified Closing Funds
Buyers can bring one closing check in the form of certified funds and our office will disburse the rest of the funds at time of closing to each respective invoice/charge.
Title Transfer
FCSS works in conjunction with PennDOT notaries to file the transfer of the title at the time of closing to the new owner. We also handle the troubleshooting of titled owner issues, lien issues, and deceased owner sale protocol.
Manufactured Homes ON Private Owned land on Permanent founda
Verify the PennDOT Titled Owner
The first thing you will need to do is verify who PennDOT has noted as the titled owner(s) of the manufactured home. You can do this by viewing the PennDOT issued vehicle title under the registered owner section. If you do not know who the owner is we will utilize a PennDOT MV-753 form to request information on who the titled owner is. You will also utilize the vehicle title to identify if there is a lien under the section "first lien favor of" listed on the front page of the title.
Verify Permanent Foundation
Per HUD: Permanent foundations must be constructed of durable materials, i.e. concrete, mortared masonry, or treated wood and be site built. It shall have attachment points to anchor and stabilize the manufactured home to transfer all loads, herein defined, to the under-lying soil or rock.
Piers or Pylons- Cylindrical shaped formed concrete that extends below the frost line that the manufactured home frame rests on. There will also be concrete that extends below the frost line and attaches to metal straps anchoring to frame of the MH.
Crawl Space w/Concrete Pad or Dirt Floor- Crawlspaces per HUD guidelines must have at least 18" from floor to joists and must be accessible for inspection. Crawl spaces should also exhibit proper ventilation.
Full Basement-Full concrete block or poured concrete foundation.
Additions or Modification
In most cases lenders selling their loans on the secondary mortgage market will require a structural engineer certification if the manufactured home has an addition, modification, deck, or porch that is attached to the manufactured home itself to verify that the structural integrity of the manufactured home was not in any way compromised. It is suggested to have this done prior to placing the home on the market to avoid delays.
Taxes & Utilities
At time of sale real estate taxes, and utilities will need to be prorated. Our office will verify these amounts on behalf of the client and provide prorations on their closing documents.
Retiring the Manufactured Home Title with PennDOT
FCSS will fill out the necessary, PennDOT required documents to notify PennDOT of the owner's intent to "cancel or retire" the vehicle title associated with the manufactured home.
The lender (if applicable) may also require the owner to execute an Affidavit of Affixation at time of closing to be recorded in the corresponding Courthouse to further verify that the MH is on a permanent foundation and taxed as real estate and is no longer chattel.
HUD Data Plate & HUD Label
The HUD data plate is a, 8x10 sheet of paper affixed to the interior (typically in a closed or cabinet) of the home noting the VIN, Manufacturers Info, and Wind/Load Capabilities. THE HUD Labels are two metal plates (in the case of a doublewide or one for a singlewide) riveted to the exterior of the home. These are often times removed and these issues should be addressed ASAP before accepting an offer to ensure a smoother closing process. Our office can assist with tracking this information down in most cases.
Manufactured Vs. Modular
Does the home have a Steel frame underneath the floor joists that the foundation rests on? If so, you have a manufactured home. If the floor joists (made of wood) rest directly on the foundation and there is no presence of a steel subframe, you likely have a modular home that is built off-site and assembled on site. These are treated similar to stick-built homes and would not have a title with PennDOT.
