Selling or Moving Your Mobile Home

Your manufactured home is yours. In most cases, you can sell it or move it without your landlord getting in the way. But there are rules about what your landlord can and cannot do when it comes to buyers and moves. Knowing the rules can protect you.

Can my landlord stop me from selling my mobile home?

In most cases, your community landlord cannot stop you from selling your home to a buyer of your choice.

However, your landlord does have the right to approve or deny anyone who wants to live in the community. This means a landlord cannot stop you from selling your home, but they can reject your buyer's application to live in the park. If that happens, your buyer would own the home but not be allowed to live there.

If your buyer is not approved to live in the community, they can still purchase the home. However, they would not be able to live there themselves. They would need to sublease the home to someone who does qualify. This is legal, but it can complicate the sale and limit your pool of buyers.

Does it matter if my home is real estate or personal property when I sell?

Yes. How your home is classified affects how you sell it:

• If your home still has its wheels attached and has a DMV title, it transfers like a vehicle.
• If your home has been converted to real estate, the process is more involved. For this to apply, you must own the land your home sits on. The wheels must be removed, the home must be on a foundation, and the DMV title must be canceled. You also must have applied to your local Circuit Court to have the home officially converted to real estate. Once that process is complete, the home is sold through a deed, like any other piece of real estate.

Most people renting a lot in a manufactured home community do not own the land under their home. If that is your situation, your home is most likely still titled as a vehicle.

Getting this wrong can cause problems with the sale. A legal aid attorney or real estate attorney can help you figure out the right process before you list your home.

What do I need to know about moving my home? 

Moving a manufactured home is a major undertaking. You will need to hire a licensed mover, get permits, and have utilities properly disconnected. Plan ahead, because it can take time to arrange.

Be careful when you move. Try to coordinate with both the community you are leaving and the one you are moving into. Careful moves help avoid damage charges.

If you are moving your home to a new community, do your research before you hire a mover. Many localities no longer allow communities to add new homes. If you move your home to a community that cannot accept new residents, you may have nowhere to put it. Confirm with the new community that they can take your home before you commit to anything.

Where can I get free or low-cost help?

• Find your local legal aid office: virginialawhelp.org/get-legal-help
• Ask a lawyer a question online for free: virginia.freelegalanswers.org
• Get a low-cost attorney consultation for $35: vsb.org/Site/legal-help/vlrs.aspx

Things to remember

• You generally have the right to sell your home to a buyer of your choice.
• Your landlord cannot block a sale without a legal reason.
• Know whether your home is titled as a vehicle or treated as real estate before you sell.
• Moving a manufactured home requires permits and a licensed mover. Plan ahead.