manufactured/mobile homes

Minnesota manufactured/mobile home titling has had many changes over the past several decades affecting the process. More specifically, many of those changes pertain to titling manufactured homes when the home is considered real property. Those changes have created a lot of confusion and unknowns for consumers, realtors and lenders.

You might wonder how to determine if the home should be titled or surrendered.  Here is a simple answer:

• If you are placing the home on leased property, such as a mobile home community or you are renting the location, the home is considered personal property.  The home must be TITLED.
• If you are placing the home on private property that you own and have a mortgage this home is then permanently affixed to real property. In this scenario the Certificate of Origin or title would need to be SURRENDERED to the Driver and Vehicle Services and it is canceled. Once it is surrendered the homeowner then needs to record the Manufactured Home Affidavit of Affixation with the Pope County Recorder.

Manufactured Home Assessed as Personal Property

A manufactured home that meets the following criteria is assessed and taxed as personal property:

• The owner of the unit is a lessee of the land under the terms of a lease, or the unit is located in a manufactured home park but is not the homestead of the park owner
• The unit is affixed to the land by a permanent foundation, or is affixed to the land like other real property in the taxing district
• The unit is connected to public utilities, has a well and septic system, or is serviced by water and sewer facilities comparable to other real property in the taxing district
• The manufactured/mobile home has an acive title to show ownership

Manufactured Home Assessed as Real Property

A manufactured home that meets the following criteria is assessed and taxed as real property:

• The owner of the unit holds title to the land on which it is situated
• The unit is affixed to the land by a permanent foundation, or is affixed to the land like other real property in the taxing district; and
• The unit is connected to public utilities, has a well and septic system, or is serviced by water and sewer facilities comparable to other real property in the taxing district.
• The title to the manufactured/mobile home has been surrendered and the Manufactured Home Affidavit of Affixation has been recorded at the Pope County Recorder’s office.

Improvements such as storage sheds, decks, etc. constructed on property that is leased as a site for a manufactured home are taxable. The property is taxable as personal property to the lessee of the site if it is not owned by the owner of the site. The property is taxable as real estate if it is owned by the owner of the site. 

Selling a Used Manufactured/Mobile Home

In order to transfer used manufactured homes in Minnesota from one person to another, the following things need to be completed.

• Title – This title will look just like a motor vehicle title.  The Seller must sign off as the seller and the Buyer must sign as the buyer and complete the application portion on the title.  Within 10 days the Seller must also complete the Seller’s Notice of Sale.
• Ownership Change Statement – When selling your manufactured/mobile home, you must transfer the Certificate of Title for the new owner at a Minnesota Department of Motor Vehicles office. A manufactured/mobile home Certificate of Title is transferred the same as a motor vehicle. The Certificate of Title must be accompanied by a Ownership Change Statement which is signed off by the both the Pope County Assessor and the Pope County Auditor/Treasurer, stating that all the personal property mobile home taxes have been paid on the home.
• New Title – Once the new title is received, a copy of the title needs to be provided to the Pope County Assessor’s office for our records.

Steps for affixing to real property

via Minnesota Department of Public Safety – Driver and Vehicle Services

If you are the owner of record for a manufactured home, you may choose to cancel a title or manufacturer’s certificate of origin (MCO) when the home has been affixed to real property. The home is no longer considered personal property, and you must submit a notice of title cancellation. 

1. Affix the Home: The home and land must be owned by the manufactured/mobile home titleholder.
2. Gather documents:
   • • Manufacturer’s Certificate of Origin (MCO) or original Minnesota title. (MCO is required to be submitted however submitting a Minnesota title is optional).
     • Completed Application for Notice of Title Cancellation. For help in completing this form, you can contact Minnesota Department of Public Safety (DVS) or legal counsel.
     • Lien release (if a lienholder is listed on the Minnesota title).
     • Title Surrender Statement Form which is signed off by the both the Pope County Assessor and the Pope County Auditor/Treasurer, stating that all the personal property mobile home taxes have been paid on the parcel.
3. Submit Paperwork: Submit the documents and pay the required fees to your local Department of Motor Vehicles office or mail to:
   1. • Driver and Vehicle Services (DVS), 445 Minnesota St, St. Paul, MN 55101-5187
4.  After processing: A notice of title cancellation will be sent to you after DVS processes the application. See sample letter.
5. Record the Notice: You must provide the notice of cancellation attached as an exhibit to the Manufactured Home Affidavit of Affixation, which must be signed before a notary and recorded with the Pope County Recorder with payment of the required fee.

Title Issues

Due to the fact that laws and processes have changed over the years, people may run into Minnesota Manufactured Home Titling issues.  In order to alleviate some of the issues, Minnesota Statute 168A.143 was created. This statute allows the Department of Public Safety Driver and Vehicle Services to issue titles where titles or certificates may have been lost.

Minnesota Statutes 

Minnesota Statutes, sections 168A.1411 and 168A.1412 describes the process to surrender a manufactured/mobile home title or manufacturer’s certificate of origin when the manufactured home is permanently affixed or is to be affixed to real property that is owned by the homeowner, whereby the manufactured/mobile home now becomes an improvement to the real property and is no longer titled as personal property. The title for a manufactured home that is not permanently affixed to foundation, or that is placed on land that is not owned by the homeowner cannot be surrendered.