Legal Steps for Selling a Manufactured Home in California

Selling a manufactured home in California is a structured process that includes notifying park management, completing state-required documents, and ensuring legal compliance. If you rent a space in a mobile home park, the sale involves specific laws designed to protect buyers, sellers, and existing tenants. Understanding California's unique requirements helps you avoid costly mistakes and protect your interests throughout the transaction.

Understanding Your Rights When Selling a Manufactured Home

California law offers various protections and outlines clear procedures when selling a manufactured or mobile home, especially if it’s located in a mobile home park where you rent the land. The California Civil Code and the Health and Safety Code set out these rules.

Key Steps Before Listing Your Home for Sale

• Notify the Park Management: Under California Civil Code Section 798.70, you must inform your park's management of your intent to sell and provide them with the required notice.
• Ownership Check: Make sure you are the registered legal owner of the mobile home, with your name listed on the title.

Many manufactured home owners in California also rent the land (the lot), which means the buyer must meet the park’s requirements to keep the home at its current location.

Official Forms for Selling Your Manufactured Home

• Notice of Intent to Sell (Form: Park Management Sale Notification)
  This written notice must be provided to the park management before listing or selling your home. It allows the park to approve the buyer as a new tenant. A simple letter is often used, but always ask your park if they have a preferred form. See the official CA Department of Housing and Community Development’s mobile home information for sample templates.
• Application for Registration of New Owner (Form HCD RT 476.6G)
  This is the primary title transfer document for the buyer. After the sale, the buyer must submit this form, along with supporting documents. View or download the official form and instructions from the Department of Housing and Community Development (HCD) website.
• Statement of Facts (Form HCD RT 476.6A)
  Used when clarifying unique situations, such as missing title documents or special ownership cases. Details and the official form are available at the HCD Registration & Titling page.

These forms are essential for completing a legal sale and transferring ownership under California law.

Park Approval and Buyer Screening

The mobile home park management has the right to approve or reject the buyer, but only for good cause (for example, if the buyer does not meet minimum financial requirements or park rules). California Civil Code Section 798.74 requires management to process applications within 15 business days, using written guidelines. If the buyer is denied, the management must provide the reason in writing.

How to Complete the Sale and Transfer Title

• After management approves the buyer, sign a sales contract stating terms of the sale, contingency (such as park approval), and that the home is being sold and transferred "as is," if agreed.
• Assist the buyer with the title transfer by endorsing the current Certificate of Title.
• The buyer files the Application for Registration of New Owner (Form HCD RT 476.6G), pays applicable fees, and submits all supporting documents to the HCD.
• Both parties keep copies for their records until the transfer is officially registered.

For homes built after 1976, compliance with the federal HUD standards is required, so check the data plate for certification when listing your home.

Helpful Agencies and Official Tribunals

• California Department of Housing and Community Development (HCD): Handles mobile home registration, titling, and official complaint processes.
• California Housing and Community Development Appeals Board: Hears disputes relating to manufactured housing, such as unfair park rejection of buyers.

Legislation Protecting Mobile Home Sellers and Buyers

Key state laws and regulations include:

• California Civil Code, Mobilehome Residency Law, Sections 798–799.11
• California Health and Safety Code – Manufactured Housing Regs

Frequently Asked Questions

1. Do I need park management approval to sell my mobile home?
   Yes, when your home is in a mobile home park, the buyer must be approved as a new tenant unless they plan to move the home out of the park.
2. What forms must I complete when selling my manufactured home in California?
   You must notify the park in writing, and the buyer will need to file the Application for Registration of New Owner (HCD RT 476.6G) with the state Department of Housing and Community Development.
3. Can park management deny my buyer?
   Yes, but only for fair and written reasons, such as credit issues or not meeting park rules. The reasons must be provided in writing under state law.
4. Who handles disputes if my sale is blocked unfairly?
   The California Housing and Community Development Appeals Board is the official body for resolving these disputes.
5. Where can I get help with the required state forms?
   The California Department of Housing and Community Development provides official forms and instructions online and at their offices statewide.

Key Takeaways for Selling Your Manufactured Home

• Always provide written notice to your park manager before selling your home.
• Make sure buyers complete the official HCD Application for Registration (Form HCD RT 476.6G) and that management approval is in writing.
• Use only state-issued forms and refer to the California Civil Code for your rights and responsibilities.

These steps protect your investment and ensure a smooth transition of ownership.

Need Help? Resources for Renters

• California Department of Housing and Community Development (HCD): (800) 952-8356 — For all questions about manufactured home sales, state forms, or complaints.
• Mobilehome Park Residents Resources: Guides and forms for buyers and sellers in mobile home parks.
• California Housing and Community Development Appeals Board: If you believe your buyer was unfairly rejected, file an appeal here.
• For local support, contact your city or county housing department for further resources on tenant and mobile home rights.

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1. California Civil Code, Section 798.70 (Mobile Home Sales Notification)
2. CA Department of Housing and Community Development: Mobilehome Sales
3. HCD Manufactured Home Titling and Registration Forms
4. California Housing and Community Development Appeals Board

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