Legal Steps to Sell Your Manufactured Home in Georgia

Selling a manufactured home in Georgia involves specific legal steps—especially if you're renting a lot in a mobile home park. Understanding Georgia's requirements will help you avoid delays and protect your rights. This guide will explain the legal process, official forms, and how state laws protect both sellers and renters of manufactured homes.

Who Regulates Mobile and Manufactured Homes in Georgia?

The Georgia Department of Banking and Finance oversees manufactured/mobile home dealers and brokers. For landlord/tenant issues, the official forum is the local Magistrate Court. Georgia residential renter rights are covered under the Georgia Landlord-Tenant Act.¹

Key Legal Steps When Selling Your Manufactured Home

• Ownership Verification: Confirm you have a clear legal title to the home (Form: Georgia Certificate of Title).
• Notice to Park Owner: If you rent the lot, you must notify the mobile home park owner/manager of your intent to sell.
• Buyer Qualification: If the home will remain in the park, the buyer usually needs to qualify as a tenant according to the park's rules.
• Bill of Sale and Transfer: Both you and the buyer must complete a Bill of Sale and transfer the title at the county tag office.
• Local Permits: Some counties may require special moving or installation permits if the home will be relocated.

Official Forms and How to Use Them

• Georgia Certificate of Title
  When/How: Needed to prove home ownership and transfer ownership to the buyer. Complete and sign the title, then both parties visit the county tag office to finalize.
  See official instructions.
  Example: You're selling your double-wide home and meet the buyer at the tag office to transfer the title legally.
• Form T-4 (Affidavit of Inheritance/Ownership)
  When/How: Used if the title is lost or if you inherited the home.
  Download Form T-4.
• Bill of Sale
  When/How: A written agreement documenting the sale terms. Bring this to the title transfer for county records.
  Download the official Bill of Sale (Form T-7).

It's important to check with your county or city for any special permit or inspection requirements, particularly if the home will be moved.

What If You Rent a Lot in a Mobile Home Park?

If you rent a lot (but not the home), your park lease may include requirements for selling your home on-site. Most parks need to approve the new buyer as a resident before the home can stay on the lot. You may need to:

• Submit a written notice of sale to the park owner or manager
• Get the buyer approved as a new tenant
• Comply with any park-specific rules on sale signage and showings

The Georgia Landlord-Tenant Act covers many of your rights during the sale process.¹

Step-by-Step: Selling a Manufactured Home in Georgia

• Gather your Georgia Certificate of Title and verify your ownership records are current.
• If your home is in a park, notify the park owner/manager in writing about your plans to sell.
• Agree on a sale with your buyer—both parties fill out a Bill of Sale (Form T-7).
• Finalize the sale and transfer the title with both buyer and seller present at the local county tag office.
• If the home is being moved, contact the county to secure moving permits or meet any inspection requirements.

This process protects your interests and helps prevent legal disputes later on.

What State Laws Protect Mobile Home Sellers and Renters?

Key protections and obligations are set out in the Georgia Landlord-Tenant Act, which addresses notices, evictions, and sale of manufactured homes.¹ The Act does not set detailed rules just for mobile homes, so many general renter rights apply—for example, your right to receive proper notice or have repairs handled by the landlord (if you rent both the home and the lot).

FAQ: Selling Your Manufactured Home in Georgia

1. Do I need the park owner’s permission to sell my manufactured home?
   Usually, the park owner cannot stop you from selling your home. However, if the buyer wishes to keep the home on the current lot, they must be approved by the park according to the lease agreement and park rules.
2. What if I lost my mobile home title?
   You can apply for a duplicate Certificate of Title at your county tag office. If the home was inherited or the paperwork is unclear, use Form T-4 to establish ownership.
3. Can a park manager require me to move my home after sale?
   If your buyer does not meet park residency requirements, the park may require the home to be moved. Review your lease for the specifics.
4. What fees should I expect when transferring the title?
   Georgia charges a title transfer fee, and there may be county-specific charges. Check with your county tag office for details.
5. What tribunal handles disputes about mobile home sales or tenancy in Georgia?
   The Magistrate Court of Georgia is responsible for most residential and mobile home tenancy disputes.

Key Takeaways When Selling a Manufactured Home

• Always transfer the title at the county tag office and use the official Bill of Sale to document the transaction.
• If renting a lot, notify the park owner and ensure the buyer qualifies as a new tenant before sale closing.
• Consult the Georgia Landlord-Tenant Act for any questions about your rights and obligations.

Need Help? Resources for Renters

• Georgia Department of Revenue – Mobile Home Titles
• Georgia Magistrate Court Locations (for tenancy disputes)
• Georgia Legal Aid (free legal information and assistance)
• Georgia Department of Banking and Finance

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1. Georgia Landlord-Tenant Act. Official Georgia Code Title 44, Chapter 7. Accessed 2024.

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