Legal Steps to Sell Your Manufactured Home in Indiana

If you’re a renter looking to sell your manufactured or mobile home in Indiana, it’s important to know the legal steps involved. Indiana law has clear requirements for the sale and transfer of manufactured homes, whether they’re located in a mobile home park or on private land. This guide explains those steps, highlights your rights, and connects you with official forms and government resources to help you complete the process with confidence.

Understanding Your Rights When Selling a Manufactured Home in Indiana

Manufactured homes are legally considered personal property in Indiana, not real estate, unless they’ve been permanently attached to the land. For renters, your home ownership is separate from your land lease with the park or landlord. This means you have the right to sell your home, but you must comply with both state law and mobile home park rules.

Key Legal Requirements

• You must have a valid Certificate of Title for your manufactured home.
• Notify your landlord or park management if required by your lease or park rules.
• Complete all state-required paperwork with the buyer.
• Pay any outstanding property taxes or fees (usually a requirement for transferring title).
• Ensure the buyer has park approval if they wish to keep the home on its current site.

Following Indiana law will help you avoid delays or disputes during and after the sale.

Required Forms and Official Resources

Indiana Certificate of Title for a Manufactured Home

• Form Name: Application for Certificate of Title for a Vehicle (State Form 205)
  • Access official title transfer details and download the form
• When and How It’s Used: You must complete this form to officially transfer ownership of your manufactured home with the Indiana Bureau of Motor Vehicles (BMV).
  • Example: If you find a buyer, both you and the buyer fill out the Application for Certificate of Title, then submit it to the BMV to complete the sale.

Sales Disclosure Form (if converting personal property to real estate)

• Form Name: Indiana Sales Disclosure Form (State Form 46021)
  • Get the Sales Disclosure Form and details on official state site
• When and How It’s Used: Used only if the manufactured home will be affixed to the land and considered real property. Typically not required for standard mobile home sales within a park.

The Legal Process: Step-by-Step

Understanding what to expect will help you plan ahead. While every situation is unique, these are the basic steps most sellers will need to follow:

• Check your lease and park rules for any sale or transfer clauses.
• Give written notice to your landlord or park manager (if required).
• Agree on a sale price and get it in writing (a written bill of sale is strongly recommended).
• Complete the BMV’s Application for Certificate of Title with the buyer.
• Pay off back taxes or liens on the home, if any.
• Submit the title transfer paperwork to the Indiana Bureau of Motor Vehicles (official BMV title resource).
• If the home will remain in the current park, help the buyer apply for approval from park management.
• After official transfer, confirm that your name is no longer listed as the owner or tenant with the park or landlord.

For homes that are affixed to land or part of a land sale, additional real estate transfer steps and forms may apply.

Which Government Office Handles Disputes?

In Indiana, tenant and mobile home park disputes may be addressed through your local Indiana trial court system. There is not a separate state-wide residential tenancies board, but you can review the Indiana Attorney General’s Landlord-Tenant resources for guidance and help with complaints.

Indiana Laws Covering Manufactured Home Sales

• Indiana Code Chapter 32-31: Tenant Rights and Duties
• Indiana Code 9-17: Certificates of Title for Vehicles (including manufactured homes)

Both sets of laws contain important rights and obligations for manufactured home renters and sellers.

FAQ: Manufactured Home Sales for Indiana Renters

1. Can I sell my manufactured home if I still owe rent to the park?
   You generally have the right to sell your home, but you may need to settle any outstanding rent before transferring park tenancy or ownership. Always clarify with park management.
2. Does the buyer need park approval?
   Yes, most parks require buyers to apply and be approved before moving in or placing a manufactured home on their lot.
3. What happens to my lot lease after the sale?
   Your lease will either end or be transferred, depending on the terms and the buyer’s park approval. Confirm with your park or landlord.
4. Do I need an attorney to sell my manufactured home?
   Not always, but an attorney or legal aid can help if your sale is complicated or you face pushback from your landlord.
5. Who do I contact if my landlord tries to block the sale unfairly?
   Contact the Indiana Office of the Attorney General’s Landlord-Tenant division, or seek help from your county court for formal disputes.

Key Takeaways

• Indiana law protects your right to sell your manufactured home, but you must follow proper title transfer steps with the BMV.
• Always review park rules and communicate clearly with park management before starting your sale.
• Official government resources can provide forms, help, and free support if disputes arise.

Need Help? Resources for Renters

• Indiana BMV Title and Registration Portal—forms and details for manufactured home title transfers.
• Indiana Attorney General Landlord-Tenant Division—guidance and complaint forms for rental issues.
• Indiana Department of Local Government Finance—Sales Disclosure and tax questions.
• Indiana Legal Services—free or income-based legal help for renters.

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1. Indiana Code Chapter 32-31: Tenant Rights and Duties
2. Indiana Code 9-17: Certificates of Title for Vehicles
3. Indiana Bureau of Motor Vehicles (BMV) Title Resources
4. Indiana Attorney General Landlord-Tenant

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