Legal Steps to Sell Your Manufactured Home in Maryland

Selling a manufactured home in Maryland involves more than just finding a buyer. As a renter, you have specific rights and legal steps to follow to make sure the sale goes smoothly in accordance with Maryland law. This guide covers the necessary notices, forms, and protections you need to know to confidently sell your manufactured home, especially if it's located on leased land within a mobile home park.

Understanding Maryland’s Manufactured Housing Law

The Maryland Mobile Home Parks - Residents and Parks Act regulates the relationship between mobile home owners and park owners. It sets clear requirements for selling your home when it's located in a mobile home park, including tenant notification, consent, and transfer rights (statutory reference at bottom).

Key Legal Steps for Selling Your Manufactured Home

Following these steps can help avoid potential legal troubles and make the process safer for both buyers and sellers.

1. Notify the Mobile Home Park Owner or Manager

• You are required to notify the park owner in writing of your intention to sell your manufactured home.
• This should be done before you advertise or enter a sales agreement.
• Send the notice according to the process outlined in your rental agreement or park rules.

2. Obtain Landlord Approval (If Required)

• Maryland law allows park owners to approve or reject buyers who wish to rent the lot space after you sell your home.
• The park owner cannot unreasonably withhold approval. If the buyer meets reasonable standards (credit, background), consent should be granted.
• Approval or denial must be provided by the park owner within 15 days after receiving the buyer's application.

3. Complete the Bill of Sale

• For all manufactured home sales, both parties must fill out a Bill of Sale. This is a legal document showing transfer of ownership.
• The MVA Form VR-181 (“Bill of Sale”) is the official Maryland document. Download the VR-181 Bill of Sale (PDF).
• Example: If you sell your home to another Maryland resident, both sign Form VR-181 and retain copies for your records and MVA submission.

4. Transfer the Title with the Maryland Motor Vehicle Administration (MVA)

• Maryland treats manufactured homes as titled property.
• Both seller and buyer must sign the title and submit the Form VR-005 (“Application for Certificate of Title”) along with the completed Bill of Sale to the Maryland MVA.
• Download Form VR-005 (PDF) and complete this when transferring the home’s legal ownership.
• The buyer is responsible for the title transfer fees and any state taxes.

5. Settle Lot Rent and Remove or Transfer Lease

• If your home is installed on rented land, you must settle any outstanding lot rent.
• You can work with your buyer to transfer your lot lease (park owner consent required) or, if the home is being moved, arrange for its removal within park rules.

Official Forms You’ll Need

• Maryland MVA Form VR-181 (Bill of Sale) – Used for documenting the home’s sale between private parties. See the official Bill of Sale form here.
• Maryland MVA Form VR-005 (Application for Certificate of Title) – Used for transferring the manufactured home’s legal title. See the Application for Title here.
• Notice to Park Owner – While there’s no state-mandated form, you should provide written notice mentioning the intended sale, the buyer’s details (if known), and anticipated sale date.

Be sure to keep copies of all submitted forms and written communications for your records.

Who Oversees Manufactured Home Sales in Maryland?

Issues between manufactured home residents and park owners are handled by the Maryland Department of Consumer Protection, and disputes may also be brought to your local District Court. See Maryland District Courts for filing and dispute resolution.

FAQ: Selling a Manufactured Home in Maryland

1. Do I need my landlord's permission to sell my manufactured home?
   Yes, while you can sell your manufactured home, if it will stay in the mobile home park, the buyer typically needs the park owner’s approval as a new lot renter. The park owner cannot unreasonably deny this approval.
2. Can my landlord charge me a fee for selling my home?
   No, Maryland law prohibits park owners from charging tenants a "transfer fee" or commission just for selling your manufactured home. However, you are responsible for ongoing lot rent until the sale is finalized.
3. What happens if my buyer is denied by the park owner?
   If your buyer is denied for reasons not allowed under Maryland law (such as arbitrary personal reasons), you can challenge this decision in District Court or with the Department of Consumer Protection.
4. Are there specific state forms required for selling my manufactured home?
   Yes. You need to complete the VR-181 Bill of Sale and the VR-005 Application for Title with the Maryland MVA.
5. Can I be evicted just because I put my home up for sale?
   No, simply listing your home for sale is not a legal ground for eviction under Maryland's Mobile Home Parks Act. You are protected from retaliatory eviction.

Conclusion: What Maryland Renters Should Remember

• Notify your park owner in writing before you sell and use the correct state forms to transfer ownership.
• Your buyer must be approved as a new renter if the home is staying in the park, but park owners cannot unreasonably deny suitable buyers.
• Maryland’s laws protect you against unfair fees and retaliation when selling your manufactured home.

If you have questions, don't hesitate to reach out to Maryland's official resources or local tenant support groups for guidance.

Need Help? Resources for Renters

• Maryland Attorney General — Mobile Home Tenant Consumer Information
• Maryland Department of Consumer Protection
• Maryland District Courts (for filing disputes over manufactured home sales or tenancy)
• Maryland Motor Vehicle Administration (MVA) (forms and title transfer)

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1. See: Maryland Mobile Home Parks - Residents and Parks Act (Md. Code Ann., Real Prop. § 8A-101 et seq.)
2. Maryland MVA Forms and Title Requirements: MVA - Manufactured & Mobile Home Registration
3. District Court Actions: Maryland District Courts Information

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