Massachusetts Manufactured Home Sale: Legal Steps for Owners

Selling your manufactured home in Massachusetts requires careful attention to laws, park rules, and tenant protections. Whether you rent the lot or the home itself, knowing your legal obligations ensures a smooth, compliant sale. This guide explains every step for renters and homeowners within manufactured home communities across the state.

Understanding Your Rights in Massachusetts Mobile Home Parks

In Massachusetts, manufactured (mobile) home owners who rent lots in mobile home parks are considered tenants under Massachusetts General Laws Chapter 140, Section 32A^[1]. The law provides protections during the sale, including the right to sell your home on-site, provided you follow required steps.

Step 1: Review Your Park Rules and Get Written Approval

Most park owners set rules for selling homes within the community. Before listing your manufactured home for sale, you must notify the park owner or management and, in most cases, seek written approval for the buyer to remain as a resident.

• Contact your park management and request their written sale approval procedures and disclosure requirements.
• Remember, the park owner cannot unreasonably refuse to approve a qualified buyer who will meet park rules.

Step 2: Massachusetts Disclosure Requirements – Lead Paint Notification

If your manufactured home was built before 1978, federal and state law requires you to provide buyers with a Lead Paint Disclosure. This ensures the buyer is aware of any lead-based paint hazards, which is crucial for families with young children.

• Form Name: Property Transfer Lead Paint Notification (Form CLPPP)
• When to Use: Present this form to buyers before a sale contract is signed.
• Download the official Lead Paint Disclosure Form and information from the Massachusetts Department of Public Health.

Step 3: Written Notice of Intent to Sell and Right of First Refusal

Massachusetts law gives the park owner a right of first refusal—in most cases, you must notify the owner in writing of your intent to sell and provide a copy of any purchase offer.^[2] The park owner then has up to 45 days to match the buyer’s offer.

• Sample Written Notice: A simple letter or notice specifying your intent to sell and the terms offered by the buyer.
• See guidance and sample forms from the Massachusetts Consumer Affairs and Business Regulation.

Step 4: Completing the Sale and Buyer Approval

When the sale proceeds, you’ll need to:

• Finalize a written purchase agreement with the buyer.
• Ensure the buyer applies to the park for tenancy approval.
• Transfer title and provide the new buyer with required move-in materials (e.g., park rules, disclosures).

Buyer’s Application and Park Approval

The buyer will typically submit a residency application to the park management for approval, as required by Massachusetts mobile and manufactured home park laws.

Step 5: Title Transfer and Registry of Motor Vehicles

In Massachusetts, manufactured (mobile) homes are titled with the Registry of Motor Vehicles (RMV), similar to motor vehicles. Transferring ownership requires:

• Endorsing the home’s Certificate of Title to the buyer
• Having the buyer submit a title application, bill of sale, and applicable fees to the RMV
• See official guidance on mobile home title transfers

Key Official Forms Used in the Sale Process

• Property Transfer Lead Paint Notification (Form CLPPP): View or download for homes built before 1978. Used to protect buyers and fulfill legal obligations.
• Certificate of Title Application: Needed when transferring mobile home ownership through the RMV. Download the RMV Title Application (Form T20065).

These required forms help ensure a legal and seamless transfer of ownership. Always review up-to-date instructions from the issuing agency.

Dispute Resolution and Park Owner Responsibilities

If a dispute arises about your right to sell or the park owner's actions, you can submit a complaint or seek assistance from the State Mobile Manufactured Home Commission, the official body overseeing manufactured housing tenancy disputes in Massachusetts.

Key takeaway: Always consult the park owner’s written rules. If you encounter unreasonable barriers, you can reach out to the Commission for guidance and potential mediation.

Frequently Asked Questions (FAQ)

1. Can I sell my manufactured home on-site, or does the park owner have to buy it?
   In Massachusetts, you may sell your home to a buyer of your choice as long as they are approved as park residents. The park owner has a right of first refusal but does not have to buy your home.
2. What if the park rejects my buyer—what are my options?
   The park owner must have a legitimate reason to reject a buyer, such as failure to meet community rules. You can appeal to the State Mobile Manufactured Home Commission if you feel the rejection is unfair.
3. Do I need a lawyer to sell my manufactured home?
   No, but legal advice or help from a tenant resource center can make the process easier, especially for document preparation and resolving disputes.
4. What forms do I give a buyer when selling my mobile home before 1978?
   You must provide the Massachusetts Property Transfer Lead Paint Notification (Form CLPPP) and complete the title transfer paperwork at the RMV.
5. Who handles disputes about manufactured home sales in Massachusetts?
   The State Mobile Manufactured Home Commission handles these matters. Visit their official page for contact information.

Conclusion: Key Points for Renting and Selling a Manufactured Home

• Check park rules and provide written notice of your intent to sell.
• Use all required state forms, including lead paint notifications and title transfers.
• Seek help from official resources if your right to sell is challenged—help is available!

Selling your manufactured home in Massachusetts doesn’t need to be stressful. Understand your rights and follow the required legal steps to protect yourself and your buyer.

Need Help? Resources for Renters

• State Mobile Manufactured Home Commission — dispute resolution and tenancy resources
• Massachusetts Division of Banks — information on manufactured housing lending and title issues
• Consumer Affairs and Business Regulation: Buying & Selling Mobile Homes
• Department of Housing and Community Development — Massachusetts renter protections and housing help

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1. Massachusetts General Laws Chapter 140, Section 32A – Mobile Home Park Resident Rights
2. MGL Chapter 140, Section 32P – Sale and Right of First Refusal

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