Legal Steps to Sell a Manufactured Home in Mississippi

Selling a manufactured home in Mississippi involves several important legal steps, whether you own the home and rent the land or rent both. It's essential to understand your rights and responsibilities as a renter and seller under Mississippi law to ensure a smooth transaction and avoid future issues.

Understanding Your Legal Rights When Selling a Manufactured Home

Mississippi law distinguishes between selling the home only (if you rent the land in a mobile home park) and selling the combined land and home. Most renters in manufactured housing communities only own the home itself. If you’re in this situation, it’s important to notify your park operator and follow legal requirements to transfer ownership, clear any liens, and protect your security deposit.

Step 1: Review Your Lease and Mississippi Law

• Check your rental agreement for any specific rules about selling or moving your manufactured home within the community.
• Mississippi’s Residential Landlord and Tenant Act covers general tenant rights and responsibilities^[1].
• Mobile home park leases may include move-out notice periods or transfer approval steps. Always review these before putting your home up for sale.

Step 2: Inform Your Landlord or Park Operator

• Mississippi law requires you to provide written notice if you intend to move or sell your home. Standard notice is at least 30 days in most mobile home parks, unless your lease specifies otherwise.
• Provide notice in writing, keeping a copy for your records. Use a reliable method such as certified mail.

Step 3: Clear Any Outstanding Obligations

• Pay off any overdue rent, utilities, or lot fees. Unpaid balances may prevent the sale or removal of your home.
• Check for any liens on the home (including unpaid property taxes or loans). To transfer ownership, these must be resolved.

Step 4: Complete the Bill of Sale and Title Transfer

In Mississippi, manufactured homes are titled like vehicles. When you sell your home, you’ll need to:

• Prepare a Bill of Sale listing the names of buyer and seller, the VIN or serial number, the date, and the sale price.
• Sign over the home’s Mississippi Certificate of Title to the buyer.

The key form for transfer is the Application for Manufactured or Mobile Home Title (Form 78-015-16-8). This is used to apply for a new title in the buyer’s name and is available through the Mississippi Department of Revenue.^[2]

• When to use: When the buyer needs to register the ownership change after your sale.
• How: Fill out the application, attach the signed title and Bill of Sale, and submit to your county Tax Collector’s office. The buyer usually completes this, but you’ll sign as the seller.
• Download the Application for Manufactured or Mobile Home Title form

Step 5: Move-Out/Transfer Community Lease (If Renting Land)

• If you’re moving the home, coordinate the removal with your park operator and comply with notice requirements.
• If the buyer will continue renting the lot, they may need to apply with the park separately. Approval is usually required by the landlord before a new tenant (buyer) occupies the lot.

Return Security Deposit and Settle Final Payments

• Your park landlord must return your security deposit, minus legitimate deductions (such as unpaid rent or lot damage), within 45 days after you move out.
• If you disagree with any deduction or withheld amount, you can contact the Mississippi Attorney General Consumer Protection Division.

Where to Get Help: Official Tribunal and Legislation

• Mississippi does not have a specialized rental tribunal. Disputes may be heard in your local Justice Court. For landlord-tenant disputes specific to mobile homes, you can seek assistance through Justice Court in your county.
• The Mississippi Residential Landlord and Tenant Act governs all residential tenancies, including mobile home rentals.

FAQ: Selling a Manufactured Home in Mississippi

1. Do I need my landlord’s permission to sell my manufactured home if I rent the land?
   Usually, you do not need direct permission to sell your home, but you must follow your lease rules and provide written notice. The new owner must get approval to rent the lot if they plan to keep the home in place.
2. Which official forms must I use when selling my manufactured home?
   You’ll use the Bill of Sale and must sign the Certificate of Title to the buyer. The buyer will complete the Application for Manufactured or Mobile Home Title (Form 78-015-16-8) to register ownership.
3. How much advance notice do I need to give my park before selling and moving my home?
   Most Mississippi leases require at least 30 days’ written notice, but check your agreement for the exact timeframe.
4. What if my security deposit isn’t returned after selling and moving out?
   If you don’t receive your deposit within 45 days, or disagree with deductions, you can contact the local Justice Court or the Mississippi Attorney General Consumer Protection Division for assistance.
5. Can my park operator stop my sale or require the home to be removed?
   This depends on your lease and park rules. As long as the buyer qualifies for the lot rental and the home meets community guidelines, sales are generally allowed. Removal may be required if the home no longer meets community standards or if required by your lease.

Conclusion: Key Takeaways for Sellers

• Understand your lease and Mississippi’s tenant laws before listing your home for sale.
• Use official forms like the Bill of Sale and the Application for Manufactured or Mobile Home Title for proper transfer.
• Provide proper advance notice, clear all debts, and keep copies of all sale-related paperwork.

A little preparation and following the legal steps can help you sell your manufactured home in Mississippi with confidence.

Need Help? Resources for Renters

• Mississippi Justice Court Directory – For disputes or small claims relating to mobile homes
• Mississippi Residential Landlord and Tenant Act – Read the full legislation
• Mississippi Department of Revenue – Title Division – Information on manufactured home titling
• Attorney General Consumer Protection Division – Help with deposits or sales disputes

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1. Mississippi Residential Landlord and Tenant Act, Mississippi Code §89-8-1 et seq., Read here.
2. Mississippi Department of Revenue – Manufactured Home Title Transfer, Official site.

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