Legal Steps for Selling a Manufactured Home in Montana

Selling a manufactured home in Montana comes with specific legal steps to protect both the seller and buyer. Whether you own a mobile home or are living in a manufactured housing community, it's important to follow Montana's legal requirements for a smooth, valid sale. This guide walks renters and owners through what is required, the forms you’ll use, and where to find help if you need it.

Understanding Your Ownership and Location

First, check whether you own just the home or both the home and the land. In Montana, manufactured homes can be sold with or without land, which changes the process:

• Home Only: If you rent space in a mobile home park, you'll transfer ownership of the home only.
• Home + Land: If you also own the land, home sale may be like a regular real estate sale.

If you are renting the land, make sure to check your lease about selling, relocating, or subletting the manufactured home.

Required Legal Steps to Sell a Manufactured Home

To ensure a legal sale, follow these key steps based on current Montana law:

1. Confirm Home Title Status

• Montana requires a Certificate of Title for all manufactured homes (when not permanently affixed to land).
• If you have a mortgage or lien on the home, contact the lender to understand requirements for payoff or title transfer.

2. Complete the Title Transfer

• Use the Montana Application for Title (Form MV1) to transfer the manufactured home title to the new owner.
• Name/Number: Application for Certificate of Title for a Vehicle (MV1)
• When Used: Required for title transfer when selling/manufactured home is changing ownership.
• Renter Example: If you sell your mobile home (without land), you and the buyer complete this form and submit it to the local County Treasurer's Office.
• The buyer and seller sign the reverse side of the title, fill out the bill of sale, and provide the completed MV1 form.
• Bring all documents to your county treasurer’s office for processing.

3. Submit a Bill of Sale

• Montana recommends using the official Bill of Sale (Form MV24) when transferring ownership.
• Name/Number: Bill of Sale (MV24)
• When Used: Proof of transaction between seller and buyer of a manufactured home.
• Renter Example: Complete and sign this document to provide proof you lawfully sold ownership to the buyer.

4. Check Local Park and Zoning Rules

• If your home is in a manufactured home park, notify the park manager in writing of your intent to sell. Some parks have approval or move-out requirements.
• Montana's Mobile Home Parks Act may apply if you are a tenant renting the lot.
• Always review your current lease for any sale requirements.

5. Pay Taxes and Fees

• Any past-due mobile home taxes must be paid before the title is transferred. The buyer cannot get a new title if taxes are owed.
• Check with your county treasurer for the most current mobile home tax status.

Where to File Forms and Get Help

• All manufactured home title transfers occur at your local county treasurer’s office.
• If disagreements arise between you and the park owner regarding your rights to sell or move the home, disputes are addressed by the Montana Board of Housing or may be resolved in state District Court if necessary.

Relevant Montana Manufactured Housing Laws

• Montana Mobile Home Parks Act (Montana Code Annotated § 70-33)
• Motor Vehicle Title and Registration Laws (Montana Code Annotated § 61-3)

FAQ: Selling Your Manufactured Home in Montana

1. Do I need my park manager’s permission to sell my home?
   In most cases, you don’t need permission to sell the home itself, but you may need to notify the park in writing and follow any lease terms related to move-out, sale, or subletting.
2. What forms are required to sell a mobile home without land?
   You must complete and submit the Application for Title (MV1), Bill of Sale (MV24), and sign the back of the certificate of title.
3. Does the buyer need to be present at the county office?
   The buyer does not have to be present, but they will need all official, signed documents to obtain the new title at the local county treasurer’s office.
4. Who handles legal disputes about manufactured home sales or park issues in Montana?
   The Montana Board of Housing oversees many issues, and additional help may be provided through civil courts.
5. Do I have to pay any state taxes before selling my manufactured home?
   All outstanding property taxes (on the home) must be paid before the sale is recorded and the title can be transferred in Montana.

Conclusion: Key Takeaways

• Always use official state forms and check for title and property tax issues when selling your manufactured home.
• Be sure to communicate with your manufactured home park manager if you are renting the lot.
• Montana law protects both the seller and the buyer—following the steps above helps ensure a smooth, legal transfer.

Need Help? Resources for Renters

• Montana Department of Justice Motor Vehicle Division – Official Site and Forms
• Montana Board of Housing – Official Home Page
• Local County Treasurer’s Offices – Find Your County Office
• Current text of the Montana Mobile Home Parks Act
• For tenancy matters: Montana Department of Labor & Industry – Tenant Rights & Complaints

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1. Montana Mobile Home Parks Act (Montana Code Annotated § 70-33)
2. Montana Code Annotated § 61-3 – Motor Vehicle Title and Registration Laws
3. Montana Department of Justice – Driver and Vehicle Forms
4. Montana Board of Housing

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