Legal Steps for Selling a Manufactured Home in New Jersey

If you're considering selling your manufactured or mobile home in New Jersey, it's important to understand your legal responsibilities and the required steps. While selling this type of home is different from selling traditional real estate, there are specific regulations, forms, and protections that ensure your rights and obligations are clear—especially if your home is in a mobile home park where you lease the land.

Understanding Your Rights and the Law

Selling a manufactured home in New Jersey involves both state property laws and special rules for homes located in mobile home parks. The state protects both sellers and buyers under the New Jersey Mobile Home Park Rights Act (N.J.A.C. 5:29). This act outlines what steps a seller must follow, as well as the rights of tenants and mobile home park owners.^[1]

Key Steps to Selling Your Manufactured Home

To help renters and homeowners understand the process, here are the main steps you should follow when selling your manufactured home in New Jersey:

• Check Your Lease Agreement: Review your current lease with the park owner or landlord. There may be rules about selling, transferring, or moving your home.
• Notify the Park Owner: You are generally required to give written notice to the park management or owner of your intent to sell and who the prospective buyer is. This ensures the park owner can review the buyer as a future resident.
• Required Buyer Approval: The park owner cannot unreasonably refuse to allow a qualified buyer to become a tenant. However, buyers may need to apply and be approved under park rules.
• Transfer of Title: Manufactured homes are typically considered personal property. To transfer ownership, you’ll use the New Jersey Manufactured Home Title Transfer Form (OS/SS-54) provided by the New Jersey Motor Vehicle Commission (MVC). See below for more details.
• Disclose Condition: While a formal disclosure form is not always required, being transparent about the home's condition can protect you from later disputes.

Important Official Forms

• Manufactured Home Title Transfer Form (OS/SS-54) – This is used for legally transferring ownership of your manufactured home. For example, if you find a buyer for your home in a mobile home park, you and the buyer must complete this form and submit it to the New Jersey Motor Vehicle Commission along with proof of ownership and any required fees. Download the OS/SS-54 form here.
• Application for Residency (Park-Specific) – Most mobile home parks require a buyer to fill out a tenancy application and be approved by park management before moving in. This is not a state form, but you should request the application from your park's management office.

New Jersey Tribunal and Housing Protection

If a dispute arises—such as the park owner unreasonably refusing to approve a qualified buyer—you can request a review or file a complaint with the New Jersey Department of Community Affairs, Bureau of Housing Inspection, which oversees manufactured housing and tenant complaints.^[2]

Relevant Legislation You Should Know

• New Jersey Administrative Code Title 5, Chapter 29: Mobile Home Parks
• New Jersey Mobile Home Park Rights Act, N.J.S.A. 46:8C

These laws ensure tenants and sellers in mobile home parks are protected and understand their rights when selling or moving.

Action Steps for Sellers

To summarize, selling your manufactured home in New Jersey typically involves:

1. Checking your park or lease rules for selling policies
2. Notifying the park owner of your intent to sell and the buyer’s information
3. Completing a title transfer with the MVC using Form OS/SS-54
4. Ensuring the buyer applies for and receives approval to rent the lot (if staying in the same park)

Common Questions about Selling Your Manufactured Home

1. What forms are required to sell a manufactured home in New Jersey?
   The main form is the Manufactured Home Title Transfer Form (OS/SS-54). Park approval and a park-specific tenancy application may also be required.
2. Can a mobile home park owner refuse my buyer?
   They may only reject a buyer for reasonable, written criteria—such as poor credit or criminal history—not solely to prevent the sale.^[1]
3. Do I need a realtor or lawyer to sell my manufactured home?
   No, but you may choose to use one for assistance. Legal advice can help with any disputes or complex situations.
4. What if the park owner delays or denies my sale unfairly?
   You can contact the NJ Bureau of Housing Inspection for help or to file a complaint.
5. Is there a waiting period to complete the sale?
   As long as all documents are in order and the park approves the buyer quickly, there’s no set waiting period under state law.

Key Takeaways for Sellers

• Always follow park and lease rules about notice and buyer approval.
• Use state forms to properly transfer your home’s title.
• Contact the NJ Bureau of Housing Inspection for any dispute with park management.

Completing each step carefully helps you avoid delays, ensure your rights, and protect both you and the buyer in the sale process.

Need Help? Resources for Renters

• NJ Bureau of Housing Inspection – Manufactured Housing Section: Handles complaints and questions about mobile home parks and rent disputes.
• NJ Department of Community Affairs Landlord-Tenant Information: Comprehensive resources on tenant rights and manufactured housing laws.
• NJ Motor Vehicle Commission: Mobile and Manufactured Homes: For title transfers and ownership documents.

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1. [1] New Jersey Administrative Code Title 5, Chapter 29: Mobile Home Parks
2. [2] New Jersey Department of Community Affairs, Bureau of Housing Inspection

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