Ohio Manufactured Home Sale: Legal Steps for Renters

If you rent a lot in a mobile home park and want to sell your manufactured home in Ohio, knowing your legal rights and responsibilities is crucial. Selling a home in a park carries unique requirements—different from selling a traditional house—because you don't own the land, just the home itself. This article explains the step-by-step legal process in plain language so you can sell confidently and protect your rights as a renter and seller in Ohio.

Who Regulates Manufactured Housing Sales in Ohio?

In Ohio, the Division of Real Estate & Professional Licensing (within the Ohio Department of Commerce) oversees manufactured homes and the sale of homes located in mobile home parks. The main tenancy law covering your rights is the Ohio Revised Code Chapter 4781 (Manufactured Home Parks Law)^[1] and general landlord-tenant rules found in Ohio Revised Code Chapter 5321 (Landlord and Tenant Law)^[2].

Legal Steps for Selling Your Manufactured Home in Ohio

To avoid surprises and make your sale smooth, follow these essential steps:

1. Review Your Lot Lease and Park Rules

• Carefully read your lease for any rules about selling your home. Some parks require written notice before you list the home for sale.
• Parks may have a right of first refusal, meaning they get the chance to buy before you sell to someone else.

2. Notify the Park Owner in Writing

• You must usually give the park owner or manager a written notice that you intend to sell. This allows them to approve a new lot renter and gives them any options the lease requires.
• No official state form is required for this notice. Use the template or language required by your lease agreement.

3. Transfer Title Using the Correct Forms

• Ohio law treats manufactured homes like motor vehicles. You and the buyer must transfer the legal title.
• Both parties complete the Certificate of Title at your county Clerk of Courts Title Office. Find your local office using the Ohio BMV Title Office locator.
• If you owe money on the home (have a lien), you must pay this off before transfer.

4. Provide a "Sales Disclosure Form" (Form 4247)

• This official state-required form is used when transferring the title of a manufactured home.
• Download Ohio Form 4247 (Sales Disclosure).
• When to use: Bring the completed form to the Clerk of Courts when transferring title to a buyer. For example, if you sell your home to another renter, you both fill out Form 4247 and submit it with the title paperwork.

5. Ensure Buyer is Approved by Park Owner

• Ohio law lets park owners screen and approve potential lot renters. The buyer cannot stay unless the park accepts them as a new renter under Section 4781.48 of the Manufactured Home Parks Law.
• The park must use fair and consistent criteria—such as background or credit checks—but cannot unreasonably deny or delay the process.

Key Ohio Forms for Manufactured Home Sales

• Certificate of Title (no number): Used to transfer ownership at the Clerk of Courts when selling. Learn more about Ohio Certificate of Title here.
• Form 4247 – Sales Disclosure Form: Required for manufactured home sales. Find official instructions and the form.
• Lease or Park Notification: Write your own, using language required in your lease for giving notice of sale.

Completing the correct forms, in order, prevents delays and protects both seller and buyer.

Can You Stay in the Home After the Sale?

After selling, if you remain as a renter, you will need a new lease with the park or the new owner. Most parks require a new tenancy application from the buyer, who must agree to park rules and meet screening criteria.

Tips for a Smooth and Legal Home Sale

• Give written notification to the park owner or manager before listing or finalizing any sale.
• Be clear and honest about the home’s condition when selling, and provide all paperwork promptly.
• Insist on conducting the title transfer at your county’s Title Office to ensure legal ownership is recorded.

FAQs: Selling a Manufactured Home in Ohio

1. Can I sell my manufactured home if I still have a mortgage or lien?
   Yes, but you must pay off any outstanding lien before title is transferred. The lienholder will provide a release at the time of sale.
2. Does the park owner have to approve my buyer?
   Yes, the park owner has the right to screen and approve anyone who wants to rent the lot but cannot unreasonably refuse the buyer as long as they meet written criteria.
3. Do I have to use a real estate agent?
   No, you can sell your home by owner. However, using an agent or broker experienced in manufactured homes may help avoid mistakes.
4. What happens if my buyer isn’t approved by the park?
   If the park owner refuses your buyer, you usually must find another buyer who passes screening, unless the refusal is discriminatory or violates Ohio law.
5. Are there special notice requirements before I list my home?
   Check your lease and park rules. Many parks require you to notify them in writing before listing or selling your home so they can screen buyers.

Conclusion: Key Takeaways

If you’re thinking about selling your manufactured home in an Ohio park, remember:

• Read your lease and notify your park in writing before selling.
• Complete official title transfer and the required Ohio Sales Disclosure Form 4247.
• The buyer must be approved to rent the lot by the park owner.
• When in doubt, consult your local county or state housing office for guidance.

Need Help? Resources for Renters

• Ohio Division of Real Estate & Professional Licensing – Contact Page
• Ohio Supreme Court: Tenant & Legal Resources
• Ohio Legal Help – Manufactured Home Rights
• For tenant complaints, visit the Division's Manufactured Homes Portal

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1. Ohio Revised Code Chapter 4781 (Manufactured Home Parks Law)
2. Ohio Revised Code Chapter 5321 (Landlord and Tenant Law)

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