Legal Steps for Selling a Manufactured Home in Washington

Selling a manufactured or mobile home in Washington involves specific legal requirements, especially when your home is located within a mobile home park. Whether you own the home or rent the lot, it’s important to understand your rights and responsibilities. This guide covers the essential legal steps, forms, and resources for renters and homeowners navigating the sales process in Washington State.

What Are Your Rights When Selling a Manufactured Home?

If you own a manufactured home (but may rent the land or space), you have the right to sell it. However, both the sale process and what happens to your rental agreement are shaped by Washington State law. The Manufactured/Mobile Home Landlord-Tenant Act (RCW 59.20) governs these agreements and the sale process within mobile home parks.^[1]

Key Points for Sellers in Mobile Home Parks

• You do not need your park landlord’s permission to sell the home itself.
• Your buyer must typically apply and be approved for a space rental in the park.
• The landlord cannot unreasonably refuse the new buyer’s tenancy, but can evaluate according to their usual screening criteria.
• You are responsible for notifying the landlord about the intent to sell and transfer the home, as required by law.

Understanding these rights can help prevent disputes during the sale process.

Legal Steps and Required Forms for Selling Your Home

To sell your manufactured or mobile home in Washington, follow these steps and be prepared to complete the necessary forms:

1. Notify Your Park Landlord in Writing

• Under RCW 59.20.073, residents must inform the landlord of their intent to sell. While there is no official statewide form, a dated, written notice is required.
• Example: Send your landlord a letter or email stating the date you intend to put your home on the market.

2. Obtain and Complete the Title Transfer (Bill of Sale)

• Form Name/Number: Manufactured Home Title Application (Department of Licensing Form TD-420-024)
• When & How Used: This form is required for transferring legal ownership with the Washington State Department of Licensing (DOL) after the home is sold. Both seller and buyer must complete it and submit with the Bill of Sale. More info is on the DOL's Manufactured Home page.
• Download the Manufactured Home Title Application (TD-420-024)

3. Complete Bill of Sale

• You’ll need a Bill of Sale documenting the transaction. Washington DOL provides a Bill of Sale form (Form TD-420-065).
• Example: Both parties sign this form to confirm the sale price and agreement; it is then presented during the title transfer.

4. New Buyer Must Apply for Tenancy

• In most parks, your buyer must apply to the landlord/park management and be approved as a new tenant before moving the home or living in it at the location.
• This is typically handled according to the park’s standard screening processes as permitted by RCW 59.20.073.

5. File Required Documents with the Department of Licensing

• Once all paperwork is complete, the sale and title transfer must be filed with the Washington Department of Licensing (DOL). See DOL Manufactured Homes for full details.
• Forms must be submitted promptly (within 15 days of the sale) to avoid late fees.

What Happens to Your Rental Agreement?

The lot/space rental agreement is separate from the manufactured home ownership. When you sell, the new resident must enter a new rental agreement with the landlord. If your buyer is not approved, you may need to remove the home or find a new buyer.

Washington State Tribunal or Board Overseeing Mobile Homes

Rental disputes (including those related to manufactured housing) are overseen by the Manufactured Housing Dispute Resolution Program, administered by the Washington State Attorney General’s Office. They help resolve issues between park owners and tenants.^[2]

Summary of Selling and Transfer Process

• Provide written notice to your landlord.
• Secure buyer and complete Bill of Sale.
• Help buyer apply for park tenancy if they wish to keep the home on-site.
• Transfer title at Department of Licensing.

1. What legal forms do I need to sell my manufactured home in Washington?
   The primary forms are the Manufactured Home Title Application (TD-420-024) and a Bill of Sale (TD-420-065), both available from the Washington Department of Licensing.
2. Can my park landlord deny the buyer of my manufactured home?
   The landlord may screen and deny buyers for valid reasons, but they cannot do so unreasonably. Reasons must adhere to the criteria set out in your lease and Washington law.
3. Does my rental agreement transfer to the new owner?
   No, the buyer must apply for a new rental agreement with the park; the old agreement ends when your home transfers ownership.
4. How long do I have to file sale paperwork after selling my manufactured home?
   You must file the required documents with the Department of Licensing within 15 days of the sale to avoid late fees and penalties.
5. Where can I turn for help if there’s a dispute about selling my manufactured home?
   You can contact the Manufactured Housing Dispute Resolution Program for free help resolving landlord-tenant issues relating to mobile homes.

Conclusion: Key Takeaways

• You must provide written notice and complete required state forms to legally sell your manufactured home.
• Your buyer must be approved by the park landlord to keep the home in its current location.
• Always file sale paperwork promptly with the Department of Licensing to ensure a valid transfer.

Selling your manufactured home involves clear steps and legal paperwork, but with preparation, it can be a straightforward process.

Need Help? Resources for Renters

• Manufactured Housing Dispute Resolution Program (Attorney General’s Office)
• Washington Department of Licensing – Manufactured/Mobile Homes
• Washington State Housing Finance Commission – Manufactured Homeowner Resources
• Washington Law Help – Manufactured Homeowner Guides

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1. See Manufactured/Mobile Home Landlord-Tenant Act (RCW 59.20)
2. Learn about dispute resolution at the Washington Attorney General’s Manufactured Housing Dispute Resolution Program

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