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If you’re selling a mobile home in Texas, one piece of paperwork matters more than any other: the Statement of Ownership. It’s the document that shows who legally owns a manufactured home, and getting it transferred correctly is what makes a sale official. Here’s a plain-English guide to how it works.
This article is general information, not legal advice. Rules and fees can change, so always confirm current requirements with the Texas Department of Housing and Community Affairs (TDHCA).
What Is a Statement of Ownership?
In Texas, manufactured homes don’t have titles like cars do. Since 2003, ownership has been recorded on a Statement of Ownership (often shortened to SO). You may still hear people call it an “SOL.” That comes from its old name, the Statement of Ownership and Location, which TDHCA shortened to Statement of Ownership a few years ago issued by TDHCA’s Manufactured Housing Division. It lists the owner, the home’s serial and label numbers, where the home is located, any liens against it, and whether the home is treated as personal property or real property.
If you have an older “certificate of title” from before 2003, that’s the predecessor to the Statement of Ownership. You’ll generally need to bring the record up to date when the home is sold.
Personal Property vs. Real Property
One of the most important details on the Statement of Ownership is how the home is classified:
- Personal property. The home is treated separately from the land, similar to a vehicle. This is typical for homes in parks or on leased land. Taxes on the home are billed separately.
- Real property. The home has been legally tied to land the owner owns (or, in some cases, a long-term lease) and is treated as part of the real estate. Selling it usually goes through a deed and a title company, like a house.
The classification changes which steps you follow, so check your home’s record before you start.
Steps to Transfer Ownership When You Sell
For a home recorded as personal property, the process usually looks like this:
- Look up the home’s record. TDHCA has an online database where you can search by serial number, label number, or owner name to confirm who is listed and whether there are liens.
- Clear any liens. If there’s a loan or tax lien on the home, it generally has to be released before ownership can change.
- Get a tax certificate or proof of paid taxes. Your county tax office can confirm whether property taxes on the home are paid. Unpaid taxes can hold up the transfer.
- Complete the application. TDHCA’s Application for Statement of Ownership (Form 1023) is signed by the seller and buyer and submitted with the required fee and supporting documents.
- File on time. TDHCA says the application should be submitted within 60 days of the sale date. Filing late can bring a $100 late fee and may delay the new Statement of Ownership.
After TDHCA processes the application, it issues a new Statement of Ownership showing the buyer as the owner. It’s also a good idea to let your county appraisal district know about the change so tax bills go to the right person.
Common Problems (and How They Get Solved)
The owner on record has passed away
If the person listed on the Statement of Ownership has died, whoever sells the home has to show they have the right to do so. That may mean probate documents, a will, or other paperwork accepted by TDHCA. Our guide on selling an inherited mobile home in Texas covers this in more detail.
The paperwork is lost or was never transferred
This is very common, especially when a home has changed hands several times without anyone filing the paperwork. It can usually be fixed, but it takes some detective work to trace the ownership history. See can you sell a mobile home without a title in Texas for more.
There’s an old lien that was never released
Sometimes a loan was paid off years ago, but the lien was never removed from the record. You’ll typically need a lien release from the lender, or from whoever took over the loan, before the transfer can go through.
Back taxes are owed
Unpaid property taxes on a manufactured home can stop a transfer. Contact your county tax office to find out what’s owed. For more background, read are there property taxes on a mobile home in Texas.
Moving the Home? That’s Another Step
If the home will be moved to a new location as part of the sale, the move also has to be reported, and there are separate requirements for moving a manufactured home in Texas. Our guide to what it costs to move a mobile home in Texas is a good place to start.
We Handle the Paperwork for You
Paperwork is the number one reason mobile home sales get stuck. When you sell to Mobile Home Offers, we take care of the Statement of Ownership transfer and work through common problems like old liens, missing paperwork, and inherited homes. Michael and Diana are licensed as a Manufactured Home Retailer, Broker, and Installer, so this is work we do every week.
Not sure where your paperwork stands? Call or text us at (469) 795-1227. We’ll start with a quick 5-10 minute call at a time that works for you and help you figure out your next step.