A
Affidavit of Affixture
A legal document recorded with the county recorder confirming that a manufactured home has been permanently attached to a parcel of land owned by the homeowner. Filing an affidavit of affixture is a key step in converting a manufactured home from personal property (with a state title) to real property (part of the land deed). Also called an Affidavit of Permanence or Certificate of Permanent Location depending on the state.
Ad Valorem Tax
A tax assessed as a percentage of the value of property. In the context of manufactured homes, some states charge an ad valorem tax annually based on the home's assessed value, separate from real property taxes. Texas requires proof that ad valorem taxes are current before TDHCA will process a title transfer.
C
Chattel Loan
A type of loan used to finance a manufactured home that is classified as personal property (titled, not deeded). Chattel loans typically have higher interest rates and shorter terms (15–20 years) than conventional mortgages, but have less stringent eligibility requirements. Also called a personal property loan or home-only loan.
Certificate of Title
The state-issued legal document proving ownership of a manufactured home when it is classified as personal property. The format varies by state — Florida and North Carolina use a Certificate of Title that resembles a vehicle title; Texas uses a Statement of Ownership; California uses an HCD-issued title certificate. All serve the same legal purpose.
Chattel Mortgage
A mortgage-like loan secured by a manufactured home as personal property rather than real estate. Less common than standard chattel loans but used by some lenders. The home itself is the collateral, and the lien is recorded on the state title rather than in county land records.
County Recorder
The county government office responsible for recording real property documents — deeds, mortgages, liens, and affidavits of affixture. When a manufactured home is converted to real property, the affidavit is recorded with the county recorder. Not to be confused with the state title agency, which handles personal property titles.
D
Decal Number
A state-issued identification number assigned to a manufactured home when it is registered in states that use a registration decal system (notably California HCD). Different from the serial number or HUD label number. California's HCD tracks homes by decal number in their database.
Deed of Trust
A real property financing instrument used in many states (in place of a mortgage) where a trustee holds the title to the property as security for a loan. Manufactured homes converted to real property can be financed using a deed of trust just like a site-built home.
Double-Wide
A manufactured home consisting of two separate sections (each transported separately and joined on site), creating a wider floor plan than a single-wide. In Florida and some other states, doublewides have two separate title certificates — one per section — and both must be transferred in any title transaction.
Duplicate Title
A replacement title issued when the original is lost, stolen, or destroyed. The duplicate becomes the legally valid title document; the original is voided. To obtain a duplicate, the homeowner files a state-specific duplicate title application with the state title agency, provides the home's serial number and photo ID, and pays the duplicate fee.
F
FHA Title I Loan
A federal loan program administered by FHA (Federal Housing Administration) for manufactured homes classified as personal property. Title I loans can be used for homes in parks or on leased land. Interest rates and terms are less favorable than FHA Title II loans, which require real property status.
FHA Title II Loan
An FHA-insured mortgage for manufactured homes that have been converted to real property (permanently affixed to owned land with the title retired). Offers 30-year terms and competitive interest rates similar to site-built home mortgages. Requires the home to meet HUD installation standards and be on a permanent foundation.
H
HCD
California Department of Housing and Community Development. HCD is the state agency responsible for issuing and transferring manufactured home titles in California, through its Occupational Licensing and Registration division. HCD took over this function from the California DMV in 1980. Phone: (800) 952-8356.
HUD Data Plate
A metal plate (or paper certificate in a frame) permanently affixed inside a manufactured home — typically inside a kitchen cabinet, bedroom closet, or near the electrical panel — that lists the home's manufacturer, model, serial number, wind zone rating, thermal zone, and other specifications. Required by HUD for all manufactured homes built after June 15, 1976. The serial number on the HUD data plate is required for title transactions.
HUD Label
A small red metallic certification plate permanently attached to the exterior of each section of a manufactured home, certifying that the home was built in compliance with HUD's Manufactured Home Construction and Safety Standards (the HUD Code). Each section has its own label with a unique number. The HUD label number is required on many state title applications. Not the same as the serial number.
HUD Code
The federal construction and safety standard for manufactured homes, formally called the Manufactured Home Construction and Safety Standards (24 CFR Part 3280). Established by Congress in 1974 and taking effect June 15, 1976. Homes built before this date are sometimes called 'pre-HUD' homes and may have different title requirements in some states.
Heirship Affidavit
A notarized legal document signed by all heirs of a deceased person's estate, asserting their right to inherit specified property and agreeing on how it will be distributed. For manufactured homes, the heirship affidavit is filed with the state title agency (in states that allow simplified small estate transfers) to transfer the title without probate. Requirements and forms vary by state.
I
Intestate
Dying without a valid will. When a manufactured home owner dies intestate, the home passes to heirs according to the state's intestate succession laws, which establish a priority order (typically: spouse, then children, then parents, then siblings). The state's small estate affidavit process can still be used if the estate qualifies by value.
L
Lien
A legal claim recorded on a manufactured home's title by a lender or other creditor as security for a debt. A lien gives the lienholder legal rights over the home — including the right to take possession if the debt is not paid. A lien must be formally released by the lienholder before a clean title can be issued to a new owner.
Lien Release
A document signed by a lienholder (lender) confirming that a debt secured by the manufactured home has been paid in full and the lienholder's claim on the title is released. The lien release must be filed with the state title agency to remove the lienholder from the title record. State-specific forms may be required (e.g., TDHCA Form MH202 in Texas, HCD Form LR-1 in California).
M
Manufacturer's Certificate of Origin (MCO)
The document issued by the home's manufacturer when it leaves the factory, serving as the original proof of origin — similar to a Manufacturer's Statement of Origin for vehicles. The MCO is used to apply for the first state title when the home is new. It is not the same as the state title.
Manufactured Home
The federally preferred term for a factory-built home constructed after June 15, 1976, in compliance with HUD's Manufactured Home Construction and Safety Standards. The term 'mobile home' is still widely used colloquially and in many state statutes, but federally the term 'manufactured home' is correct for post-1976 homes.
Mobile Home
Colloquially, any factory-built home — but technically, 'mobile home' refers to factory-built homes constructed before June 15, 1976, before the HUD Code took effect. Post-1976 homes are correctly called 'manufactured homes.' Many state statutes still use 'mobile home' to mean both. For title and legal purposes, the correct federal term is manufactured home.
Muniment of Title
A Texas-specific probate shortcut allowing a will to be probated without appointing an executor, used when there are no unpaid debts except those secured by real property. While primarily a real property concept, it can affect how a manufactured home attached to real property is handled in an estate.
P
Personal Property
Legal classification for a manufactured home that is titled through the state title agency (TDHCA, HCD, DMV, etc.) rather than through a county deed. Personal property homes are financed with chattel loans, taxed differently from real property, and transfer via state title rather than county deed. Contrast with Real Property.
Probate
The legal process through which a court validates a deceased person's will (or determines heirship without a will) and supervises the distribution of the estate's assets. For manufactured homes, probate is required when the estate exceeds the state's small estate threshold, when heirs dispute ownership, or when the simplified affidavit path is unavailable. Probate typically takes 6–18 months and involves attorney fees and court costs.
Q
Quiet Title Action
A court lawsuit filed to establish clear legal ownership of property when there is a dispute, cloud, or defect on the title — such as an unresolved lien from a closed lender. A successful quiet title action results in a court order directing the state title agency to clear the defect and issue a clean title.
R
Real Property
Legal classification for a manufactured home that has been permanently affixed to owned land and converted from personal property status by surrendering the state title and recording the home as part of the land deed. Real property homes can be financed with conventional mortgages, are assessed with the land for property taxes, and transfer by deed rather than state title. Contrast with Personal Property.
S
Serial Number
The unique identifying number assigned to a manufactured home by its manufacturer, stamped on the steel chassis frame and recorded on the HUD data plate. The serial number is required on all state title applications and duplicate title requests. Doublewides have two serial numbers — one per section. Not the same as the HUD label number.
Small Estate Affidavit
A simplified legal document allowing heirs to transfer ownership of property belonging to a deceased person's estate without going through formal probate, when the estate's total value falls below the state's small estate threshold. Each state sets its own threshold and form requirements. For manufactured homes, the affidavit is filed with the state title agency.
Statement of Ownership
Texas-specific term for the manufactured home title document issued by TDHCA. Formerly called the Statement of Ownership and Location (SOL). The Statement of Ownership serves the same function as a Certificate of Title in other states — it is the legal proof of ownership and records the lienholder if any. Every Texas manufactured home title transaction results in an updated Statement of Ownership.
Surety Bond
A form of insurance purchased from a licensed surety company that guarantees payment to the state or a future claimant in case a title defect causes losses. In the context of manufactured home titles, a surety bond is used when a lien release cannot be obtained from a closed or unreachable lender. The state issues a 'bonded title' based on the bond, which typically converts to a clean title after 3–5 years if no claims are made.
T
TDHCA
Texas Department of Housing and Community Affairs. The state agency responsible for manufactured home titles in Texas through its Manufactured Housing Division. TDHCA issues, transfers, and cancels Texas Statements of Ownership. Phone: (512) 475-2200.
Title Search
The process of examining the state title agency's records (and sometimes county records) to verify the current legal owner of a manufactured home, identify any liens or encumbrances, and confirm there are no title defects. For manufactured homes classified as personal property, the title search is done with the state agency using the home's serial number. Essential before any purchase.
Transfer on Death (TOD)
A designation that can be added to a title in states that allow it, naming a beneficiary who automatically inherits the home upon the owner's death without going through probate. Ohio allows TOD designations on vehicle and manufactured home titles. Not available in all states — check with your state's title agency.
V
VIN / Serial Number
In states that use vehicle-style title systems for manufactured homes (Florida, NC, etc.), the home's serial number may be referred to as a VIN (Vehicle Identification Number) in agency databases and on forms, though it is technically a serial number assigned by the manufacturer rather than a VIN. The terms are used interchangeably in practice.
W
Wind Zone
HUD classifies manufactured homes by wind zone (I, II, or III) based on the geographic wind exposure where they will be installed. Wind zone ratings affect structural requirements and are listed on the HUD data plate. This is relevant for title purposes when a home is being moved between states with different wind zone requirements, potentially requiring inspections or modifications.
Related: Title Transfer 101 · Agency Guide · Path Finder Tool