Mobile Home Title Correction and Repair Funding

Lori E. was in a real mess. The single mother of four young children bought a mobile home in Lucas County, Ohio in November 2022. As stated on the title, it’s a 1976 Regent.

But the Lucas County online real estate information system had it recorded as a 1997 Mansion Fiesta.

That meant the family couldn’t tap into funds for the kind of repairs their new home needed. In fact, Lori would have trouble if she ever wanted to sell. That’s on account of the title problem, which she missed when signing the paperwork.

The problem seemed hopeless. But she had the wits to call investigative reporters to the scene. Here’s what went down.

July 2023: Investigative Reporters Check Title Tale

The news show 11 Investigates went out to look. The reporters checked out the home. They went to the county clerk’s office. They asked the mobile home park managers why the title and the county records don’t match.

The park company’s regional manager, who is on the paperwork for Lori’s mobile home purchase, said the company was on it. Lori would soon have a good title.

“Soon” turned into weeks. Weeks turned into months.

A Scramble for Funds…

Fast-forward to November 2023. The family’s home needed weatherproofing. The roof was leaking. The floor could use a professional sealing.

NeighborWorks® Toledo Region helps people with modest incomes take care of their living spaces. Applicants who are owners must submit the titles to their homes. Unfortunately, Lori didn’t have the correct document to submit. So Lori ended up posting a GoFundMe page to raise money online for repairs.

The team at 11 Investigates kept checking in with the park owners and operators.

…And a Happy Resolution.

As 2023 wound down to a close, the story turned a corner. The park management said they’d resolved the title issue for Lori.

Lori credits 11 Investigates for that eventual title recovery.

But what exactly did Lori E. recover? With mobile homes, two different types of documentation can be in play. If fixed, the home could be real property. If bought without the land, though, it’s personal property, and registered by the state as a vehicle.

Lori purchased the mobile home as personal property. Many people do. People buy homes as personal property because it tends to be more affordable. And the home isn’t subject to the township’s assessments and property taxes. (Just the sales tax.)

Fixed or Moveable? Real Property Versus Personal Property

Many mobile home owners sign agreements to rent land from their mobile home parks. In most locations, these buyers may not apply for mortgages. When they buy mobile homes as personal property, they get personal loans to finance them, or they pay in installments. They usually pay higher rates of interest than a mortgage holder.

In contrast, a fixed mobile home, owned together with the land, is real estate. It’s appraised and taxed as real estate. And it’s transferred through a deed, as real estate. So…

The buyer gets a mortgage. And getting a mortgage brings consumer protections to help prevent foreclosures. Plus you know the home was appraised for the mortgage. That helps establish a fair purchase price. The mortgage closing involves a professional inspection, ensuring the basic safety and soundness of the home before the buyer moves in.

Most relevant to our story today, buying the real estate involves transferring and recording a deed. The deed makes sure that a specified home goes into the name of its buyer. And the lender will insist on title insurance. But without the vetting done by a lender, title fumbles can happen. Check your documents with care.

Is the mobile home title for a vehicle (personal property) or a fixed home (real estate)? Learn more in our article Types, Titles & Taxes: What to Know Before You Buy a Mobile Home.

Resource of Note: NeighborWorks®

This story leads us to an important resource called NeighborWorks®. The group works with residents to keep their homes safe and sound — and energy-efficient. It also aims to cut household gas consumption. Collaborating with the Ohio government and Toledo Edison-First Energy®, NeighborWorks Toledo Region serves more than 300 households every year. For some of these households, NeighborWorks replaces the heating, air conditioning and ventilation systems to support residents’ well-being.

You’ll remember that Lori, the mobile home owner, went to NeighborWorks® for support with weatherization. This means insulating the home and generally fortifying it against the elements. The process involves sealing, caulking, and installing weather-stripping. Technicians install air filters, and weatherproof windows and doors.

NeighborWorks® Toledo Region offers Lucas County residents like Lori E. access to Ohio’s Home Weatherization Assistance Program (HWAP). Through this plan, all eligible Ohio owners and renters can get help making their homes energy-efficient, and cut down on electric and gas bills. HWAP provides an initial home inspection to start. Check income eligibility for the current year here.

Of course, it’s not just for Toledo. Every Ohio county has a local agency to connect its residents with HWAP. In any state, residents can do a search for weatherization assistance program to make their own connections.

Affordable Home Energy? Help Is Available.

NeighborWorks® also works with Columbia Gas® of Ohio to offer safety checks on home appliances that hook up to natural gas, and those that don’t. They may even repair or replace appliances that aren’t up to par.

Through the Community Connections Program, NeighborWorks® helps Ohio residents create better home comfort for less money. Residents need to set up a home visit to begin. Again, homeowners and renters alike may apply. (You can check current income limits on this site.)

NeighborWorks® America, the umbrella organization, is a congressionally chartered nonprofit. It connects more than 240 community development organizations across the country. Its mission? Helping people “live in affordable homes in safe, sustainable neighborhoods.” During the housing crisis, it helped households avert foreclosures. Its website has a tool that lets you check the organization’s work in your state.

So thanks, NeighborWorks®. It’s always good to know about the networks that strengthen our U.S. homeowners and renters — including the owners of mobile homes.

Note: This article is offered as general information. It is not financial or legal advice. For individualized guidance, speak with your licensed professional.

Supporting References

Kalie Marantette for WTOL 11 Investigates – Call 11 for Action: Woman’s Home Title No Longer a Headache After Calling 11 Investigates (Jan. 4, 2024; Toledo, Ohio CBS – WTOL 11).

Kalie Marantette for WTOL 11 Investigates – Call 11 for Action: Home Title Headache – Four Months Later and Home Title Still Not Fixed for Toledo Woman (Nov. 30, 2023; Toledo, Ohio CBS – WTOL 11).

Kalie Marantette for WTOL 11 Investigates – Call 11 for Action: Wrong Home Title? Who Is Responsible and Why It’s a Headache (updated Sep. 20, 2023; Toledo, Ohio; CBS – WTOL 11).

NeighborWorks® America – Toledo Region. See also: Comprehensive Weatherization Services.

Deeds.com: Small Mortgages for Modest Homes: Where Are They? (Jul. 10, 2023).

And as linked.