Guide to Purchasing a Mobile Home in a Park in Ulster County, NY

Step-by-Step Guide to Buying a Mobile Home in an Ulster County Park (Cash Purchase)

1. Obtain Park Approval and Review Park Rules

1. Notify the Mobile Home Park:

   Ensure the seller has informed the park management of the intended sale. Ulster County law requires the seller to give the park owner 20 days’ written notice of intent to sell.

2. Park Approval of Buyer:

   The park owner/operator may require you (the buyer) to apply and meet their tenancy criteria (e.g. background or credit check). Approval cannot be unreasonably withheld and must be decided within 15 days of your application. If the park owner fails to respond in 15 days, approval is assumed by law. Be prepared to fill out a park residency application and provide any required information.

3. Review Park Lease and Rules:

   Once approved, you’ll need to sign a lot lease with the park. New York State law requires the park to offer you a written lease of at least one year before you move in. The park must also provide a written copy of all park rules and a statement of all fees at the start of your tenancy. Review these documents carefully and keep copies for your records. The lease outlines your lot rent, utility fees, and park policies.

2. Negotiate Sale Terms and Prepare Sale Documents

1. Agree on Price and Terms:

   Since this is a cash transaction, confirm the total price and what is included (e.g. any appliances, sheds). Set a closing date for transferring ownership.

2. Verify Ownership Documents:

   Ask the seller for the Certificate of Title to the mobile home. New York requires a title for most modern mobile/manufactured homes (especially those from 1995 or newer that are over 8 ft wide or 40 ft long). The title should be in the seller’s name. If the home is older and no title exists, contact the DMV regarding alternative proof of ownership, such as a transferable registration or a notarized affidavit.

3. Check for Liens:

   Review the title for any listed lienholders. If an open lien exists, the seller must provide a lien release letter from the lender before transferring the title. Also, ensure any outstanding property tax or lot rent owed by the seller is paid so you don’t inherit those debts.

4. Bill of Sale:

   Prepare a Bill of Sale to document the transaction. This document should include the mobile home’s details (year, make, VIN/serial number), sale price, date, and the names and addresses of both buyer and seller. The official NY DMV MV-912 form can serve as a template. Both parties should sign two copies—one for each of you. Although not legally required, having the signatures notarized adds an extra layer of security to the transaction.

5. Park Lease Consideration:

   Confirm with the park if any additional paperwork is required at closing. Some parks might require an assignment of lease or a new lease to be signed upon the sale. Typically, you will start a new lease in your name and may need to pay pro-rated lot rent or a security deposit as outlined in the lease.

3. Complete the Title Transfer at the DMV

1. Obtain the Signed Title from the Seller:

   At closing, the seller must sign the transfer section on the back of the title certificate and provide you with the original title document along with the completed Bill of Sale.

2. Prepare DMV Forms:

   Fill out an application to transfer the title into your name. Since this is a “Title Only” transaction (the mobile home will remain in the park), use the NY DMV Form MV-82TON (Application for Title Only) or the general MV-82 form if applicable. Both you and the seller must complete Form DTF-802 (Statement of Transaction) to report the sale price for tax purposes. These forms are available online and at any DMV office.

3. Visit the DMV:

   Go to your local DMV office in Ulster County (for example, the County Clerk’s DMV office in Kingston) with the following documents:

   • Original Title Certificate: Signed over by the seller.
   • Completed Title Application (MV-82 or MV-82TON): With your details as the new owner.
   • DTF-802 Statement of Transaction: Documenting the sale price, signed by both parties.
   • Proof of Identity: A valid NY driver’s license or other accepted ID.
   • Payment for Fees and Taxes: Check, money order, or credit/debit card as required.
4. Pay Fees and Sales Tax:

   At the DMV, pay the one-time title fee (approximately $125) and the sales tax (around 8% of the sale price). For example, a mobile home purchased for $50,000 would incur about $4,000 in sales tax. The DMV will provide you with a receipt (Form FS-6T) as proof of payment.

5. No Registration Required for Park Homes:

   Since the mobile home will remain in the park, it does not require registration as a vehicle. The DMV transaction is for the title only. (If you ever move the home on public roads, additional permits or registration might be necessary.)

6. Receive the New Title:

   After processing, the new title certificate in your name will be mailed to you by the NYS DMV Title Bureau. Keep the FS-6T receipt until the official title arrives.

4. Address Taxes and Legal Considerations

• Sales Tax:

  Handled at the DMV, ensure you receive the sales tax receipt (FS-6T) as proof of payment.

• Property Taxes:

  If the mobile home is anchored on a site for 60 days or more, it may be considered real property for tax purposes. Typically, the park owner handles property tax payments as part of the lot rent. Verify with park management how taxes are managed.

• Ulster County Local Protections:

  Local laws protect mobile home owners. The park owner cannot force you to remove your mobile home solely because it was sold, nor impose arbitrary rent increases. If removal or eviction is attempted, proper legal eviction proceedings must be followed.

• Park Fees and Rent Increases:

  Under NY Real Property Law, park owners may only charge fees that are disclosed in writing. Annual lot rent increases are typically capped at about 3%, or up to 6% with proper justification. Any excessive increase can be challenged.

• Insurance:

  It is highly recommended to secure a mobile home insurance policy starting on your closing date. Some parks require proof of insurance for liability and property protection.

• Utilities and Permits:

  Arrange to transfer any utility accounts (electricity, water, gas) into your name effective the day of closing. No special county permit is required unless you plan to relocate or extensively modify the home.

5. Finalize the Purchase and Move In

1. Complete the Transaction:

   Exchange the cash payment for the signed title and keys on the closing day. Once the payment is made and you receive the signed title, the home is officially yours (pending DMV title transfer processing).

2. Sign the Park Lease:

   Sign your new lease with the park management if not done previously. Confirm that the lease outlines all terms, lot rent, and any required deposits, and keep a copy for your records.

3. Take Possession:

   After the sale is complete, take possession of your mobile home. Ensure the seller has removed all belongings (unless otherwise agreed), change the locks for security, and test all utilities.

4. Provide Proof to the Park:

   If requested, present a copy of the title transfer receipt or the signed title and bill of sale to the park management as proof of ownership change.

5. Keep Records:

   Organize and store all documents related to the sale—including the Bill of Sale, title documents, lease agreement, receipts, and any correspondence—for future reference.

6. Enjoy Your New Home:

   Adhere to park rules and pay your lot rent on time to maintain a positive relationship with park management.

Documents Checklist

• Original Title Certificate: Signed over by the seller to transfer ownership. (If a title does not exist, alternative proof may be required.)
• Bill of Sale: Documents the sale details including the mobile home’s specifications, sale price, date, and signatures. (NY DMV Form MV-912 can be used as a template.)
• Buyer’s Photo ID: A valid NY driver’s license or another accepted form of identification.
• DMV Title Application (MV-82 or MV-82TON): The application form to transfer the title into your name.
• Sales Tax Form (DTF-802): Completed Statement of Transaction form, signed by both buyer and seller.
• Payment for DMV Fees/Taxes: Funds for the title fee and sales tax (check, money order, or credit/debit card as accepted by the DMV).
• Park Lease Agreement: The lease for your lot in the mobile home park, outlining fees and rules.
• Manufactured Home Park Lease Rider: (If provided) A document summarizing your rights as a mobile home owner under New York law.
• Insurance Policy Documents: Proof of mobile home insurance, if required by the park.
• Miscellaneous Receipts/Correspondence: Any additional documentation such as deposit receipts or communications with park management.

Official Resources and Useful Links

• NY DMV Statement of Transaction – Form DTF-802 (PDF): Required tax form for private sales to calculate sales tax.
• NY DMV Title/Registration Application – Form MV-82 (PDF): Use this form to apply for a title if needed.
• NY DMV Application for Title Only – Form MV-82TON (PDF): Use this simplified form for obtaining a title without registration.
• NY DMV Vehicle Bill of Sale – Form MV-912 (PDF): Official bill of sale form for documenting the transaction.
• NYS Homes and Community Renewal – Manufactured Homes Program: Information and resources regarding mobile home park rights and tenant protections.
• Ulster County DMV:

  Visit the Ulster County Clerk DMV Info page for local DMV office hours and services.

• Ulster County Real Property Tax Service:

  Contact local authorities for property tax inquiries related to mobile homes in the park.

This guide provides a comprehensive overview of the process to purchase a mobile home in an Ulster County park via a cash transaction. Always verify details with local authorities and park management to ensure compliance with the latest regulations.