Manufactured Homes

Definition of Manufactured Homes

C.R.S. 42-1-102 Definitions (106)(b) “Manufactured Home” means any preconstructed building unit or combination of preconstructed building units, without motive power, where such unit or units are manufactured in a factory or at a location other than the residential site of the completed home, which is designed and commonly used for occupancy by persons for residential purposes, in either temporary or permanent locations, and which unit or units are not licensed as a vehicle.

C.R.S. 38-29-102(6) “Manufactured Home” means a preconstructed building unit or combination of preconstructed building units that is constructed in compliance with the federal manufactured home construction safety standard, as defined in section 24-32-3302(13), C.R.S. “Manufactured home” shall also include a mobile home, as defined in section 24-32-3302(24), C.R.S.


Where to Make Application for Certificate of Title for A Manufactured Home

The owner shall apply for a manufactured home title in the county where the manufactured home is to be located pursuant to C.R.S. 38-29-108 (1).

The County Clerk shall forward copies of all such applications to the County Assessor at the same time the applications are forwarded to the Department.

When a manufactured home moves from one county to another, there is no need for a title change as long as the owner remains the same pursuant to C.R.S. 38-29-143.

Double-Wide Manufactured Homes

If a double-wide manufactured home has the same identification number on each MSO, except one is showing an A as the last character and the other a B, one title application is required showing the identification numbers combined.

Examples

  • 12345A + 12345B = 12345AB

  • 3456A + 3456B + 3456C = 3456ABC

  • 543A21 + 543B21 = 543AB21

  • 56789 Side 1 + 56789 Side 2 = 5678912

  • 56789 Side L + 56789 Side R = 56789LR

  • 56789 Side I + 56789 Side II = 56789III

  • 56789 Side I + 56789 Side II +56789 Side III = 56789IIIIII

Some older manufactured homes may have / symbol in the VIN when the / already exists in previous title records, then the / symbol will remain as part of the VIN.

Example

123 1/2 456 = 1231/2456

IN configurations are 17 characters in length., If there are more than 17 characters for the VIN, characters must be removed from the front of the identification number.

Example

VIN shown as GH123CD456E7890129AB

Remove: GH1

Title should read: 23CD456E7890129AB

This applies for all VINs, not just for manufactured homes.

If the identification numbers on the MSOs are different, two title applications are required.

Example

First MSO shows 123, second MSO shows 890


Verification of Identification Number Inspection

The Department is authorized to designate the following persons to inspect manufactured homes pursuant to C.R.S. 38-29-122 (3) (a) (b) (I-IV):

  • County Clerk and Recorder or person designated by such agent

  • Colorado Law Enforcement

  • Manufactured home dealer registered with the Department of Local Affairs to sell manufactured homes

  • County Assessor


The inspection shall include the following:

  • Identification number

  • Make of the manufactured home

  • Year of Manufacture

  • Length x Width

Proof of Property Taxes Paid

A certificate indicating current property taxes are due and/or paid and proof that no taxes are due for the previous year is required pursuant to C.R.S. 38-29-107. Sample Authentication/Certification-Manufactured Home Tax

An authentication showing current year taxes paid protects the purchaser from the manufactured home being seized for delinquent property taxes.

The authentication is obtained from the treasurer in the county where the Manufactured Home is located. It must identify the manufactured home by identification number. Fee for authentication is required.

Authentication is not required in the following instances:

  • Legal name change (See DR 0070).

  • When a name is to be added or deleted, and at least one of the titled owner’s remains the same.

  • Refinance (title remains in same name; new lien is filed).

  • Military Exemption – Property Tax. The military non-resident is exempt property tax. Applicant must surrender a military exemption form from the tax assessor’s office when making an application for title on a manufactured home.

  • MSO


Property Tax Deferral

To qualify for the deferral, the following criterion applies:

  • The applicant must be 65 years old or older by January 1 of the year the application is made or is a person called into military service pursuant to C.R.S. 39-3.5-101 (1.8) on January 1 of the year in which the person files a claim.

  • The applicant must own or be purchasing and live on the property to be deferred.

  • The property cannot be income producing and there cannot be any delinquent taxes or unredeemed tax sales due.

  • The application must be filed with the County Treasurer between January 1 and April 1 of each year.

  • The applicant must obtain the market value of the property from the County Assessor.


When the application for deferral is accepted:

  • The County Treasurer will record the application as a lien on the property and send the application to the State Treasurer.

  • The State Treasurer will pay to the County Treasurer the amount of taxes deferred. This amount will accrue interest at an annual rate to be determined by the State Treasurer.


All owners as listed on the title to the property on which the taxes are being deferred must sign the application.

The Civilian Tax Lien/Application for Deferral of Property Taxes and Activated Guard or Reserve Tax Lien/Application for Deferral of Property Taxes is used as filing for lien with the State Treasurer as the lienholder.

For manufactured homes with a title, the transaction will be an add lien requiring the title, DR 2395 Application for Title noting the lien information, and either the Civilian Tax Lien/Application for Deferral of Property Taxes or the Activated Guard or Reserve Tax Lien/Application for Deferral of Property Taxes as a substitution for a standard loan document. For manufactured homes transferred by deed, the documentation will be filed using the standard procedure for deeded lien filings.

When the full amount of the deferred taxes and accrued interest is paid, the State Treasurer will issue a release of lien to whoever makes the payment and release the lien on the face of the title when applicable.

The applicant must apply each year for additional deferments as desired.

Confirmation of A Record for A Manufactured Home for The Purpose of a Certificate of Permanent Location or An Affidavit of Real Property for a Manufactured Home

The county agent will search records based on the VIN/Serial Number information when the Colorado Certificate of Title is not available. The search will result in either an active title record, no record found, or the record has been marked as Purge Ad Valorem.

Confirmation of the search of record enables the county agent to sign the Certificate of Permanent Location for a Manufactured Home, Section 8, if applicable, or the Affidavit of Real Property for a Manufactured Home.

When searching the vehicle record through DRIVES the program is smart enough to pull the correct record. It doesn’t matter if you use AB, A/B, A, B, A&B, or omit the AB designation the system will display the record.


When searching short VINs the results may display several records; click on ‘Vehicle’ to display only vehicle records. These records displayed are motor vehicle records only and are sorted in alphabetical order by type; example, Low Power Scooter, Manufactured, Passenger, Trailer, etc. Locate the "(Manufactured)" and verify the year and make. This should be the manufactured home you are looking for.

Titling A New Manufactured Home (Supporting document is an MSO)

Documents Required:

  • Notarized MSO (C.R.S. 38-29-114)

  • Bill of Sale (New manufactured home only)

  • Signed under the penalties of perjury in the second degree

  • DR 2395 Application for Title and/or Registration (must show width x length)

  • Additional supporting documents (POA, Death Certificate, etc.)

  • Purchase price of manufactured home

  • Security agreement (if financed)

  • Sales Tax Receipt (if applicable)


The Application for Title and/or Registration, MSO, Bill of Sale, additional supporting documents, and Sales Tax Receipts (if applicable) will be submitted when processing a new transaction.

Note: Verification of Vehicle Identification Number is not required.

Titling A Used Manufactured Home (Ownership document is available)

The owner shall apply for a manufactured home title in the county where the manufactured home is to be located pursuant to C.R.S. 38-29-108 (1)

Documents Required:

  • Authentication/Certification – Manufactured Home Tax (Authentication of Paid Ad Valorem Taxes).

  • Certificate of Title or Out-of-State Title in owner(s) name or assigned to new owner(s).

  • DR 2395 Application for Title and/or Registration (must show width x length).

  • Additional supporting documents (POA, Death Certificate, etc.).

  • Purchase price of manufactured home.

  • Security agreement (if financed) with appropriate filing fees.

  • Sales Tax (if due).


The Application for Title and/or Registration, Certificate of Title or Out-of-State Title and additional supporting documents will be submitted when processing a new transaction.

Note: Verification of Vehicle Identification Number is not required.

Refinance or Ownership Change (Adding/deleting a name)

Documents Required:

  • DR 2395 Application for Title and/or Registration

  • Certificate of Title

  • Additional supporting documents (POA, Death Certificate, Letters of Testamentary, Small Estate Affidavit, etc.)

  • Security agreement (if financed) with appropriate filing fees


The Application for Title and/or Registration, Certificate of Title or Out-of-State Title and additional supporting documents will be submitted when processing a new transaction.

Note: Verification of Vehicle Identification Number is not required.

Assignment of Identification for Manufactured Home

If the manufactured home inspector determines that the manufactured home identification number has been removed, changed, altered or obliterated, the owner shall request that the department assign a distinguishing number to the manufactured home, pursuant to C.R.S. 38-29-122 (3) (a), C.R.S. 38-29-123.

Documents required:

  • Certificate of Title, out-of-state title or MSO

    • If ownership document is not available, follow the Bond for Title process

  • DR 2698 Verification of Vehicle Identification Number verifying there is no identification number

  • DR 2503 Assignment of a Manufactured Home ID Number form

    • Requires the distinguishing number be affixed to the manufactured home in:

      • The door frame or the fuse box

  • Authentication/Certification – Manufactured Home Tax if ownership is changing

  • Additional supporting documents if applicable

  • Security Agreement (if financed)

Bond for Manufactured Home

In cases where an applicant applying for title is unable to provide acceptable ownership documents, the posting of a surety bond will be required before a title is issued (see Bonds).

Follow the DR 2922 Title or Salvage Title Established by Surety Bond checklist.

Documents required:

  • DR 2698 Verification of Vehicle Identification Number

  • DR 2489A Motor Vehicle Requestor Release Affidavit of Intended Use form and Record Search results

  • DR 2394 Bond Statement Guide in Lieu of Bond Affidavit

  • Appraisal - Manufactured home values MUST be established using the actual value determined by the County Assessor’s records, pursuant to C.R.S. 38-29-119.

  • Records must identify manufactured home by year, make and VIN

  • Surety Bond - A surety bond is required to be an amount equal to twice the actual value of the Manufactured Home according to the assessor’s records at the time application for Certificate of Title is made, pursuant to C.R.S. 38-29-119 (2)(a)

  • Proof of efforts to notify owner/lienholder of record

  • Additional supporting documents if applicable

  • Proof of taxes paid

In Lieu Of Bond for a Manufactured Home 25 Years and Older

An applicant is exempt from furnishing a surety bond for a manufactured home that is twenty-five years old or older, pursuant to C.R.S. 38-29-119 (2) (b). The DR 2463 In Lieu of Bond for a Manufactured Home 25 Years Old or Older checklist may be used to assist in this process.

Documents required:

  • Proof that no property taxes for previous years are due for the manufactured home

  • DR 2698 Verification of Vehicle Identification Number

  • DR 2489A Motor Vehicle Requestor Release Affidavit of Intended Use form and Record Search results

  • Proof of efforts to notify the owner/lienholder of record

  • DR 2394 Bond Statement Guide & In Lieu of Bond Affidavit

  • A copy of an order or judgment for possession obtained through a civil eviction proceeding when the property owner is not the owner of the manufactured home

  • Additional supporting documents if applicable

Moving Titled Manufactured Home

  • If the owner remains the same the owner notifies the County Assessor of new address location.

  • If the manufactured home ownership is being transferred and moved to a new location, follow the Titling a Used Manufactured Home process.

  • If the manufactured home is being transferred to a new owner and they are moving the manufactured home to a new location and permanently affixing the home to a permanent foundation, follow the Affixed After 07/01/2008.


Certificate of Destruction

Title Available

C.R.S. 38-29-204 states that the Certificate of Destruction is used when a manufactured home is destroyed, dismantled, or sold or otherwise disposed of as salvage.

Documents required:

  • Certificate of Title (if title is not available the owner must apply for a duplicate title, complete the Purged Bill of Sale process, Bond for Title, follow the In Lieu of Bond for a Manufactured Home 25 Years Old or Older, Certificate of Ownership, etc.)

  • Tax Authentication

  • Certificate of Destruction (with verification of destruction signed by appropriate agent)


The County agent will create Manufactured Home case and the Department will approve or reject.

Destroyed with Violation

A governmental entity can deem a manufactured home materially dangerous or materially hazardous.

If so deemed, the property owner may file a Certificate of Destruction without surrendering a Certificate of Title when accompanied by the evidence of governmental notice deeming the manufactured home dangerous or materially hazardous

Documents required:

  • Certificate of Destruction

  • Evidence of Violation

  • Proof of request for consent of Manufactured Home Owner and Proof of Request for consent from lien holder (if applicable)


Affixed Manufactured Home

Removed

Documents required if no active record found:

  • DR 2395 Application for Title and/or Registration

  • Certificate of Removal

  • Tax Authentication

  • Recorded copy of Certificate of Permanent Location or recorded copy of Affidavit of Real Property

  • Copy of previous deeds

  • VIN verification


If active record found is in the owner name(s), the owner applies for replacement Title (Duplicate) or follows the Purged Bill of Sale process.

Documents required if active record is found and is not in the current owner’s name:

  • DR 2395 Application for Title and/or Registration

  • Certificate of Removal

  • Certificate of Title signed by previous owner or one of the following will be required for proof to establish ownership if valid transfer of title is not possible.

  • Surety Bond

  • In Lieu of Bond Procedure if home is over 25 years old

  • Court Order or Judgment (applicable for abandoned or eviction situations)

  • Tax Authentication

  • VIN verification


Destroyed

Follow the Affixed Manufactured Home Removed process to re-establish Certificate of Title, and then continue with Affixed Manufactured Home destroyed required documents.

Documents required:

  • Copy of Certificate of Destruction

  • Tax Authentication/Certificate of Taxes Due

  • Certificate of Title or copy of ownership documents


Certificate of Title Created from Recorded Certificate of Permanent Location Subject to a Long-Term Land Lease (that has an express term of at least ten years)

C.R.S. 38-29-107 (3) (b) A manufactured home which occupies real property subject to a long-term land lease that has an express term of at least ten years and the manufactured home was affixed to the ground after July 1, 2008 and a Certificate of Permanent Location for a Manufactured Home Subject to a Long-Term Land Lease was filed and recorded.

Documents required:

  • Certificate of Title

  • Copy of the recorded Certificate of Permanent Location Subject to a Long-Term Land Lease

  • Copy of the recorded Long-Term Land Lease

  • DR 2698 Verification of Vehicle Identification Number

Abandoned on Property Owned by A Different Entity

C.R.S. 38-29-119 (1) An abandoned manufactured home located on an applicant’s real property shall provide the following to apply for a Certificate of Title:

  • A copy of an order or judgment for possession obtained through a civil eviction proceeding.

  • Proof of efforts to notify, via certified return receipt mail, regular mail and posting as otherwise required by law, the prior owner of the potential removal of transfer of title of the manufactured home.

  • Proof of ownership of the real property on which the manufactured home is located.

  • A statement which shall contain or be accompanied by a written declaration that is made under the penalties of perjury in the second degree and shall accompany the formal application for the Certificate of Title.


Sale of Manufactured Home for Delinquent Taxes

Recording Delinquent Taxes:

  • The County Treasurer’s office sends a report to the Department listing the manufactured homes in their county that have a tax lien sale on them pursuant to C.R.S. 39-11-114 (3).

  • The report includes all pertinent information:

    • VIN/SERIAL NUMBER

    • YEAR

    • MAKE

    • TITLE NUMBER

    • PARCEL NUMBER

  • The Department shall indicate “Tax Sale Hold” on the records maintained by the Department, that the manufactured home has been sold for delinquent property taxes and no new title may be issued.


Certificate of Sale – Not Acceptable for Titling

The owner of a titled manufactured home has 12 months to pay the delinquent taxes pursuant to C.R.S. 39-10-111:

  • If restitution is satisfactorily paid during this time, a tax redemption is filed and the “Tax Sale Hold” is removed.

  • If the delinquent taxes are not paid during this time, the manufactured home is sold at a tax sale and the buyer receives a Certificate of Sale (See Sample Certificate of Sale).


Certificate of Ownership for a Manufactured Home (Acceptable for Title)

If the titled owner of the manufactured home that was sold for property taxes does not exercise his right of redemption within the specified period of time the County Treasurer shall issue a Certificate of Ownership to the purchaser and such Certificate of Ownership shall, upon application, support the issuance of a new title to the purchaser pursuant to C.R.S. 39-10-111 (See Sample of Certificate of Ownership)

Documents required:

  • Certificate of Ownership

  • DR 2395 Application for Title and/or Registration (must show width x length)


Redemption Certificate

If the titled owner exercises their right to redemption by paying the taxes that are due, upon redemption, the Treasurer shall notify the Department that redemption has been made pursuant to C.R.S. 39-10-111 (see Sample of Redemption Certificate).

To release the hold from Department records for the “Tax Lien Hold” filed, the County Treasurer must submit:

  • DR 2695 Manufactured Home Redemption Remittance Form & Instructions

    • Copy of the report listing the manufactured home, the report shall include all pertinent information:

      • VIN/SERIAL NUMBER

      • YEAR

      • MAKE

      • TITLE NUMBER

      • PARCEL NUMBER

  • Applicable Fee


After the manufactured home has been redeemed, and noted by the Department, regular title transactions can be made.

Purged Ad Valorem

Affixed Prior To 7/1/2008

When the title is not available the county agent will search records based on the VIN/Serial Number information. The search will result in either an active title record, no record found, or the record has been marked as Purged Ad Valorem.

  • When searching the vehicle record through DRIVES the program is smart enough to pull the correct record. It doesn’t matter if you use AB, A/B, A, B, A&B, or omit the AB designation the system will display.

  • When searching short VINs the results may display several records; click on ‘Vehicle’ to display only vehicle records. These records displayed are motor vehicle records only and are sorted in alphabetical order by type; example, Low Power Scooter, Manufactured, Passenger, Trailer, etc. Locate the ‘(Manufactured)’ and verify the year and make. This should be the manufactured home you are looking for.


If the record indicates that the manufactured home has been Purge Ad Valorem no documents will be required to be submitted to the Vehicle Services Section.

If the record indicates that the manufactured home has an active title, or no record is found the owner(s)/lienholder must provide ownership documentation (Duplicate, Bond for title, In Lieu of Bond, Court Order, or complete the Purged Bill of Sale Procedure).

Documents required to Purge Ad Valorem a Manufactured Home:

  • Colorado Title in owner(s) name or assigned to new owner(s)

  • DR 2180 Owner’s Request to Purge Manufactured Home and a DR 2171 Lender’s Request to Purge Manufactured Home if there is an active lien


The County Clerk’s office will follow the Manufactured Home Purged Ad Valorem process through DRIVES to create a case. If the documents are approved or rejected the Department will send either the reject letter or Purged Ad Valorem confirmation letter to the manufactured home owner pursuant to C.R.S. 38-29-118, C.R.S. 38-29-119.

Note: Do not apply for title if an MSO or Out of State Title is surrendered.


Affixed on Or After 7/1/2008

When the title is not available the county agent will search records based on the VIN/Serial Number information. The search will result in either an active title record, no record found, or the record has been marked as Purge Ad Valorem.

When searching the vehicle record through DRIVES the program is smart enough to pull the correct record. It doesn’t matter if you use AB, A/B, A, B, A&B, or omit the AB designation the system will display.

  • When searching short VINs the results may display several records; click on ‘Vehicle’ to display only vehicle records. These records displayed are motor vehicle records only and are sorted in alphabetical order by type; example, Low Power Scooter, Manufactured, Passenger, Trailer, etc. Locate the ‘(Manufactured)’ and verify the year and make. This should be the manufactured home you are looking for.


If the record indicates that the manufactured home has been Purge Ad Valorem no documents will be required to be submitted to the Vehicle Services Section.

If the record indicates that the manufactured home has an active title, or no record is found the owner(s)/lienholder must provide ownership documentation (Duplicate, Bond for title, In Lieu of Bond, Court Order, or complete the Purged Bill of Sale Procedure).

Documents required to Purge Ad Valorem a Manufactured Home:

  • Authentication/Certificate – Manufactured Home Tax (Authentication of Paid Ad Valorem Taxes)

  • Colorado Title in owner(s) name or assigned to new owner(s)

  • DR 2180 Owner’s Request to Purge Manufactured Home and a DR 2171 Lender’s Request to Purge Manufactured Home if there is an active lien


The County Clerk’s office will follow the Manufactured Home Purged Ad Valorem process through DRIVES to create a case. If the documents are approved or rejected the Department will send either the reject letter or Purged Ad Valorem confirmation letter to the manufactured home owner pursuant to C.R.S. 38-29-118, C.R.S. 38-29-119.

Note: Do not apply for title if an MSO or Out of State Title is surrendered.

Long Term Lease Affixed Manufactured Home

Title Available

The applicant shall provide the following:

  • Certificate of Title

  • DR 2180 Owner’s Request to Purge Ad Valorem a Manufactured Home and DR 2171 Lender’s Request to Purge Ad Valorem a Manufactured Home (if applicable)

Title Not Available

Confirm if record for a manufactured home is found by following the Confirmation of a Record Search for a Manufactured Home for the purpose of a Certificate of Permanent Location or an Affidavit of Real Property for a Manufactured Home.

If no active record found the owner/lien holder must complete a new title to establish ownership; examples: Duplicate, Bond for Title, In Lieu of Bond, or complete the Purged Bill of Sale Procedure, then follow the Long-Term Lease Affixed Manufactured Home (Title available).

If the ownership documentation is an out-of-state title, MSO or the record found is Purged Ad Valorem, filing is completed through the County Assessor’s office.

Landlord Eviction Procedure When Not Applying for A Certificate of Title

C.R.S. 38-29-203 (2.5) (a) (b) Provides an eviction procedure for a landlord with a tenant who owns a manufactured home that occupies real property subject to a long-term lease that has an express term of at least 10 years. The manufactured home can be removed through this procedure without the landlord acquiring a Certificate of Title. The landlord must record the following documents with the County Recording Department within 20 days of removing the manufactured home:

  • Certificate of Removal

  • Copy of the notice of judgment or order for possession allowing eviction of the home

  • Address of the location to which the home has been moved

  • The landlord shall file these documents in the County or City and County from which the manufactured home was removed


Lien Extension for a Manufactured Home

C.R.S. 38-29-133 (1) Authorizes a written request that is made under penalty of perjury in the second degree, as defined in section 18-8-503, C.R.S. to extend the lien of the mortgage beyond the original lien. (2) Requires the department to make and complete a record of extension and issue a new certificate of title on which the extension of the mortgage is noted.

Manufactured Home Transfer Declaration (MHTD)

- information available to County Assessor

  • C.R.S. 39-14-101(1.5) “Conveyance” means any transfer of real property interest or manufactured home for some consideration in money or money’s worth. (4) “Manufactured home” shall have the same meaning as set forth in section 39-1-102(7.8).

  • C.R.S. 39-14-103 Requires a declaration prescribed by a property tax administrator be submitted with any manufactured home title application on or after July 1, 2008 but before July 1, 2009.

  • Requires that on or after July 1, 2009 upon conveyance of any manufactured home, a declaration prescribed by a property tax administrator be submitted with any manufactured home title application.

  • The declaration shall be completed and signed by the purchaser or transferee.


The following forms, created by the Department of Local Affairs, are available at: https://cdola.colorado.gov/

  • Affidavit of Real Property for a Manufactured Home

  • Certificate of Permanent Location for a Manufactured Home

  • Certificate of Permanent Location for a Manufactured Home Subject to a Long-Term Land Lease

  • Certificate of Removal for a Manufactured Home

  • Certificate of Destruction for a Manufactured Home

  • Manufactured Home Transfer Declaration (MHTD)

Manufactured Home Redemption Certificate

Manufactured Home Redemption Certificate — Not Acceptable for Title — used to release a hold on State records for “Tax Lien Filed”. The document shown is a sample only, this form may vary with county.