Mobile home titles in Colorado

Colorado titles a manufactured home through the county authorized agent and lets an owner convert the home to real property by affixing it to land and purging the title. The information below describes how the law generally works; anyone with a specific title question should consider consulting a licensed attorney in Colorado.

What the statute says

A manufactured home is titled under C.R.S. Article 29 of Title 38, with the certificate of title issued through the county authorized agent. To convert the home to real property, C.R.S. §38-29-202(1)(a) provides that "if a manufactured home is permanently affixed to the ground so that it is no longer capable of being drawn over the public highways ..., the owner of the manufactured home shall file a certificate of permanent location," which is recorded by the county authorized agent. The certificate must be accompanied by "a certificate of taxes due, or an authentication of paid ad valorem taxes" (§38-29-202(2)(e)), and "at least one of the owners of the manufactured home ... must be an owner of record of the real property to which the manufactured home is to be affixed," unless the home occupies land under a lease "that has an express term of at least ten years" (§38-29-202(1)(d)). The existing title is surrendered and purged under §38-29-118, and §38-29-208 provides an affidavit of real property to prove the home's status.

How it works in general

A Colorado manufactured home generally starts as titled personal property: the owner holds a certificate of title issued through the county authorized agent, and a sale transfers that title. While the home sits on a rented park lot it stays titled personal property and is taxed accordingly by the county. When the owner permanently affixes the home to land they own (or hold under a lease of at least ten years), they can purge the title and file a certificate of permanent location — recorded with the county and requiring proof that the taxes are paid — after which the home is treated as part of the real estate. The certificate of title, the certificate of permanent location, and the county records are the key documents.

Common scenarios

General examples Colorado residents commonly encounter:

• A home is sold on a rented park lot. It transfers by its certificate of title and stays personal property (C.R.S. Article 29).
• An owner affixes the home to land they own. Purging the title and filing a certificate of permanent location makes it real property (§38-29-202).
• A converted home's taxes are checked. The permanent-location filing requires proof of paid taxes (§38-29-202(2)(e)).

Other authorities that may apply

The manufactured home titling law (C.R.S. Article 29) governs the certificate of title, the purge, and the certificate of permanent location; the county authorized agent and clerk and recorder handle titling and recording, and the county assessor and treasurer handle taxation. The home's construction follows the federal HUD code, and the certificate of title, the certificate of permanent location, and any financing documents also control.