Mobile home titles in Delaware

In Delaware, manufactured home ownership is documented through a title issued by the Delaware Division of Motor Vehicles (DMV). The title records ownership and any liens against the home as personal property. When a home is permanently affixed to land that the owner also holds, Delaware law provides a process to retire the vehicle title and integrate the home into the real property record. The following is a general overview; the exact procedures and fees are set by the DMV and the county recorder, and consulting a licensed attorney or title professional in Delaware is advisable for any specific title transaction.

What the statute says

Section 7003 of the Manufactured Home Owners and Community Owners Act defines a "manufactured home" to include factory-built dwellings meeting HUD standards (42 U.S.C. §5402(6)) that are used as primary residences. The definition establishes the type of structure that is subject to the Act's protections and that falls within Delaware's vehicle-title framework for manufactured housing.

The DMV administers title issuance, transfers, and lien recordings for homes that remain personal property. Delaware's real property recording system — administered through the county recorder of deeds — governs the home once affixture and title retirement are completed.

How it works in general

A manufactured home on a rented lot in a community is typically titled as personal property through the DMV, similar to a motor vehicle. The title names the owner and records any lenders' liens. When a home is sold, the seller endorses the title over to the buyer and the buyer applies to the DMV for a new title in their name. When a home is financed, the lender is listed as a lienholder on the title.

When a homeowner also owns the land and permanently affixes the home to it, Delaware provides a process to retire the personal property title. Retirement removes the home from the DMV's motor vehicle records and causes it to be treated as real property — which can affect financing options, property taxes, and the estate planning process. The process generally involves filing documentation with the DMV and recording an affixture affidavit with the county recorder.

Common scenarios

General examples Delaware manufactured home owners commonly encounter:

• Purchasing a home in a community. The seller endorses the existing DMV title to the buyer; the buyer applies for a new title recording their ownership and any financing.
• Refinancing or taking a loan against a home on a rented lot. The lender typically records its lien on the DMV certificate of title.
• Moving a home off a lot or selling it for relocation. The DMV title must accompany the transaction and record any change in ownership or lienholder.
• Permanently affixing a home to owned land. A title-retirement/affixture process converts the home from personal to real property for title and tax purposes.

Other authorities that may apply

Delaware's general titling framework for motor vehicles and manufactured homes is administered by the DMV. The county recorder of deeds handles real property recordings, including affixture. Lenders and title insurance companies typically require specific documentation for both personal-property and real-property transactions. The Federal Housing Administration (FHA), the U.S. Department of Veterans Affairs (VA), and Fannie Mae each have requirements for manufactured home financing that interact with state title status. Delaware's manufactured home community statute (Chapter 70) does not itself regulate title procedures but defines what constitutes a manufactured home.