Buying a mobile home in Georgia

Georgia has no dedicated mobile home park act, so a buyer's protections come mainly from the written lease, the park's rules, and general law rather than from mobile-home-specific statutes. The information below describes how the law generally works; anyone buying should consider consulting a licensed attorney in Georgia.

What the statute says

Georgia has no mobile-home-park statute requiring pre-sale disclosure, limiting buyer approval, or guaranteeing a buyer the right to take over the seller's lot. The general landlord-tenant law requires the landlord to "keep the premises in repair" and treats a dwelling rental as fit for human habitation (O.C.G.A. §44-7-13), and requires the deposit to be returned, itemized, within 30 days (§44-7-34). The home is titled by the Georgia Department of Revenue under the certificate-of-title law (O.C.G.A. Title 40, Chapter 3) and built to the federal HUD code, with installation overseen by the Office of Insurance and Safety Fire Commissioner.

How it works in general

A buyer in a Georgia park is largely on their own as a matter of statute: there's no required disclosure statement, no limit on how a park screens a buyer, and no guaranteed right to take over the seller's lot. That makes due diligence essential. Read the written lease and the park rules to learn the rent, the charges, and the park's approval requirements; confirm the seller holds a clean Georgia certificate of title and check for liens; and confirm whether the home is titled as personal property or has been converted to real property. Once the buyer becomes a tenant, the general landlord-tenant law gives the 30-day deposit-return and repair/habitability protections. Federal fair-housing protections apply to how a park screens buyers.

Common scenarios

General examples Georgia buyers commonly encounter:

• A buyer wants the terms up front. No statute requires a disclosure statement — read the lease and rules.
• A park screens the buyer. No statute limits buyer approval; federal fair-housing law still applies.
• A buyer checks the home. Confirm a clean Department of Revenue certificate of title and any liens (O.C.G.A. title 40, ch. 3).

Other authorities that may apply

Georgia's lack of a dedicated park act means the written lease, the park rules, and the general landlord-tenant law govern a purchase; the home is titled by the Department of Revenue and built to the federal HUD code, with installation overseen by the Office of Insurance and Safety Fire Commissioner. Federal lending rules and the Fair Housing Act can apply. The lease, the park rules, and the title are the core documents to review.