Mobile home titles in Missouri

Missouri titles manufactured homes through the Department of Revenue, much like motor vehicles, and ownership transfers by transferring that title. An owner who permanently affixes the home to real estate can surrender the title to convert the home to real property. The information below describes how the law generally works; anyone with a specific title question should consider consulting a licensed attorney in Missouri.

What the statute says

Mo. Rev. Stat. §700.320 requires title through the Department of Revenue: "the owner of any new or used manufactured home ... shall make application to the director of revenue for an official certificate of title to such manufactured home in the manner prescribed by law for the acquisition of certificates of title to motor vehicles." The same section provides that the director "shall not suspend or revoke a certificate of title to a manufactured home by reason of the fact that at any time it shall become affixed in any manner to real estate" — so the title persists until the owner converts the home.

To convert it, §700.111 lets the owner of a home "permanently affixed to real estate as defined in subsection 1 of section 442.015 ... surrender the manufacturer's certificate of origin" or certificate of title to the director of revenue, with "a certified copy of the affidavit of affixation as provided in accordance with subsection 5 of section 442.015." A "manufactured home" is defined in §700.010 by reference to the federal HUD size and construction standards.

How it works in general

A Missouri manufactured home carries a Department of Revenue certificate of title — the same system used for vehicles — and ownership and any lien are recorded on it; a sale happens by transferring the title. Placing the home on land does not by itself cancel the title. When the homeowner permanently affixes the home to real estate they own and wants it treated as real property, they record an affidavit of affixation (under §442.015) and surrender the title to the Department of Revenue, after which the home is part of the real estate. Sales tax must be addressed at titling, and any lien on the title must be released for a clean transfer.

Common scenarios

General examples Missouri residents commonly encounter:

• A home sits on a rented lot. It is titled through the Department of Revenue and sold by transferring that certificate of title (§700.320).
• An owner sets the home permanently on owned land. They can surrender the title and record an affidavit of affixation to convert it to real property (§700.111).
• A home is moved or sold. The title (and any lien noted on it) controls ownership; the title does not lapse just because the home was once affixed.

Other authorities that may apply

The Department of Revenue administers the certificate of title and lien recording (Mo. Rev. Stat. ch. 700); affixation/conversion to real estate runs through §700.111 and §442.015 (recorded affidavit of affixation). The Manufactured Housing Commission regulates manufactured-home dealers and installers under chapter 700. The bill of sale and any financing documents also control.