Does Montana title a manufactured home?

Yes. A manufactured home is titled through the Montana Motor Vehicle Division (a part of the Department of Justice) by a certificate of title, much like other titled property, and ownership transfers by transferring that title. Under Mont. Code Ann. §70-33-103, a 'mobile home' has the meaning given in §15-1-101 and includes manufactured homes. This is general information, not advice about a specific title — consider consulting a licensed attorney in Montana.

What does the Montana title-elimination process require?

Under §15-1-116, the statement of intent must include the home's serial number, the legal description of the real property, any security interests, and 'approval from all lienholders.' The owner records it with the county clerk and recorder and surrenders the certificate of title to the county treasurer, who can act only after 'all taxes, interest, and penalties on the manufactured home have been paid in full.'

Mobile home titles in Montana

Q: How does a Montana manufactured home become part of the real estate?

By recording a statement of intent and surrendering the title. Under Mont. Code Ann. §15-1-116, a manufactured home is considered an improvement to real property if 'the running gear is removed,' it is 'attached to a permanent foundation so that it is no longer capable of being drawn over public highways' on land the owner owns, and 'a statement of intent declaring the manufactured home as an improvement to real property is recorded with the county clerk and recorder.'

Montana titles manufactured homes through the Motor Vehicle Division, and ownership transfers by transferring that title. An owner who permanently affixes the home to land they own can record a statement of intent to convert the home into an improvement 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 Montana.

What the statute says

A "mobile home" in the lot-rental act "has the same meaning as provided in 15-1-101 and includes manufactured homes" (§70-33-103). The conversion to real property is governed by Mont. Code Ann. §15-1-116, under which a manufactured home "must be considered an improvement to real property for tax purposes if": "the running gear is removed"; the home "is attached to a permanent foundation so that it is no longer capable of being drawn over public highways" and is on land owned or being purchased by the owner (or placed with the landowner's permission); and "a statement of intent declaring the manufactured home as an improvement to real property is recorded with the county clerk and recorder."

To eliminate the certificate of origin or certificate of title, the owner records a statement of intent that includes "the serial number," "the legal description of the real property," "a description of any security interests," and "approval from all lienholders," then surrenders the certificate to the county treasurer — who acts only after "all taxes, interest, and penalties on the manufactured home have been paid in full" — and the Department of Justice completes the surrender.

How it works in general

A Montana manufactured home carries a Motor Vehicle Division certificate of title, which records ownership and any lien; a sale happens by transferring that title. When the homeowner removes the running gear, sets the home on a permanent foundation on land they own, and wants it treated as real property, they record a statement of intent with the county clerk and recorder (with lienholder approval and the land's legal description) and surrender the title to the county treasurer. The treasurer can complete the step only after all taxes on the home are paid, and the Department of Justice then confirms the title has been eliminated. After that, the home is taxed and conveyed as part of the real property.

Common scenarios

General examples Montana residents commonly encounter:

A home sits on a rented lot. It is titled through the Motor Vehicle Division and sold by transferring that certificate of title.
An owner sets the home permanently on owned land. They can record a statement of intent and surrender the title to make the home real property (§15-1-116).
Back taxes are owed on the home. The county treasurer can't complete the conversion until all taxes, interest, and penalties are paid (§15-1-116).

Other authorities that may apply

The Motor Vehicle Division (Department of Justice) administers the certificate of title; the county clerk and recorder records the statement of intent and the county treasurer handles the surrender and taxes (§15-1-116). Security interests must be released or consented to by lienholders. The bill of sale and any financing documents also control.