Buying a mobile home in Nebraska

Nebraska's Mobile Home Landlord and Tenant Act gives a buyer disclosure, a written agreement, a capped deposit, and a fair buyer-approval process. The information below describes how the law generally works; anyone buying should consider consulting a licensed attorney in Nebraska.

What the statute says

Before the agreement is signed, the Act front-loads disclosure: §76-1479 requires the landlord to disclose required information (and §76-1480 makes undisclosed matters unenforceable in the way the Act provides), §76-1481 requires delivery of a written rental agreement, and §76-1482 requires the landlord to "provide a written explanation of utility rates, charges, and services to the prospective tenant before the rental agreement is signed," unless the tenant pays the utility company directly.

A buyer who wants to keep a home in the park is screened under §76-1495(3): the landlord may approve or disapprove the buyer "within ten days," must put any disapproval in writing, and "shall not unreasonably refuse or restrict the sale." The deposit is capped at "one month's periodic rent" (§76-1483), and there is no entrance fee except "for services actually rendered or pursuant to a written agreement" (§76-1495(2)).

How it works in general

Before signing, a Nebraska buyer should receive the park's required disclosures, a written rental agreement, and a written explanation of utility rates and charges. A buyer who intends to keep the home in the park applies to be approved as a tenant; the landlord has ten days to decide, must give written reasons for any disapproval, and can't unreasonably refuse the sale, though it may weigh the family's size and composition and the home's condition. The deposit can't exceed one month's rent, and there's no entrance fee beyond charges for actual services. Reviewing the written agreement, the utility explanation, the park rules, and the home's title are the key steps.

Common scenarios

General examples Nebraska buyers commonly encounter:

• A buyer is asked to sign with no written agreement or utility explanation. Both must be provided first (§§76-1481, 76-1482).
• A park delays a decision on the buyer. The landlord must decide within ten days and can't unreasonably refuse the sale (§76-1495(3)).
• A park asks for a large deposit or an entrance fee. The deposit is capped at one month's rent and entrance fees are limited (§§76-1483, 76-1495(2)).

Other authorities that may apply

The Mobile Home Landlord and Tenant Act governs disclosure, the written agreement, the deposit, and buyer approval; the home's construction follows the federal HUD code. Ownership transfers by the DMV certificate of title (see the Nebraska title guide), and federal lending rules and the Fair Housing Act can apply. The written agreement, utility explanation, and bill of sale are the core documents to review.