Who titles a manufactured home in Nevada?

The Manufactured Housing Division of the Department of Business and Industry. A manufactured or mobile home is held by a certificate of ownership issued by the Division under NRS Chapter 489, and ownership transfers through that certificate. This is general information, not advice about a specific title — consider consulting a licensed attorney in Nevada.

When does a Nevada manufactured home become real property?

When the county assessor places it on the tax roll. Under Nev. Rev. Stat. §361.244, a home 'is eligible to become real property if it becomes permanently affixed to land' the owner owns (or qualifying financed leased land), and it 'becomes real property when the assessor ... has placed it on the tax roll as real property,' which requires Housing Division verification of conversion, the personal property tax 'paid in full,' and 'an affidavit of conversion ... recorded in the county recorder's office.'

Mobile home titles in Nevada

Q: What is the effect of converting a Nevada home to real property?

Under §361.244(3), 'a mobile or manufactured home which is converted to real property ... shall be deemed to be a fixture and an improvement to the real property to which it is affixed' — so it is then taxed and conveyed as part of the land.

Nevada titles manufactured homes through the Manufactured Housing Division, and ownership transfers by that certificate of ownership. A home becomes real property only after a multi-step conversion that ends with the county assessor placing it on the tax roll. The information below describes how the law generally works; anyone with a specific title question should consider consulting a licensed attorney in Nevada.

What the statute says

A manufactured or mobile home is titled by a certificate of ownership through the Manufactured Housing Division of the Department of Business and Industry under NRS Chapter 489. Conversion to real property is governed by Nev. Rev. Stat. §361.244, under which a home "is eligible to become real property if it becomes permanently affixed to land which is ... owned by the owner of the ... home" (or qualifying financed leased land). The home "becomes real property when the assessor of the county in which [it] is located has placed it on the tax roll as real property," and the assessor may not do so until: the assessor "has received verification from the Housing Division ... that the ... home has been converted to real property"; "the unsecured personal property tax has been paid in full"; "an affidavit of conversion ... has been recorded in the county recorder's office"; and the owner has delivered the recorded affidavit and former personal-property documents to the Division. A converted home "shall be deemed to be a fixture and an improvement to the real property" (§361.244(3)).

How it works in general

A Nevada manufactured home carries a Housing Division certificate of ownership — the state's title document — which records ownership and any lien, and a sale happens by transferring that certificate. Placing the home on a lot does not by itself make it real property. To convert it, the owner permanently affixes the home to land they own, has the conversion verified by the Housing Division, pays the personal property tax in full, records an affidavit of conversion with the county recorder, and delivers the documents to the Division; the assessor then places the home on the tax roll as real property. After that, the home is a fixture and improvement taxed and conveyed with the land.

Common scenarios

General examples Nevada residents commonly encounter:

A home sits on a rented lot. It is held by a Housing Division certificate of ownership and sold by transferring that certificate.
An owner sets the home permanently on owned land. They can convert it to real property through the Division, the recorder, and the assessor (§361.244).
Back taxes are owed. The home can't be placed on the tax roll as real property until the personal property tax is paid in full (§361.244).

Other authorities that may apply

The Manufactured Housing Division (Department of Business and Industry) administers the certificate of ownership and lien recording (NRS Chapter 489); the county assessor, recorder, and treasurer handle the conversion to real property and taxation (NRS 361.244). The bill of sale and any financing documents also control, and Chapter 118B governs the lot tenancy and the resident's right to sell the home in place.