Buying a mobile home in South Carolina

South Carolina has no dedicated mobile home park law, so a buyer's protections come from the general Residential Landlord and Tenant Act (Title 27, Chapter 40) and the manufactured-home title law. The information below describes how the law generally works; anyone buying should consider consulting a licensed attorney in South Carolina.

What the statute says

Under S.C. Code Ann. §27-40-420, the landlord must disclose to the tenant in writing, at or before the start of the tenancy, the name and address of the person authorized to manage the premises and of the owner or an agent authorized to receive notices and demands. The security deposit is governed by §27-40-410: it must be returned, less itemized deductions, "within thirty days after termination of the tenancy and delivery of possession and demand by the tenant." The home is titled by the SCDMV and licensed by the county (§§56-19-210, 31-17-320).

How it works in general

A South Carolina buyer who plans to keep a home in the park is entitled, under the general landlord-tenant law, to written disclosure of who owns and manages the property and who accepts legal notice — useful for knowing whom to deal with. The security deposit (no statutory cap) must be returned with an itemized accounting within 30 days of move-out. The home is built to the federal HUD standards and titled through the SCDMV, so the buyer takes ownership by having the seller assign the certificate of title, applying for a new title, and obtaining the county license (which an electric supplier checks before connecting power). Because there is no park-specific act, the buyer should read the lease and park rules closely — they, not a statute, set most of the terms. Reviewing the lease, the deposit terms, the title, and the county license are the key steps before closing.

Common scenarios

General examples South Carolina buyers commonly encounter:

• A buyer can't find out who owns or manages the property. The landlord must disclose that in writing (§27-40-420).
• A buyer pays a deposit. It must be returned with itemized deductions within 30 days of move-out (§27-40-410).
• A buyer takes ownership. The home transfers by the SCDMV title, and the buyer obtains the county license (§§56-19-210, 31-17-320).

Other authorities that may apply

The Residential Landlord and Tenant Act (Title 27, Chapter 40) governs disclosure and the deposit; the SCDMV handles title (Title 56, Chapter 19) and the county handles the license and tax (Title 31, Chapter 17; Title 12). The home's construction follows the federal HUD code, and federal lending rules and the Fair Housing Act can apply. Because no park-specific law exists, the lease and park rules carry extra weight — read them before signing.