Mobile home titles in Washington
Washington titles a manufactured home with a certificate of title from the Department of Licensing, and lets an owner who has affixed the home to land they own (or a 35-year-plus lease) eliminate the title and convert the home to real property by canceling the title and recording documents in the county real property records.
Published June 3, 2026
Washington titles a manufactured home through the Department of Licensing and provides a title-elimination process to convert it 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 Washington.
What the statute says
A manufactured home is titled by the Department of Licensing under the certificate-of-title law (RCW Chapter 46.12), and ownership transfers through that certificate of title.
RCW Chapter 65.20 provides the conversion path. Its purpose is "to provide a statutory process to make the manufactured home real property by eliminating the title to a manufactured home when the home is affixed to land owned by the homeowner" (RCW 65.20.010). "Eliminating the title" means "to cancel an existing certificate of title issued by this state ... or to waive the certificate of title required in chapter 46.12 RCW and recording the appropriate documents in the county real property records" (RCW 65.20.020(3)). "Affixed" means the home "is installed in accordance with the installation standards in state law," and the owner must have "fee simple title," "a leasehold estate of thirty-five years or more," or be purchasing the land on a real estate contract (RCW 65.20.020). The owner applies to the Department of Licensing, which approves the elimination and records it (RCW 65.20.040–.050).
How it works in general
A Washington manufactured home starts as titled personal property: the owner holds a Department of Licensing certificate of title, and a sale transfers that title. While the home sits on a rented park lot it stays titled personal property. When the owner has affixed the home to land they own (or hold under a 35-year-plus lease or a real estate contract), they can convert it to real property by applying to eliminate the title — the Department of Licensing cancels the certificate of title and the appropriate documents are recorded in the county real property records, after which the home is treated and conveyed as real estate. The certificate of title, the elimination application, and the recorded documents are the key records.
Common scenarios
General examples Washington residents commonly encounter:
- A home sits on a rented park lot. It is held by a Department of Licensing certificate of title and sold by transferring that title (RCW 46.12).
- An owner affixes the home to land they own. They can eliminate the title to make it real property (RCW 65.20.010–.050).
- An owner holds a long lease, not the land. A 35-year-or-longer leasehold can also qualify for title elimination (RCW 65.20.020).
Other authorities that may apply
The Department of Licensing issues and eliminates the certificate of title (RCW 46.12; RCW 65.20); the county recorder records the title-elimination documents and the county assessor taxes the home (as personal property, or as real estate once converted). The home's construction follows the federal HUD code, and the certificate of title, deed, and any financing documents also control.
Frequently asked questions
- How is a mobile home titled in Washington?
- With a certificate of title from the Department of Licensing. A manufactured or mobile home is titled like a vehicle by the Washington Department of Licensing under the certificate-of-title law (RCW Chapter 46.12), and ownership transfers through that certificate of title until the title is eliminated. This is general information, not advice about a specific title — consider consulting a licensed attorney in Washington.
- How does a Washington manufactured home become real property?
- By eliminating the title. RCW Chapter 65.20 provides 'a statutory process to make the manufactured home real property by eliminating the title to a manufactured home when the home is affixed to land owned by the homeowner' (RCW 65.20.010). 'Eliminating the title' means 'to cancel an existing certificate of title ... and recording the appropriate documents in the county real property records' (RCW 65.20.020). The owner applies to the Department of Licensing, which approves the elimination (RCW 65.20.040–.050).
- Do I have to own the land to convert a Washington mobile home to real property?
- You must own the land or hold a long lease. Under RCW 65.20.020, the owner converting the home must have 'fee simple title,' 'a leasehold estate of thirty-five years or more,' or be 'purchasing the property on a real estate contract,' and the home must be 'affixed' — installed according to state installation standards.