Mobile Homes: Personalty or Realty? Ted Pluta O. R. Colan Associates

Mobile Home Types

Purchase or Move?

Items to Consider: • State Law • Condition of Mobile Home • Planning

Realty vs. Personalty If the mobile home is classified as: • Realty, the Agency acquires it • Personal property, the Agency pays the actual, reasonable costs to move it

Displaced Person Tenant in Mobile Home/ Tenant on Site Owns Mobile Home/ Owns Site Owns Mobile Home/Tenant on Site Displaced Person Tenant in Mobile Home/ Owns Site

Increased Mortgage Interest Costs Replacement Housing for Owner-Occupants ($22,500 maximum) Price Differential Increased Mortgage Interest Costs Incidental Expenses

“Tenant” Housing $5,250 Down Payment Rental Subsidy Incidental Expenses

Owner vs. Tenant The occupant’s status as an owner or a tenant of the mobile home, not the site, determines the maximum eligibility for the Replacement Housing Payment

Replacement Housing Payments Usually a computation for a comparable mobile home and a comparable mobile home site; or a combination of the two

Owns Mobile Home/Owns Site • Closely duplicates the owner-occupant of conventional dwelling • If the displaced persons occupied the mobile home 180 days, he/she is eligible for price differential, mortgage interest differential and incidental expenses

Tenant in Mobile Home/ Tenant on site • Closely duplicates the tenant-occupant of conventional dwelling • If in occupancy 90 days, the displaced person is eligible for rental assistance or down payment assistance, including incidental expenses

Owns Mobile Home/ Tenant on site • Length of occupancy in mobile home will determine type of payments available for mobile home (and maximum overall) • Rental assistance or down payment assistance, including incidental expenses for site

Tenant in Mobile Home/ Owns Site • Eligible for rental assistance or down payment, including incidental expenses for mobile home • Also eligible for replacement housing payment for site, but amount for mobile home and site limited to $5,250

Moving and Related Expenses If Mobile Home is Personal Property • Moving the mobile home, including porches, decks, etc. that were NOT acquired • Anchoring the mobile home at the replacement site and utility “hookup” charges

Moving and Related Expenses If Mobile Home is Personal Property (continued) • Repairs or modifications so it can be moved and/or made decent, safe and sanitary (DS&S) • Non-refundable mobile home park entrance fees

Moving and Related Expenses If Mobile Home is Personal Property (continued) Moving of personal property inside And outside the mobile home • Commercial move • Fixed residential moving cost schedule • Actual cost (based on documentation)

Moving and Related Expenses If Mobile Home is Personal Property (continued) Temporary lodging and meals for displaced person while mobile home is being moved and set up

Mobile Homes That Cannot Be Moved • Is not, and cannot economically be made decent, safe and sanitary • Cannot be relocated without substantial damage or unreasonable cost

Mobile Homes That Cannot Be Moved (continued) • No available comparable replacement site • Does not meet mobile home park entrance requirements

Summary • Purchase if you can • Planning, Planning, Planning • Lots of “PR” • Must have nearby “onsite” office

Discussion ? Questions and Answers