Model Purchase and Sale Agreement for Manufactured Homes (Template + Clauses to Add)

Stop leaving risk in the moving truck: a model Purchase & Sale Agreement built for manufactured home deals in 2026

Buying or selling a manufactured home raises questions that ordinary residential contracts don’t answer: Who pays for transport and setup? How is the HUD data plate transferred? When does title become real property? If these are keeping you up at night, this article gives you a downloadable, attorney-grade manufactured home contract and explains the optional clauses — transport clause, warranty provision, title transfer clause — you should add before you sign.

Why this matters now (2026 trends you need to know)

Manufactured housing is in the spotlight entering 2026: demand has grown, financing options have broadened, and legal frameworks have adapted to more complex transactions. In late 2024–2025 many states expanded rules for remote online notarization (RON) and digital closings, and legislatures have continued clarifying when a manufactured home becomes real property. That means contracts must be precise about physical delivery, affixation, and recordation. Courts are also looking more closely at buyer protections where a mobile home is sold separately from land.

Want to avoid surprise costs and post-closing title fights? Your contract must treat transport, installation and title transfer as core deal points — not an afterthought.

What you get: an editable Purchase & Sale Agreement tailored for manufactured home deals

Download the model agreement (Word and PDF) that includes: parties, purchase price, deposit schedule, inspection and repair mechanics, a robust transport clause, an industry-standard warranty provision, a clear title transfer clause, closing checklist and recommended exhibits (VIN/HUD data plate record, lot description, mechanic’s lien affidavits).

Download template (DOCX & PDF) — includes optional clauses you can toggle on before sending to the other party.

How to use this template — quick startup guide

1. Open the template and complete the party details and property description (include VIN, serial number, HUD data plate info).
2. Choose the optional clauses you need: transport, extended warranty, holdback/escrow for installation, or park tenancy terms.
3. Run a local compliance checklist: confirm state titling rules and whether the home will remain personal property or become real estate after affixation.
4. Insert the closing date and contingencies (inspection, financing, park approval if applicable).
5. Ask for a preliminary title report and lien payoff statements; route funds through an escrow agent experienced with manufactured homes.

Key clauses explained: what every manufactured home contract needs

1. Description and identification

Start with a precise description. A manufactured home contract must identify the unit by:

• VIN/serial number and HUD data plate number
• Manufacturer and year
• Model and dimensions
• Current location and whether the unit is attached to land

This prevents ambiguity at closing and makes title searches and lien searches possible.

2. Purchase price, deposits and holdbacks

Specify the total purchase price, deposit amount and what happens to the deposit if contingencies aren’t satisfied. For manufactured homes, we recommend a performance-based holdback — typically 3–10% of the purchase price — retained by escrow until transport and installation are verified.

3. Inspection and acceptance

Include an inspection contingency tailored to manufactured units:

• Physical condition inspection (structural, plumbing, electrical)
• Verification of HUD data plate and manufacturer’s specifications
• Inspection for proper HUD compliance and any recalls
• Timeframe to request repairs or credit

4. The transport clause (must-have)

Why it’s critical: Transport is where most disputes happen — damage, delays, insurance issues and licensing. The transport clause assigns responsibilities and sets standards.

Include these sub-terms:

• Who arranges and pays for transport (buyer, seller, or shared)
• Permits, escorts and regulatory compliance for moving the unit
• Insurance during transit (minimum coverage and who provides it)
• Timing and delivery point (curbside vs. installed on site)
• Damage remedies and inspection on arrival (right to refuse or claim repair credits)

Template tip: require a signed delivery report from the transport carrier and an on-site walk-through within 48–72 hours to confirm condition.

5. Installation, site prep and permits

Clearly allocate responsibility for site preparation (foundation, utilities, skirting, anchor systems) and for obtaining permits. Define who pays for correction of non-compliant site conditions discovered after contract execution.

For practical guidance on permits and site logistics see field guides to pop-up logistics and permit workflows such as advanced field strategies for community pop-ups.

6. Title transfer clause (critical in 2026)

Title rules vary by state and whether the home stays on leased land or is affixed to purchased real estate. Your contract must address:

• Whether the unit is sold as personal property or will be converted to real property upon affixation
• Obligations to obtain and deliver the certificate of title or a release of lien
• Affidavit of affixation (if applicable) and steps for recording in county records
• Responsibility for filing transfer documents and paying recording fees

Recent state changes and increased use of electronic filings in 2024–2026 make it essential to assign a party to record the title or affidavit after closing.

7. Warranty provision — baseline and optional warranties

At minimum, define whether the sale is:

• As-is (no seller warranty)
• With manufacturer warranty pass-through (if still valid)
• With seller-provided limited warranty (period and scope)

Optional warranty clauses to consider:

• Extended warranty for structural elements (1–5 years)
• Warranty for transport and installation workmanship
• Warranty escrows or repair holdbacks to secure post-closing fixes

Practical clause language should define exclusions (wear and tear, pre-existing defects disclosed, modifications) and include claim procedures and remedy caps.

8. Liens, encumbrances and payoff

Require the seller to deliver a clear title and lien payoff statements at or before closing. If the unit is financed, include a payoff procedure and a requirement that the lender release the lien upon receipt of proceeds.

9. Prorations and taxes

Address prorations for property taxes, park rent, utility fees, and any assessments. If the home is converted to real property, state who pays recording taxes and transfer-related fees.

10. Default, remedies and dispute resolution

Set specific remedies if a party defaults: keep deposit, specific performance, or liquidated damages. For disputes, consider a two-step process: mandatory mediation followed by binding arbitration or court action. Choose governing law carefully — often it’s the state where the unit is located.

Optional clauses to add (use when relevant)

Extended transport & carrier indemnity

Shift liability: require the carrier to indemnify buyer and seller for damage caused by carrier negligence and to maintain commercial auto and cargo insurance with named insured endorsements.

Holdback for installation and mechanic’s liens

Use an escrow holdback to secure payment for site contractors and prevent mechanic’s lien exposure. Common holdback is 5–10% released after a lien-free affidavit from the installing contractor. See reviews of billing and payment platforms for ways to structure holdbacks and escrow flows: billing/platform considerations.

Park tenancy and lease-assumption clauses

If the unit sits in a mobile home park, include a condition that the buyer obtains park approval and that any required lease assignment or new pad agreement be signed before closing.

Seller financing / security instrument clause

If the seller carries a note, include detailed terms: amortization, late fees, default remedies, and whether the security interest will be a title retention (personal property) or mortgage (if affixed to land).

Environmental & flood compliance

For homes in flood zones or subject to environmental risk, require seller disclosure and seller-paid remediation or buyer right to terminate the contract.

Exhibits and schedules to attach

• Exhibit A — Legal description and VIN/HUD data plate photo
• Exhibit B — Itemized list of included appliances and accessories
• Exhibit C — Transport and delivery schedule
• Exhibit D — Warranty documents and manufacturer manual (if available)

Closing checklist for manufactured home transactions

Use this step-by-step checklist to avoid costly mistakes:

1. Obtain and review the HUD data plate and VIN; confirm unit identity.
2. Order a title and lien search for the manufactured home.
3. Confirm whether title transfer requires affidavit of affixation or reclassification as real property.
4. Confirm park rules and get written park approval if applicable.
5. Schedule transport and verify carrier insurance and permits.
6. Complete inspection and sign off on any agreed repairs or credits.
7. Arrange escrow disbursements, including any installation holdbacks.
8. Deliver payoff letters and lien releases at closing.
9. Record title transfer, affidavit of affixation, or deed as required.
10. Obtain vendor/installer lien waivers before releasing holdback.

Buyer protections — what to negotiate hard for

Buyers should prioritize:

• Documented delivery condition: Require condition verification within 48–72 hours after delivery with remedies for damage.
• Escrowed holdback for installation: Avoid paying full purchase price before the home is properly installed.
• Clear title and lien releases: No surprises at recording.
• Inspection contingency: Make walk-away rights or repair-credit obligations explicit.
• Park approval contingency: If the unit sits on leased land, buyer approval is a must.

Seller tips — how to make your offer strong and compliant

Sellers should:

• Provide complete VIN/HUD documentation up front.
• Obtain a pay-off statement from lenders and clear any recorded liens before listing.
• Disclose any known defects and recent transport or installation work.
• Offer reasonable inspection windows and consider a limited seller warranty to increase buyer confidence.

Practical example (hypothetical)

Buyer A agrees to buy a 1999 manufactured home that sits in a park. They used the template with a 7% installation holdback and a transport clause requiring the carrier to provide proof of insurance and a delivery report. The unit arrived with minor skirting damage. The holdback funded a $2,500 repair performed by an installer who supplied a lien waiver before the holdback release. Because title and lien payoffs were confirmed at closing, Buyer A avoided post-closing lien claims.

Legal & regulatory notes for 2026

Over the last two years courts and legislatures have focused on clarity in manufactured home conveyances. Two practical implications for 2026:

• Electronic filings and remote notarization (RON) are now routine in many states; contracts should account for electronic signatures and the method of notarization.
• State statutes increasingly require explicit documentation for converting a manufactured home from personal property to real property; allocate responsibility for recording and fees in your contract.

Tip: verify local county recorder practices before closing — some counties still require paper documents or specific affidavits.

Final checklist before you sign the agreement

• Have a local real estate attorney review the template tailored to your state law.
• Confirm transport insurance and contractor licensing.
• Verify title and lien searches are clean and recent (within 30 days of closing).
• Agree on a dispute-resolution path and governing law in writing.
• Attach all exhibits and manuals, and keep originals of the HUD data plate photo and delivery report.

Where to get help and plug-ins for the template

We recommend three next steps:

1. Use the downloadable template and toggle the optional clauses you need.
2. Have the draft reviewed by a local attorney experienced in manufactured housing and real property conversion.
3. If you plan to use electronic notarization, confirm both parties’ states permit RON for manufactured home transfers and specify the vendor in the contract.

Closing thoughts — the competitive edge in manufactured home deals

In 2026, clarity wins. A contract that explicitly assigns responsibility for transport, installation, insurance and recordation reduces post-closing disputes and speeds financing and title transfer. Add targeted buyer protections — inspection windows, installation holdbacks and clear warranty language — to protect value and make your offer market-ready.

Clear contract terms aren't just legal hygiene — they're negotiation leverage. Buyers pay more for certainty; sellers get smoother closings.

Get the template and next steps

Download the editable manufactured home purchase and sale agreement now, toggle the optional clauses you need, and schedule a 30-minute review with a vetted attorney from our directory. Protect your deal from the truck to the recording office.

Download the Manufactured Home Purchase & Sale Agreement (DOCX / PDF)

Call to action

Ready to close with confidence? Download the template, customize the transport clause, warranty provision, and title transfer clause, and book a review with a specialist attorney today.

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