About the Home Itself
Is My Manufactured Home Real Property?
Only if a 433A was recorded at the county recorder's office. A preliminary title report should reveal whether one was.
What If There Is No 433A?
The home is personal property with a title issued and tracked by HCD, similar to a vehicle title, and it transfers separately from the land.
Where Would a Lien on the Home Appear?
On the HCD record, not in the county records. An HCD title search shows any recorded legal owner or junior lienholder.
Do I Need Anything From the Tax Collector?
Yes. HCD withholds transfer of registration until a tax clearance certificate, or a conditional one, is presented from the county where the home is located.
My Parent Died and I Recorded a Deed.
That moves the land. For a home with no recorded 433A, a recorder document is not sufficient to effect a title change at HCD.
About the Land
How Do I Know If There Is a Contract?
The county and the title report both show it. Acreage and agricultural assessment are the strongest signals to check.
Does It End When I Sell?
No. Contracts run with the land and are binding on all successors in interest.
How Long Would It Take to Get Out?
Nonrenewal cannot be filed in the first ten years, and then the remaining term, nine years on an original ten-year contract, runs out with no fee.
Can I Just Pay to End It?
Cancellation is immediate and costs 12.5 per cent of unrestricted fair market value, requires county findings, and is not available merely because development would be more profitable.
Can I Rebuild the House?
The contract restricts use separately from zoning, so ask the county about both. An answer on one is not an answer on the other.
About the Building and the Money
Did the Framing Survive?
An engineer settles it, and it decides whether you are in the repair market or the rebuild market. Those price very differently.
What Is It Worth Put Right?
From recent sales on your street or road, from somebody who is not buying. Everything anyone offers is a subtraction from that figure.
Should I Clear the Site First?
No, and on a manufactured unit particularly not, because the destroyed home still has a title record attached to it.
Can I Sell With an Open Claim?
Yes. Who keeps the proceeds is a contract term rather than a legal barrier.
About Us
Would a Listing Beat You?
Frequently, particularly in north Fresno and Clovis. We say so in writing when it is our view.
Will You Buy a Burned Manufactured Home?
Yes, including where the title position needs sorting out. It is one of the situations we are actually useful for.
Is There a Fee for a Figure?
None, and declining costs nothing either.
If your question is specific to your property — and the good ones usually are — send the address. The answer often turns on what kind of home it is and how much land comes with it, and our service area index sets out what changes across the valley.