Ohio Mobile Home Owners: Don’t Get Screwed! Here’s What You Need to Know

If you own a mobile home in Ohio, there are some important things that you should know to protect your investment and your rights as a homeowner.

Mobile homes are a popular and affordable housing choice for many Ohio residents, but they come with unique challenges and legal considerations that are different from traditional homes.

Pros and Cons of Mobile Home Living in Ohio

If you’re considering living in a mobile home in Ohio, it’s important to weigh the pros and cons before making a decision.

Mobile homes are typically more affordable than traditional homes, making them a good option for those on a budget.Mobile homes may depreciate in value over time, making it difficult to sell them for a profit.
Many mobile home communities offer amenities such as swimming pools, clubhouses, and playgrounds.Mobile homes may be subject to zoning restrictions that limit where they can be placed.
Mobile homes are often easier to maintain than traditional homes, as they are typically smaller and require less upkeep.Mobile homes may be more vulnerable to damage from severe weather, such as tornadoes or hurricanes.

Where Can You Buy Mobile Homes In Ohio?

If you’re looking to buy a mobile home in Ohio, there are several options available to you.

You can buy a new or used mobile home from a dealership or manufacturer, or you can purchase a used mobile home from a private seller.

Here are some places to start your search:

Factory Expo Home Centershttps://factoryexpohomes.com/sales/ohio/
Clayton Homeshttps://www.claytonhomes.com/states/OH
Champion Homeshttps://www.championhomes.com/find-a-retailer/ohio

If you’re looking to buy a used mobile home, you can start your search on websites like Zillow and Mobile Home Net. These websites allow you to search for mobile homes by location, price, and other criteria.

It’s important to note that if you’re buying a used mobile home, you should have it inspected by a professional to ensure that it’s in good condition. You should also check to see if the home has any liens or unpaid taxes before you buy it.

If you’re a low-income Ohio resident, you may be eligible for assistance through the Ohio Manufactured Homes Program. This program provides loans and grants to help low-income residents purchase and repair manufactured homes.

Overall, there are many options available to you if you’re looking to buy a mobile home in Ohio. It’s important to do your research and shop around to find the best deal on a home that meets your needs.

Taxes and Regulations

If you own a mobile home in Ohio, there are several taxes and regulations you need to be aware of. This section will provide you with an overview of the most important ones.

Sales Tax

When you purchase a mobile home in Ohio, you will need to pay sales tax on the purchase price. The current sales tax rate in Ohio is 5.75%. This tax is collected by the Ohio Department of Taxation. For more information on sales tax, visit Ohio Department of Taxation.

Property Tax

Mobile homes in Ohio are subject to property tax. The amount of tax you pay is based on the value of your home and the tax rate in your county. Ohio Revised Code O.R.C. Sec. 4503.06 outlines the annual manufactured home tax.

You can choose between being taxed under this section or having your home taxed as real property under Ohio Revised Code Title 57. For more information on property tax, visit Ohio Department of Taxation.

Registration and Titling

Mobile homes in Ohio are considered motor vehicles and must be registered with the Ohio Bureau of Motor Vehicles (BMV).

You will need to provide proof of ownership and pay a registration fee. You will also need to obtain a certificate of title from the BMV. 

Building Codes

Mobile homes in Ohio are subject to building codes. The Ohio Administrative Code Chapter 4781-6 outlines the installation standards for manufactured homes. For more information on building codes, visit Ohio Department of Commerce.


Mobile homes in Ohio are subject to zoning regulations. You will need to check with your local zoning office to determine if you can place a mobile home on your property. For more information on zoning regulations, visit National Association of Counties.

Mobile Home Parts and Contractors

If you own a mobile home in Ohio, it’s important to know where to buy parts and find contractors when you need them. Here are some tips to help you:

Where to Buy Parts

When you need parts for your mobile home, there are several places you can look:

Place to LookDetails
Mobile Home Parts StoreYou can find a mobile home parts store near you by doing an online search. These stores specialize in parts for mobile homes and can help you find what you need.
Home Improvement StoreMany home improvement stores carry parts for mobile homes, such as plumbing fixtures, electrical supplies, and more. Check with your local store to see what they have available.
Online RetailerYou can also find parts for your mobile home online. Check out websites like AmazoneBay, and Mobile Home Parts Store for a wide selection of parts.

Permits for Remodeling

If you’re planning to remodel your mobile home, you may need to get a permit from the Ohio Manufactured Homes Program (MHP).

This program has jurisdiction over the installation of manufactured homes, the licensing of park operators, installers, dealers, and more. Check with the MHP to see if you need a permit for your remodeling project.

Finding Contractors

When you need a contractor to help with your mobile home project, there are several resources you can use:

  • Ask for recommendations from friends and family who have worked with contractors in the past.
  • Check with your local mobile home dealer to see if they have a list of recommended contractors.
  • Use online resources like HomeAdvisor or Angie’s List to find contractors in your area.

Make sure to do your research and check references before hiring a contractor to work on your mobile home.

Moving and Insurance

If you’re a mobile home owner in Ohio, you need to know the ins and outs of moving and insurance. Here are some important things to keep in mind:

Mobile Home Movers

If you’re planning to move your mobile home, it’s important to find a reputable mover who is licensed and insured.

Moving a mobile home is a complex process that requires specialized equipment and expertise, so it’s not a job for amateurs.

Make sure you get quotes from several different movers and check their references before making a decision.

Mobile Home Insurance

Mobile home insurance is essential to protect your investment. It covers your home and personal property against damage or loss from a variety of perils, including fire, theft, and natural disasters.

In Ohio, you can find mobile home insurance policies from a variety of providers, including AllstateState Farm, and Farmers. Be sure to shop around and compare prices and coverage options to find a policy that meets your needs and budget.

Mobile Home Lenders

If you’re looking to buy a mobile home, you’ll need to find a lender who specializes in mobile home financing.

Some lenders to consider include 21st Mortgage CorporationVanderbilt Mortgage and Finance, and Triad Financial Services. Be sure to compare interest rates, fees, and terms to find the best deal.

Financing a Mobile Home

Financing a mobile home is different from financing a traditional home. You may need to put down a larger down payment and pay a higher interest rate.

You can finance your mobile home with a chattel loan, which is a personal property loan, or a mortgage loan. Be sure to talk to your lender about which option is best for you.

Ohio Manufactured Homes Associationhttps://www.omha-usa.org/
Ohio Department of Commerce Division of Industrial Compliancehttps://www.com.ohio.gov/dico/
Ohio Attorney General’s Officehttps://www.ohioattorneygeneral.gov/

Land Preparation and Removal

Costs of Preparing Land

Preparing the land for a mobile home is an important step to ensure the quality and durability of your home.

The cost of preparing the land can vary depending on the specific situation, but typical site preparation for a new manufactured home includes having someone determine the land’s soil conditions to make sure it’s suitable for the home.

The cost of soil testing can range from $300 to $1,000. Other costs associated with land preparation include clearing the site, grading the land, and installing a foundation.

Clearing the site can cost between $1,000 and $4,000, while grading the land can cost between $500 and $4,000.

Installing a foundation can cost between $2,000 and $5,000. It’s important to note that these costs can vary depending on the size and location of the property, as well as the specific requirements of the home.

Costs of Removing Mobile Homes

When it’s time to remove your mobile home, there are costs associated with the process. The cost of removing a mobile home can vary depending on the size and condition of the home, as well as the location of the property.

The average cost to demolish a mobile home in the U.S. is $3.50-$5 per square foot. It typically costs between $3,000-$7,000 to demolish your mobile home. However, several things will affect this price.

Factors affecting mobile home demolition cost include where you live, the size of your mobile home, and the contents/weight of the home.

It’s important to note that in Ohio, there is a new law that allows the sale or transfer of your mobile home, including all personal property, to the park operator if you “abandon” the home. Once an eviction order is issued, you must either move the home or it can be declared abandoned.

Furniture and Appliances

When it comes to furnishing your Ohio mobile home, there are plenty of options available to you. Whether you’re looking for new furniture or appliances, there are many stores and websites that can help you find what you need.

Where to Buy Furniture

If you’re looking for new furniture for your mobile home, there are plenty of options available to you. Some popular stores that sell furniture include:

Ashley Furniturehttps://www.ashleyfurniture.com/

These stores offer a wide variety of furniture options, from sofas and chairs to beds and dressers. You can also find furniture on websites like Amazon and Overstock.

Where to Buy Appliances

If you need new appliances for your mobile home, there are many stores and websites that can help you find what you need. Some popular options include:

Home Depothttps://www.homedepot.com/
Best Buyhttps://www.bestbuy.com/

These stores offer a wide variety of appliances, from refrigerators and ovens to washers and dryers. You can also find appliances on websites like Amazon and Sears.

Mobile Home Parks

As a mobile home owner in Ohio, it’s important to understand the rules and regulations that govern mobile home parks.

Mobile home parks are designated areas for mobile homes, and there are certain things you should know before you rent a lot in a park.

Locations of Mobile Home Parks

Ohio has many mobile home parks located throughout the state. You can find a list of parks by visiting the MHVillage website.

It’s important to choose a park that is convenient for you and meets your needs. Consider the park’s proximity to your work, schools, and other amenities when making your decision.

Rules and Regulations

Mobile home parks in Ohio are governed by the Manufactured Homes Program (MHP). The MHP has established rules and regulations that all mobile home parks must follow. These rules cover a variety of topics, including:

Permits and InspectionsAll mobile homes must have the proper permits and inspections before they can be placed in a park.
RentPark operators are required to provide written rental agreements and cannot charge more than the agreed-upon rent.
UtilitiesPark operators must provide adequate utility services, including water, sewer, and electricity.
Health and SafetyPark operators must maintain the park in a safe and sanitary condition.

Rent Increases

Park operators in Ohio are allowed to increase the rent, but they must follow certain procedures. They must provide written notice of the increase at least 60 days before it takes effect.

The notice must include the new rent amount and the reason for the increase. If you believe the increase is unreasonable, you can file a complaint with the MHP.


Park operators in Ohio can evict a mobile home owner for a variety of reasons, including non-payment of rent, violation of park rules, or criminal activity. However, they must follow certain procedures before evicting a resident.

They must provide written notice of the eviction and give the resident an opportunity to correct the problem. If you are facing eviction, you may want to seek legal advice.

Complaints and Disputes

If you have a complaint or dispute with your mobile home park operator, you can file a complaint with the MHP. The MHP will investigate the complaint and take appropriate action if necessary. You can also seek legal advice if you believe your rights have been violated.


As a mobile home owner in Ohio, there are several important things that you should know to protect your investment and avoid legal headaches. First and foremost, make sure that you have a proper certificate of title or deed that names you as the registered owner of the home. Without this, you may run into issues if you need to sell or transfer ownership of the home in the future.

Additionally, it’s important to understand your rights and responsibilities as a mobile home park resident in Ohio. Familiarize yourself with the laws and regulations governing mobile homes in the state, and make sure that you are aware of any eviction or abandonment procedures that may apply to your situation.

When purchasing a mobile home, be sure to ask plenty of questions and do your research to ensure that you are making a sound investment. Check the home’s history and make sure that it has been properly maintained and inspected. Consider hiring a professional inspector to evaluate the home’s condition before making a purchase.

Finally, be aware of the risks and potential pitfalls of owning a mobile home. While they can be a cost-effective housing option, they can also be difficult to sell or move if you decide to relocate. Make sure that you have a solid plan in place for the future, and consider consulting with a financial advisor or real estate professional to help you make informed decisions about your investment.

State Guides

AlabamaIndianaNebraskaRhode Island
AlaskaIowaNevadaSouth Carolina
ArizonaKansasNew HampshireSouth Dakota
ArkansasKentuckyNew JerseyTennessee
CaliforniaLouisianaNew MexicoTexas
ColoradoMaineNew YorkUtah
ConnecticutMarylandNorth CarolinaVermont
DelawareMassachusettsNorth DakotaVirginia
GeorgiaMinnesotaOklahomaWest Virginia