Frequently asked questions


1. We have a mobile home that we would like to advertise. What do we need to do to list our home?

I'll be delighted to assist you. Here are the 4 steps in order of sequence I recommend.

a. Assemble some good photos of your home that show it to best advantage: both inside shots and outside ones. Try to capture the best features as artistically as possible: like kitchen cabinetry, fireplace, deck, landscaping... whatever you think would be desirable to a buyer etc. Send them to me as electronic files: JPEG format (.jpg).

b. Send your payment by mail (Cathy Jackson, PO Box 508, Didsbury, Alberta, Canada T0M 0W0 ) or by credit card using the Paypal link on this page: BuyMyMobileHome.org/openhouse.html which permits four photos with your home's description, posted until it sells.

c. The booklet of selling tips I sell contains a checklist of home features which will help you write your home's ad. For style, see the other home profile ads already on this site. Do your best to create a profile on your own. (Don't worry, I don't expect you to be a professional writer. Just give it your best shot and put some time into it.)

The more detailed the info you provide the more attractive your home will be to prospective buyers. One word answers don't draw buyers to your home. And tell me more: If you have landscaping, describe it. Paint a picture. If you have an extra room, suggest some creative uses for it. Talk about the view from your windows. You also need to be honest. Misrepresenting your home to buyers is unethical, immoral, and illegal.

You will need to write your own listing because I don't have familiarity with your home as you do. Be as accurate as possible. Usually I can get most of the information onto your page within 2-12 hours.

d. You will want to invest in our booklet, Sell Your Mobile Home in 60 Days. It has some additional tricks that helped the author sell her home faster. We're finding that a sale usually occurs in about a month *on average* from the time the page is completed, but you have to do more than just let the ad sit here. There are nine ways you can increase your chances for a sale. See #5 below.

Let me know what else you need to know about your listing/ad. Some advice you need may require a consulting fee, or will be in our booklet; so buy the booklet, then ask the question.

2. Will you write my home's profile for me?

We suggest you do this, instead. Because we can't see your home we depend on you, the home owner, for the details which will best tell prospective buyers why they should purchase your home. You need a critical eye -- to be sure proper names, phone numbers and directions correct.

3. Will you take photos of my home for me?

Sorry that just isn't possible but if you don't have a digital camera, the easiest and most affordable method is to buy one of those single-use cameras, take some photos and have them developed as digital photos. We can accept only JPEG files (.jpg) which you can send us as an email or email attachment. Send larger photos which we can reduce - to keep crisp resolution - to fit the space and we will crop -- cut off-- the unnecessary bits. (Sorry, .gifs and .tiffs, etc. won't give a good result.)

4. Will you put a classified ad in my local newspaper for me?

We recommend that you place your own short classified ad to run weekends in your local paper, or at least one weekend in your newspaper's largest issue on Sat. or Sun.) You can also state whether your home is single wide or double wide and how many bedrooms.

5. How do I determine the value of my home?

Three pieces of information -- taken together -- can help you establish a realistic price range.

A. Find out what price similar homes have sold for in your neighborhood recently.
B. Check your property tax assessment for the value your tax assessor has determined.
C. Check the web site at www.NADAguides.com and click on "Manufactured Housing" (top right). The "get a value" link will give you a "blue book value" based on your home's features.
The values for B and C may be lower than you think your home is worth, but you will have a range that is not too high and you will know if your price is set too low.

6. I've displayed my home on BuyMyMobileHome.org for a month but I haven't sold my home yet. Why not?

You must not depend entirely on your ad on BuyMyMobileHome.org to make a sale happen. We provide a way to help you increase your visibility. You still need to do your part. Read our top ten ways to sell your home faster. And purchase and read our booklet, Sell Your Mobile Home in 60 Days. If you haven't done those two things and followed the recommendations nothing will happen. You must be active, not passive.

7. What happens next when we find someone who wants to buy our home?

You can present an Offer to Purchase to your prospective buyer. It's a legal document between the two of you that defines the responsibilities of both parties, and lists the selling price, date of "closing" and all other specific tasks that must be completed for the sale to be completed. It will be useful to purchase the Offer to Purchase template (which we wrote for a simple cash purchase and have used twice) to write your own Offer to Purchase or Purchase Agreement and have both your lawyers look it over for errors and omissions before either of you sign it.

Be business-like. (This isn't the same as purchasing a lawn mower at a yard sale.) Don't cash any checks or let someone start to move in until you've both had legal counsel say it's appropriate to sign. While my lawyer has scrutinized it, the laws in your state may be different, and your terms will undoubtedly be different from the template. You'll need to incorporate those changes before signing. (Refer to your profile.) We can send you our Offer to Purchase template both on paper and electronically so it is easier to make changes to suit your own needs.

I'm not a lawyer or real estate agent but if you need a telephone consult to learn how I handled my sales, I'm available for (prepaid) phone consults with either buyer or seller or both.

8. What documents do I need to sell my home?

These are the most common documents that make sense to have available: your home's title, your mortgage agreement or financial statements if you still owe money to a bank or finance company. If you've paid off the mortgage or loan you may need a document from the lending institution like a "Quit claim". You need to show there are no liens on the home.

It's helpful to have receipts from repairs, utility bills, school and property tax receipts. (You probably won't need to collect sales tax on the sale of your home; it was already paid once when the home was bought new.) Also have ready any inspection reports.

You may need to provide your social security number as this transaction will likely need to be reported for income tax. You may also provide a disclosure statement or seller's affidavit on the condition of the property's defects: broken air conditioner, cracks in ceiling, warped floor, leaking toilet, etc.; and verification that there are no debts or liens against the property.

You should also allow the buyer to inspect the home the day before the closing to be sure all conditions and promises and repairs have been met.

9. Why do I need a lawyer?

Selling or purchasing a home is an important transaction which can be a confusing and potentially frustrating process for anyone who has little or no prior experience. The choices you make and steps you take will become legally binding with long-lasting consequences.

A lawyer will help you protect your interests, ensure that you are structuring a good deal for yourself, and make sure you don't make serious, costly mistakes. You can't expect the other party to do this for you. A good real estate attorney can find potential problems in your contract and recommend changes. Don't short-change yourself on one of the more important financial transactions you will have in your life. It's worth the investment, even if just for your piece of mind.

10. Can I change any of the terms on the Offer to Purchase?

This isn't legal advice but, yes... so long as both sides have not yet signed the agreement as it was written. The negotiation process means give and take. If one makes an offer the other is free to accept it, reject it or make a counter-offer, which may or may not be accepted. I understand you can also revoke (take back) an offer so long as it wasn't yet accepted. But you should consult a lawyer to avoid being sued for damages a buyer may face by having relied on your words or actions.

You can make your counter-offer on the same form (Offer to Purchase) simply by crossing out the conditions or terms you don't agree to and inserting any items you do want. (You don't have to insert anything where you cross out a condition or term, if there is nothing you want to replace it with.) You must then place your initials next to each revision in the margin, then sign the counter-offer and hand it to the buyer or seller. If he (or she) accepts your counter-offer he needs to initial every change you made, sign the form and give a copy back to you.

Usually a time limit is spelled out in the offer or counter-offer. If you do nothing and the time limit passes, the offer or counter-offer is no longer valid. (It's terminated.) A lawyer will help each of you make sure the process is conducted in a manner that is lawful.

11. Who will conduct the closing?

I've had good experience with both my local AAA (Motor League) office -- being a member will often entitle you to some savings and faster filing of the title -- and a local Notary Public. These people also know what documents are required and they know the process. You can bring your lawyers together instead if it's a complicated transaction. All 3 of my transactions were "cash-n-carry" if you will, and so we felt lawyers weren't necessary. Good idea to call a week in advance to inform your notary or AAA manager of your intention. They may remind you of an important step or document you may have forgotten.


Good luck, have a good sale and satisfying move to your next home.
Cathy Jackson, owner