Can Real Estate Agents Sell Mobile Homes?
In Ontario, a licensed REALTOR® can sell a mobile home when the transaction includes the land it sits on — that is the type of trade the Trust in Real Estate Services Act regulates. When the mobile home is sold as a chattel only (the buyer is taking the structure, not the land), it is treated more like the sale of a vehicle and falls outside TRESA, meaning a REALTOR® is not strictly required.
Three common ownership scenarios
- Mobile home + freehold land. A standard real estate trade. Fully within REALTOR® practice.
- Mobile home + leased land in a park. The home itself is a chattel; the lease is an interest in land. Many REALTORS® handle these but the contracts and disclosures are different.
- Mobile home only, on someone else’s land. Treated as a chattel sale. A bill of sale, not an Agreement of Purchase and Sale, is the usual document.
What changes about marketing and financing
Mobile homes on leased land typically don’t qualify for traditional residential mortgages. Buyers often use chattel loans or personal loans at higher rates and shorter amortizations. That changes who the realistic buyer pool is, which in turn changes pricing and marketing strategy.
Disclosures specific to mobile homes
- Park lease terms, monthly land rent, and any restrictions on transfer or assignment.
- Age of the home and CSA Z240 or A277 certification status.
- Condition of the underlying land (where freehold) including septic and well.
When to use a REALTOR® anyway
Even when not legally required, an experienced agent helps with valuation in a market where comps are scarce, marketing to a narrower buyer pool, and document review. For chattel-only sales, a real estate lawyer is often the more appropriate professional for the paperwork.
Frequently Asked Questions
- Can a REALTOR® charge commission on a chattel-only mobile home sale?
- They can charge a fee, but it isn’t a regulated real estate trade. The agreement should be written carefully so both parties understand what service is being paid for.
- What about modular homes on permanent foundations?
- Modular homes on permanent foundations sold with land are standard real estate trades and handled like any freehold home.
- Do park rules affect resale?
- Yes. Most parks reserve rights of approval over a new tenant or a transfer of the home. Get the park’s rules in writing before listing.
Related Reading
Primary sources for jurisdictional facts:
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