As some may recall, we bought a 56-lot park in March and we’re trying to clean it up. We’re having a some problems because we don’t know who owns the homes in the park. They’re titled to a business name and multiple people claim to be that business; one individual signed the titles and “sold” them to residents in the park, but they never transferred the titles because they didn’t want to pay taxes - which haven’t been paid in 7 years. We’ve consulted several attorneys about the matter and I think we’re on the way to resolving it, but in the mean time, when we evict someone, the home sits and no lot rent is being paid. I can’t sue the owner because I don’t know who it is.
The problem we’re having is that in the past few weeks, people have pulled 3 homes from the park. Usually, the cost to move a home is prohibitive enough that it “safeguards” a park owner. But these people are getting a guy with a dually pickup truck to hook up and drag 70’ homes down the road (we’re in city limits - it’s not like we’re in the middle of nowhere). I don’t know about the third home, but I checked at the tax office for the first two homes and the person who moved them to his property does not have title, the taxes haven’t been paid in years, utilities weren’t disconnected by a licensed profesional, he left the lots a mess, and he owed more than $1000. Our attorney told us we can file a lawsuit for back rent against the person who owns/owned the homes until they time they were moved (once we determine who that is). But does anyone have any idea of how to stop this?
Along the same lines, does anyone know of an attorney who specializes in MHP in the state of GA? We need someone experienced in the field. I just met with one who handles the “big” park in town and he told me that it’s not possible to lien a home for back rent (even if I know who owns it). I can only get a judgment against the person and then their wages (tax refunds, etc) could be garnished. It seems like there must be a way to keep someone from pulling a home out when there’s back rent against it. I’m trying to put a system in place so I’ll have recourse going forward. I was going to require a copy of the home’s title and require that my lease be with the titled owner, so I’d know who to sue, but I thought I could then lien the home so somebody couldn’t drag it out of there on a whim.
Ironically, I’m trying to move homes into the park and I have to pay for permits, inspections, etc. to the tune of $4000 to have one moved in and set up. But there’s no permit required to move one out.