[WSBAPT] Mobile home on owned land

Thu May 31 12:45:21 PDT 2018

RCW 82.45.032
Additional definitions.

Unless the context clearly requires otherwise, the definitions in this
section apply throughout this chapter.

(1) "Real estate" or "real property" means any interest, estate, or
beneficial interest in land or anything affixed to land, including the
ownership interest or beneficial interest in any entity which itself owns
land or anything affixed to land. The term includes used mobile homes, used
park model trailers, used floating homes, and improvements constructed upon
leased land.

(2) "Used mobile home" means a mobile home which has been previously sold
at retail and has been subjected to tax under chapter *82.08*
<http://app.leg.wa.gov/RCW/default.aspx?cite=82.08> RCW, or which has been
previously used and has been subjected to tax under chapter *82.12*
<http://app.leg.wa.gov/RCW/default.aspx?cite=82.12> RCW, and which has
substantially lost its identity as a mobile unit at the time of sale by
virtue of its being fixed in location upon land owned or leased by the
owner of the mobile home and placed on a foundation (posts or blocks) with
fixed pipe connections with sewer, water, and other utilities.

*From:* wsbapt-bounces at lists.wsbarppt.com [mailto:
wsbapt-bounces at lists.wsbarppt.com] *On Behalf Of *Mike Winslow
*Sent:* Thursday, May 31, 2018 11:57 AM
*To:* 'WSBA Probate & Trust Listserv' <wsbapt at lists.wsbarppt.com>
*Subject:* Re: [WSBAPT] Mobile home on owned land

Typically, if title is eliminated then the county assessor no longer has a
separate property tax statement for the mobile (wherein it is taxed as
personal property). This is not fool proof, as some counties will tax a
mobile and land together even though there is no record of a title
elimination at the vehicle licensing in Olympia. I cannot speak to King
County, specifically, but I have found varying practice on this issue from
county to county (esp. older transactions on the coast and Eastern WA).

I would start with checking Assessor’s records for the mobile taxed as
personal property( search under the property address; most assessors will
tie to a related record if there is a mobile taxed as pp) then if it
appears to be eliminated, I would check with the Assessor’s office by phone
to see if they show record of elimination in the internal records not
visible online; failing that check vehicle licensing in Olympia by VIN.
Usually, they find no record of a title, but once in a while we will find a
record of the mobile title, even though the Assessor is taxing all as real
estate. If there is still record of a vehicle title, usual transfer
procedure applies, using Bill of Sale and transfer at Auditor. If there is
no record of title in Olympia, I draft the PR deed to recite the legal
description and the mobile description by brand, year and VIN.

I would not treat the deed as dispositive of the issue one way or the other.

Michael A. Winslow

1204 Cleveland Ave.

Mount Vernon, WA 98273

Ph. 360-336-3321

Em. Mike at winslegal.com

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*From:* wsbapt-bounces at lists.wsbarppt.com [
mailto:wsbapt-bounces at lists.wsbarppt.com <wsbapt-bounces at lists.wsbarppt.com>]
*On Behalf Of *Doug Owens
*Sent:* Thursday, May 31, 2018 11:21 AM
*To:* WSBA Probate & Trust Listserv
*Subject:* Re: [WSBAPT] Mobile home on owned land

Dear Lisa, I believe that if title has not been eliminated on the mobile
home it is personal property and a vehicle transfer would be required.  I
hope this is helpful.  Yours truly, Doug Owens

On May 31, 2018, at 11:04 AM, Lisa E Schuchman <lisa at lisaschuchman.com>
wrote:

In a probate, the decedent owned a parcel of land in King County with a
mobile home on it.  I’m trying to figure out if title to the mobile has
been eliminated.  Her purchase deed describes the land “together with a
mobile home” with the year, brand, and VIN, so I think title has not been
eliminated. Also, her family isn’t clear about whether there was a vehicle
purchase as part of her purchase.

If I’m correct, do I deed the land and also do a vehicle transfer?  Even
though the purchase deed reads as above? Insights?

Lisa E. Schuchman
206-960-4212
www.lisaschuchman.com

I learn, I give. – Gloria Steinem

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Any tax advice included in this document and its attachments was not
intended or written to be used, and it cannot be used, for the purpose of
avoiding penalties under the Internal Revenue Code.

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