Do You Have to Disclose a Modular Home?

If you intend to sell your modular home in the future, there are certain obligations you must fulfill in compliance with the laws of your state and locality.

Do You Have To Disclose A Modular Home?

No, this is not a requirement in most states. It is a good idea to check with your local and state laws, and you can also ask your realtor.

Since modular homes follow the same rules when being built, they hold their value and are treated just like a stick-built home during the sale.

When you learn do you have to disclose a modular home, you may be curious as to other things that you will need to disclose during your house sale.

Some states will require you to disclose many different things, while others will not.

It is important to check your local and state requirements before listing your modular home for sale.

Some of the things you may have to disclose are:

Death In The Home

A buyer may have concerns that someone has died in the home you are selling. Each state may have a different requirement for this type of disclosure.

Some states will not require a disclosure if the death occurred from natural causes or suicide.

However, if the death occurred due to a violent crime or a death related to the condition of the property, this will have to be disclosed.

For example, if a child drowned in a pool on the property because the pool area was not fenced in, you would have to disclose this.

This is true even if there is a fence around the pool now.

If you live in a state that does not require you to tell potential buyers about a death in the house, you may still want to do so.

They may hear about the death from neighbors, and this could cause them to wonder what else you might not be telling them about the property.

Neighborhood Nuisances

Some states will require you to disclose neighborhood nuisances. Things like odors and noises from military, industrial, or commercial properties.

In states like Michigan, sellers are required to disclose landfills, shooting ranges, farms, and airports.

Before selling your modular home, be sure that you look into what your state law requires.


If the modular home you are selling is at an increased risk for a natural disaster, you will need to disclose that information.

For example, if you are in a flood zone, you will have to disclose that information.

Typically, this is required in every state where flooding is a concern.

You will also have to disclose hazards like lead-based paint, radon gas, toxic waste, and asbestos.

If the home was ever used in the manufacturing of methamphetamine, you will also have to disclose that as well.

Homeowner’s Association Information

If your neighborhood has a homeowner’s association, you will have to disclose that fact immediately.

Homeowner’s associations will have fees that occur yearly or monthly, and potential buyers may not like them.

They will also need to know the requirements and rules of the HOA to give to any potential buyer.

If you fail to disclose the HOA and the sale goes through, you could end up in trouble.


It is a good idea to disclose the repair history of the house, and it is a requirement in some states.

For example, in Texas, you must disclose things like defects in the walls, issues with the roof, foundation, flooring, and anything that has or may affect the structure of the home.

If you have done plumbing repairs, HVAC repairs, or electrical, you will also want to disclose these too.

Water Damage

If your home has had any past water damage or has or has had leaks, you will need to disclose this.

The state of Michigan requires you to disclose water damage from floods, roof leaks, or plumbing problems.

Other states will have similar requirements. This is done because water damage can cause structural and mold problems.

Potential buyers that are sensitive to mold can be negatively impacted if there is mold growing anywhere in the home.

Missing Items

You will need to also disclose whether or not there will be missing items with the buyer moving in.

Things like refrigerators, lighting fixtures, or blinds should be mentioned if you plan to take those things with you.

The state of Texas will require you to include a list of items that the property comes with, including the HVAC system, gutters, exhaust fan, water heaters, and more.

Other Disclosures

There are some other disclosures that you may have to make.

For example, if your home is in a historic district, there may be some rules as to what you can do with the property.

If you have had wood-destroying insects like termites, you will need to disclose that when you are selling your house.

States may also require you to disclose whether or not you have issues with easements, boundary disputes, or changes made without permits.

How Do You Disclose?

In most states, your realtor will have a recommended form that you use to disclose everything that you need to disclose.

Both you and your buyer should sign and date the document. This should be viewed and logged in by your real estate attorney.

Frequently Asked Questions

Here are some of the most frequently asked questions about do you have to disclose a modular home.

My realtor says it is best to go ahead and disclose that the home is modular, will this hurt my sale?

No, it should not hurt the sale at all. Your modular home is built to the same standards that stick-built homes are.

Do I need to disclose if I just repaired the roof?

Yes, you should let any potential buyer know that you have done a roof repair.

If I do not disclose something, will I get into trouble?

Yes, there may be financial consequences if you do not disclose something.

For example, if there is mold in the home, you could get sued and have to pay to get the mold remediated out of the home.

How do I find my state’s disclosure requirements?

You can find your state’s disclosure requirements by looking online at the state website or talking to a realtor or a real estate attorney.

Final Thoughts

If you do not have to disclose things in your area, it is still a good thing to do.

You will want to be honest with prospective buyers. Disclosing things can also help you to avoid the expense of a lawsuit.

If you want to make sure that you disclose issues correctly, contact your real estate attorney.

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