Getting Started with Mobile Home Investing in Washington State

[Cody Dunivin]

I'm trying to figure out the steps and proper license needed in order to start mobile home investing in Washington state.  Is a license necessary when making my first few deals?  I read that as long as I don't sell more than 4 homes within a 12 month period a license is not required.  Will I be able to be a mobile home investor without having a physical office?

[John Fedro]

Hi Cody,

Good questions. Great job wanting to help local mobile home buyers and sellers in your area. Please see my thoughts below in bold that may help answer your questions.

I'm trying to figure out the steps and proper license needed in order to start mobile home investing in Washington state. Procedures will change a bit if you plan on renting these homes out 100% of the time, versus selling them for cash or payments. Additionally, the procedure will change if you only plan on purchasing and reselling mobile homes attached to real land. There are certainly a number of mobile home investors around the state that are not following proper procedure and still buying and selling mobile homes. Some of these investors may be doing things ethically, non-ethically, with correct paperwork, or incorrect procedures, maliciously, with some ignorance, 100% by the book, etc. I only mention this because important to have more clarity on your state and what is going on around you than less clarity. Is a license necessary when making my first few deals? I read that as long as I don't sell more than 4 homes within a 12 month period a license is not required. In Washington state you are allowed to purchase and resell up to for mobile homes in a 12 year period in a single person's name, trust, or company name. You can find more information about that here. https://bls.dor.wa.gov/vehiclevesseldealer/dlrmanhomedealer.aspx Keep in mind that if you are planning on making any rehabs to this home than you should be a licensed contractor in the state of Washington as well. While many states have some sort of restriction to the number of mobile homes you may buy/resell in any 12 month period, Washington state is one of the few that asks you to be a licensed contractor when making repairs on your home with the intent to resell in the next six months or so. https://www.lni.wa.gov/TradesLicensing/Contractors/HowReg/Register.asp Will I be able to be a mobile home investor without having a physical office? The state does ask you to, yes. However as mentioned above, there are certainly other investors not following the exact letter of the law in and around your state. While there is no one directly pointing a finger at you or shining a spotlight at you when you purchase these homes, if someone complains that you are fraudulent, took advantage of them, and lets the state know of what you are doing then you will be found out and given a cease-and-desist letter and potentially fined or more. I hope this helps some and answers your questions. As always, if you have any follow-up questions or concerns never hesitate to reach out any time. We are all here to help if possible.

Talk soon,
John