Yes. And there are some very good reasons why you may want your own representation. We sell quite a few manufactured homes throughout the Phoenix area, partly because there are so many manufactured-home communities near us. Many of these communities work differently from a traditional neighborhood. You may be buying the home but not the land underneath it . Instead, you pay monthly lot rent to the community. The park may also have its own rules, application process, age requirements, pet restrictions, fees and other requirements. And there is another big difference buyers often don't realize. The Salesperson at the Park May Not Be a REALTOR® Many manufactured-home communities have their own sales office or salespeople who help sell homes within the park. That does not automatically mean they are Arizona real estate agents or REALTORS®. Arizona has a separate licensing system for people who sell manufactured and mobile homes. Depending on the situation, a salesperson may be licensed through the Arizona Department of Housing and work for a licensed manufactured-home dealer or broker rather than being licensed as a real estate agent. Why does that matter? Because when you walk into the park sales office, you should understand who that person represents. Someone who is helping sell a particular home is not automatically your buyer's representative. Those are two very different jobs. Can I Bring My Own Real Estate Agent? Yes. We regularly represent buyers purchasing manufactured homes in land-lease communities. Just like any other real estate representation, it is important to discuss with your agent before you begin shopping how they will be compensated. In a traditional Arizona residential resale transaction, a buyer may request that the seller contribute toward the buyer's broker compensation as part of the purchase offer. That request is negotiable, and the seller is not required to agree to it. Manufactured homes located on leased land may be sold using a different process and different paperwork, and the park, dealer or seller may not offer or agree to pay a buyer's agent. That does not mean you can't have your own representation. It simply means you and your agent should discuss the transaction and compensation ahead of time so you understand your options and any potential cost before moving forward. For many buyers, having someone at the table whose job is specifically to represent their interests can be extremely valuable. Don't Skip the Inspection Just Because Someone Says You Don't Need One This is probably one of my biggest concerns. I have personally heard salespeople tell buyers that they don't need an inspection or that inspections aren't done on manufactured homes. Nope. Manufactured does not mean maintenance-free. These homes can still have expensive problems involving: HVAC systems Plumbing Electrical systems Water heaters Roofs Windows and doors Subfloors Appliances Additions and Arizona rooms Structural or support components An inspection on a manufactured home may look somewhat different from one on a traditional site-built home, and you want an inspector familiar with manufactured housing. But the idea that you should simply buy one without inspecting it because "that's how it's done here" should make you ask more questions, not fewer. "It's Being Sold As-Is" Doesn't Mean Nobody Will Negotiate Another statement I recently heard was that homes in a particular community were sold AS-IS with no repairs. The words "as-is" can sound pretty intimidating. But here's what buyers need to understand. Even the standard Arizona residential resale contract states that the property is being sold in its present condition. That doesn't mean buyers shouldn't inspect the home or that the parties can never negotiate after problems are discovered. We've represented buyers who had inspections performed on manufactured homes and discovered problems. And guess what happened? We've had sellers agree to make repairs. We've had sellers offer credits. We've negotiated solutions that worked for both sides. Why would a seller agree to that? Because sometimes the alternative is losing the buyer. If there are 20 other manufactured homes for sale in the same community and an inspection uncovers an expensive problem, a seller may decide that working something out makes much more sense than watching the buyer move on to another home. What a buyer can request, and what happens after an inspection, will depend on the particular agreement being used. But hearing the words "as-is" should never be confused with "don't inspect it." Be Careful How Much You Tell the Park Salesperson This one doesn't get talked about enough. I've toured manufactured homes with buyers while a community salesperson accompanied us. And I've been amazed at some of the information I've heard. Things like: "The seller has cancer and really needs to sell." "They're getting divorced." "They need this sold immediately." "They'll probably take just about any offer." From a buyer's perspective, that information can certainly affect negotiations. But here's the other side of that coin: What is being said about you after you leave? Suppose you tell the salesperson: "We absolutely love this one." "This is the only community we'll consider." "We have to move before the end of the month." "We could probably go another $15,000 if we had to." You may have just handed over information that could weaken your negotiating position. When we represent a buyer, we're careful about what information gets shared and why. You don't need everyone involved in the transaction knowing your maximum budget, your deadline, how emotionally attached you've become to the home or how badly you need the deal to work. There's a time for showing your cards. Negotiating the purchase price usually isn't it. You're Also Buying Into the Community With a land-lease manufactured home, evaluating the house is only half of the homework. You also need to understand the park. Before purchasing, buyers should investigate things such as: Current monthly lot rent What the lot rent includes Community application and approval requirements Additional monthly or annual fees Pet restrictions Parking and vehicle restrictions Rules regarding occupants Rules regarding improvements to the home Amenities Utility responsibilities Any applicable age restrictions Community rules and regulations How and when lot rent may change A beautiful home can become much less attractive if you discover afterward that the community rules or monthly costs don't work for you. One More Important Difference: The Title Arizona manufactured and mobile homes that have not been permanently affixed to real property generally have certificates of title issued through the Arizona Motor Vehicle Division. That's one reason these transactions can look very different from purchasing a traditional house and lot. If the manufactured home has been permanently affixed to real property, however, the ownership and title process is different. This is another area where buyers should make sure they understand exactly what they're purchasing: the home only, or the home and the land. The Bottom Line You absolutely can have your own real estate agent represent you when purchasing a manufactured home in a land-lease community. The park salesperson may be perfectly helpful and knowledgeable about the community. But that doesn't automatically make that person your representative. Those are two different things. Independent representation gives you someone who can help you evaluate the purchase, review comparable sales, think through an offer, protect your negotiating position, coordinate inspections and help you understand what you're agreeing to before you sign. Manufactured homes can be a great option for buyers looking for affordability, amenities or a particular lifestyle. Just don't confuse a simpler-looking purchase with a purchase that doesn't deserve proper due diligence. Frequently Asked Questions Can I use a REALTOR® to buy a manufactured home in an Arizona land-lease community? Yes. Buyers can choose to hire their own real estate agent for representation. How that agent is compensated should be discussed before beginning the home search. Depending on the transaction, the seller, dealer or park may or may not agree to contribute toward the buyer's agent compensation. Your agent can explain your options before you make an offer. Do manufactured homes have titles in Arizona? Generally, Arizona MVD issues certificates of title for mobile and manufactured homes that are not affixed to real property. A home permanently affixed to real property is handled differently, so buyers should verify how the particular property is titled. Should I get an inspection on a manufactured home? We strongly recommend buyers consider an inspection. Manufactured homes can have many of the same costly problems as other homes, including HVAC, electrical, plumbing, roofing and water damage. Look for an inspector experienced with manufactured housing. If a manufactured home is being sold as-is, can I still ask for repairs? Depending on the purchase agreement, inspection findings and circumstances, buyers and sellers may still negotiate repairs, credits or other solutions. "As-is" should not be interpreted as "don't inspect it" or "don't ask questions." Does the salesperson in the park represent me? Don't assume so. Ask directly who the salesperson represents and what type of license they hold. A manufactured-home salesperson working for a dealer or broker is different from hiring a real estate agent specifically to represent you as the buyer. What should I investigate besides the manufactured home itself? The land lease and community rules are extremely important. Review lot rent, fees, application requirements, utilities, pet rules, parking restrictions, occupancy requirements, amenities and other community regulations before committing to the purchase. This article is intended for general educational purposes and is not legal advice. Manufactured-home transactions, community requirements, contracts, title status and representation agreements can vary significantly. Buyers should rely on their specific purchase documents and community agreements and consult the appropriate licensed real estate professional, manufactured-housing professional, title professional and/or attorney regarding their individual transaction.
At Rover Realty, we believe that supporting our community goes beyond real estate. Each month, we’re proud to give back to organizations making a meaningful difference, and this month, we’re honored to support SauerPower Veterans Empowerment Alliance (SPVEA) .
"How do I know the seller actually completed the repairs they agreed to?" It's one of the most common questions buyers ask after the inspection period, and it's a good one. Many buyers assume their REALTOR® will inspect the repairs or that a stack of receipts guarantees everything was done correctly. In reality, the Arizona purchase contract lays out a clear process that explains what the seller is responsible for, what the buyer is responsible for, and how everyone can move toward closing with confidence. Here's how the process typically works in Arizona. Step 1: The Seller Completes the Repairs Unless the purchase contract or the BINSR (Buyer's Inspection Notice and Seller's Response) states otherwise, the seller must complete all agreed-upon repairs at least three (3) days before the Close of Escrow. This gives the buyer time to verify the repairs before becoming the new owner. Step 2: The Seller Provides Paid Receipts If the seller hired contractors or vendors to complete the repairs, they are required under the standard Arizona REALTORS® Residential Resale Purchase Contract to provide paid receipts for that work, unless the parties have agreed otherwise. Notice the important word: paid . A paid receipt helps document that the contractor or vendor has been compensated and provides valuable records of who performed the work, when it was completed, and what was repaired. It can also help reduce the likelihood of payment disputes after closing. Ideally, the receipts should include: The company that performed the work. The date the repairs were completed. A description of the work performed. Any warranty information, if applicable. Step 3: Can the Seller Do the Repairs Themselves? Yes. Many buyers are surprised to learn that Arizona's standard purchase contract allows sellers to complete repairs themselves unless the repair agreement specifically requires a licensed contractor or another qualified professional. However, there is an important requirement. The repairs must be completed in a workmanlike manner and to industry standards. That means the repair should be properly completed—not simply covered up or temporarily patched. What About Arizona's Handyman Law? Arizona also has a handyman exemption that generally allows certain work valued at up to $3,000 to be performed without a contractor's license, subject to Arizona law and the requirements of the Arizona Registrar of Contractors. Regardless of who performs the work, the seller is still responsible for ensuring the repairs meet the standards required under the purchase contract. Step 4: The Buyer Verifies the Repairs Once the seller notifies the buyer that repairs have been completed and provides any required documentation, the responsibility shifts to the buyer. The buyer has two options: Personally inspect the repairs. Hire their home inspector or another qualified professional to perform a re-insspection. For significant repairs involving roofing, electrical, plumbing, HVAC systems, foundation concerns, or other major components, many buyers choose to have their inspector return before closing to verify the repairs were completed. That extra inspection can provide tremendous peace of mind. Don't Skip the Final Walk-Through Before closing, buyers typically complete a final walk-through of the property. This isn't another full home inspection. Instead, it's an opportunity to confirm: The agreed-upon repairs appear complete. No new damage has occurred. The home is in substantially the same condition as when the purchase contract was accepted. Any agreed-upon personal property remains with the home. If something doesn't seem right, it's almost always easier to address it before closing than afterward. What Is My REALTOR®'s Role? Another common misconception is that your REALTOR® is responsible for verifying that repairs were completed correctly. While your REALTOR® plays an important role in coordinating the repair process, they are not licensed home inspectors, contractors, electricians, plumbers, or engineers. They cannot certify that repairs were completed properly or that the workmanship meets industry standards. Your REALTOR® can: Help negotiate repair requests. Track contractual deadlines. Obtain receipts and documentation from the seller. Coordinate access for inspectors and contractors. Recommend that you schedule a re-inspection when appropriate. Help address concerns before closing. However, the buyer is ultimately responsible for deciding whether to inspect the repairs personally or hire qualified professionals to verify the work before closing. Think of your REALTOR® as your guide and advocate throughout the transaction—not the person performing or certifying the repairs. The Bottom Line Arizona's repair process is designed to clearly define each party's responsibilities. The seller completes the agreed-upon repairs and provides the required documentation. The buyer then has the opportunity—and responsibility—to verify those repairs before becoming the new owner. Taking the time to review receipts, ask questions, schedule a re-inspection when appropriate, and complete a careful final walk-through can help prevent costly surprises after closing. Buying a home is one of the biggest investments you'll ever make. A little extra due diligence before closing can provide peace of mind for years to come. Frequently Asked Questions Can I require the seller to use a licensed contractor? Yes. If that's important to you, it should be specifically negotiated and written into the BINSR repair agreement. Otherwise, the seller may complete the repairs themselves as long as they are performed in a workmanlike manner and meet industry standards. Do I have to hire another inspection? No. Buyers are not required to hire a re-inspection, but it is often recommended for major repairs or when specialized work was performed. Can I delay closing if the repairs aren't completed? Possibly. If agreed-upon repairs have not been completed as required under the purchase contract, the parties may negotiate an extension, a credit, an escrow holdback (if permitted and agreed upon), or another solution. Every situation is unique, so work closely with your REALTOR® before closing. What if I discover after closing that a repair wasn't completed correctly? That depends on the circumstances. If a repair was agreed upon but was not completed or was performed improperly, there may be contractual or legal remedies available. Document your concerns, notify your REALTOR® promptly, and seek legal advice when appropriate. What if the seller says they fixed the problem, but I still think there's an issue? Don't guess. Before closing, you have the opportunity to inspect the repairs yourself or hire your home inspector or another qualified professional to verify the work. If concerns remain, it's best to resolve them before closing whenever possible. Can the seller give me a credit instead of making the repairs? Yes, if both the buyer and seller agree. In some situations, the parties may negotiate a seller credit instead of requiring repairs to be completed before closing. This allows the buyer to hire their own contractor after taking ownership. What if the repair is something I can't easily verify during the final walk-through? Some repairs—such as roofing, plumbing inside walls, electrical work, HVAC components, or foundation repairs—may require specialized knowledge. In those cases, hiring your home inspector or another qualified professional to perform a re-inspection before closing is often a wise investment. Important Disclaimer This article is intended to explain how the current Arizona REALTORS® Residential Resale Purchase Contract generally handles repair requests. Real estate contracts can be negotiated, and buyers and sellers may agree to terms that differ from the standard contract. This article is provided for educational purposes only and should not be considered legal advice. Always refer to the specific language in your signed purchase contract and consult your REALTOR® or attorney if you have questions about your contractual rights or obligations.
