Mobile Homes Tax and Tips
Responsibilities of the Treasurer, Assessor,
Renter, and Owner
The Treasurer is responsible for:
- Mailing a Property Tax Statement after January 10
of each year
- Collecting Mobile Home Ad Valorem Taxes
- Performing Distraint Process due to delinquent taxes
The Assessor is responsible for:
- Establishing a valuation on the mobile home and notifying
the owner by May 1 each year if there is a value
increase from the prior year
- Answering questions and correcting problems concerning property
- Hearing and reviewing all protests on the assessed valuation
between the first business day after the Notice of Valuation is
mailed and the last business day of June
- Rendering a decision, in writing, by the last business day
The Mobile Home Owner is responsible for:
- Carefully reviewing the Notice of Valuation received from
- Contacting the Assessor if you do not understand the Notice
- Notifying the Assessor if the mailing address changes
The Mobile Home Renter is responsible for:
- Forwarding the Property Tax Notice to the owner if the renter
is not responsible for payment
- Immediately notifying the owner or liable party of any distraint action taken by the Treasurer
Buying and Selling a Mobile Home
The seller must:
- Ensure that all property taxes have been paid on the mobile
- Provide the buyer with a Certificate of Taxes Due. This document
is required by law and is issued by the Treasurer's Office. A
copy of the title is required in order to issue the certificate.
The fee is $10.00 and is due upon issuance of the Certificate.
- Provide the buyer with a Certificate of Title to facilitate
the transfer of ownership
- By law, provide a listing of the household furnishings included
in the sale price
The buyer must:
- Apply for a new title from the County Motor Vehicle Department
within 45 days of the sale of a new mobile home or within 30 days
of the sale of a previously owned mobile home
- A Certificate of Taxes Due is required at the time of transfer
(See "seller" above).
- The title must be filed in the same county that the home is
- Notify the County Assessor of who the new owner is
Moving A Mobile Home
- Notify the County Assessor. The Assessor will
collect the information needed so the Treasurer's Office can issue
an Authentication Form and moving permit. A fee of $10.00 is
due and payable to the Treasurer.
- If the home is remaining in Larimer County, taxes must be paid in full.
- If the home is leaving the county, all taxes must be paid in full plus one year in advance.
- If the home is leaving the state, all taxes, (current and
prorated), must be paid with cash or certified funds.
- If the mobile home is moved outside of Larimer County, you
must provide the new County Treasurer and Assessor with the new
location of the mobile home and your mailing address within 20
days of your arrival. The new County Assessor will prorate the
value of the mobile home for the amount of time the mobile home
will be in the new county.
- Any mobile home owner or mover who moves a mobile home and fails to notify the
County Treasurer and County Assessor, shall be punished by a fine of not less
than $100.00 nor more than $1,000.00.
- The fine for multiple use of a moving permit or prorated tax
receipt is $350.00.
**The County Treasurer in the current location and/or new location of the
mobile home may enforce collection of any fine imposed for an illegal move.**
Purging A Mobile Home
- Purging a mobile home starts by picking up a purge packet from the Assessorís Office
and filling out the necessary forms. The mobile home has to be setting on foundation,
with no wheels or axles.
- The current and prepaid taxes for next year for the mobile home have to be paid in
full. The Treasurerís office will provide a Tax Authentication form which costs $10.00.
The authentication, title, and purge packet is taken to the Assessorís Office where the
purge of the mobile home will be completed.
Delinquent Mobile Home Taxes
Property taxes officially become delinquent on June 16
of the year they are due. Delinquent interest, advertising, and
distraint fees are subject to collection once the taxes become
delinquent. Since the amount due is dependent on the date paid,
please review the important dates listed below.
- Delinquent interest:
Must be included in the amount submitted
for payment. Interest is calculated as follows:
Delinquent Interest Chart
|Month Paid||Half Tax Option
|Half Tax Option
|Full Tax Option|
|June 16 – 30||4%
|November 1 – 17
(prior to Tax Lien Sale)
***Beginning September 1 all payments must be made by cash or certified funds!**
August 31, 2015
Last day to pay mobile home taxes to avoid advertising costs of $10.00 per mobile home.
September 1-30, 2015
Delinquent Notice is given to all mobile homes located in a park. Orange doorhangers are placed on each mobile home in which property taxes are delinquent. The Notice is placed
by the Mobile Home Civil Deputy employed by the Treasurer's Office.
September 1, 2015
Notice is mailed to the lienholders of record that the property taxes on the mobile home are delinquent. This includes financial institutions and mortgage companies.
September 11, 2015
First advertising of delinquent mobile home taxes in preparation for Tax Lien Sale.
September 30, 2015
Last day to pay mobile home taxes to avoid Distraint Fee of $50.00.
October 2, 2015
All mobile homes are subject to distraint. A Distraint Warrant is placed on the
home by the Mobile Home Civil Deputy employed by the Treasurer's Office. Once this warrant is placed on the mobile home, the home
can not be moved or sold until the taxes are brought current.
October 30, 2015
Last day to pay to avoid a second advertising charge of $10.00 (bringing total advertising charges to $20.00).
November 6, 2015
Second advertising of delinquent mobile home taxes in preparation of Tax Lien Sale.
November 10, 2015
Last day to pay mobile home taxes to avoid Tax Lien Sale.
November 13, 2015
All delinquent mobile home taxes will be sold at Tax Lien Sale.
Please contact the Treasurer's Office at (970) 498-7020 for further information and redemption figures.
Tax Lien Sale for Mobile Homes
- Delinquent mobile home taxes will be sold at the annual Tax Lien Sale conducted by the
Treasurer. This year's sale will be held November 19, 2015.
- Once the tax is sold, a tax lien is placed against the mobile home.
- The tax lien is recorded with the Larimer County Clerk and Recorder's
Office for public record.
- A tax lien is sold on the mobile home; the mobile home itself
is not sold.
- All mobile homes have a one year redemption period unless the mobile home title and legal ownership of the land are in the same name.
- Mobile homes on private land where land ownership and mobile home title are in the same name have a three year redemption period.
Redemption of mobile home tax liens:
- This rate is established by adding nine
percentage points to the federal discount rate as of September 1
and rounding to the nearest full percent.
- Redemption interest accrues on delinquent taxes on a monthly
basis; therefore, it is necessary to contact the Treasurer's Office
prior to making your payment. Please contact (970) 498-7020 for
**All redemption payments must be made by cash or certified funds.**
- Once the tax lien is redeemed, the Treasurer will issue a
Redemption Certificate to the party who made payment. The Redemption
Certificate cancels the tax lien. Since the Certificate validates
the cancellation of the lien, this document should be retained
in your permanent records.
If the tax lien is not redeemed:
- The Treasurer will notify the owner of the mobile home and
any lienholders 30 days prior to the expiration of the redemption
- After the close of the redemption period, the certificate holder is able to apply for a Certificate of Ownership. Once the application is received, the certificate holder will be issued the Certificate of Ownership with all rights and interest to the mobile home. The certificate may then be used to gain title through the Motor Vehicle Department.
For further information on mobile home taxation and collection please contact the Treasurer's Office (970) 498-7024, or via email.