Immobilizing A Mobile Home

In Louisiana, property is classified as either movable or immovable:

• Movable property is something that can be moved from one place to another, like a car or trailer. A mobile home is considered movable as long as it can be transported and is still registered as a vehicle.

• Immovable property means something that’s permanently attached to land, like a house or building. Once a mobile home is immobilized and made part of the land, it’s treated legally the same as real estate.

So, if your mobile home is movable, it’s taxed and titled like a vehicle. If it’s immovable, it’s taxed and treated like a house, and the land it sits on.

In Louisiana, an Act of Immobilization is a legal document filed by a factory-built (manufactured) home owner, along with the homeowner’s concurrence, that permanently attaches the home to a specific parcel of land, changing its legal status from movable property to immovable property. This process, which requires the recording of the act in parish conveyance records, affects financing, taxation, and the ability to move the home.

Making your mobile home “immovable” can give you some financial and legal benefits. When a mobile home is legally part of the land, banks are more likely to offer you a mortgage instead of a personal loan. That can mean better interest rates and longer repayment terms. 

Immovable homes are also usually taxed at a lower property tax rate than movable homes, which are taxed more like vehicles. 

In short, immobilizing your mobile home can make it easier to get financing and may reduce your property taxes. It also means your home is legally treated like a house or building that’s permanently attached to your land.

To make your mobile home an “immovable,” you’ll need to complete a legal process called an Act of Immobilization. Here’s what to do: 

1. File an Act of Immobilization with your parish Clerk of Court.

   • This is a notarized document that says your mobile home will stay permanently attached to a specific piece of land.

   • It must include a full legal description of both the home and the land.

   • The act must be signed in front of a notary and two witnesses.

2. Get the court’s approval.

   • The Clerk or court will review your filing to confirm that your mobile home qualifies as immovable property.

3. Send a certified copy of the Act to the Louisiana Office of Motor Vehicles (OMV).

   • Mail it to: Office of Motor Vehicles, Title Registration Unit, P.O. Box 64886, Baton Rouge, LA 70896.

4. Include these documents with your application:

   • The original Certificate of Title or Manufacturer’s Certificate of Origin

   • A Bill of Sale (if you bought the home)

   • The Authentic Act of Immobilization signed by you (and your lienholder, if you have one)

   • The Vehicle Application (DPSMV1799)

   • Any sales or use tax and handling fees that apply

5. Pay the OMV fees.

Once the OMV processes your paperwork, they’ll record your Act of Immobilization and send you proof that it’s been accepted. From that point on, your mobile home is treated as part of the land, not as a vehicle 

You might. To qualify as “immovable,” your mobile home usually needs to be permanently attached to the land. This means it should look and function like a house that isn’t meant to move again.

You may need to:

• Install a permanent foundation or tie-downs that secure the home to the ground.

• Remove the wheels, axles, and hitch so it can’t be easily moved.

• Connect it to utilities (like water, electricity, and sewer) as a permanent residence.

These steps show the court and the Office of Motor Vehicles that your home is fixed in place and meant to stay there. The exact requirements can vary depending on your parish, so it’s a good idea to check with your Clerk of Court before filing your Act of Immobilization.

The Louisiana Office of Motor Vehicles (OMV) has an online tool to determine if a mobile home is not registered as a motor vehicle. You can determine this by submitting a mobile home immobilization inquiry.

The main Louisiana statutes are: 

• R.S. 9:1149.4

• R.S. 9:1149.6

• R.S. 47:301(16)(e)

You can contact your parish Clerk of Court for recording questions or the Louisiana Office of Motor Vehicles for immobilization records and filing requirements.