When did a titled mobile home cease being a vehicle and become real property under this 1979 Texas title guidance?

Plain-English summary

A titled mobile home remained a vehicle until permanent structural changes made it unreasonable to reconstruct for highway use and the title was surrendered and cancelled.

Removing the axle and wheels was temporary and insufficient. Adding a room, deck, porch, or fireplace without permanent structural change to the trailer also did not change its status.

The owner had to surrender the title with written consent from all unreleased lienholders before cancellation.

What this means for you

Physical placement or additions alone did not convert the trailer. Permanent alteration and formal title cancellation both mattered.

Common questions

Q: Did removing wheels and axles suffice?
A: No.

Q: Did adding a room suffice?
A: Not without structural change to the trailer itself.

Citations and references

• Texas Certificate of Title Act, V.C.S. art. 6687-1, §§ 2(a), 37(a)

Source

• STAR search: https://star.comptroller.texas.gov/search?doc_type_code=L&tax_type_code=MVT
• Opinion: https://star.comptroller.texas.gov/view/7906L2024A07

Original ruling text

STATE DEPARTMENT OF HIGHWAYS
AND PUBLIC TRANSPORTATION

Motor Vehicle Division
40th and Jackson Ave.
Austin, Texas 78779

June 5, 1979

Dear ***:

This is in response to the question presented in your letter
of May 22, 1979, (copy attached hereto) as to whether or not
the status of a mobile home (house trailer) changes from a
vehicle to real estate if such mobile home (house trailer)
has been installed on a lot and has had additions made of a
room or rooms, a deck or porch, and/or possibly a fireplace
built onto it.

Under the provisions of the "Texas Certificate of Title Act",
V.C.S. 6687-1, Sections 2(a) and 37(a), if a House Trailer to
which a Texas certificate of title has been issued is junked,
dismantled, destroyed, or the vehicle changed in such manner
that it loses its character as a house trailer, or in such a
manner that it is not the house trailer described in such
certificate of title, the owner named last in the certificate
of title shall surrender the certificate of title to the
Department together with the written consent of the holders
of all unreleased liens noted thereon, and the certificate of
title shall be cancelled on the records of the Department.

Before a certificate of title could be cancelled in accordance
with the provisions as stated above, any change in the design
and character of a house trailer would be required to be of a
permanent nature. For example, the removal of the axle and
wheel assembly would only be of a temporary nature and thus,
not be sufficient to change the character and/or design of the
trailer.

Before a house trailer could be considered to have changed its
status from a vehicle, permanent structural changes to the
trailer itself would need to take place. The mere addition of
a room without structural changes to the trailer would not be
sufficient.

In conclusion, if a mobile home (house trailer) is permanently
changed in design and character to the extent that it cannot
reasonably be reconstructed and made operational for highway
use, then the certificate of title should be surrendered for
cancellation in accordance with the provisions of the Texas
Certificate of Title Act. Thereafter, the subject property
would no longer be considered a vehicle.

Sincerely yours,

Engineer-Director

By: ....................

Motor Vehicle Division