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MANUFACTURED HOMES
Significant changes in the manner in which
manufactured and mobile homes are taxed took place on January 1, 2000.
Manufactured homes purchased after that date will be taxed like real
property. If you purchased your home before January 1, 2000 you now have
the option of converting to this new taxation method.
Methods of taxation
There are now two different methods of taxing
manufactured homes:
Depreciation Method - This is the method that
has been used for all manufactured homes. The sale price of the home is
reduced to either 80% for a furnished home or 95% for an unfurnished
home. A depreciation allowance of 5% per year is then applied to the
reduced sales price until a maximum depreciation allowance of 35% for
furnished homes or 50% for unfurnished homes is reached. This
depreciated amount is then multiplied by 40% to create the assessed or
"taxable" value. The assessed value is then multiplied by the
full tax rate to determine the amount of annual taxes that are billed
semi-annually. Manufactured homes acquired prior to Jan. 1, 2000 may
stay on this method or may elect to change to the new Appraisal method.
Appraisal Method – A manufactured home that
is purchased after Jan. 1, 2000 will be taxed using the Appraisal
method. In addition, owners of existing manufactured homes may elect to
convert to this method.
Under this method manufactured home owners will pay a
manufactured home tax that is like real property tax. The
values of these homes will be adjusted every three years to their
estimate market value. The estimated market value of the home will be
multiplied by 35% to create an assessed or "taxable" value for
the property. This value will then be multiplied by the effective tax
rate to determine the amount of tax that will be billed semi-annually.
The manufactured home owners that are taxed using
this method will also be entitled to a 10% rollback and a 2.5% reduction
of the taxes billed semi-annually.
Converting to the Appraisal Method
Owners of manufactured homes acquired prior to
January 1, 2000 may choose to convert to the appraisal method, however, you
may only change once. To do so all taxes must be paid prior to
conversion and a form available in the Auditor’s office must be
completed. Transfers after Jan. 1, 2000 will automatically convert to
the appraisal method. Contact the Auditor’s Office if you are
interested in converting.
Converting to Real Estate
Certain manufactured home owners may be eligible to
have their home taxed as real estate. To do so, you must
meet a certain criteria, generally speaking the home must be affixed to
a permanent foundation and the owner of the home must also own the land.
All taxes must be paid, and the title of the manufactured home must be
inactivated and surrendered to the Auditor’s Office. Contact the
Auditor’s Office if you believe you qualify.
Other Changes
Transfer of Ownership:
The County Auditor must transfer used
manufactured homes that are sold after January 1, 2000. The sale will be
subject to a conveyance fee of $4.00 per $1,000 of the sale price. Once
the conveyance is paid in the Auditor’s office, the Clerk of Courts
can transfer the title without charging sales tax.
Relocation Notice:
This notice is required for any manufactured home
that is moved on a public road within the state of Ohio. The notice must
be attached to the rear of the home during the move. Failure to get this
notice can result in a fine of $100.00 for the owner of the home and the
person moving the home. A Relocation Notice is available at the County
Auditor’s Office for a charge of $5.00. All taxes must be paid on the
home at the time the Relocation Notice is issued.
Penalty for Failure to Register a Manufactured Home:
All owners of Manufactured homes are required to
register their home with the County Auditor’s Office within 30 days
after locating in Gallia County. Failure to do so can result in a
$100.00 fine.
Board of Revision:
Homeowners taxed under the Appraisal method may
appeal the valuation of their manufactured home with the Board of
Revisions by filing a complaint between January 1 and March 31.
Interest on Delinquent Taxes:
Delinquent taxes on manufactured homes are now
subject to interest charges.
Conveyance and Transfer Fees:
Conveyance Fee $4.00 per $1,000.00
Transfer Fee $. 50 per transfer
Your County Auditor’s office can more fully explain
these important changes to you and help you determine if a change to the
Appraisal Method would be beneficial to you. Please do not hesitate to
contact us.
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