Here’s a full list of questions real estate agents may ask their broker about the Manufactured Home/Mobilehome Transfer Disclosure Statement (TDSmH – ZipForms), with detailed explanations for each.

Manufactured Home/Mobilehome Transfer Disclosure Statement (TDSmH – ZipForms)

1. What is the purpose of the Manufactured Home/Mobilehome Transfer Disclosure Statement?
   This disclosure provides buyers with important information about the condition and history of a manufactured or mobile home, similar to the Real Estate Transfer Disclosure Statement (TDS) used in traditional real property sales. It ensures buyers are informed about material facts before completing the transaction.
2. Is this disclosure legally required in every mobilehome or manufactured home sale?
   Yes. California law requires the seller of a manufactured or mobile home situated in a mobilehome park, leased land, or private property to provide this disclosure, unless the seller is specifically exempt (such as certain court-ordered sales).
3. Who is responsible for completing the disclosure?
   The seller must complete the disclosure to the best of their knowledge. The listing agent and broker are responsible for ensuring that the disclosure is delivered to the buyer in a timely manner.
4. How is this disclosure different from the standard Real Estate Transfer Disclosure Statement (TDS)?
   The TDS is required for one-to-four-unit residential properties, while the TDSmH is specifically designed for manufactured homes and mobilehomes. It asks about unique items such as the serial number, HUD label, registration, anchoring, skirting, roof type, and prior relocations.
5. Does the TDSmH cover both personal property and real property mobilehome sales?
   Yes. Whether the manufactured home is affixed to land (real property) or located in a mobilehome park (personal property), this disclosure is required.
6. When must the disclosure be delivered to the buyer?
   It must be provided as soon as practicable before transfer of title or close of escrow, ensuring the buyer has sufficient time to review and make decisions.
7. Can the buyer cancel the transaction if the disclosure reveals material issues?
   Yes. If the buyer receives the disclosure after making an offer, they typically have three days after personal delivery (or five days after mailing) to cancel the contract without penalty.
8. What specific details are included in the TDSmH?
   • Manufacturer, model, year, serial number, and HUD label number.
   • Location (park name, space number, or land address).
   • Structural components (roof, plumbing, heating, cooling, electrical, skirting, foundation).
   • Additions, modifications, or repairs.
   • Presence of hazardous substances such as asbestos, lead-based paint, or mold.
   • Title, registration, and legal ownership information.
9. Are there exemptions to providing the disclosure?
   Yes. Certain sales such as probate, foreclosure, bankruptcy, or between co-owners may be exempt. However, even in exempt cases, agents and brokers must still disclose known material facts.
10. What are the broker’s responsibilities regarding this disclosure?
    The broker must ensure that the disclosure is completed, delivered, and explained to the buyer. The broker and agent also have a duty to conduct a reasonably competent and diligent visual inspection and disclose observations.
11. Does the buyer need to acknowledge receipt of this disclosure?
    Yes. The buyer signs the disclosure to acknowledge receipt, confirming that they have been informed of the property’s condition.
12. What happens if the seller fails to provide the TDSmH?
    Failure to provide it may allow the buyer to cancel the contract, delay closing, or potentially seek legal remedies for nondisclosure, including damages.
13. Is an amended disclosure required if new issues are discovered?
    Yes. If the seller discovers new material facts after delivering the initial disclosure, an Amendment to Prior Disclosure must be provided promptly.
14. How does this form interact with other disclosures?
    The TDSmH is in addition to other required disclosures, such as Lead-Based Paint Disclosure (for homes built before 1978), Natural Hazard Disclosure, and Agency Disclosure.
15. Where is this form found in ZipForms?
    The TDSmH (Manufactured Home/Mobilehome Transfer Disclosure Statement) is available in ZipForms as a standalone disclosure, typically grouped with statutory and property-specific disclosures.

✅ This list gives you 15 numbered questions with explanations that cover when, why, and how to use the Manufactured Home/Mobilehome Transfer Disclosure Statement, including seller duties, buyer rights, broker responsibilities, exemptions, and ZipForms compliance.