A Canadian Mobile Home Bill of Sale is a legal document that records the transfer of ownership of a manufactured home or mobile home from a seller to a buyer under Canadian provincial law. Manufactured homes in Canada are built to the CSA Z240 MH Series standards published by the Canadian Standards Association (CSA Group), which establish the design, construction, transportation, and installation requirements for factory-built homes. Every new manufactured home sold in Canada must bear a CSA Z240 MH Series compliance label, and the label number serves as an important identification element in the bill of sale.

In most Canadian provinces, a mobile home that sits on leased land (such as a pad in a mobile home park) is classified as personal property, also known as a chattel. This means it is transferred through a bill of sale rather than through the land title system used for real property. The distinction is critical because it determines which legal framework governs the transaction. British Columbia’s Manufactured Home Act (S.B.C. 2003, c. 25) establishes a specific Manufactured Home Registry for tracking ownership of manufactured homes as personal property. Alberta registers mobile home interests through its Personal Property Registry under the Personal Property Security Act (R.S.A. 2000, c. P-7).

The bill of sale documents the essential identifying information for the mobile home, including the manufacturer (make), model, year of manufacture, serial number, CSA certification label number, current site address, interior living area in square feet, exterior colour, overall length and width in metres, number of sections (single-wide, double-wide, or triple-wide), and current condition. The serial number and CSA label are particularly important for registration transfers and for verifying the absence of liens registered under the provincial Personal Property Security Act (PPSA).

The purchase price in Canadian dollars, the method of payment, and the date of ownership transfer must be clearly recorded. The bill of sale also addresses pad lease arrangements when the mobile home is situated in a mobile home park, as the buyer must obtain the park owner’s consent to assume the existing pad lease or enter into a new tenancy agreement under the applicable provincial manufactured home park tenancy legislation.

A Canadian Mobile Home Bill of Sale is needed whenever a manufactured or mobile home changes ownership through a private sale, estate transfer, or dealer transaction. Since most mobile homes on leased land are classified as personal property rather than real property, they are not transferred through the land title system and instead require a bill of sale as the primary ownership transfer document.

In British Columbia, the Manufactured Home Act requires that every change of ownership be registered with the Manufactured Home Registry. The bill of sale, along with the completed Transfer of a Manufactured Home form, is submitted to BC Registries and Online Services to update the ownership record. Without a registered transfer, the buyer cannot establish clear legal title to the home.

In Alberta, mobile homes on leased land are treated as personal property, and ownership changes are documented through bills of sale. Security interests and chattel mortgages against mobile homes are registered in the Personal Property Registry under the PPSA, and a lien search before purchase is essential to ensure the home is free of encumbrances.

Mobile home park sales are particularly common in Canada, and the bill of sale must address the pad lease arrangement. Provincial manufactured home park tenancy legislation, such as British Columbia’s Manufactured Home Park Tenancy Act (S.B.C. 2002, c. 77), Alberta’s Mobile Home Sites Tenancies Act (R.S.A. 2000, c. M-20), or Ontario’s Residential Tenancies Act, 2006 (S.O. 2006, c. 17), governs the relationship between the homeowner and the park owner, including the process for assigning or transferring the pad lease.

Insurance companies require a bill of sale to bind coverage on a newly purchased mobile home. The declared purchase price establishes the insured value for property insurance, and the serial number and CSA label verify that the home meets Canadian construction standards.

Mortgage lenders and chattel mortgage providers require a bill of sale before advancing funds for a mobile home purchase. The bill of sale establishes the collateral description for the security interest that the lender will register under the PPSA.

Estate settlements involving mobile homes require a bill of sale or transfer document to move ownership from the deceased’s estate to a beneficiary. The executor must provide the bill of sale along with the grant of probate or letters of administration to process the registration transfer with the provincial registry.

A legally sound Canadian Mobile Home Bill of Sale must include the full legal names and addresses of both the seller and the buyer, including the province of residence. For business entities, include the registered legal name and any operating or trade names.

The mobile home description is the core of the document and must include the manufacturer (make), model name or number, year of manufacture, serial number, and CSA Z240 MH Series certification label number. The serial number is the primary identifier used for registration purposes and for conducting lien searches under the provincial Personal Property Security Act (PPSA). The CSA label confirms that the home was built to Canadian safety standards for factory-built housing.

Physical specifications should include the current site address, total interior living area in square feet, exterior colour, overall length and width in metres, number of sections (single-wide, double-wide, or triple-wide), number of bedrooms and bathrooms, and a description of the current condition. Any modifications, additions, or renovations made since original manufacture should be noted.

If the mobile home is registered with a provincial registry (such as BC’s Manufactured Home Registry or Alberta’s Personal Property Registry), the registration number and province of registration should be documented. The bill of sale serves as the supporting document for transferring the registration to the buyer.

A lien declaration requires the seller to warrant that the mobile home is free and clear of all liens, security interests, chattel mortgages, and encumbrances registered under the PPSA. The buyer should conduct a PPSA search before completing the purchase and, in British Columbia, also search the Manufactured Home Registry for any registered charges.

Included chattels and fixtures should be listed separately. Appliances (refrigerator, stove, washer, dryer), window coverings, storage sheds, decks, skirting, and other items that are included in the sale price should be clearly identified to prevent disputes after closing.

Pad lease provisions are critical when the mobile home is situated in a mobile home park. The bill of sale should identify the park, the current monthly pad rent, and the process for obtaining the park owner’s consent to the lease assignment or the execution of a new lease. Provincial manufactured home park tenancy acts govern whether the park owner can unreasonably withhold consent to the assignment.

The purchase price must be stated in Canadian dollars (CAD), and the payment method should be specified. The governing law clause should reference the applicable Canadian province, whose manufactured home legislation, Sale of Goods Act, PPSA, and consumer protection laws will apply. Both parties must sign and date the document.