Florida HSMV Form 82109 – Retire Mobile Home Title – If you own a mobile or manufactured home in Florida that is permanently affixed to real property you also own (or hold under a long-term lease), you may permanently retire the certificate of title. This process converts the home from personal property regulated by the Florida Department of Highway Safety and Motor Vehicles (FLHSMV) into real property that transfers with the land by deed. The official form used for this purpose is HSMV Form 82109 – Application for Retirement of a Mobile Home Certificate of Title.
This guide explains eligibility, required documents, the step-by-step process, benefits, and how to download the current form, based on official FLHSMV procedures and Florida Statute 319.261.
What Is Florida HSMV Form 82109?
HSMV Form 82109 is the official application submitted to FLHSMV (or an authorized tax collector/license plate agency) to permanently retire the Florida certificate of title for a mobile home. Once approved, the title is canceled, and the mobile home becomes part of the real property. Future transfers occur by deed or real estate contract rather than a separate title transfer.
The form itself is a simple one-page document in which the owner certifies ownership details (year, make, Florida title number, and Vehicle Identification Number) and confirms that the required supporting documents have already been recorded with the county Clerk of Court.
Download the official form here: Florida HSMV Form 82109 (PDF)
Legal Authority: Florida Statute 319.261
The process is authorized by Florida Statute 319.261. This law allows the owner of a mobile home that is permanently affixed to real property owned by the same person (or held under a recorded leasehold interest of 30 years or more) to permanently retire the title.
Key points from the statute and FLHSMV Procedure TL-39 include:
- The certificate of title must first be in the name of the real-property owner.
- An RP (Real Property) decal must generally be issued before retirement.
- After retirement, the mobile home is conveyed only with the land by deed.
- Separate security interests in the mobile home no longer exist; any lien is secured through the real-property mortgage or deed of trust.
- There is no fee charged by FLHSMV or the tax collector for retiring the title.
Who Is Eligible to Retire a Mobile Home Title in Florida?
You may apply if all of the following apply:
- You own both the mobile home and the real property on which it sits, or you hold a recorded leasehold interest of at least 30 years.
- The mobile home is permanently affixed to the real property in accordance with state law (typically wheels and axles removed and the home attached to a permanent foundation).
- The Florida certificate of title is already in your name (or you complete the title transfer into your name first).
- Any liens on the title are satisfied or the lienholder provides a statement agreeing to release the security interest upon retirement.
- An RP decal has been issued by the county property appraiser (required before retirement in most cases).
Note: Titles for park trailers or residential manufactured buildings (modular homes) generally cannot be retired under this process. Only mobile homes with the appropriate body type are eligible.
Required Documents for Form 82109
Before submitting Form 82109, the following documents must be recorded in the official records of the Clerk of Court in the county where the real property is located. You will then submit photocopies of the recorded documents (stamped “received,” certified, or bearing an e-recording stamp) along with the original Form 82109.
- Original Florida Certificate of Title(s) – Must be in the name of the owner(s) applying for retirement. For double- or triple-wide homes, a separate title (and separate Form 82109) is required for each unit. Record the original title(s).
- Lien satisfaction or lienholder statement (if applicable) – A release of any lien appearing on the title, or a statement from the lienholder that the security interest will be released upon retirement of the title.
- Legal description of the real property – This may be a simple statement, a copy of the real-estate tax bill, or the warranty deed. If the property is leased, include a copy of the lease agreement (must be for 30 years or more).
- Sworn statement by the owner of the real property – An affidavit stating that the signer is the owner of the mobile home and that the home is permanently affixed to the real property in accordance with state law.
After recording, attach photocopies of all recorded documents to the completed original Form 82109 and submit the package to your local tax collector’s office, license plate agency, or directly to FLHSMV as directed by the agency.
Step-by-Step Process to Retire a Mobile Home Title
- Confirm eligibility and obtain an RP decal if one has not already been issued by the county property appraiser.
- Ensure the title is in your name. If you recently purchased the home, complete a title transfer first.
- Gather and record the required documents with the Clerk of Court in the county where the property is located. Pay any applicable recording fees.
- Complete the original HSMV Form 82109. Print the owner’s name, year/make, Florida title number, and VIN. Sign and date under penalties of perjury. For joint ownership with “AND,” every owner must sign. Use a separate form for each unit of a multi-wide home.
- Submit the package – Original Form 82109 plus photocopies of the recorded documents – to the tax collector’s office or license plate agency. There is no FLHSMV fee for retirement.
- Receive confirmation – FLHSMV will issue a letter verifying that the certificate of title has been retired.
Once retired, the mobile home is treated as real property for most purposes. Future sales transfer both the land and the home by deed.
Benefits of Retiring a Mobile Home Title
- Simplifies future transfers – the home automatically conveys with the land by deed; no separate title work is needed.
- Eliminates the need for separate mobile-home title transfers or lien filings on the title.
- Aligns the home with traditional real-estate financing and title insurance practices.
- Removes the home from FLHSMV regulation once it is presumed no longer capable of traveling on public highways.
Note that retirement does not change the taxation of the mobile home under Florida law; property taxes continue to be assessed by the county.
Reinstating a Retired Mobile Home Title
If you later need to move the home and reinstate the title, Florida Statute 319.261 and FLHSMV Procedure TL-39 require:
- An application for a new certificate of title (currently Form HSMV 82040 MH or successor form).
- An affidavit from the land owners and all secured parties/lienholders consenting to removal of the home.
- A certification from a title insurance company listing owners and lienholders, dated within 10 days of the application.
- Applicable title and decal fees.
The transaction is processed as an original title issuance with the previous state shown as Florida.
Where to Submit and Additional Tips?
Most applicants submit Form 82109 and supporting documents through their local county tax collector’s office or authorized license plate agency. Some counties provide specific checklists or online intake forms. Always verify current requirements with your local office, as minor procedural details can vary by county.
Additional practical tips:
- Keep copies of everything you record and submit.
- If a title is lost or destroyed for a multi-wide home, obtain a duplicate title before recording documents for retirement.
- All tangible personal-property tax bills must typically be paid in full before a title transaction can be completed.
- The form revision currently in use is HSMV 82109 (Rev. 10/11).
Download Florida HSMV Form 82109
Obtain the official, current version of the application directly from the Florida Department of Highway Safety and Motor Vehicles:
Download HSMV Form 82109 – Application for Retirement of a Mobile Home Certificate of Title (PDF)
You can also find the form listed on the official FLHSMV Forms page.