Frequently Asked Questions

A chattel loan finances your manufactured home as personal property. Unlike a traditional mortgage, you don't need to own the land your home sits on. This is the most common loan type for manufactured homes in leased-lot communities and mobile home parks. Chattel loans typically have terms up to 25 years and a streamlined closing process.

A traditional mortgage finances real property — a home permanently attached to land you own. A chattel loan finances personal property — the home itself, regardless of who owns the land underneath. If your manufactured home sits on leased land in a community or mobile home park, a chattel loan is the right fit. Chattel loans close faster, have simpler paperwork, and don't require a land survey or title insurance on the land.

No. Our chattel loan programs are specifically designed for homes on leased land — meaning your home is in a mobile home park or manufactured home community where you rent the lot. You finance the home itself, not the land. This is what makes chattel financing different from a traditional mortgage.

No. MH Services specializes exclusively in chattel loans — financing the home as personal property. We do not offer land-and-home packages or conventional mortgages. By focusing entirely on chattel lending, we've built deep expertise and strong lender relationships that benefit our borrowers. If you need a land-and-home loan, we recommend contacting a traditional mortgage lender.

Absolutely. That's exactly what we do. Whether your home is in a mobile home park, a manufactured home community, or a 55+ retirement community, our chattel loan programs are built for homes on leased lots. The community must be approved by our lending partners, but most well-maintained parks qualify.

Credit requirements vary by lender and program. Generally, scores in the mid-600s and above have the most options, but we work with borrowers across a range of credit profiles. We start with a soft credit pull so you can see your options without any impact to your score. Your loan officer will explain which programs fit your situation.

No. We start with a soft credit pull, which does not affect your credit score. A hard inquiry only happens later in the process — after you've reviewed your options and decided to move forward with a specific lender program. You're always in control.

A soft credit pull (also called a soft inquiry) lets us check your credit profile without affecting your credit score. It's the same type of check used for pre-qualification offers you receive in the mail. We use a soft pull to evaluate your options and match you with the right lender program. A hard pull only happens later — with your permission — when you're ready to move forward.

Down payments start as low as 5% depending on the lender program, your credit profile, and the home. Some programs may require more, but we work with three lending partners to find the best fit for your budget. Your loan officer will walk you through the exact numbers during your pre-qualification.

We are currently licensed in Arizona, California, and Texas. Each state has specific licensing requirements, and our team holds active credentials in all three — including DIFI (AZ), DFPI & DRE (CA), and OCCC (TX). Our NMLS number is #296451.

Most loans close in 25-30 days from the time we have a complete file. The biggest factor is how quickly documents are submitted — our borrower portal makes uploading fast and easy. Pre-qualification responses are typically same-day.

Typical documents include: proof of income (pay stubs, tax returns, or bank statements), photo ID, proof of residence, and information about the home you're purchasing or refinancing. Your loan officer will provide a personalized checklist after pre-qualification. You can upload everything securely through your borrower portal.

Interest rates depend on several factors including your credit score, down payment, loan term, and which lender program you qualify for. Chattel loan rates are typically slightly higher than traditional mortgage rates because the home is financed as personal property. The best way to see your specific rate is to get pre-qualified — it takes just a few minutes and uses only a soft credit pull.

We finance both single-wide and double-wide manufactured homes. The type of home can affect your loan terms and the programs available to you — double-wide homes generally have more options and potentially better rates. Your loan officer will explain the specifics based on your home's details including year, make, model, and condition.

Yes. We offer chattel refinance programs for manufactured homes. Whether you want to lower your monthly payment, reduce your interest rate, or take cash out, refinancing could be a smart move. Even if your current lender has told you no, we work with multiple lending partners and may be able to help.

Yes. We work with multiple lending partners, each with different guidelines. If one lender can't help, another might. Many borrowers come to us after being turned down elsewhere. A soft credit check costs nothing and gives you a clear picture of your options.

We partner with multiple established manufactured home lenders, each with different programs and guidelines. This allows us to match you with the best option for your situation. As a broker, we shop multiple lenders on your behalf so you don't have to.

Once your application is submitted, you'll have access to our borrower portal where you can check your loan status 24/7, upload documents, and message your loan officer. You'll also receive email and text updates as your loan progresses through each stage.

After pre-qualification, your loan officer will walk you through your options and recommend the best lender program for your situation. If you decide to move forward, we'll collect your documents (pay stubs, ID, home details), submit to the lender for full approval, and guide you through to closing. Most of this can be done through your borrower portal from your phone or computer.

Yes. We take data security seriously. All document uploads go through our secure borrower portal with encryption. We follow strict privacy regulations including GLBA (Gramm-Leach-Bliley Act) requirements. Your personal and financial information is never shared without your consent, and we only pull credit with your authorization.