How to Find Someone Who Lives in a Mobile Home Park
Searches for a park resident usually die in the same place: the county deed index. It answers a question nobody asked. In most of the states we checked, the home itself is titled through the motor-vehicle side of state government, while the ground it sits on belongs to the community, so running the occupant’s name through recorded land documents returns the park’s owning entity and stops. The record that carries the resident’s name lives in an entirely different filing system. This page shows which three systems a single space number touches, which one knows who lives there, and what has to be true before it will say so.
The Short Version
Search the home, not the land. A manufactured home on a rented lot is usually personal property with a certificate of title, held by a state agency, and the county’s recorded land documents describe only the dirt underneath it, which the park owns. Get the identifiers off the home itself. The HUD certification label and the serial or vehicle identification number are what a state titling agency will search on; the street-facing tax sticker in some states tells you, without asking anyone, whether the home is still chattel or has been converted to real estate. Treat the space number as unverified. A lot may be described by a recorded plat, by a recorded leasehold map, or by nothing at all, and the Postal Service may not treat it as a delivery point, which is why database addresses for park residents so often disagree. Then work the two files together – the title record for the person, the land record for the community and its management – because neither one answers the question by itself.
Watch: Why the Deed Search Comes Back Wrong
A short explanation of the split between the titled home and the leased ground, and what that changes about the search.
Just over a minute long
Registry One: the Land Record, Which Names the Community
Every failed search on this topic begins by asking the county who owns a home the county has no record of.
A county recorder keeps an index of instruments affecting title to real estate, and an assessor keeps a roll of parcels for taxation. In a manufactured-home community, the parcel is the whole property: the roads, the utility runs, the clubhouse if there is one, and the several hundred pads carved out of it. There is normally one owner of record for all of it, and that owner is the community, frequently held through a limited liability company or a real estate trust whose name shares nothing with the trading name on the entrance sign. Ask a grantor-grantee index for your person and it will answer honestly that it has never heard of them, because they never bought land and never sold any.
The vocabulary of the statutes makes the split explicit rather than implying it. Washington’s manufactured and mobile home landlord-tenant chapter defines its terms in RCW 59.20.030, and the definition worth reading twice is that “landlord” or “owner” means the owner of a mobile home park. Not the owner of the dwelling. The same section defines a mobile home lot as the portion of a park designated as the location of one home and intended for exclusive use as a primary residence, and defines the park itself as real property rented out for the placement of two or more homes. Three definitions, and between them they describe an arrangement where the tenant owns the building and the landlord owns the ground beneath it, which is the reverse of what a records search instinctively assumes.
That inversion is also why several states legislate these tenancies separately. Washington runs them under a dedicated chapter rather than its general residential landlord-tenant act. A.R.S. § 33-1401 gives Arizona’s a short title of its own, the Arizona mobile home parks residential landlord and tenant act, sitting alongside the ordinary one. Ohio legislates the subject in R.C. 4781.01, and its definitions are worth a searcher’s attention because they invert everyday usage: an Ohio “tenant” is somebody renting a park lot who does not own the home on it, while an Ohio “owner” is somebody renting the same lot who does own the home, and “resident” is the word that covers both. Reading a pleading in that state without knowing which noun is doing which job will hand you the wrong person. Ohio also sets its park threshold at three or more homes where Washington sets it at two, which is enough to put a small cluster inside one statute and outside the other.
The practical consequence for anyone tracing a person is that eviction, abandonment and lien proceedings involving a park resident may be filed, indexed and captioned under the park statute rather than the general one, so a docket search that filters on ordinary residential landlord-tenant case types can miss them entirely in the same courthouse.
The land record is not useless, though, and it is worth mining before you move on. It gives you the legal owner of the community, which is the entity a subpoena or a records request would name. It often gives you the management company through recorded easements, financing statements or the beneficiary on a deed of trust. And in a great many counties there is a second, quieter roll: where a home has never been converted to real estate, the taxing authority may carry it as personal property on its own account, separate from the parcel. Whether that account is public, searchable by name, and current is a county-by-county question that no page should generalize, but when it exists it is the shortest path in this entire article, because it is a government record that pairs a person with a space number. If your interest is the community rather than the resident, our guide on confirming whether someone owns property covers the entity side of the same parcel.
Registry Two: the Title, Which Usually Names the Resident
The dwelling is documented the way a trailer is documented, and that is not a metaphor.
Arizona is the cleanest illustration because its statute says the quiet part out loud. Under A.R.S. § 28-2063, which lives in the transportation title of the Arizona code, the Department of Transportation issues a certificate of title for a mobile home kept in the state, and the section directs that issuance “shall be as provided by law for the issuance of a certificate of title for motor vehicles.” It then adds a detail that catches people out: where the home consists of two or more separate sections, each section carries its own certificate of title. A doublewide is two titles. If a lienholder is named on one and not the other, or one section was retitled after a repair and the other was not, you are looking at a single dwelling with a split paper history, and a search that finds one record and stops has found half the answer.
Florida files the same idea under a different roof. The retirement of a mobile home title is governed by Fla. Stat. § 319.261, which sits in Title XXIII, Motor Vehicles, chapter 319, Title Certificates. Washington puts the work with its Department of Licensing, named as “the department” in the definitions at RCW 65.20.020, and cross-references the ordinary vehicle certificate-of-title chapter to say what a title even is. Three states, three different departments, and in each case the paperwork descends from vehicle registration rather than from conveyancing. The pattern is consistent enough to be useful and not consistent enough to be a rule.
So do not assume the motor vehicle agency, because California moved this work away from it deliberately. Under Health and Safety Code § 18075, manufactured homes, mobilehomes, commercial coaches, truck campers and floating homes are titled and registered under that code, and the statute expressly instructs the department to provide for the transfer of registrations and titles “previously issued by the Department of Motor Vehicles” to those issued by the department, meaning the Department of Housing and Community Development. A California title search sent to the DMV is sent to the wrong building. Older records issued by the DMV remain valid until renewed, replaced, transferred, suspended or revoked, so a genuinely old California home can still surface a DMV-era document. We have verified the titling authority in Arizona, Florida, Washington and California and nowhere else; assume every other state has its own arrangement and confirm it before relying on it.
What the agency will actually search on
Titling agencies index on the home, not on the pad, which means you need an identifier off the structure. The federal certification label is the most reliable one, and its position is prescribed rather than conventional. 24 CFR 3280.11 requires a permanent label on each transportable section of each manufactured home sold or leased in the United States: roughly two inches by four, etched on aluminum, fixed with four blind rivets or equivalent so that it cannot be removed without defacing it, bearing a three-letter code for the inspection agency followed by a six-digit number. Subsection (d) puts it at the taillight end of each section, about a foot up from the floor and a foot in from the road side, where the road side is the right-hand side viewed from the tow-bar end. The regulation also keeps the label distinct from the data plate, which is a separate document inside the home listing the manufacturer, the date of manufacture and the design approvals.
The label is also a date stamp on the whole question. 24 CFR 3282.8(a) applies the federal program to homes entering the first stage of production on or after 15 June 1976. Washington’s definition section codifies the consequence in plain words: a “mobile home” means a factory-built dwelling built before that date to standards other than the federal code, and mobile homes have not been built since. If the home in front of you predates the cutoff it will carry no HUD label at all, its serial number may be short and non-standard, and its title history is likely to be thinner and older than anything a database will show you. That is a real category of home in older communities, and it is where these searches most often run out of paper.
Access to these records is not open season, and we would rather say so here than imply otherwise. Where a manufactured-home record sits inside a motor-vehicle database, the personal information in it is restricted by federal law and released only for enumerated purposes, and licensed data compiled from those sources carries the same conditions downstream. We work them under a stated permissible purpose and record which one applied. Where the request does not have one, the answer is no, and no amount of restructuring the question changes that.
When the Home Stops Being a Vehicle
Conversion to real estate has a statutory name in most states, and whether a park resident can even do it depends on the state.
A manufactured home can cross from personal property into real property, at which point the title is surrendered and the dwelling merges into the land record. The mechanism has different names in different states, and the differences are not cosmetic. This is the single point on which we most strongly advise against reasoning from one state to another. All three states we verified permit a lot-renting resident to do it, and all three set a different lease term as the price of admission – twenty years in Arizona, thirty in Florida, thirty-five in Washington. A lease that qualifies in one of them fails in the other two, which is not a subtlety you can afford to average out.
Arizona says yes, on a long lease. A.R.S. § 33-1501 is written specifically for a mobile home located in a mobile home park on real property the homeowner does not own. It permits an affidavit of affixture to be recorded with the county recorder where the wheels and axles are off and the installation meets state and local standards, the resident holds a lease with a primary term of at least twenty years that expressly allows the recording, and a memorandum of that lease has already been recorded. Read what the memorandum must contain: the names and addresses of the landlord and the tenant, the duration of the primary term, the renewal conditions, the make, year, size and vehicle identification numbers of the home, and the legal description of the land. In that narrow but real situation, the resident’s name is in the county recorder’s index after all, sitting in an instrument type that a routine deed search will never surface. Recording the affidavit also sends the surrendered title to the transportation department, which issues a receipt filed with the county assessor.
Florida says yes, on a longer one. Under Fla. Stat. § 319.261, a title may be retired where the home is permanently affixed to real property owned by the same person, and the statute defines that phrase to include a recorded leasehold interest with a term of thirty years or more. The original title, the legal description, a copy of the lease where the interest is leasehold, and a sworn statement of ownership and affixture are recorded with the clerk of court in the county, and the department then retires the title on application. Thirty years, not twenty. A lease that satisfies Arizona does not satisfy Florida.
Washington says yes, and hides the answer one section away. RCW 65.20.040 reads as though it slams the door: title elimination is available where the home is affixed to land owned by the homeowner, and the affidavit must state that the owner of the home owns the real property it is affixed to. Read only that section and you would conclude a park resident is permanently excluded. The definitions in RCW 65.20.020 say otherwise: when the word refers to land, an “owner” may hold fee simple, may hold a leasehold estate of thirty-five years or more, may hold an individual interest in a mobile home park of the kind a resident cooperative confers, or may be buying the land on a real estate contract. The same section defines eliminating the title as canceling the certificate and recording the appropriate documents in the county real property records. So the door is open in Washington too, at a higher threshold than either Arizona or Florida – and if you take the operative section at face value without reading the definitions, you will write off an entire category of record that exists.
Florida adds one more feature that is unusually helpful to anyone standing at the community entrance. Fla. Stat. § 320.0815 requires a permanently affixed home to carry a mobile home sticker unless it is qualified and taxed as real property, in which case it is issued an “RP” series sticker, obtainable only on a certificate from the property appraiser that the home is included in that owner’s assessment for ad valorem taxation. The statute even fixes where it goes: the lower left corner of the window closest to the street or road providing access. A Florida home wearing an RP sticker is telling you, from the roadside and without anybody being asked anything, that its owner is on the real property roll and that a search of recorded land documents may finally be worth running. Elsewhere the same distinction exists and is invisible from outside.
One caution on reading affixation as permanence. Arizona’s own statute provides for the landlord to record a notice terminating an affidavit of affixture where the lease ends early, on an agreed termination, a forcible detainer judgment or an affidavit that the home has been removed, after which the transportation department retitles the home to its owner. A dwelling can therefore travel from chattel to realty and back again, and the record you are reading may be on either side of that boundary depending on the date you pulled it. Dates matter more than usual in this file.
Three Registries, One Space Number
What each system knows, who holds it, and the specific way each one lets you down.
| Record | Whose name it carries | Who holds it | How it fails you |
|---|---|---|---|
| Recorded land documents | The community’s owning entity, and its lender | County recorder or register of deeds | Silent on the resident unless an affixture instrument was recorded |
| Certificate of title | The homeowner, plus any lienholder on the home | State titling agency – transportation in Arizona, housing in California | Restricted access; nothing at all once the title has been retired |
| Personal-property tax account | The homeowner, tied to a space number | County assessor or treasurer | Existence, public access and currency all vary by county |
| Postal delivery designation | Often nobody at the lot level | The Postal Service, with park management | Centralized or single-point delivery detaches the person from the pad |
| Community office file | Everyone, in detail | Park management, privately | Not a public record, and not lawfully obtainable by deception |
| A combined trace | The person, dated and sourcedWhat we do | Us, on your stated purpose | Stops where the records stop, and we tell you where that was |
Read down the last column and a pattern appears: no single row answers the question, and the two rows that look most promising to a beginner are the two that fail hardest. The land record is the most accessible and knows the least. The office file knows everything and cannot be touched. The work is in the middle three rows, which is unglamorous and is also why this problem is usually handed to somebody who does it often. That sits inside our general skip tracing and public-records research practice rather than being a separate product, and if you already hold a name, a community and a space number, a good deal of it is something you can do yourself with the sections above.
The Address Is a Third Problem
Two databases disagreeing about a lot number is usually not an error in either of them.
Start with how the lot is described in law, because there is no single answer even within one state. Arizona’s affixture statute has to define what counts as a sufficient legal description of a pad, and it offers three routes. Where the community has a recorded subdivision plat identifying individual lots, the description refers to the lot and the plat. Where it does not, the community may record a leasehold map, which must show the location of every rental space and assign each space a unique identifying number, certified by the landowner as accurate. And where neither exists, the description falls back on metes and bounds, an unrecorded plat attached as an exhibit, or a lot number taken from a development plan approved by the local planning department. Three tiers, in one state, all lawful. That is the statutory shape of the thing everyone else describes vaguely as “lot numbers are not standardized.”
Now the mail, which is where the consequences show up in data. Postal Service Handbook PO-632, at section 4-2 on residential mobile or trailer home developments, splits these communities into two classes. A permanent development – lots permanently assigned, streets maintained for public use, conditions resembling an ordinary residential subdivision – may receive central, curbside or sidewalk delivery, with the Postal Service determining which, and the handbook states plainly that its general practice is to specify centralized delivery. A transient development, where lots are temporarily occupied or rented on a short-term or seasonal basis, gets one option only: delivery to a single point or receptacle designated by park management and approved locally. The handbook is explicit about what happens next in that case, and this is the sentence to sit with: employees of the park complete the subsequent distribution of mail and forwarding.
Follow that through. In a single-point community, the last mile of the postal system is a member of the office staff with a set of pigeonholes. When a resident leaves, the redirection that happens is an internal one. A change-of-address order may never be filed with the Postal Service at all, which means the national change-of-address signal that sits underneath a large share of commercial address data has nothing to report. The resident did move. The record simply never learned about it. That is a structural blind spot rather than a stale file, and it is why we treat postal-derived addresses in these communities as weaker evidence than we would anywhere else. Our note on how address accuracy is actually verified sets out the corroboration we use in place of it, and the companion piece on tracing somebody who moved without leaving a forwarding address covers the general case.
Centralized delivery in a permanent community creates a milder version of the same distortion. Mail is addressed to the lot but delivered to a bank of boxes, so the pad has a mailing address without being a delivery point in the sense a validation service means, and address standardization software may normalize, relocate or reject the secondary designator. The visible symptom is the variant set every researcher on this topic recognizes: the same household appearing as Lot 42, Space 42, SPC 42, Unit 42, Trlr 42, and 42 with no designator at all, across five sources, none of which is wrong. Search on one form and you have quietly excluded the other four. We normalize every plausible variant before concluding that a person is absent from a source, because the alternative is mistaking a formatting difference for a fact about somebody’s life.
Six Ways These Searches Go Sideways
Each of these is common enough that we check for it before starting rather than after failing.
The property search returned a company
It returned the correct answer to the wrong question. The entity on the deed owns the ground under several hundred homes. Keep it – it identifies the community and its management – and go looking for the title.
The home is a doublewide with two titles
Arizona issues a separate certificate for each section. Finding one record and stopping means a lienholder, a co-owner or a transfer date may be sitting on the section you never pulled.
The title was retired years ago
Then the titling agency has nothing current and the answer is in recorded land documents after all – filed as an affidavit of affixture or a retirement instrument, not as a deed, so it needs an instrument-type search.
The home stayed and the person left
Chattel homes are sold in place far more often than they are moved. The title may have changed hands twice since your last good date while the space number never changed at all.
The community renumbered its spaces
New ownership, a rebuild after storm damage or a change from an internal map to a recorded one can renumber pads. Historic records then point at a lot that no longer means what it meant.
The home predates the federal code
Built before 15 June 1976, so no HUD label exists to search on. You are left with a state serial number, an old title chain and, often, a paper file that was never digitized.
How We Run One of These
Four steps, in this order, because each one narrows what the next has to search.
You describe the lot and the purpose
The name, the community, the space designation in whatever form you have it, the county, roughly when the information was good, and what the search is for. We raise a covered use or a safety concern here rather than after an invoice exists.
We open the land file and the home file separately
Recorded instruments and assessment records for the community and the parcel; titling, registration and lien records for the dwelling, worked under a permissible purpose we can name. They are two searches, and merging them too early is how a wrong answer gets confident.
We reconcile the addressing before we believe anything
Every plausible form of the space designator, checked against the postal delivery arrangement for that community, so a formatting mismatch is never read as an absence and a centralized mailbox is never read as an occupancy.
You get dated records, not a bare address
Each finding arrives with the record it came from and the date that record speaks to, plus a plain statement of what we could not establish. Where the paper will not carry a confident answer, we report that instead of smoothing it over.
What We Do Not Do, Set Out Plainly
This topic attracts requests we turn down, so the limits belong in the middle of the page rather than in small print at the bottom.
We are a skip tracing and public-records research firm. We are not licensed private investigators, and we do not describe ourselves as any. Nobody here runs surveillance, sits outside a community entrance, photographs a pad, or knocks on a door. Every search rests on a lawful, stated purpose that we ask for before the work starts and record alongside the result, and where a source is regulated – motor-vehicle-held records, licensed data compiled from restricted sources – we use it only where a permissible use genuinely applies to your request.
We do not use pretext, and this page is where that promise gets specific. A community office is an unusually soft target: one telephone call in the right voice will often produce a name, a space number and a forwarding address. So, plainly – nobody here telephones or visits a park office posing as a prospective resident asking what has come available, as a utility worker needing to confirm a meter, as a delivery driver, as a lender, or as a relative of the person being sought. We do not do it, we do not subcontract it, and we will not coach a client through doing it either. Nor do we reach into private financial accounts. No balances, no statements, no transaction histories, no account access of any kind, which is worth stating because it is precisely what a creditor chasing lot rent most often hopes a search can produce.
We are not a consumer reporting agency, and what we deliver is not a consumer report under the Fair Credit Reporting Act. That line does real work on this page, because two requests that sound similar sit on opposite sides of it. Locating a former resident who left a home on a pad and owes an existing balance is a collection and recovery use, and it is work we can take. Assessing whether an applicant should be granted a lot or a lease – their rental history, their prior communities, whether other operators had trouble with them – is tenant screening, and it is a covered use that requires a consumer reporting agency together with the disclosure, the written authorization and the adverse-action process the statute builds around it. The same is true of employment, credit, insurance underwriting and licensing decisions. If that is what you actually need, we will tell you so and decline rather than sell you something that cannot lawfully be used for the purpose you have in mind. Operators and property managers with a former tenant to trace should read our guide on locating a tenant who left owing rent, which stays on the recovery side of that line throughout.
And the request we decline outright. Manufactured-home communities are one of the places people move to when they are trying not to be found – the entry is cheap, the arrangement is informal, and the resident often appears in no land record anywhere. Where somebody has gone quiet in order to get away from the person now asking, whether after a protective order, a report to police, a stay in a refuge or a departure nobody was told about, we do not take the case, and we do not take it however reasonable the framing sounds or whoever is asking. Concern and pursuit can be indistinguishable from the outside, which is exactly why we ask, ask again, and stop where the two cannot be told apart. If you are the person who left and you believe you are being traced, an address confidentiality program run by your state, or the court that issued your order, is the right place to raise it, and no legitimate research firm should be helping anybody work around either.
Everything here is general information about how these records are organized, and it is not legal advice. Titling, affixation, park tenancy, abandonment and lien procedure are state law and they differ substantially – we read the points above in the published statutes of Arizona, Florida, Washington, California and Ohio, and have deliberately not generalized them to the other forty-six jurisdictions. Where you need a remedy rather than a record – an eviction from a pad, a lien on a home, a title action, an order for access – that is a question for a lawyer admitted in the state where the community sits, and the sooner it is asked the fewer of these searches turn out to have been necessary.
Who Brings Us a Space Number
Six recurring situations, and what each one is usually missing when it arrives.
Community operators
A resident gone from the pad with a balance behind them and a home still standing on it.
Civil litigators
A party whose only known address is a lot in a community with no street-level records.
Estates with a titled home
A dwelling standing in a decedent’s name on a certificate, with no deed anywhere to follow it back from.
Chattel lenders
Collateral documented on a vehicle-style certificate that has quietly left the community.
Relatives out of contact
A family member who moved into a community and whose mail stopped arriving anywhere.
Buyers before closing
Somebody about to pay for a home who needs to know who is actually on the title and what is against it.
What links them is that all six arrive holding an address and none of them arrives holding a record. That is the specific shape of this problem: the location is known and the documentation is somewhere else entirely, which is the inverse of most tracing work. If your starting point is the opposite – a name and no address at all – our page on establishing who really lives at an address is the better place to begin.
The Terms We Work On
Two commitments and one refusal. Every address we hand back arrives with the record behind it and the date that record speaks to, so you can weigh it rather than take it on trust. Where the paper stops short of a confident answer, you get told that in those words, including when the honest report is that a titling agency has nothing and a county has less. The refusal is that we will not manufacture the difference: no call to a community office under an invented identity, no guess dressed as a finding, and no file opened at all where the search looks like it is being used to reach somebody who left to be safe.
Questions That Come Up on Every One of These
Does a mobile home have a title or a deed?
Either, and which one is the whole question. A manufactured home that has not been converted to real estate is personal property documented by a certificate of title held by a state agency, the way a vehicle is. Once it has been permanently affixed and the conversion completed, the title is surrendered or retired and the dwelling passes with the land by deed. A home on a rented lot in a community is far more often still on a title, because conversion generally requires either ownership of the ground or a very long recorded lease.
Is the resident’s name in the county property records at all?
Usually not, and that is the normal case rather than a records failure. The recorded land documents describe the parcel, which the community owns. There are two exceptions worth checking. Some states allow a park resident to record an affixture instrument on a long lease – Arizona requires a lease of at least twenty years and a memorandum naming both landlord and tenant, so the resident does appear in the index. And where a state taxes an unconverted home as personal property, the county may hold a separate assessment account for it that pairs an owner with a space number – whether that account is public and searchable by name is a county-level question.
How do I find out who owns the mobile home park itself?
That one is straightforward and is what most search results for this topic actually answer. The parcel has an owner of record at the county recorder and an assessment record with the assessor, usually an entity rather than an individual, and the state’s business registry will give you its officers or registered agent. Several states also publish a list of licensed or registered communities through their housing or health department. None of it identifies who lives at a particular lot.
Can you look a home up by its HUD label or serial number?
The identifiers are what a state titling agency indexes on, so having them makes a title inquiry possible where a name alone would not. The federal certification label is required on each transportable section, roughly two inches by four, etched aluminum, riveted at the taillight end about a foot up from the floor and a foot in from the road side, carrying a three-letter agency code and a six-digit number. The data plate inside the home is a separate document giving the manufacturer and date of manufacture. What the identifiers do not do is create a right of access – the title record itself is restricted and released only on a permissible purpose.
What does it mean if the title was retired or eliminated?
It means the home is no longer tracked as personal property, so the titling agency will have nothing current for it and the search moves to recorded land documents. The terminology follows the state, and so does the qualifying lease term: Arizona records an affidavit of affixture on a lease of at least twenty years, Florida retires the title on a recorded leasehold of thirty years or more, and Washington eliminates the title where the homeowner owns the land – a phrase its definitions extend to a leasehold estate of thirty-five years or more. Look for the instrument by type rather than expecting an ordinary deed, and note the date, because Arizona also provides a route for a landlord to terminate an affixture, after which the home is retitled.
Does a lot number work as a mailing address?
Not reliably. Postal Handbook PO-632 divides these communities into permanent developments, which may get central, curbside or sidewalk delivery with centralized being the general practice, and transient developments, which get delivery to a single point designated by park management. In the transient case the handbook states that park employees complete the distribution and the forwarding, which means a departing resident’s redirection may never enter the postal system and the national change-of-address signal never learns of the move. Treat postal-derived addresses in these communities as weaker evidence than usual.
Will the community office tell you who lives at a lot?
Sometimes, and that is not a reason to ask in a way you would not want repeated back. Some offices answer a direct, honest inquiry from an attorney or a creditor; many refer it to counsel; several states impose privacy duties on management. What we will not do is get an answer by pretending to be someone else – not a prospective resident, not a utility worker, not a delivery driver, not a relative. Pretext taints everything downstream of it, and on this topic the temptation is unusually strong because it so often works.
How long does this take, and when would you turn it down?
Where we have a workable starting point – a name, a community and a space designation in some form – a first pass usually comes back within 24 hours, and the honest caveat is that a state titling inquiry can run longer than that on its own timetable, particularly for a pre-1976 home whose file was never digitized. We decline where the request is really tenant screening, which requires a consumer reporting agency rather than us, and we decline where the search appears aimed at somebody who went quiet for their own safety. Both refusals happen at intake, before anything is paid for.
Holding a Space Number and Nothing Else?
Send us the name, the community and the lot in whatever form you have it, and tell us what the search is for. If the answer is a county records search you can run yourself in an afternoon, we will say so. If it needs a title inquiry in a state that keeps them somewhere unexpected, that is the sort of thing we do daily – or describe the situation to our team and we will tell you which of the two it is before anything starts.
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