Manufactured Home Tax

General Information

  • Manufactured home taxes are assessed as of January 1st of each year.
  • Manufactured home taxes are billed semi-annually with due dates in February and July.  Payments received by mail must have a postmark no later than the due date to avoid statutory penalty of 10%. Interest charges are placed on the tax rolls on August 1st and December 1st of each year.
  • If you need to change the mailing address for your tax bills, please click HERE. Please use the form to change the address of the property you own. You will need to do this for each manufactured home that you own.
  • Avoid Penalties!
    Make sure that you receive bills for all properties that you own. Check-off the bills as you receive them and contact the Treasurer’s office at (419) 223-8515 if you are missing any bills. UNDER OHIO LAW, IT IS NOT THE RESPONSIBILITY OF THE TREASURER TO MAIL THE TAX BILLS, BUT IS THE RESPONSIBILITY OF THE TAXPAYER TO OBTAIN ALL TAX BILL(S) AND TO MAKE TIMELY PAYMENT. Please return promptly to this office any bill that you are not legally bound to pay, giving this office information so that the bills might be forwarded to the proper person.
  • Delinquent Contracts (Payment Plans) – You may be held personally liable for failure to pay your manufactured home taxes. This includes being sued in court along with garnishment of wages. We can offer payment plans to help you pay your delinquent taxes and avoid possible legal action. Please contact the Treasurer’s Office at (419) 223-8515 to discuss payment options.
  • Ohio Revised Code Required Notices:
    • Notice: If the taxes are not paid within sixty days after the county auditor delivers the delinquent manufactured home tax list to the county treasurer, you and your home may be subject to collection proceedings for tax delinquency. Ohio Revised Code 4503.06(D)(7)(c).
    • Notice: If the taxes charged against this home have been reduced by the 2-1/2 per cent tax reduction for residences occupied by the owner but the home is not a residence occupied by the owner, the owner must notify the county auditor’s office no later than March 31 for which the taxes are due. Failure to do so may result in the owner being convicted of a fourth degree misdemeanor, which is punishable by imprisonment up to 30 days, a fine up to $250, or both, and in the owner having to repay the amount by which the taxes were erroneously or illegally reduced, plus any interest that may apply.If the taxes charged against this home have not been reduced by the 2-1/2 per cent tax reduction and the home is a residence occupied by the owner, the home may qualify for the tax reduction. To obtain an application for the tax reduction or further information, the owner may contact the Allen County Auditor’s Office at (419) 228-3700, ext. 8794 or visit 301 N. Main St, Room 105, Lima, OH 45801. Ohio Revised Code 323.131 (C)(2).
    • Members of the National Guard and reserve components of the Armed Forces who have been called to active duty may be eligible for a time extension to pay real estate and manufactured home taxes. Please contact the Treasurer’s office for information (419) 223-8515. Ohio Revised Code 323.122 (F). 

Allen County Auditor

301 N. Main St, Room 105

Lima, OH 45801-4434

(419) 228-3700 ext. 8794


Please notify the Allen County Auditor if you have questions regarding:

  • The Appraised Value of Your Property – An increase in the amount of your current real estate tax must be attributed to valuation changes, tax levies, or bond issues.  Any increase due to tax levies or bond issues is voted upon and passed by the voters in your taxing district.  Your taxable value is 35% of the market value of your property.   Neither your County Auditor nor your County Treasurer have the authority to increase your taxes.  Your real estate taxes are based on the appraised value of your home.  You have the right to appeal the appraised value of your home by filing a complaint with the Board of Revision.  Complaints must be received by the Auditor’s Office between January 1st and March 31st.  Postmarks are NOT accepted.
  • Homestead Tax Reduction
    The State of Ohio provides a real estate tax relief program for home owners who are elderly (65 years of age and older) OR for individuals who are totally and permanently disabled.  The Homestead Reduction lowers the value of your home by $25,000.  To download an application form, click HERE.  Applications may be mailed and are accepted year around, or delivered to the Auditor’s Office.  For more information, or to receive an application, please contact the Allen County Auditor’s Office at (419) 228-3700 ext. 8794.
  • Special Assessments on Your Tax Bill
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