I sold my NOAH-certified tiny home to a nice couple. They called me a week later in a panic. “We can’t get insurance! The company says the NOAH seal is non-transferable or expired.” I called NOAH. They said the seal is valid for the life of the structure, but the insurer was demanding a “Current Condition Report.”
Key Takeaways
- Insurance Does Not Transfer: The new owner cannot just “take over” your policy. They must write a new one. The underwriting rules might have changed since you bought it.
- Certifications Stuck to the Unit: NOAH/RVIA seals belong to the VIN. They should satisfy the new insurer. However, some insurers (like Foremost) might want a recent inspection if the unit is >10 years old.
- DIY Resale is Nightmare: If you sell a DIY uncertified home, the new owner will struggle to insure it. You must disclose this, or they could sue you for misrepresentation.
- The “Bill of Sale” Value: If you sell it for $80k, the new owner needs a Bill of Sale to prove that value for “Agreed Value” coverage.
The “Why” (The Trap)
The trap is “Verification of Condition.”
When you built it, the NOAH inspector saw the wires. Five years later, who knows what you did? Did you add a solar panel? Did a rat chew the wires?
Insurers are skeptical of used tiny homes. They often demand a new electrical inspection or a “used RV inspection” before binding a new policy.
The Investigation (My Analysis of the Market)
I checked with brokers on how they handle transfers.
Strategic Insurance
- The Process: They are good at this. If the unit has a seal, they usually accept it. If it’s older, they might ask for current photos.
- The Advice: They recommend the buyer call before closing to verify eligibility.
Foremost
- The Rule: They generally accept the original certification.
- The Risk: If the unit has moved locations, they might re-assess the new location risk (e.g., now it’s in a flood zone).
NOAH’s Stance
- The Digital File: NOAH keeps the inspection videos on file forever. The new owner can contact NOAH to get access to the digital records to prove to the insurer that the walls are safe.
[IMAGE: Photo of a “Bill of Sale” document and a NOAH certificate on a table]
Comparison Table
| Feature | New Build | Used Resale |
| Certification | Fresh / Current | Valid (but aging) |
| Inspection Needed? | No | Maybe (Electrical/RV) |
| Value Proof | Build Cost / Invoice | Bill of Sale |
| Insurance Ease | Easy | Medium |
Step-by-Step Action Plan
- Provide the Digital Records: Give the buyer the login or USB drive with all your build photos and NOAH videos. This is their insurance “Golden Ticket.”
- Draft a Detailed Bill of Sale: List the VIN, the certification number, and the sale price clearly.
- Encourage a Pre-Purchase Inspection: Tell the buyer to hire an NRVIA inspector. The inspection report helps them get insurance (proves condition).
- Don’t Cancel Until Transfer: Keep your insurance active until the funds clear and the title transfers. Don’t leave a gap.
FAQ
Does the warranty transfer?
Depends on the builder. Many builder warranties are “Original Owner Only.” Check the contract.
Can I sell my insurance policy to them?
No. Never.
What if I lost the certificate?
Contact NOAH or the builder. They can reissue a sticker or a digital letter of certification.