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Oxford board reviews pending mobile-home foreclosures as notices loom
Summary
The Selectboard reviewed a list of pending foreclosures affecting mobile homes on leased lots and discussed whether to waive foreclosures, accounting for legal fees, possible sale proceeds and the impact on taxpayers; no formal waiver vote was taken.
The Oxford Selectboard reviewed a pending-foreclosure list for delinquent properties and discussed whether to waive foreclosures for mobile homes that sit on leased lots, the board heard on the agenda item 5.1.
The board’s clerk and Town manager explained the list and timelines, saying notices must be mailed the next day. The Town manager highlighted a subset of mobile homes on leased lots with a combined apparent tax shortfall of about $3,200 and said legal costs for pursuing each foreclosure could run up to about $12,500, depending on circumstances.
Why it matters: foreclosures on homes on leased lots raise competing concerns about recouping back taxes and legal expenses versus the fiscal burden shifting to other taxpayers if the town waives delinquencies. The manager said the town can recover taxes, legal fees and legitimate sale costs if a property sells for more than the town’s outlay; any surplus after those costs would revert to the prior owner under state law.
Board members described the decision as difficult. One member cautioned that routinely waiving foreclosures can create moral-hazard problems and said past waivers had focused on rented lots. Another noted some accounts shown had made recent payments that keep them out of immediate foreclosure. Several board members urged more case-by-case review, noting some accounts were many years in arrears.
The Selectboard did not take a final vote on waiving foreclosures at this meeting. The Chair asked staff to prepare any waivers promptly if the board wishes to act before notices are sent, and otherwise advised the board that not acting would let the automatic foreclosures proceed.
Clarifying details: the Town manager marked mobile-home accounts without underlying land and created a "balance due — all years" column to show total arrearages; the manager reported speaking with the town attorney and a broker to estimate legal fees and possible sale strategies. The manager also said some units may not sell for amounts that cover legal costs and taxes, and that outcomes will vary.
Next steps: staff will prepare materials and, where applicable, recommended waivers or actions for a future meeting; no immediate waiver motion passed at the session.
