How to read a mobile home park lease

A manufactured home community lot lease is one of the most important documents a resident signs — it can govern the rent, the rules, and the right to stay for years. This guide explains the clauses that commonly appear and what to look for in each. It is a general guide, not legal advice and not a review of any specific lease; consider having a licensed attorney in your state review a lease before signing.

Rent and fees

Find the lot rent, when it is due, and any late-fee terms. Then look for every other charge: utilities, trash, sewer, water, "administrative" or "community" fees, pet fees, guest fees, and any pass-through of taxes or capital costs. Many state park laws require all charges to be disclosed in the lease and bar fees that aren't listed — so an undisclosed fee may be uncollectible where such a law applies.

Rent increases

Look for how and when the rent can change. Some leases fix the rent for the term; some allow increases only at renewal; some allow periodic increases with notice. Several states separately require 60–90 days' notice of an increase or limit how often rent can rise — those statutory rules can override a weaker lease clause.

Term, renewal, and termination

Check the lease term (month-to-month or a fixed period), how it renews, and the notice each side must give to end it. Pay attention to the listed grounds for eviction and any cure period. In many states a park can end a tenancy only for specific reasons and must give long notice for a change of land use.

Rules and changes to rules

The community rules are usually incorporated into the lease. Note whether the rules can change mid-term and what notice is required. Some states bar mid-term rule changes that affect residents' core rights.

Utilities

If the park bills for utilities, the lease should state the rate or the method of calculating it. Some states cap utility charges at the park's actual cost, require itemized bills, or bar markups — see the FightMyPark submetering article and your state's utilities guide.

Selling your home

Look for any clause about selling the home in place: whether the park must approve a buyer, whether it can charge a commission or transfer fee, and whether it can require the home's removal on sale. Many states protect a resident's right to sell in place and bar forced commissions.

Prohibited and waiver clauses

Watch for clauses that waive your rights, allow self-help eviction, confess judgment, or shift the park's attorney fees to you. Many state laws make such clauses void — but not all states have a dedicated park law, so coverage varies.

Where to learn more

Because what a lease can and can't do depends heavily on your state, read your state's FightMyPark guides on lot rent, fees, eviction, utilities, and selling. The checklist of documents to gather before signing a park lease is a useful companion, and a licensed attorney or legal-aid program can review a specific lease.