Mobile home park pass-through fee rules
When a mobile home park can pass on costs like taxes, water, and trash — the disclosure and notice rules, the line between rent and pass-throughs, and what to check.
Published June 4, 2026
A quick reference to pass-through fees in mobile home communities — charges a park passes on to residents on top of lot rent. This is general information, not legal advice, and the authors are not lawyers — whether a fee is allowed depends heavily on your state and lease. Consider a licensed attorney for a specific dispute.
At a glance
| Topic | What generally applies |
|---|---|
| Disclosure | Many states require every charge to be in the lease; undisclosed fees may be uncollectible. |
| Actual cost | A pass-through generally must reflect a real cost, not a markup. |
| Advance notice | Several states require notice before a fee increase takes effect. |
| Common pass-throughs | Property tax, water, sewer, trash, and government fees are typical examples. |
| Banned fees | Some states bar entrance, exit, and transfer fees outright. |
| Rent vs. fee | How a charge is classified can change which notice and eviction rules apply. |
| Utilities | Resold utilities are often capped at the provider's actual rate. |
How to use this
This sheet summarizes common rules; it does not decide whether a specific fee is lawful. Compare each charge against your lease's disclosed fees and your state's park-fee law, and keep your billing records.
Where to read more
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Frequently asked questions
- Can a mobile home park charge pass-through fees on top of lot rent?
- Often yes, but with limits. Many states require every charge to be disclosed in the lease, allow a pass-through only for an actual cost (such as property tax, water, sewer, or trash), and require advance notice of an increase; an undisclosed fee may be uncollectible. Other states have fewer rules. This is general, educational information, not legal advice — see your state's FightMyPark fees guide.
- Are mobile home park entrance or transfer fees legal?
- It depends on the state. A number of states bar entrance, exit, and transfer fees outright, while others allow them if disclosed. A pass-through must usually reflect an actual cost, not a profit markup. This is general information, not legal advice.