Massachusetts mobile home rights cheat sheet

A quick reference to how Massachusetts law generally treats manufactured housing community lot tenancies. Massachusetts has a dedicated Manufactured Housing Community law — M.G.L. Chapter 140, §§32F–32S — plus the Attorney General's regulations (940 CMR 10.00). This is general information, not legal advice, and the authors are not lawyers — for a specific situation, consider consulting a licensed attorney in Massachusetts. Each line cites the controlling statute; read it at the official source linked in Sources below.

At a glance

Topic	What the law generally provides	Cite
Governing law	Dedicated Manufactured Housing Community law: M.G.L. c.140 §§32F–32S.	c.140 §§32F-32S
Lease term	Park must offer a 5-year lease at fair market rent, subject to local rent control.	§32P
Rent uniformity	A rent change not uniform across a class is presumed unfair.	§32L(2)
Rule changes	Sent to the AG + housing secretary 60 days prior; to residents 30 days prior.	§32L(5)
Eviction — grounds	Only nonpayment, substantial rule violation, health/safety law violation, good-faith discontinuance, or at-will rent increase.	§32J
Eviction — notice	30 days' certified/registered notice, with 15 days to pay or cure.	§32J
After eviction	Resident keeps 120 days to sell the home.	§32J
Reprisals	Barred; damages 1–5 months' rent (or actual) + fees; 6-month presumption.	§32N
Sale fees	No sale fee/commission as a condition of occupancy; optional sale contract ≤ 10%.	§32L(4)
Selling in place	A buyer who meets community rules can't be refused entrance.	§32M
Transfer	Park can't block a transfer because it hasn't sold as many homes as sites.	§32L(3A)
Community sold	Residents (51%) get notice + a right of first refusal.	§32R
Change of use	2 years' written notice + relocation costs or appraised value of the home.	§32L(7A)-(8)
Vendor / fuel	Resident chooses suppliers; central fuel ≤ average local price.	§32L(3)
Disclosure	All terms, itemized charges, owners, and rules disclosed in writing before move-in.	§32P
Tax / title	Home exempt from property tax; community pays a $6–$12/month municipal fee per home.	§32G
Construction	Built to the federal HUD code; community licensed by the board of health.	§§32Q, 32F
Enforcement	A violation is an unfair/deceptive practice under c.93A.	§32L(7)

How to use this

This sheet summarizes; it does not replace the statute or legal advice. A rule or charge that is "unfair or deceptive or which does not conform to the requirements of this section shall be unenforceable" (§32L(6)), and a violation of the chapter is an unfair or deceptive practice under c.93A. Start with the written disclosure, the community rules, and your lease, then check the controlling section for your issue.

Where to read more

• Massachusetts topic guides on FightMyPark: lot rent, eviction, fees, utilities, buying, selling, title and taxes, and storm.
• The official statute text and agency pages, linked in the Sources section below.