New York mobile home rights cheat sheet

A quick reference to how New York law generally treats manufactured home park lot tenancies. New York has a strong dedicated statute — Real Property Law §233. This is general information, not legal advice, and the authors are not lawyers — for a specific situation, consider consulting a licensed attorney in New York. 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 statute: Real Property Law §233.	RPL 233
Rent increase — frequency	Once per year maximum.	§233(x)(1)
Rent increase — notice	At least 90 days' written notice; rent can't rise unless a lease was offered.	§233(g)(3)
Lease	Park must offer a one-year lease with a tenant-rights rider before occupancy.	§233(e)
Eviction grounds	Limited (rent default, illegal use, safety-law violation, lease/rule violation, change of use).	§233(b)
Eviction notice	30-day rent demand; 10-day cure then 30-day vacate for rule violations.	§233(b)(2),(5)
Change of use	2 years' notice + a stipend up to $15,000 per home owner.	§233(b)(6)
Fees	Only rent, utilities, and facility/service charges; must relate to services rendered.	§233(g)(1)
Undisclosed fees	Not collectible; refusing one is not grounds for eviction.	§233(g)(3)
Late charge	≤ 3%; none if paid within 10 days; must be in the lease/rules; no compounding.	§233(r)
Selling in place	Right to sell in park (20-day notice); buyer access protected; approval not unreasonably withheld.	§233(i)(1)
Sale commission	None unless the park acted as agent by written contract.	§233(i)(2)
Retaliation	Barred (complaints, enforcing rights, tenant organization).	§233(n)
Utilities	Park can't willfully cut off agreed water/heat/light/power without just cause.	§233(p)
Deposit	Held as a trust fund; remains the resident's money.	§233(g)(4)
Title / tax	No DMV title; sold by bill of sale; taxed as real property (value in the land assessment).	RPTL 102(12)(g)
Waiver	The §233(x) increase rights cannot be waived.	§233(x)(3)

How to use this

This sheet summarizes; it does not replace the statute or legal advice. Real Property Law §233 is enforced by the New York Attorney General, and several of its protections cannot be waived. Start with your written lease and its tenant-rights rider and the park rules, then check the controlling subdivision of §233 for your issue.

Where to read more

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