Ohio mobile home rights cheat sheet

A quick reference to how Ohio law generally treats mobile home park lot tenancies. Ohio has a dedicated manufactured home park law (Ohio Rev. Code §§4781.36 to 4781.52) plus the general eviction law (Chapter 1923) and the title/tax statutes. This is general information, not legal advice, and the authors are not lawyers — for a specific situation, consider consulting a licensed attorney in Ohio. 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 park law §§4781.36–4781.52 + general eviction (ch. 1923).	§4781.40
Written lease	Park must offer a written agreement of one year or more.	§4781.40(A)(1)
Rent / fee increase	≥ 30 days' written notice; no increase during the term of an agreement.	§4781.40(B)
Rent cap	No statewide cap; the agreement controls the amount; local rules preempted.	§4781.52
Fee disclosure	All fees disclosed in writing before signing; undisclosed fees uncollectible.	§4781.40(B)
Prohibited fees	No charge not in the agreement; no transfer/move fee beyond actual cost; no forced purchase from the park.	§4781.40(D),(H)
Sale commission	No sale-based fee unless the park is the owner's selling agent.	§4781.40(K)
Sell in place	Right to sell the home in the park on 10 days' notice; no forced removal for sale.	§4781.40(H)(1),(2)
Buyer approval	Park can't unreasonably refuse to rent to a qualified purchaser.	§4781.40(H)(3)
Eviction — grounds	Only: nonpayment, resident-caused code violation, holdover, rule violation, 30-day abandonment.	§4781.37
Eviction — notice	3-day notice to leave before filing; rule violation = 30-day cure; 2nd in 6 mo. = immediate.	§1923.04; §4781.45
Self-help barred	No utility shutoff, lockout, or seizure to recover possession; damages for violation.	§4781.49
Retaliation	Barred; a defense to eviction, plus damages and fees.	§4781.36
Security deposit	5% interest on excess over $50 or 1 month (6+ months); return/itemize in 30 days; double damages.	§4781.50
Habitability / utilities	Park keeps premises fit and habitable, maintains supplied water/sewer/electrical systems; rent-escrow remedy.	§4781.38; §4781.41
Required lease notice	Boldface statement that rights are protected by §§4781.36–4781.52.	§4781.51(D)
Title	Clerk of courts certificate of title; register with county auditor.	§4505.11; §4503.061
Tax	Either real property tax (if affixed to a foundation on owned land, title inactivated) or the manufactured home tax.	§4503.06

How to use this

This sheet summarizes; it does not replace the statute or legal advice. Ohio's park law (§§4781.36–4781.52) lets a resident recover actual damages and attorneys' fees for many violations and bars self-help evictions. Start with your written rental agreement — which by law must carry a boldface notice of your rights — then check the controlling statute for your issue.

Where to read more

• Ohio 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.