Washington mobile home rights cheat sheet

A quick reference to how Washington law generally treats manufactured/mobile home park lot tenancies. Washington has a strong dedicated park law — the Manufactured/Mobile Home Landlord-Tenant Act, RCW Chapter 59.20. This is general information, not legal advice, and the authors are not lawyers — for a specific situation, consider consulting a licensed attorney in Washington. 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/Mobile Home Landlord-Tenant Act (RCW 59.20).	RCW 59.20.010
Rent increase — cap	No increase in first 12 months; ≤ 5% in any 12-month period (exemptions in 59.20.380).	RCW 59.20.370
Rent increase — notice	3 months' written notice on a state form; over-cap = excess + up to 3 mo + fees.	RCW 59.20.090, 59.20.370
Written lease	Park must offer a 1-year+ lease; no mid-term increase (leases under 2 years); 5-year rent history.	RCW 59.20.050, 59.20.060
Eviction — grounds	Just cause only: rule violation (20-day), nonpayment (14-day), crime (15-day), change of use, etc.	RCW 59.20.080
Eviction — mediation/sale	Rule-violation evictions go to mediation; evicted tenant gets 120 days to sell in place.	RCW 59.20.080(2),(3)
Park closure	2-year notice, or relocation assistance ($15,000 multi / $10,000 single + 50% value/$5,000) with shorter notice.	RCW 59.20.080(1)(e)
Self-help / age	No lockout/seizure without court order; no removal for home's age.	RCW 59.20.070(8),(9)
Retaliation	Barred; 120-day rebuttable presumption.	RCW 59.20.070(5), 59.20.075
Entrance/exit fees	Both prohibited (unenforceable lease terms).	RCW 59.20.060(2)(e)
Late fees	None within 5 days; then 2% / 3% / 5% escalating monthly cap.	RCW 59.20.060(2)(j)
Sell in place	No denial of sale; for-sale sign; no forced removal for sale; lease assigns to buyer (approval not unreasonable).	RCW 59.20.070(1), 59.20.073
Community purchase	Residents get notice + right to compete to purchase the community.	RCW 59.20.320–.360
Utilities	Fee ≤ actual cost; no shutoff; no disconnect during heat alert; 48-hr restore.	RCW 59.20.070(6),(7), 59.20.200
Habitability	Landlord maintains common areas, roads, drainage, fire safety, utilities.	RCW 59.20.130
Goods/services	Free choice of vendors.	RCW 59.20.070(2)
Title	DOL certificate of title (RCW 46.12).	RCW 46.12
Real property	Affix to owned land (or 35-yr+ lease) + eliminate title → real estate.	RCW 65.20

How to use this

This sheet summarizes; it does not replace the statute or legal advice. Washington's Act is enforced by the Attorney General's Manufactured Housing Dispute Resolution Program, and tenants and the AG can recover damages for unlawful rent increases. Start with your written lease and its required disclosures (including the five-year rent history and the closure warning), then check the controlling section for your issue.

Where to read more

• Washington 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.