Can a Minnesota mobile home park charge an entrance fee?

No. Under Minn. Stat. §327C.03, subd. 1, 'no fee other than the periodic rental payment shall be charged to a park resident or prospective resident ... for the right to obtain or retain a lot,' except as the statute specifically allows, and the statutory notice in §327C.02 states plainly that 'the park may not charge you an entrance fee.' This is general information, not advice about a specific charge — consider consulting a licensed attorney in Minnesota.

What is the security deposit limit in a Minnesota mobile home park?

Two months' rent. Under §327C.03, subd. 4, a park may require a deposit 'not to exceed the amount of two months' rent,' and the general residential deposit law (Minn. Stat. §504B.178) applies to it. A security deposit increase is treated as a substantial modification of the rental agreement (§327C.02, subd. 2).

Mobile home park fees in Minnesota

Q: Can a Minnesota park charge based on how many people or children live in the home?

No. Under §327C.03, subd. 3, no park 'shall charge to a resident any fee ... which is based on the number of persons residing or staying in the resident's home, the number or age of children ..., the number of guests ..., the size of the home, the fact that the home is temporarily vacant or the type of personal property used.' A pet fee is allowed but 'may not exceed $4 per pet per month.'

Minnesota's Chapter 327C tightly controls what a manufactured home park can charge. It bans entrance fees and any extra fee for the right to keep a lot, prohibits population-based charges, caps pet fees, and limits the security deposit. The information below describes how the law generally works; anyone disputing a specific charge should consider consulting a licensed attorney in Minnesota.

What the statute says

Minn. Stat. §327C.03, subd. 1 provides that "no fee other than the periodic rental payment shall be charged to a park resident or prospective resident ... for the right to obtain or retain a lot," except as the statute allows. Subd. 3 bars population- and property-based charges: no park "shall charge to a resident any fee ... based on the number of persons residing or staying in the resident's home, the number or age of children ..., the number of guests ..., the size of the home, the fact that the home is temporarily vacant or the type of personal property used or located in the home." A pet fee is allowed but "may not exceed $4 per pet per month," and "a reasonable fee for delinquent rent" is allowed if the lease provides for it.

The security deposit is capped by subd. 4 at "not to exceed the amount of two months' rent," with the general deposit law (§504B.178) applying. Installation and removal can be done by written contract, but a park "may not require a resident to use the park owner's service to install or remove a home unless the owner provides the service without charge" (subd. 2). Maintenance the park does after notice can be charged at "reasonable cost, plus a fee of up to $10" (subd. 5).

How it works in general

In Minnesota the rent is essentially the only charge for the right to have a lot: a park can't add an entrance fee or other fee to obtain or keep the lot, and it can't bill more because of how many people, children, or guests are in the home, the home's size, a temporary vacancy, or the personal property inside. A pet fee is limited to $4 per pet per month, and a delinquent-rent fee must be in the lease and reasonable. The security deposit can't exceed two months' rent and is governed by the general deposit-return law. A park can charge for installation or removal only by written contract (and can't force its own service unless it's free), and for maintenance it does only after written notice, plus a small fee.

Common scenarios

General examples Minnesota park residents commonly encounter:

A park bills a "move-in" or "entrance" fee. It is prohibited (§327C.03, subd. 1; §327C.02).
A park charges extra for an additional child or guest. Population-based fees are barred (§327C.03, subd. 3).
A park demands a large deposit. It can't exceed two months' rent (§327C.03, subd. 4).

Other authorities that may apply

Chapter 327C governs park fees and the deposit; utility charges have their own rules in §327C.04 (see the Minnesota utilities guide). The general deposit-return law (§504B.178) applies to the deposit, and a lease provision waiving these protections is void (§327C.02, subd. 4). Federal law can apply in particular situations.