Does a North Dakota landlord have to supply water and heat?

Yes, for what it provides. Under N.D.C.C. §47-16-13.1, a landlord shall 'supply running water and reasonable amounts of hot water at all times and reasonable heat' (subject to the section's exceptions), and maintain the electrical, plumbing, heating, and other facilities it supplies.

Mobile home utilities in North Dakota

Q: Can a North Dakota park mark up utilities?

No. Under N.D.C.C. §47-10-28(8), an owner who buys utility service on a tenant's behalf 'may not charge a tenant more than the actual cost per unit amount paid by the landlord to the utility service provider, except for a reasonable administrative fee that may not exceed three dollars.' This is general information, not advice about a specific bill — consider consulting a licensed attorney in North Dakota.

Q: Can a North Dakota park charge a utility fee without a meter?

No. Under N.D.C.C. §47-10-28(8), 'a mobile home park may not charge a fee for a utility without an individual meter for each mobile home,' and 'the owner shall provide the tenant access to the records of meter readings taken at the mobile home lot of the tenant.'

North Dakota's mobile home park statute gives residents strong utility protections: no markup above actual cost (beyond a small admin fee), an individual meter required before any utility fee, and a right to see the meter readings. The information below describes how the law generally works; anyone disputing a specific charge should consider consulting a licensed attorney in North Dakota.

What the statute says

N.D.C.C. §47-10-28(8) governs park utility billing. An owner "may purchase utility services, including water and sewer services on behalf of a tenant, and include the amount in the monthly rental obligation or bill the tenant as a separate charge based on actual usage." But the owner "may not charge a tenant more than the actual cost per unit amount paid by the landlord to the utility service provider, except for a reasonable administrative fee that may not exceed three dollars," and may not back-charge for service included in rent unless the cost increases. Critically, "a mobile home park may not charge a fee for a utility without an individual meter for each mobile home," and "the owner shall provide the tenant access to the records of meter readings taken at the mobile home lot of the tenant."

The landlord's duty to supply utilities it provides is in N.D.C.C. §47-16-13.1, which requires the landlord to "supply running water and reasonable amounts of hot water at all times and reasonable heat" and to maintain supplied utility facilities.

How it works in general

If a North Dakota park bills residents for utilities, it can't profit on them: the charge can't exceed the actual per-unit cost the park pays, plus an administrative fee of no more than $3. The park can't charge a utility fee at all unless each home is individually metered, and it has to let the resident see the meter readings for their own lot. For utilities the landlord supplies, it must keep them in working order and provide running water and reasonable heat. The written lease sets how utilities are billed within these limits.

Common scenarios

General examples North Dakota park residents commonly encounter:

A park bills more than it pays for water. The charge can't exceed actual per-unit cost plus a $3 admin fee (§47-10-28(8)).
A park charges a flat utility fee with no meter. A utility fee requires an individual meter for each home (§47-10-28(8)).
A resident wants to verify usage. The park must provide access to the lot's meter readings (§47-10-28(8)).

Other authorities that may apply

The mobile home park statute (§47-10-28(8)) governs utility charges and metering, with a civil penalty for violations (§47-10-28(12)); the general leasing law (§47-16-13.1) requires the landlord to supply water and heat it provides. The North Dakota Public Service Commission regulates jurisdictional utilities, and the written lease sets the billing terms.