What must a Pennsylvania community give a new resident before signing?

A written lease, the rules, a copy of the law, and a full fee disclosure. Under §4.1 every lease 'shall be in writing,' and under §4 the resident must get 'a written copy of the rules and regulations prior to the owner's or operator's acceptance of any initial deposit, fee or rent,' plus a posted copy of the Act and a boldface 'Important Notice Required by Law' summarizing their rights. Under §6, all rent, fees, service charges, and utility charges must be disclosed in writing first. This is general information, not advice about a specific purchase — consider consulting a licensed attorney in Pennsylvania.

What happens if a Pennsylvania community doesn't disclose its fees?

Two things: the undisclosed fees can't be collected, and you may be able to void the lease. Under §6(c), undisclosed fees are 'void and unenforceable,' and under §13(b), if the required disclosure wasn't provided before signing, 'the rental agreement is voidable by the lessee during the first year of occupancy until five calendar days after the receipt of the disclosure,' with a refund of any deposit and installation costs.

Does a Pennsylvania community have to offer a written lease?

Yes. Under §4.1(a), 'every lease for a manufactured home space shall be in writing and shall be for a duration term of one month, unless a longer period is mutually agreed upon ... and shall be renewable.' The park can't collect rent until the lease is signed (§13(d)).

Buying a mobile home in Pennsylvania

Pennsylvania's Manufactured Home Community Rights Act (68 P.S. §398.1 et seq.) gives a buyer real protection: a written lease, a posted copy of the law and a plain-language rights notice, and full fee disclosure before signing — with a way out if the park doesn't disclose. The information below describes how the law generally works; anyone buying should consider consulting a licensed attorney in Pennsylvania.

What the statute says

Section 4.1 requires a written, renewable lease of at least a month. Section 4 requires the park to give the resident "a written copy of the rules and regulations prior to the owner's or operator's acceptance of any initial deposit, fee or rent," to post "a copy of this act," and to give each resident a boldface "Important Notice Required by Law" that summarizes the resident's rights — including that "entrance and exit fees may not be charged" and the limited grounds for eviction.

Section 6 requires full written disclosure of "all rent, fees, service charges and assessments payable to the community owner and utility charges for water, sewer, trash, Internet, cable, electricity and fuel charges" before the park accepts any deposit, fee, or rent and before the lease is signed, with a cover sheet advising the buyer to "read the entire document and seek legal advice." If that disclosure isn't given, §13(b) makes "the rental agreement ... voidable by the lessee during the first year of occupancy until five calendar days after the receipt of the disclosure," with a refund of deposit and installation costs, and §13(d) bars the park from collecting rent before the lease is signed.

How it works in general

A Pennsylvania buyer who plans to keep a home in a community is entitled to a written lease, a posted copy of the law, the community rules, and a boldface notice of their rights — and a complete written list of every rent, fee, service charge, and utility charge before signing. A fee the community didn't disclose can't be collected, and if the community skips the required disclosure entirely, the buyer can void the lease during the first year (up to five days after finally getting the disclosure) and get deposits back. The home itself is built to the federal HUD standards and titled through PennDOT, so the buyer takes ownership by transferring the certificate of title. Reviewing the lease, the disclosure, the rules, and the title are the key steps before closing.

Common scenarios

General examples Pennsylvania buyers commonly encounter:

A buyer wants the rules and rights up front. The community must provide the rules, post the Act, and give the boldface "Important Notice" (§4).
A fee surfaces that wasn't disclosed before signing. It's void, and missing disclosure can let the buyer void the lease in year one (§6, §13).
A community wants rent before a lease is signed. It can't collect rent until the lease is executed (§13(d)).

Other authorities that may apply

The Manufactured Home Community Rights Act (§§4, 4.1, 6, 13) governs the lease, disclosure, and buyer protections; a violation is an unfair trade practice (§16.1) enforceable by the Attorney General, a district attorney, or a private suit. The home is titled through PennDOT and built to the federal HUD code, and federal lending rules and the Fair Housing Act can apply. The lease, disclosure, and certificate of title are the core documents to review.