Buying a mobile home in Utah

Utah's Mobile Home Park Residency Act (Utah Code Title 57, Chapter 16) gives a buyer a signed written lease, full disclosure, and a fair buyer-approval standard. The information below describes how the law generally works; anyone buying should consider consulting a licensed attorney in Utah.

What the statute says

Under Utah Code §57-16-4(2), the park and resident must "enter into the lease agreement in writing; and ... sign the lease agreement," and provide a copy on request. Section 57-16-4(3) requires the lease to contain "the name and address of the mobile home park owner and any persons authorized to act for the owner," the leasehold type with a disclosure of the resident's protection against unilateral termination, "a full disclosure of all rent, service charges, and other fees presently being charged," a full disclosure of how public-utility charges are calculated, the due dates, and "all rules ... that, if broken, may constitute grounds for eviction."

On buyer approval, §57-16-4(6)(b) lets the park "reserve the right to approve the prospective purchaser ... who intends to become a resident," but it "may not unreasonably withhold that approval." The home is titled through the Motor Vehicle Division (Title 41, Chapter 1a), and the park can't charge an entrance or installation fee (§57-16-7(3)), only a reasonable initial deposit (§57-16-7(4)).

How it works in general

A Utah buyer who plans to keep a home in the park is entitled to a signed written lease that names the park owner, discloses every rent, fee, and service charge, explains how utilities are calculated, and lists the rules that can lead to eviction — plus a conspicuous notice of the resident's protection against arbitrary termination. The park can screen the buyer as a new resident but can't unreasonably refuse a qualified one. There's no entrance or installation fee, just a reasonable initial deposit. The home is built to the federal HUD standards and titled through the Motor Vehicle Division, so the buyer takes ownership when the title transfers. Reviewing the lease, the disclosures, the deposit, and the title are the key steps before closing.

Common scenarios

General examples Utah buyers commonly encounter:

• A buyer wants the full cost picture. The lease must disclose all rent, fees, service charges, and how utilities are calculated (§57-16-4(3)).
• A buyer applies to take over a home in the park. The park can't unreasonably withhold approval (§57-16-4(6)(b)).
• A park tries to charge a move-in fee. Entrance and installation fees are banned (§57-16-7(3)).

Other authorities that may apply

The Mobile Home Park Residency Act (§§57-16-4, 57-16-7) governs the lease, disclosures, and buyer approval; the Motor Vehicle Division handles title (Title 41, Chapter 1a) and the deposit return follows Utah's Residential Renters' Deposits Act (Title 57, Chapter 17). The home's construction follows the federal HUD code, and federal lending rules and the Fair Housing Act can apply. The signed lease, the disclosures, and the certificate of title are the core documents to review.