How much notice does Utah require before a mobile home lot-rent increase?

At least 60 days. Under Utah Code §57-16-4(4)(a), 'increases in rent or fees for periodic tenancies are unenforceable until 60 days after notice of the increase is mailed to the resident.' A park also can't change the date rent is due without 60 days' written notice (§57-16-4(4)(e)). This is general information, not advice about a specific increase — consider consulting a licensed attorney in Utah.

Can a Utah park charge more for utilities than they cost?

No, not for service charges. Under Utah Code §57-16-4(4)(c), 'annual income to the park for service charges may not exceed the actual cost to the mobile home park of providing the services on an annual basis' (the park may include related maintenance costs). Utility disclosure is required in the lease (§57-16-4(3)(c)).

Does Utah cap how much mobile home lot rent can increase?

No. Utah sets no statewide dollar or percentage cap on the amount of a lot-rent increase. The Mobile Home Park Residency Act controls the timing — a 60-day notice — and bars an increase once a park has given notice of a change in land use (§57-16-18(4)). The written lease sets the amount.

Mobile home lot rent rules in Utah

Utah has a strong dedicated park law — the Mobile Home Park Residency Act, Utah Code Title 57, Chapter 16 — that requires a written lease and controls when lot rent can change, though it does not cap the amount. The information below describes how the law generally works; anyone dealing with a specific increase should consider consulting a licensed attorney in Utah.

What the statute says

Under Utah Code §57-16-4(2), a park and resident "shall ... enter into the lease agreement in writing; and ... sign the lease agreement," and the lease must disclose all rent, service charges, and fees and the due dates (§57-16-4(3)).

On increases, §57-16-4(4)(a) provides that "increases in rent or fees for periodic tenancies are unenforceable until 60 days after notice of the increase is mailed to the resident." A park's "annual income ... for service charges may not exceed the actual cost ... of providing the services" (§57-16-4(4)(c)), and a park "may not alter the date on which rent, fees, and service charges are due unless the mobile home park provides a 60-day written notice" (§57-16-4(4)(e)).

If a park gives notice of a change in land use, §57-16-18(4) bars any rent increase: "During the period of time between the provision of notice ... and the day on which the resident is required to vacate ..., the mobile home park owner may not increase rent." There is no statute capping the amount of an increase.

How it works in general

A Utah park resident is entitled to a signed written lease that discloses all rent, fees, and service charges. A park can raise rent or fees on a periodic tenancy only after at least 60 days' mailed written notice, and it can't profit on the services it bills — its annual service-charge income can't exceed its actual cost. There is no statewide cap on the amount, so the lease and the market set the figure while §57-16-4 fixes the notice. And once a park announces a change in land use (a closure), it can't raise the rent at all during the wind-down period.

Common scenarios

General examples Utah park residents commonly encounter:

A rent or fee increase is announced. It's unenforceable until 60 days after the mailed notice (§57-16-4(4)(a)).
A park bills service charges above cost. Its annual service-charge income can't exceed actual cost (§57-16-4(4)(c)).
A park is closing and tries to raise rent. It can't increase rent during the change-of-use notice period (§57-16-18(4)).

Other authorities that may apply

The Mobile Home Park Residency Act (Title 57, Chapter 16) governs the lease and the timing of increases; a resident may sue for a violation and recover attorney fees (§57-16-19). Rights under the chapter can't be waived (§57-16-12). Federal law such as the Fair Housing Act can apply to how an increase is administered.