Can a Washington park charge an entrance or exit fee?

No. Under RCW 59.20.060(2)(e), a rental agreement may not contain a provision 'allowing the landlord to charge an "entrance fee" or an "exit fee"' (with a narrow continuing-care exception). Any prohibited provision in the agreement 'is unenforceable' (RCW 59.20.060(3)). This is general information, not advice about a specific charge — consider consulting a licensed attorney in Washington.

How are late fees limited in Washington parks?

Strictly. Under RCW 59.20.060(2)(j) (for agreements entered or renewed on or after May 7, 2025), a landlord may not charge a late fee 'for rent that is paid within five days following its due date.' After that, late fees 'may not exceed two percent' of total rent in the first month past due, 'three percent' in the second consecutive month, and 'five percent' in the third and later months.

Can a Washington park charge a guest fee?

Only for long stays. Under RCW 59.20.060(2)(f), a rental agreement may not allow a guest fee, except a landlord 'may establish rules charging for guests who remain on the premises for more than 15 days in any 60-day period.' A guest or invitee otherwise has free access to the tenant's site (RCW 59.20.070).

Mobile home park fees in Washington

Washington's Manufactured/Mobile Home Landlord-Tenant Act (RCW 59.20) tightly controls park fees: it bans entrance and exit fees, limits late fees, restricts guest fees, and protects the security deposit. The information below describes how the law generally works; anyone disputing a specific charge should consider consulting a licensed attorney in Washington.

What the statute says

RCW 59.20.060(2) lists prohibited lease provisions, including one "allowing the landlord to charge an 'entrance fee' or an 'exit fee'" (subsection (e)); one allowing a guest fee except for guests who stay "more than 15 days in any 60-day period" (subsection (f)); and a late-fee rule (subsection (j)): for agreements entered or renewed on or after May 7, 2025, no late fee may be charged "for rent that is paid within five days following its due date," and later late fees "may not exceed two percent" (first month past due), "three percent" (second consecutive month), or "five percent" (third and later months). A prohibited provision "is unenforceable" (RCW 59.20.060(3)).

Utility charges are capped at cost: under RCW 59.20.070(6), a landlord may not "charge to any tenant a utility fee in excess of actual utility costs." The deposit terms must be disclosed in the lease (RCW 59.20.060(1)(i)), and any deposit must be held by the landlord in a trust account (RCW 59.20.170).

How it works in general

A Washington park can't charge an entrance fee to move in or an exit fee to move out, and any such lease term is unenforceable. Late fees are sharply limited — nothing if the rent arrives within five days, then a capped, escalating percentage (2%, then 3%, then 5%) for each consecutive month past due. The park can't charge for guests unless they stay more than 15 days in a 60-day window, and utility fees can't exceed the actual utility cost. A security deposit must be spelled out in the lease and held in trust, and the lease has to state the conditions for keeping any of it.

Common scenarios

General examples Washington park residents commonly encounter:

A park tries to charge a move-in or move-out fee. Both are barred and unenforceable (RCW 59.20.060(2)(e)).
A late fee is charged on rent paid two days late. Not allowed within five days; later fees are capped (RCW 59.20.060(2)(j)).
A utility fee looks marked up. It can't exceed the actual utility cost (RCW 59.20.070(6)).

Other authorities that may apply

The Manufactured/Mobile Home Landlord-Tenant Act (RCW 59.20.060, 59.20.070, 59.20.170) governs fees, late charges, and deposits; the Attorney General's Manufactured Housing Dispute Resolution Program enforces the Act, and the Attorney General can pursue civil penalties for certain violations (RCW 59.20.370(4)). The written lease defines the disclosed charges. Federal law can apply in particular situations.