Mobile home utilities in Washington

Washington's Manufactured/Mobile Home Landlord-Tenant Act (RCW 59.20) gives residents strong utility protections: no markup, no shutoffs, maintenance duties, and fast remedies. The information below describes how the law generally works; anyone disputing a specific charge or outage should consider consulting a licensed attorney in Washington.

What the statute says

RCW 59.20.070(6) bars markups and shutoffs: a landlord may not "charge to any tenant a utility fee in excess of actual utility costs or intentionally cause termination or interruption of any tenant's utility services, including water, heat, electricity, or gas, except when an interruption of a reasonable duration is required to make necessary repairs." RCW 59.20.070(7) adds heat-alert protection: no electric or water disconnection for nonpayment on a day the National Weather Service has issued a heat-related alert, and reconnection on request during such an alert.

RCW 59.20.130(6) requires the landlord to "maintain and protect all utilities provided to the [home] in good working condition" up to the hook-ups, and the lease must list utilities and promise a proportional rent decrease if a utility is later unbundled (RCW 59.20.060(1)(j)). When the landlord fails, RCW 59.20.200 sets tight remedial deadlines: "not more than forty-eight hours, where the landlord fails to provide water, electricity, or sewer or septic service," and "not more than twenty-four hours" for an imminently hazardous condition — and a tenant may have repairs done and deduct the cost under RCW 59.20.210.

How it works in general

If a Washington park bills residents for utilities, it can't profit on them — the fee can't exceed the actual utility cost. It can't intentionally cut off a resident's water, heat, electricity, or gas (except brief repairs), and it can't disconnect electricity or water for nonpayment during a heat alert. The park has to keep the utility systems in good working order up to each home's hook-up, and if it lets a problem linger it faces fast deadlines — 48 hours to restore water, power, or sewer, 24 hours for a life-threatening condition — after which the resident can repair and deduct the cost.

Common scenarios

General examples Washington park residents commonly encounter:

• A utility fee exceeds the actual cost. That's barred (RCW 59.20.070(6)).
• A park threatens to shut off power for nonpayment during a heat wave. Barred during a heat alert, with reconnection on request (RCW 59.20.070(7)).
• The park's water or sewer fails. The landlord must begin remedial action within 48 hours (RCW 59.20.200).

Other authorities that may apply

The Manufactured/Mobile Home Landlord-Tenant Act (RCW 59.20.070, 59.20.130, 59.20.200, 59.20.210) governs utility charges, shutoffs, maintenance, and remedies; the Washington Utilities and Transportation Commission regulates jurisdictional utility service and rates. The written lease sets the billing terms within these limits.