How Georgia Mobile Home Renters Can Buy Their Park

For many mobile home park residents in Georgia, owning the land beneath your home offers stability and greater control over your future. Understanding the process of converting a mobile home park to resident ownership can empower you and your neighbors to take action. This guide explains your rights, the steps required, and key official resources to help you navigate this important decision.

What Does Resident Ownership of a Mobile Home Park Mean?

Resident ownership means that the people who live in the mobile home park collectively own the park itself. This typically involves forming a cooperative or homeowners’ association that purchases the land from the current owner. Resident ownership can help prevent unexpected rent increases and park closures, and gives residents more say over community rules and maintenance.

Georgia Law and Resident Rights in Mobile Home Parks

There is currently no Georgia statute requiring landowners to give residents the first option to purchase (“right of first refusal”) when selling a mobile home park. However, residents can organize to make an offer, and some owners are open to selling to resident groups. Your rights and responsibilities are outlined in the Georgia Landlord-Tenant Act (O.C.G.A. Title 44, Chapter 7).^[1]

If you’re a current renter, these protections apply:

• Your lease agreements and park rules must comply with Georgia state law
• Rent increases and eviction processes must follow state notice periods
• You have the right to organize with other residents for collective action

Where to Get Help and Filing a Complaint

If you face issues such as retaliation for organizing, illegal evictions, or maintenance problems, the Georgia Department of Law’s Consumer Protection Division manages complaints.

Step-by-Step: How Residents Can Pursue Park Ownership

Residents in Georgia who want to buy their mobile home park typically follow these main steps:

• Organize: Form a committee or informal group with other renters who are interested in purchasing the park.
• Form a legal entity: Most groups create a cooperative (co-op) or homeowners’ association (HOA) registered with the Georgia Secretary of State. This entity can make legal offers and own property.
• Communicate with the current owner: Let the park owner know you’re interested in buying. You may want to request a meeting to discuss terms.
• Secure financing: Explore financing through traditional lenders, community development organizations, or government-backed loan programs.
• Make a formal offer: Submit your offer to the owner. If accepted, you’ll move forward with contracts and closing the sale.
• Close on the purchase: Transfer ownership to your resident group and begin managing the park collectively.

This process may sound daunting, but guidance is available from legal aid services and local housing agencies.

Georgia’s Official Tenant and Cooperative Forms

• Georgia Consumer Protection Division Tenant Complaint Form: Use this form if you encounter retaliation, unfair rental practices, or improper notice while trying to organize for resident purchase.
  When to use: For example, if your landlord threatens eviction after you and neighbors express interest in buying the park, complete this form and submit online.
  File a Tenant Complaint.
• Articles of Incorporation (Secretary of State Form CD 100): Required to form a cooperative or nonprofit to purchase the park.
  When to use: When your tenant group is ready to formalize as a nonprofit or co-op, file this with the Georgia Secretary of State.
  Nonprofit Articles of Incorporation (CD 100)

The Tribunal Handling Rental Issues in Georgia

In Georgia, landlord-tenant disputes are generally resolved by the Georgia Magistrate Courts. This is the tribunal where eviction hearings and other rental cases are handled.

Relevant Georgia Legislation

• Georgia Landlord-Tenant Act (O.C.G.A. Title 44, Chapter 7)
• Georgia Manufactured and Mobile Home Laws Summary

FAQ: Resident Ownership and Mobile Home Parks in Georgia

1. Can Georgia mobile home tenants require a park owner to sell to them? No, Georgia law does not require park owners to give tenants a right of first refusal. Tenants can organize and make an offer, but the owner isn’t obligated to sell to residents.
2. What legal entity do residents need to own a park? Most groups create a cooperative (co-op association) or a nonprofit homeowners’ association, registered with the Secretary of State, to legally purchase and manage the park.
3. Can rent be increased while residents attempt purchase? Yes, unless restricted by your lease or a local ordinance, park owners can raise rent with proper notice. Always review your lease and local rules.
4. What court handles disputes with park management? The Georgia Magistrate Courts handle most mobile home landlord-tenant disputes, including evictions and contract issues.
5. Where can I find legal help for organizing a purchase? Local legal aid clinics, tenant unions, and housing advocacy groups can help—see the Resource section below.

Key Takeaways for Georgia Renters

• Georgia renters can organize to purchase their mobile home park, but are not granted a mandatory right to buy.
• Resident ownership usually takes teamwork, registered legal entities, and careful negotiation.
• Use Georgia’s official forms and reach out to local agencies or legal aid for step-by-step guidance.

Need Help? Resources for Renters

• Georgia Consumer Protection Division – Landlord-Tenant Help
• Georgia Legal Services Program – Free or low-cost legal help for eligible renters
• Georgia Watch: Housing Advocacy
• Georgia Magistrate Courts Locator

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1. [1]: See Georgia Landlord-Tenant Act (O.C.G.A. Title 44, Chapter 7).

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