Resident-Owned Mobile Home Parks in Indiana: A Renter’s Guide

For renters living in mobile home parks in Indiana, concerns about rent increases, park sales, or even eviction can feel overwhelming. A growing number of Indiana residents are exploring the option to convert their mobile home park into a resident-owned community. This process—known as resident or cooperative ownership—gives residents more control over their homes, lot rents, and community decisions. Understanding the legal process, your rights, and where to find trustworthy forms is key to making informed decisions in Indiana.

What Does Resident Ownership Mean for Indiana Mobile Home Renters?

Resident ownership means the people who live in the park—rather than an outside landlord or company—jointly purchase and manage the land. This can help stabilize rents, protect against park closure, and empower the community. In Indiana, there is no state law that gives residents a first right of refusal when a park is being sold, but residents can work together to form a cooperative or a homeowners' association to potentially purchase and manage the property.

Steps to Explore Resident Ownership

While the process can vary, here’s how Indiana mobile home park residents often begin working toward collective ownership:

• Form a resident committee or association: Organize meetings to gauge interest in ownership and discuss options. Creating a homeowners’ association (HOA) can help unify residents and facilitate group action. The Indiana Secretary of State provides guidance on forming a nonprofit association.
• Collect information about your park: Gather facts such as the park’s legal owner, lot count, and current financing.
• Negotiate with the park owner: Open communication with the owner about a potential sale is essential. Residents may propose to purchase the park, usually through their association or a cooperative housing corporation.
• Access funding and technical support: Seek free guidance from local legal aid agencies or nationwide technical assistance organizations, as Indiana government support is limited in this specific process.
• Vote on purchase and sign agreements: If funding and agreement are reached, residents vote to proceed, then sign the necessary legal contracts.

It’s important to get legal advice throughout this process. While Indiana does not mandate a specific form for resident-initiated park purchase, forming a legal entity (like an HOA) typically uses the Articles of Incorporation for Nonprofit Corporations (Form 4160)—filed with the Secretary of State.
You can read more about this on Indiana’s Secretary of State Nonprofit Resources page.

Official Forms and Where to Find Them

• Articles of Incorporation for Nonprofit Corporations (Form 4160):
  When to use: When residents create a homeowners’ association or cooperative to pursue ownership or group negotiations with the park owner.
  How to use: File with the Indiana Secretary of State after drafting your articles, listing association officers, and paying the filing fee. Typically, a resident group votes to proceed and selects temporary officers to sign.
  Access Form 4160 and Instructions here.
• Complaint Form—Indiana Attorney General Consumer Protection Division:
  When to use: If you believe the park owner is violating tenant rights or state landlord-tenant laws during park sale or management, file this form.
  How to use: Submit the complaint online or by mail. You will be asked to provide your contact information, details about your dispute, and any supporting documents.
  Indiana Consumer Complaint Portal.

For general tenant-landlord disputes in mobile home parks, including improper eviction, rent increases, or unsafe conditions, you may also reach out to Indiana’s Office of the Indiana Attorney General (OAG) which oversees tenant-landlord issues.

Your Rights in Mobile Home Parks: Indiana Laws and Protection

Indiana law offers basic protection for mobile home renters through the Indiana Code Title 32, Article 31-7 (Mobile Home Community Landlord-Tenant Relations). This law covers:

• Minimum notice requirements for eviction (generally 30 days unless for nonpayment or lease violations)
• Rules about entering lots or homes
• Maintenance responsibilities
• Rent increase notice periods
• Prohibition of retaliatory eviction or actions for asserting your rights

The main dispute body for Indiana renters is the Indiana Office of the Indiana Attorney General (OAG). While Indiana does not have a separate residential tenancy board or tribunal, the OAG handles landlord-tenant complaints statewide.

FAQ: Resident Ownership in Indiana Mobile Home Parks

1. Can Indiana mobile home park residents force a sale to become owners?
   No, Indiana does not require park owners to sell to residents first, but organized resident groups can approach owners to negotiate a sale.
2. What law protects mobile home park renters during ownership changes?
   Renters are protected under the Indiana Code Title 32, Article 31-7, which outlines notice and eviction rules.
3. How do I form a homeowners' association for my mobile home park?
   Complete and file Form 4160 (Articles of Incorporation for Nonprofit Corporations) with the Indiana Secretary of State after a vote by residents.
4. Where can renters get help if landlord-tenant laws are not followed?
   Contact the Indiana Office of the Attorney General for complaint support or use their official online complaint form.
5. Does Indiana have rent control for mobile home parks?
   Indiana does not have statewide rent control, but owners must give proper written notice before raising rent.

Key Takeaways

• Resident ownership may provide stability and control, but Indiana does not require owners to offer this option.
• Form a homeowners’ association to act collectively—use the correct Indiana forms and follow all legal steps.
• Understand your rights and notice requirements under Indiana’s mobile home landlord-tenant laws.

Need Help? Resources for Renters

• Indiana Office of the Indiana Attorney General — Tenant Rights: Handles landlord-tenant complaints, including in mobile home communities.
• Indiana Secretary of State—Nonprofit Association Resources: Official forms for forming residents’ associations or cooperatives.
• Indiana Legal Services: Free or low-cost legal help for eligible renters.
• Indiana Code Title 32, Article 31-7: Full text of laws protecting mobile home park residents.
• HUD Indiana Tenant Guidance: Federal resources for renters’ rights.

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1. Indiana Code Title 32, Article 31-7 (Mobile Home Community Landlord-Tenant Relations)
2. Indiana Secretary of State—Form 4160
3. Indiana Attorney General Consumer Complaint Portal
4. Indiana Office of the Indiana Attorney General—Landlord Tenant

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