Understanding Mobile Home Lot Fees in Massachusetts

If you live in a manufactured housing community (also called a mobile home park) in Massachusetts, you may pay a monthly mobile home lot fee. This fee affects your budget and your rights, so it’s important to understand what it covers, how it’s regulated, and what protections you have as a tenant in Massachusetts.

What Is a Mobile Home Lot Fee?

A mobile home lot fee is the rent you pay to occupy a space (or “lot”) in a manufactured housing community. This does not mean you’re renting the mobile home itself—often, residents own their mobile homes, but lease the land (“lot”) their home sits on from the park owner.

• Lot rent covers:
  • Use of the land for your mobile home
  • Connection to utilities (water, electricity, plumbing; but you may pay separately for actual usage)
  • Access to community amenities (driveways, common areas, often waste removal)
  • Park maintenance and infrastructure improvements
• It usually does not include property taxes on your home, insurance, or repair costs for your home itself.

Typical Mobile Home Lot Fees in Massachusetts

Massachusetts lot fees can vary depending on park location, available amenities, and the park’s age. In 2024, most lot fees in Massachusetts range from $300 to $800 per month, but some parks in high-demand areas may charge more.

What Determines Your Lot Fee?

• Size and location of the lot
• Services and amenities included
• Maintenance costs for common areas
• State laws and rent control for certain manufactured housing communities

Your lot fee should be clearly outlined in your written rental agreement. Review your lease terms and any community rules before signing, and request clarification if you’re unsure what’s covered.

How Are Lot Fees Regulated in Massachusetts?

Massachusetts protects residents of manufactured housing communities through the Manufactured Housing Act.¹ This law sets minimum standards and offers tenants important rights, including advance notice for lot fee increases and park rules.

• Park owners must give at least 30 days’ written notice before increasing lot fees.²
• Fee increases must be reasonable and not retaliatory.
• Some cities/towns in Massachusetts may have local rent control (though this is rare and must be passed by local ordinance).

If you disagree with a lot fee increase or want to challenge it, you can file a complaint with the Massachusetts Manufactured Housing Board.

Relevant Forms and How to Use Them

• Manufactured Housing Complaint Form
  • When to use: If you believe your park owner is violating the Manufactured Housing Act (e.g., unreasonable lot fee increases, improper notices, unlawful eviction).
  • Download the Official Manufactured Housing Complaint Form through the state’s Division of Professional Licensure.
  • Example: If your rent increases by more than is allowed without the required notice, file this form with the state.
• Notice of Rent Increase (from Park Owner)
  • Park owners must deliver this in writing, at least 30 days before the change.²
  • Keep copies for your records. If not provided, this may be grounds for filing a complaint.

Where to Get Help or Appeal Lot Fee Disputes

• Massachusetts Manufactured Housing Board – oversees disputes about lot fees and park management. Learn more about their process at the Massachusetts Manufactured Housing Board website.
• If you receive an eviction notice related to nonpayment of lot fees, you have special rights—see Legal Protections for Residents of Mobile Home Parks.

Key Massachusetts Legal Protections

• Massachusetts General Laws, Chapter 140, Section 32A-32S protect tenants in manufactured home communities.
• Evictions must follow a specific process, and tenants generally cannot be removed except for good cause (such as failure to pay lot fees or breaking park rules).
• Residents have the right to organize tenant associations and attend park meetings.

Read more about your rights directly in the state’s manufactured housing law and the Department of Housing and Community Development page on Manufactured Housing in Massachusetts.

FAQs: Mobile Home Lot Fees in Massachusetts

1. What is included in a typical lot fee in Massachusetts?
   Lot fees usually cover your right to rent the land (lot), access utilities (hookups), basic community maintenance, and sometimes shared amenities. You generally pay for your own utility usage and any repairs inside your home.
2. Can my lot fee be raised at any time?
   Landlords must provide at least 30 days’ written notice before raising your lot fee. Increases must be reasonable, and you have the right to file a complaint if you feel they are unfair.
3. What should I do if I think my lot fee increase is too high?
   You can challenge the increase by filing a complaint with the Massachusetts Manufactured Housing Board, using the official complaint form. Document your communications and consult with local legal aid if needed.
4. Do I have to pay property tax on my mobile home?
   Typically, if you own your mobile home but lease the lot, you pay separate property taxes on the structure, but not the land.
5. Can a landlord evict me for not paying my lot fee?
   Yes, but only for nonpayment or violation of park rules, and only after proper notice and following the legal process outlined by Massachusetts law.

Conclusion: Key Takeaways for Massachusetts Renters

• Lot fees are regulated by state law and require advance written notice for changes.
• Document all communications about fee changes and know how to access official complaint channels.
• Reach out to the Manufactured Housing Board or state legal services if you face disputes.

Massachusetts offers strong protections for mobile home park residents, but knowing your rights and where to get help ensures you won’t face issues alone.

Need Help? Resources for Renters

• Massachusetts Manufactured Housing Board – File complaints, learn about your rights, and resolve disputes.
• Massachusetts Department of Housing and Community Development: Manufactured Housing – Comprehensive info on legal protections and tenant resources.
• MassLegalHelp: Mobile Homes (Official State-Funded Legal Resource)

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1. Massachusetts General Laws, Chapter 140, Section 32A–32S
2. Massachusetts Manufactured Housing Complaint Process

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