Mobile Home Lot Fees Explained: Costs & Your Rights in Michigan

If you rent a spot for your manufactured or mobile home in Michigan, understanding lot fees is essential. Lot fees (sometimes called lot rent) are the charges you pay for renting the land under your mobile home, separate from the home itself. In Michigan, these fees are regulated by state law, with protections and guidelines designed to prevent unfair practices and ensure renters have clear rights and responsibilities.

What Is a Mobile Home Lot Fee?

A mobile home lot fee is the regular payment you make to rent a plot of land within a licensed mobile home park or manufactured housing community. This fee usually covers the right to keep your manufactured or mobile home on the lot, along with some services provided by the park owner.

• Lot rent covers the land under your home—but you typically own or rent the home separately.
• Services sometimes included are water, sewer, trash pickup, and common area maintenance.
• Additional fees could apply for amenities, pets, or utility hookups.

Typical Costs in Michigan

In 2024, mobile home lot fees in Michigan range widely, generally from $250 to $600 per month, depending on location, community amenities, and services included. However, there is no statewide cap on lot fees. This means parks can set their rates, but increases must follow proper notice rules under Michigan law.

What Does Your Lot Rent Include?

Each manufactured home community is required to give you a written rental (lease) agreement. The agreement must list:

• Base lot rent
• Included utilities and services
• All possible additional fees (e.g., late, pet, deposit, amenities)

Always read your lease carefully, and keep copies for your records.

Legal Protections for Michigan Renters

Your rights as a mobile home park resident are protected under the Michigan Mobile Home Commission Act.^[1] This law sets out how parks can operate, protects you from unfair eviction, and requires fair notice for rent increases and rule changes.

• Written notice of rent increases: Park owners must give at least 30 days’ written notice before raising your lot fee.^[2]
• Written lease: You have the right to a written rental agreement (lease) spelling out all costs and park rules.
• Eviction protections: You cannot be evicted without cause and proper process. Grounds for eviction are found in state law.

Who oversees mobile home parks in Michigan?

The official tribunal is the Michigan Department of Licensing and Regulatory Affairs (LARA) Bureau of Construction Codes, Manufactured Housing Division. This agency licenses mobile home parks, investigates complaints, and enforces standards.

Forms Related to Mobile Home Lot Issues

Michigan provides several official forms for mobile/manufactured home park issues:

• Mobile Home Community Complaint Form (BFS-260):
  When to use it: If you believe the park is violating state law—overcharging, not maintaining the park properly, or not giving proper notice of fee increases—you can file this form with LARA.
  Renter Example: Maria's park increased her lot fee without notice. She completed the BFS-260 to report the violation.
  Download the BFS-260 Complaint Form
• Eviction Notices and Summary Proceedings Forms:
  Evictions from mobile home parks in Michigan must follow court processes. Forms and court information are available from the Michigan Courts Landlord & Tenant Forms page.

How Lot Fee Increases Work

Parks must follow rules for lot fee changes:

• Parks must give you at least 30 days’ written notice before any rent increase.
• The notice must specify the new amount and when it takes effect.
• Increases cannot be used to force renters out without legal grounds.

Disputing a Lot Fee Increase or Other Issues

If you believe your lot fee increase is unlawful, or the park has failed in its duties, you have options:

1. Start by talking to your park manager or owner to resolve the issue directly.
2. If not resolved, fill out the BFS-260 Mobile Home Community Complaint Form and send it to LARA.
3. For eviction matters or serious conflicts, seek assistance from legal aid or contact the Michigan Legal Help program.

If you need to go to court, forms and instructions are available on the Michigan Courts landlord-tenant forms page.

Frequently Asked Questions

1. Can my park raise the lot fee whenever they want?
   Park owners can raise lot fees, but they must provide at least 30 days’ written notice before the increase and it must follow your lease agreement and state law.
2. Are water, sewer, or trash usually included in the lot fee?
   Sometimes. The services included with your lot fee should be listed clearly in your written lease or rental agreement.
3. What do I do if my lot fee increases suddenly without notice?
   First, ask your park manager for written details. If you didn’t receive proper notice, file a complaint with the Michigan Department of Licensing and Regulatory Affairs using Form BFS-260.
4. Can I be evicted for not paying a lot fee increase I wasn't notified about?
   No, you cannot be lawfully evicted for refusing to pay an increase if you weren’t given proper legal notice. You may want to seek help from Michigan Legal Help or file a complaint with LARA.
5. Who helps enforce mobile home park laws in Michigan?
   The Michigan Department of Licensing and Regulatory Affairs (LARA), Bureau of Construction Codes, Manufactured Housing Division, enforces these laws and investigates complaints.

Key Takeaways

• Mobile home lot fees in Michigan cover your right to use the land and sometimes extra services—but the details must be in writing.
• State law requires written notice for rent increases, and gives you the right to dispute problems using official forms and agencies.
• If you have trouble, Michigan LARA and legal aid programs are supportive resources for renters.

Need Help? Resources for Renters

• Michigan Department of Licensing and Regulatory Affairs (LARA)
  • Phone: 517-241-9317
  • Email: bccmhc@michigan.gov
  • File complaints, verify park licensing, and get information on your rights
• Michigan Court Landlord–Tenant Forms
• Michigan Legal Help — Free legal information and help for renters
• Michigan Mobile Home Commission Act — Full text of the law protecting renters

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1. Michigan Mobile Home Commission Act, Public Act 96 of 1987
2. Section 125.2328: Rent Increase Notice Requirements

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