Minnesota Rules for Pass-Through Utility Charges in Mobile Home Parks

Mobile Home & Manufactured Housing Rights Minnesota published June 21, 2025 Flag of Minnesota

If you rent a mobile or manufactured home lot in Minnesota, you might receive a separate bill for utilities like water, sewer, electricity, or gas. Sometimes, your park landlord charges you only for your own use. Other times, they may include common area costs or "pass through" charges alongside your personal utility use. Knowing your rights under Minnesota law can help you avoid unfair charges and resolve billing disputes.

What Are Pass-Through Utility Charges?

Pass-through utility charges are fees that a mobile home park owner or landlord bills directly to residents for utilities. Rather than bundling these charges with your lot rent, the park provides a separate bill for actual utility consumption or a share of total costs.

How Pass-Through Charges Apply in Minnesota

In Minnesota, park owners may pass along certain utility charges if they follow the law. The right to do so—and the method—depends on:

Generally, if utilities are metered separately, you can be charged only for your actual use, at the rate the park is charged—plus only reasonable administrative costs. If utilities are not individually metered, the landlord can allocate costs, but must do so fairly and explain the method in your lease. Charges for common area or park-wide use must also be disclosed—and should not be unfairly split or duplicated.

Legal Protections for Residents

Minnesota law offers several protections for residents regarding utility charges in mobile home parks:

  • Your written lease must specify who is responsible for each utility.
  • If utilities are provided through a master meter and allocated, the method for calculating your share must be described in writing.
  • Landlords cannot charge more for utilities than the park pays (except reasonable admin fees).
  • Landlords must provide you with a copy of any utility bill on request.
  • Changes to how utilities are charged require at least 60 days’ written notice before taking effect.
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If you believe you are being overcharged or not billed fairly, you have the right to request copies of the park's utility invoices and see how your share is calculated.

Official Complaints and Disputes

If you have concerns about charges or how utilities are handled, you can:

  • First, contact your park manager or landlord in writing, and request clarification or copies of invoices.
  • If you’re not satisfied, you may file a complaint with the Minnesota Attorney General’s Office or seek mediation.
  • For legal disputes, claims often go before Minnesota Housing Court, part of the state district court system (the main body handling landlord-tenant matters).

Key Legislation

It’s crucial to keep copies of any lease, written notices, and billing documents. These are often needed if you want to file a complaint or take formal action.

Relevant Forms for Minnesota Renters

  • Motion for Tenant Remedies Action (Form: HOU205)
    This form is used if you believe the landlord is violating the Manufactured Home Park Lot Rentals Act—for example, by illegally charging for utilities. You can file this form to ask the court for help. See the official instructions on the Minnesota Judicial Branch: Housing Court Forms page.
  • Complaint or Petition (No official number): If you want to file a consumer complaint about unfair practices, you can use the Minnesota Attorney General's Consumer Complaint Form to report the issue.

For both situations, submit the form online or by mail, and keep copies for your records. The Housing Court will contact you about any hearing; the Attorney General’s office will review your complaint and may reach out for more information.

FAQ: Utility Charges and Your Rights

  1. Can my landlord charge me more for utilities than what they pay?
    Minnesota law prohibits landlords from charging more than their actual cost for utilities (plus a reasonable administrative fee if stated in your lease).
  2. What if I don’t agree with my utility bill in the mobile home park?
    Request copies of the park’s utility bills and the calculation method. If you still disagree, you can file a complaint with the Minnesota Attorney General or bring your case to Housing Court.
  3. Is my landlord required to give notice before changing how utilities are billed?
    Yes. Landlords must provide at least 60 days’ written notice before making significant changes to utility billing methods.
  4. Where can I get help if I think I’m being overcharged?
    Contact the Minnesota Attorney General’s Office or a local tenant advocacy group. You can also use the courts if you want to pursue legal remedies.

Key Takeaways

  • Minnesota law protects mobile home park residents against unfair utility "pass through" charges.
  • Your lease must describe who pays which utilities and how charges are calculated.
  • If you have concerns, you have options to request information, file complaints, or seek court help.

Need Help? Resources for Renters

  1. Minnesota Manufactured Home Park Lot Rentals Act (Minnesota Statutes Chapter 327C)
  2. Minnesota Landlord and Tenant Law (Minnesota Statutes Chapter 504B)
  3. Minnesota Housing Court - Official Tribunal for Tenancy Issues
  4. Minnesota Attorney General: Housing Rights Resources

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Bob Jones
Bob Jones

Editor & Researcher, Renter Rights USA

Bob writes and reviews tenant law content for various regions. They’re passionate about housing justice and simplifying legal protections for tenants everywhere.

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