Understanding Mobile Home Lot Fees and Costs in Minnesota

For many Minnesotans living in manufactured or mobile home parks, a monthly expense called a lot fee (also known as lot rent) is a core part of housing costs. Whether you own your home but rent the land, or are new to mobile home living, it's important to know how lot fees work, what they cover, and your rights as a renter under Minnesota law.

What Is a Mobile Home Lot Fee?

A mobile home lot fee is the monthly amount residents pay to rent a plot of land (lot) within a manufactured housing park. This fee does not include rent for the home itself if you own your home—it's for the right to keep your mobile home on that space. Lot fees often cover access to park amenities and maintenance of common areas.

What Does a Lot Fee Usually Cover in Minnesota?

• Right to park your mobile/manufactured home
• Maintenance of roads, common areas, playgrounds, or facilities
• Trash collection (sometimes)
• Snow removal from shared spaces

Utilities such as water, sewer, or electricity may be included, but often they are billed separately. Always check your lease or written rental agreement for details.

Mobile Home Lot Fee Costs in Minnesota

The cost of a mobile home lot fee in Minnesota varies based on location, park amenities, and services provided. State law does not set a maximum lot fee, but your lease agreement should clearly state the monthly amount and what is included.

• Average Minnesota lot fees: $300–$700 per month (varies regionally)
• Additional fees may apply for amenities, pets, or extra storage
• Fee increases: Park owners must give at least 60 days' written notice of any rent increase (see Minn. Stat. § 327C.06)

If you receive a lot fee increase, make sure it complies with state notice requirements and matches the terms in your lease.

Your Rights Concerning Mobile Home Lot Fees

Minnesota's manufactured home park residents have important protections under the Minnesota Manufactured Home Park Lot Rentals Act[1]. These rules cover rent increases, eviction procedures, repairs, and dispute resolution.

• 60-day notice required for lot fee increases
• No discriminatory or retaliatory rent increases
• Right to a written lease agreement
• Right to clear notice before eviction or nonrenewal of lease

If you think a fee increase or eviction is unfair, help is available — see "Need Help?" below.

Relevant Forms for Minnesota Mobile Home Renters

• Notice to Vacate (no official form number):
  Used by landlords or renters to end a tenancy. You may receive this if your landlord seeks eviction for non-payment of lot fees.
  Minnesota Judicial Branch - Housing Court Forms
• Eviction Action Complaint Form (HOU102):
  Used by landlords to start an eviction lawsuit. If you receive legal papers, carefully read the next steps.
  Eviction Complaint Form (HOU102) - Minnesota Courts
• Answer to Eviction Complaint (HOU202):
  Renters use this form to respond in Housing Court to an eviction lawsuit.
  Answer to Eviction Complaint (HOU202)

All Minnesota eviction cases, including disputes in mobile home parks, are handled by the Minnesota Housing Court. If you need legal help, contact the court or free legal aid agencies (resources below).

Legislation Protecting Minnesota Mobile Home Renters

• Minnesota Manufactured Home Park Lot Rentals Act (Minn. Stat. § 327C)[1]
• Minnesota Landlord and Tenant Law (Minn. Stat. Chapter 504B)[2]

Frequently Asked Questions

1. Can a park owner raise my lot fee at any time?
   No. In Minnesota, the park owner must give at least 60 days' written notice before increasing your lot fee, and the increase must comply with your lease terms.
2. What if my lot fee includes charges I did not agree to?
   Review your written lease agreement for details. If the new charges were not in your lease or added without proper notice, you may file a complaint in Housing Court or contact legal aid.
3. Are utilities required to be included in my lot fee?
   Not always. Utilities such as water, sewer, garbage, or electricity may be charged separately. Your lease should clearly specify what is and isn't included in your lot fee.
4. Where can I go if I have a dispute with my landlord over lot fees?
   You can contact the Minnesota Housing Court for assistance or seek help from local renter advocacy organizations or legal aid.
5. What happens if I can't pay my lot fee on time?
   If you miss a payment, your landlord may begin eviction proceedings. However, you are entitled to written notice and the right to respond in court using the appropriate forms.

Key Takeaways

• Mobile home lot fees in Minnesota cover the cost of renting the land, not ownership of the home.
• Lot fee increases require at least 60 days' written notice by law.
• Renters are protected under the Minnesota Manufactured Home Park Lot Rentals Act and can seek support from state courts or legal aid if disputes arise.

Need Help? Resources for Renters

• Minnesota Housing Court – Handles rental disputes, eviction actions, and tenant claims
• Minnesota Housing (MN Housing) – Offers renter support and housing resources statewide
• LawHelpMN – Find free or low-cost legal aid for renters
• Minnesota Attorney General’s Office – Tenant Help

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1. Minnesota Manufactured Home Park Lot Rentals Act, Minn. Stat. § 327C
2. Minnesota Landlord and Tenant Law, Minn. Stat. Chapter 504B

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