Pass-Through Utility Charges in NJ Mobile Home Parks: Your Rights

If you live in a mobile home park or manufactured housing community in New Jersey, you may wonder about your rights when it comes to utility charges. One common concern for renters is whether park owners can charge tenants for utilities through “pass-through” billing. Understanding the rules helps you avoid surprise fees and gives you the knowledge you need to act if you believe something is unfair or illegal.

What Are Pass-Through Utility Charges?

Pass-through utility charges mean your landlord or park owner charges you directly for services like water, sewage, electricity, or natural gas that are supplied to your mobile home. Instead of paying the utility company, you pay the park, which then pays the provider.

• Master metered: The park gets a single bill and splits it among residents.
• Sub-metered: Each home is metered, but billed through the park or landlord, not directly from the utility company.

Laws Governing Utility Charges in Mobile Home Parks

In New Jersey, mobile home parks and manufactured housing communities are subject to the Mobile Home Park Rights Act and the Truth-in-Renting Act.^[1][2] These laws require clear, written terms regarding what tenants must pay. If you must pay for utilities, your lease or rental agreement must specify:

• Which utilities you must pay for
• How those charges are calculated—whether by individual usage (sub-meter) or divided among tenants
• Any administrative fees for reading meters or billing (must be reasonable and disclosed)

These protections help avoid hidden, sudden, or unfair charges related to pass-through utilities.

When Can Parks Legally Charge for Utilities?

Park operators can charge for utilities if:

• It is clearly stated in your lease or rental agreement
• Charges are based on actual usage or a fair method
• No unlawful markups are added beyond the true cost

By law, mobile home park owners cannot charge more than the actual cost charged by the utility provider, except for disclosed minor administrative fees.

Common Billing Disputes and What You Can Do

Problems can arise if you believe you are being overcharged, unfairly billed, or billed for services your agreement does not require you to pay. In these cases, you have the right to:

• Request a written statement or breakdown of charges
• Review the terms of your lease about utilities
• File a complaint with the New Jersey Department of Community Affairs (DCA)

Filing a Complaint or Dispute in New Jersey

If you are unable to resolve the dispute directly, you may file a formal complaint.

Key Forms Renters May Need

• Mobile Home Park Complaint Form (DCA MH-1)
  Use this form to report issues with utility charges or other landlord obligations in New Jersey mobile home parks.
  Practical example: If you find your water or sewer charges are higher than allowed, complete and submit this form to start an official DCA investigation.
  View and download Mobile Home Park Complaint Form (DCA MH-1)

Where Complaints Are Heard

The Department of Community Affairs (DCA) is responsible for enforcing mobile home park regulations in New Jersey, including issues related to utilities and billing. They investigate complaints and can order corrections if violations are found.

Summary: Renter Protections and Leasing Terms

Before signing or renewing a lease, always check how utility charges are handled. Make sure you have these details in writing. If the lease does not specify or you find charges higher than the actual cost, you can challenge them or seek help from the DCA.

FAQs on Utility Charges in New Jersey Mobile Home Parks

1. Can my landlord charge a separate fee for reading the utility meter?
   Yes, but only if the fee is reasonable and clearly disclosed in your lease as an administrative charge related to meter reading.
2. What should I do if my utility bill seems higher than it should be?
   First, ask your landlord for a detailed statement and confirm how charges are calculated. If you are not satisfied, you can file a complaint with the DCA.
3. Are there limits on what parks can charge for pass-through utilities?
   Landlords may only charge the actual cost of the utility as billed by the service provider, with no hidden markups.
4. What forms do I use if I want to dispute a charge?
   You should use the Mobile Home Park Complaint Form (DCA MH-1) to officially start a dispute with DCA.
5. Who oversees mobile home park tenant complaints in New Jersey?
   The New Jersey Department of Community Affairs (DCA) is the official agency for these issues.

Key Takeaways

• Pass-through utility charges are allowed but must be specified in your lease and limited to actual provider cost.
• You have the right to request a breakdown of charges and file complaints if you find unauthorized fees.
• The DCA and state laws provide strong renter protections for utility billing in mobile home parks.

Need Help? Resources for Renters

• NJ Department of Community Affairs, Mobile Home Program – File complaints, get assistance, and find rights guides.
• Mobile Home Park Complaint Form (DCA MH-1) – Official form for utility or billing disputes.
• Your Rights as a Mobile Home Park Tenant – Official summary of mobile home tenant protections.
• Truth-in-Renting Guide – Plain-language guide to tenant rights in New Jersey.
• For legal advice, consider contacting Legal Services of New Jersey for free or low-cost support.

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1. New Jersey Mobile Home Park Rights Act
2. Truth-in-Renting Act
3. NJ DCA – Mobile Home Program

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