Resident Purchase of Mobile Home Parks in New Jersey

For many renters in New Jersey living in mobile or manufactured home parks, learning about resident ownership can be empowering—offering greater control over rent, maintenance, and community decisions. If your mobile home park is put up for sale, understanding your rights and the legal process is essential.

How Resident Ownership Works in New Jersey Mobile Home Parks

In New Jersey, when a park owner intends to sell a mobile home park, residents sometimes have a legal right to purchase the property collectively. This process is known as converting a mobile home park to resident ownership. Becoming an owner can give you and your neighbors a say over rent, park rules, and maintenance decisions.

Key Legal Protections for Residents

• Right of First Refusal: New Jersey law—specifically, the Mobile Home Park Owners Law—provides certain protections if your park owner decides to sell.
• You may be entitled to receive official notice if the owner is selling the park or changing its use.
• Residents, often through a cooperative or association, may have the first opportunity to buy the park under similar terms offered to other buyers.

This ensures residents have the chance to protect their homes from redevelopment or drastic changes. The process does have strict deadlines and requirements outlined by law.

Understanding the Timeline and Notice Requirements

New Jersey requires park owners to notify both tenants and certain government agencies before selling or changing the use of a mobile home park. These steps are vital for renters’ legal protections.

• Park owners must provide at least 18 months' advance written notice before converting or closing a mobile home park.
• This notice should describe the proposed action and give residents time to organize a purchase offer.
• The notice must also be filed with the New Jersey Department of Community Affairs (DCA).

Key Official Form: Application for Conversion of Use

• Form Name: Application for Conversion of Use (DCA MH-1)
• Purpose: Used by the park owner to notify authorities and residents that the property may be sold or its use converted.
• Where to Find: See the official DCA MH-1 form.
• Renter Example: If your landlord plans to sell your park or change its use, you should get a copy of this notice. Upon receipt, it's time to organize resident meetings and consider purchase options.

How Residents Can Initiate the Purchase Process

When you and your neighbors wish to purchase your mobile home park, cooperation and organization are key. Residents typically form a legal entity such as a cooperative or homeowners association to make a formal offer on the park.

• Gather interested residents and form a tenant association
• Review the owner's notice and offer with legal counsel or a local advocacy group
• Submit a bona fide offer matching the park owner’s sale terms

Legislation and Tribunal Involved

• Key Law: New Jersey Mobile Home Park Owners Law (N.J.S.A. 46:8C-1 et seq.)
• Governing Body: New Jersey Department of Community Affairs (DCA), Bureau of Housing Inspection

The DCA oversees applications and conversion notifications, and answers resident questions about the process.

Your Rights During the Transition

During a proposed park sale or conversion, residents have rights that protect them from unfair eviction and sudden changes.

• Notice periods must be observed
• Residents are generally protected from eviction during approved notice periods
• Relocation assistance may be available in certain cases

Residents should carefully read all notices and seek clarification from the DCA or tenant advocates.

Action Steps for Renters

• Save all written notices and communications from your park owner
• Discuss your options with your neighbors—strength is in numbers
• Contact the DCA for information and possible mediation assistance
• Consult the official DCA Mobile Home Licensing page for guidance and updates

Frequently Asked Questions (FAQ)

1. What notice must a mobile home park owner provide before selling in New Jersey?
   Park owners are required to provide at least 18 months' written notice to residents and the Department of Community Affairs before selling, closing, or changing the use of a mobile home park.
2. Do residents always have the right to buy their mobile home park before it is sold?
   Residents must be given a fair opportunity to purchase under similar terms as any third-party purchaser, but certain exceptions may apply. It's best to consult the DCA if you receive a sale notice.
3. How can renters organize to buy their park?
   You and your neighbors can establish a tenant or homeowners' association and make a formal offer for the park. Legal support or non-profit guidance is recommended.
4. What official forms should residents expect to receive?
   Residents should receive the "Application for Conversion of Use (DCA MH-1)" form from the owner. This document signals the start of the conversion or sale process.

Need Help? Resources for Renters

• New Jersey Department of Community Affairs, Mobile Home Licensing – Main hub for forms, laws, and support.
• Legal Services of New Jersey – Free legal help for eligible renters.
• Housing Resource Center – For mediation, assistance, and housing guidance.

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1. New Jersey Mobile Home Park Owners Law (N.J.S.A. 46:8C-1 et seq.)
2. Department of Community Affairs, Bureau of Housing Inspection
3. Application for Conversion of Use (DCA MH-1)

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