Mobile Home Lot Fees and Costs in New York: A Renter’s Guide

Mobile and manufactured home living is a popular and affordable option for many New Yorkers. However, if you own your mobile home but rent the land (or "lot") it sits on, it’s important to understand what a mobile home lot fee is, how costs are regulated, and your rights as a renter in New York. This guide provides clear information on lot fees, rent increases, legal protections, and helpful official resources, so you can protect your home and budget—no legal background required.

Understanding Mobile Home Lot Fees in New York

A mobile home lot fee is the cost you pay to the park owner for renting the land your mobile or manufactured home occupies. In New York, this fee does not include your home; you own your home but lease the lot.

What’s Included in a Lot Fee?

• Exclusive use of a plot within the mobile home park
• Access to community utilities (like water, sewer, and sometimes garbage collection)
• Shared amenities (such as roads, common grounds, or recreational facilities)
• Snow removal and park maintenance (varies by lease)

Typically, the lot fee is paid monthly under a written lease agreement.

How Much Are Lot Fees in New York?

• Lot fees can vary widely by location, park size, and amenities
• As of 2024, average monthly fees often range from $400–$700 in upstate areas to $700+ in downstate or metro regions¹
• Your exact fee and any increases are governed by New York law

Always check your lease for details, and confirm all amounts in writing.

Your Rights: Mobile and Manufactured Home Lot Rentals

New York’s Real Property Law, Article 11 (Manufactured Home Tenants’ Bill of Rights), provides specific protections to lot renters. The official agency handling rental disputes is the New York State Homes and Community Renewal (HCR).

Key Lot Fee Protections Under State Law

• Written Lease Requirement: Landlords must offer at least a one-year written lease for every lot.
• Rent Increase Limits: Lot fee increases are limited by law; in most cases, rent cannot be increased more than once in a twelve-month period and must be for a permitted reason.
• Notice of Increase: Landlords must give at least a 90-day written notice before raising a lot fee.
• Dispute Process: Tenants can challenge rent increases they believe are unreasonable, often through the HCR or local court.

Official Forms for Mobile Home Lot Renters

• Notice of Rent Increase (No official form; must be in writing):
  • Park owners must provide written notice of any rent increase at least 90 days in advance. There is no government-issued template, but the notice should state the new amount, effective date, and reason (if required).
  • See the Rent Increase Notice law.
• HPD-81: Tenant’s Complaint of Unlawful Rent Increase or Violation (NYC):
  • If you believe your rent increase is unlawful, you can file a written complaint with New York State HCR using relevant supporting documents.
  • Example: You receive a rent increase notice above the allowable limit with less than 90 days’ notice—file this complaint with evidence.
  • Download the HPD-81 form
• DHCR Tenant’s Complaint Process (Statewide):
  • Tenants throughout New York State can file general complaints or disputes with HCR regarding lot fees, eviction, or park maintenance.
  • See the official HCR contact and forms page for instructions.

Always submit forms with supporting documents such as your lease and any written notices. Keep copies of everything you send.

How to Challenge a Lot Fee Increase in New York

If you receive a notice of a lot fee increase that you believe is too high or not in accordance with your rights, you have options:

• Write to the park owner requesting an explanation and referencing your rights under the law
• File a formal complaint with HCR using their official forms or contact channels
• Seek legal advice if the situation is not resolved

For more, review NYS HCR’s Manufactured Home Tenant Protections page.

Frequently Asked Questions

1. What exactly does the lot fee cover?
   It typically covers the right to place your home on the lot, use of shared park spaces and amenities, basic utilities (sometimes), and general maintenance. It does not include your home or personal utilities like electricity, unless written in your lease.
2. How much notice is required for a lot fee increase?
   By law, the landlord must provide at least 90 days’ written notice before increasing your mobile home lot fee.
3. Can I challenge an unfair rent increase?
   Yes, you can file a written complaint with New York State HCR if you believe the rent increase is illegal or excessive. Be sure to include supporting documents.
4. What agency handles mobile home lot rental disputes?
   The New York State Homes and Community Renewal (HCR) oversees complaints, disputes, and tenant protections for manufactured home park residents.
5. Are lot fee increases limited by law?
   Yes. Rent increases are generally limited to no more than once every twelve months and must comply with legal justifications and notice requirements.

Key Takeaways for New York Mobile Home Lot Renters

• Lot fees in New York are regulated by specific laws to protect tenants
• Rent increases require 90-day written notice and must follow legal guidelines
• Official forms and complaint processes are available through NYS HCR

Staying informed and keeping records are your best protections as a mobile or manufactured home lot renter.

Need Help? Resources for Renters

• Manufactured Home Park Tenant Protections (NYS HCR): Read about your rights under New York law and download forms.
• New York State Homes and Community Renewal (HCR) - Office of Rent Administration: Report violations or file official complaints regarding lot fees, evictions, and more.
• LawHelpNY: Mobile Home Owners and Tenants (government-funded legal info—the page links to state and local agencies for assistance).
• For mobile home park tenants in New York City, visit the NYC HPD Mobile Home Information Page.
• Contact HCR Helpline: 1-866-463-7753

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1. New York State Real Property Law, Article 11 – Manufactured Home Tenants' Rights
2. NYS HCR Manufactured Home Park Tenant Protections
3. NYS Homes and Community Renewal (HCR) – Office of Rent Administration
4. Real Property Law Section 233 – Manufactured Home Parks
5. Official HCR Complaint and Contact Page

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