What is covered by my mobile home lot fee in North Carolina?

Lot fees generally cover the use of space for your home and communal park amenities, but usually do not include utilities.

Can my landlord raise my lot fee at any time?

No, by law your landlord must provide at least 60 days’ written notice before any lot fee increase.

Is there a limit to how much the lot fee can be increased?

There is no statewide cap, but fee increases require proper notice and must not be retaliatory or discriminatory.

Where do I go if I have a dispute over my mobile home lot fee?

You may file a complaint with the NC Attorney General’s Office or resolve disputes in district court.

Mobile Home Lot Fees and Costs in North Carolina

Mobile Home & Manufactured Housing Rights North Carolina published June 21, 2025

Renting a space for your mobile or manufactured home in North Carolina means paying a monthly lot fee—sometimes called lot rent. Understanding what a lot fee covers, and your rights around these costs, is especially important due to North Carolina’s unique landlord-tenant laws protecting manufactured housing residents. This guide will clarify what a mobile home lot fee is, typical costs across North Carolina, and highlight your protections as a renter.

Understanding Mobile Home Lot Fees in North Carolina

A mobile home lot fee is the amount you pay your landlord or park owner for the right to place and keep your manufactured or mobile home on a rented lot within a park or community. In North Carolina, the lot fee does not include the rent-to-own or mortgage payments for the home itself, but usually covers access to the land and shared infrastructure.

What Does the Lot Fee Usually Include?

Right to occupy the land space for your home
Access to utilities hook-ups (electric, water, sewage)—actual utility costs are often billed separately
Basic maintenance of common areas (roads, lighting, landscaping)
Park amenities, if provided (playgrounds, pools, laundry rooms)

Always check your rental or lot lease agreement for a detailed list of what your lot fee covers. In North Carolina, state law requires mobile home park owners to provide you with a written lease and disclose all fees and services (see Manufactured Home Park Tenant Protection Act)¹.

Typical Lot Fee Costs in North Carolina

Lot fees in North Carolina generally range between $200 and $600 a month depending on location, park amenities, and available services. Urban or coastal areas tend to be more expensive. Your fee may increase yearly, but your landlord must provide advance written notice for any increase:

Minimum notice for rent increases: At least 60 days' written notice, as per state law
Any fee changes must comply with your lease and cannot target tenants unfairly

For up-to-date statewide averages and resources, visit the North Carolina Housing Coalition.

Your Rights and Legal Protections

North Carolina specifically protects mobile home park tenants via the Manufactured Home Park Tenant Protection Act (G.S. Chapter 42, Article 8A)¹. You have the right to:

Receive a written rental agreement stating all fees, services, and rules
60 days’ notice in writing for any increase in lot fees
Challenge improper fees or excessive increases via the courts
Protection from retaliatory eviction or lot fee increases due to complaints or organizing

Tip: Always request receipts for any payments and keep copies of all communications regarding lot fees and rent increases.

Relevant Forms and How to Use Them

Complaint in Summary Ejectment (Form AOC-CVM-201): Use this court form if your landlord is seeking to evict you over nonpayment or alleged lease violations regarding your lot fee. You’ll receive this form if a court action has been started against you. Official form and instructions here.
- Example: If you receive a notice from the court (served by your landlord), you must respond by appearing at the scheduled hearing or filing the appropriate answer within the time stated on the form.
Written Notice to Vacate or Increase Rent: North Carolina law requires park owners to give you written notice for lot fee increases or termination. There is no standard statewide form, but any notice must state the new fee, effective date, and be delivered at least 60 days before changes take effect. Retain a copy of any notice you receive.

Learn more about legal housing actions and forms at the North Carolina Judicial Branch Housing Help Center.

How to Respond to a Lot Fee Increase or Eviction Notice

If you receive a notice about a lot fee increase or an eviction, it’s important to respond promptly and understand your options.

Carefully read the notice and check that it complies with state law (60 days’ notice, written format)
Ask your landlord for a written explanation if details are unclear
Seek legal help right away if you think the increase is illegal or if you cannot pay
You can attend your eviction hearing and present evidence if necessary

For disputes or complaints, you may contact the North Carolina Department of Justice Consumer Protection Division or consider mediation via your county’s district court. Manufactured home renters are entitled to the same basic complaint and court processes as other tenants.

FAQ: Mobile Home Lot Fees in North Carolina

What is covered by my mobile home lot fee in North Carolina?
Lot fees generally cover the use of space for your home and communal park amenities. They usually do not include utilities, which may be billed separately.
Can my landlord raise my lot fee at any time?
No. By law, your landlord must give you at least 60 days’ written notice before any lot fee increase takes effect.
Is there a limit to how much the lot fee can be increased?
North Carolina does not have statewide rent control, so there is no maximum amount set by law—as long as proper notice is given and increases are not retaliatory or discriminatory.
What can I do if I can't afford the new lot fee?
You can try negotiating with your landlord or seek help from legal aid or the North Carolina Housing Coalition. If you receive an eviction notice, it is important to respond and seek legal support immediately.
Where do I go if I have a dispute over my mobile home lot fee?
You can file a complaint with the North Carolina Attorney General’s Office, or resolve disputes through your county’s district court (magistrate court) under state law.

Key Takeaways

Mobile home lot fees in North Carolina cover the land and community amenities, but not the home or most utilities.
Your landlord must provide written notice at least 60 days before raising the lot fee.
Resources exist to help if you face disputes or eviction related to lot fees.

Need Help? Resources for Renters

North Carolina Judicial Branch: Housing and Eviction Resources – Find court instructions, forms, and help centers.
NC Department of Justice: Tenant Rights – Information on rental rights including mobile home parks.
North Carolina Housing Coalition – Advocacy and support for manufactured home owners and renters.
Find or contact your local legislators for policy support.
Legal Aid of North Carolina: Request free legal help.

See North Carolina Manufactured Home Park Tenant Protection Act, G.S. Chapter 42, Article 8A.
State eviction process managed by the North Carolina Judicial Branch Housing Help Center.
Official court forms listed at the NC Courts Website.