Resident Ownership Conversion for Mobile Home Parks in North Carolina

If you rent a lot in a North Carolina mobile home park, you may have wondered how residents can gain more control over their community—especially if you’re worried about park sales, rent increases, or eviction. In North Carolina, mobile home residents do have the opportunity to explore purchasing and owning their park together. This process is called a resident ownership conversion. Here’s what you need to know about your rights, the steps involved, and where to get help.

What Is Resident Ownership of a Mobile Home Park?

Resident ownership means park residents join together—usually as a cooperative or homeowners' association—to buy the land under their homes from the park owner. This can help protect renters from sudden rent hikes, redevelopment, or forced relocation. North Carolina law spells out certain rights and procedures for such conversions.

Legal Protections for Mobile Home Park Residents in North Carolina

North Carolina’s mobile home park laws give renters specific rights if their park owner decides to sell the park or use the land for another purpose. The key law is the North Carolina General Statutes Chapter 42, Article 6A: Protection of Purchasers of Manufactured Homes.^[1]

• Advance Notice: If a park owner plans to sell, close, or change the use of the park, you must receive written advance notice—typically at least 60 days.
• Right of First Refusal: Residents may have a chance to purchase the park themselves by matching any genuine offer. This is called a right of first refusal.
• Eviction Protections: Park owners must follow strict notice and procedure if closing the park or not renewing leases. This may include relocation assistance in some situations.

These protections help renters organize, negotiate, and consider buying the park before outside investors step in.

How Resident Ownership Conversion Works

Turning a mobile home park into a resident-owned community in North Carolina involves several key steps:

• Receiving Notice: The park owner provides a written notice of intention to sell.
• Organizing Residents: Interested renters form a cooperative or association—typically a limited equity cooperative or homeowners' association.
• Making an Offer: The resident group can submit an offer to purchase the park, sometimes by matching a third-party buyer's offer.
• Due Diligence and Negotiation: Review park documents, secure financing, and negotiate terms.
• Completing the Sale: If terms are agreed upon and financing is secured, the resident group buys the land, and members pay dues or lot rent to the new cooperative or association.

Essential Official Forms and Documents

• Notice of Intent to Sell Mobile Home Park (No Official Form Number):
  When Used: Required from park owners before selling or changing park use.
  How It Helps Renters: Allows residents to organize, form a buying group, and submit their own offer.
  Read statutory language in Article 6A here.
• Formation Documents for Resident Associations or Cooperatives:
  When Used: To legally create an entity that represents the residents and can purchase the park.
  How It Helps: Required to make a group offer and hold ownership. North Carolina residents usually file Articles of Incorporation with the NC Secretary of State.

While there isn’t a single official "application" for this process, understanding these forms is key. If you need help organizing, contacting legal aid or a housing nonprofit is often a good start.

Who Oversees Tenant Rights for Manufactured Housing?

Mobile home and manufactured housing disputes in North Carolina are generally handled through the North Carolina Judicial Branch – Landlord/Tenant Assistance. The courts enforce rental law and oversee eviction and ownership disputes.

For mediation or complaints, you can also reach out to your local Legal Aid office. More info at Legal Aid of North Carolina – Mobile Home Parks.

Summary of Action Steps

If you’re considering a resident buyout of your mobile home park in North Carolina:

• Stay alert for any formal notice of park sale or closure
• Organize with fellow residents to form a legal buying group
• Consult the state’s manufactured housing laws
• File organizational paperwork if forming a cooperative
• Seek professional help from state-certified legal aid or housing counselors

Frequently Asked Questions (FAQs)

1. Do North Carolina mobile home park residents have the right to buy their park if it goes up for sale?
   Yes, residents must be notified of a proposed sale and may have the right to match an offer to buy the park, known as a "right of first refusal," provided certain legal steps are met.^[1]
2. Is there an official form for making a resident offer to purchase a park?
   There is no single official form for an offer; resident groups must organize legally (often filing incorporation documents) and submit a written offer to the owner during the designated period.
3. Who handles mobile home park disputes in North Carolina?
   Legal disputes are generally handled by North Carolina's court system. Start with the North Carolina Judicial Branch – Landlord/Tenant Section for official information.
4. What should residents do first if they get a sale or closure notice?
   Act quickly: gather interested renters, seek advice from Legal Aid, and review your legal rights and timeframes under state law.
5. Can individual renters participate if they can't afford to buy in?
   Resident ownership models often allow flexible participation, but exact terms depend on the type of association or cooperative formed and its bylaws.

Conclusion: Key Takeaways

• North Carolina law gives mobile home park renters notice and a possible chance to buy their park if it goes up for sale or is closing.
• Quick organization and legal help are critical—there are no automatic protections without renter action.
• Official support comes from North Carolina courts and state-registered legal aid services.

Understanding and acting on your rights can help build stability for you and your neighbors.

Need Help? Resources for Renters

• North Carolina Judicial Branch – Landlord/Tenant Help
• Legal Aid of North Carolina: Mobile Home Park Tenants’ Rights
• North Carolina Housing Coalition
• NC Secretary of State – Register a Cooperative or Association
• Article 6A Manufactured Housing Law

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1. North Carolina General Statutes Chapter 42, Article 6A: Protection of Purchasers of Manufactured Homes

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