Ohio Mobile Home Park Dispute Resolution: Renter Guide

Living in a mobile or manufactured home park in Ohio brings unique opportunities, but sometimes disputes with park owners arise—especially over issues like rent increases, lease terms, or park maintenance. Ohio provides certain dispute resolution avenues to help renters address these problems fairly and effectively. Knowing your rights and the official complaint process is the first step to protecting your home and peace of mind.

Ohio's Legal Framework for Mobile Home Park Renters

Ohio regulates mobile home parks under distinct state laws. The official tribunal for mobile/manufactured housing disputes is the Ohio Division of Real Estate & Professional Licensing, with county courts (like the local municipal or county court) handling eviction and lease issues. Renters are primarily protected under the Ohio Revised Code Chapter 4781: Manufactured Home Parks and the Ohio Landlord-Tenant Act for general rights and dispute resolution.^[1]

Common Disputes in Mobile Home Parks

Ohio renters in mobile and manufactured home parks often face issues such as:

• Rent increases, late fees, or unclear payment terms
• Alleged violations of park rules
• Eviction notices or threats
• Park maintenance, safety, and sanitation concerns

Understanding which disputes can be addressed formally, and how, can help you resolve matters efficiently.

Official Dispute Resolution Programs and How to Use Them

While Ohio does not have a separate mobile home park tenant board, renters have several official options for resolving disputes:

1. Filing a Complaint with the Ohio Division of Real Estate & Professional Licensing

If the issue relates to park licensing, health, or park-level management (not individual lot or lease terms), you can file a complaint directly:

• Use the Formal Complaint Form – Manufactured Home Park (No. COM 3701-84-22)
• When to use: If your park fails to meet health, safety, or sanitation requirements, or if the park manager violates Ohio park regulations.
• How it's used: Complete the form with specific details and send it to the Division of Real Estate & Professional Licensing. They will investigate and may inspect the park or mediate with the owner.

2. Protection Through Local Courts

For issues like eviction or lease/rent disputes, renters must turn to the county or municipal court system. The court process follows the Ohio Revised Code Chapter 4781 and Landlord-Tenant Act rules. Renters can use official court forms for:

• Responding to an eviction notice ("Forcible Entry and Detainer" action)
• Filing a complaint if a park owner fails to make essential repairs

Contact your local municipal or county court to access up-to-date forms and filing instructions.

3. Health and Building Code Complaints

If the problem involves unsafe living conditions, contact your county or city health department. You can request a park inspection or file a formal complaint, often online or by phone.

• Find your local health department contact here

Sample Action Steps for Filing a Formal Complaint (Ohio Division of Real Estate & Professional Licensing)

Not sure what to do next? Here’s a step-by-step guide for typical dispute resolution:

1. Download and complete the Formal Complaint Form – Manufactured Home Park.
2. Include clear details, evidence, or photos of the issue.
3. Mail, email, or fax the form to the address provided on page 2 of the form.
4. The Division will review your complaint, possibly conduct an inspection, and inform you of their findings or actions.

FAQ: Ohio Mobile Home Park Dispute Resolution

1. What legal rights do I have as a renter in an Ohio mobile home park?
   You are protected under both Ohio’s manufactured home park laws (Ohio Revised Code Chapter 4781) and the Ohio Landlord-Tenant Act (Section 5321), which spell out your rights concerning leases, fees, repairs, and evictions.
2. How can I dispute an unfair rule or a rent increase?
   Start by documenting your concern and discussing it with your park management. If it’s unresolved or violates state law, file a formal complaint with the Division of Real Estate & Professional Licensing or consider legal action through your local court.
3. What form do I use for a health or safety complaint?
   Use your local health department’s complaint forms, usually available online; for park-wide safety or sanitary issues, you can also use the Formal Complaint Form – Manufactured Home Park.
4. Who decides eviction cases in Ohio mobile home parks?
   Evictions are heard in the local municipal or county court system.
5. Can the Ohio Division of Real Estate & Professional Licensing get my rent back for me?
   No, the Division investigates park management and safety issues, but refund or compensation claims must be made through the courts.

Conclusion: Key Takeaways

• Ohio renters in mobile home parks are protected under specific state laws, including both park-specific and general rental statutes.
• Formal complaints about park management or conditions start with the Division of Real Estate & Professional Licensing; eviction and rental disputes go through local courts.
• Use official forms, document your concerns, and seek support when needed.

Need Help? Resources for Renters

• Ohio Division of Real Estate & Professional Licensing – For manufactured home park complaints and licensing
• County and Municipal Court Directory – For filing/defending eviction or rent disputes
• Ohio Local Health Department Locator – For reporting health/safety problems
• Ohio Legal Help: Housing – For legal information and support
• Ohio Revised Code Chapter 4781 (Manufactured Home Parks Law)
• Ohio Landlord-Tenant Act

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1. Ohio Revised Code Chapter 4781: Manufactured Home Parks
2. Ohio Landlord-Tenant Act (Section 5321)
3. Ohio Division of Real Estate & Professional Licensing

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