Ohio Mobile Home Park Rules and Tenant Rights Explained

If you rent a lot or place your own manufactured home in an Ohio mobile home park, it’s important to understand the rules, your rights, and the legal protections available to you. Both park operators and residents must follow state law, addressing issues from park rules and rent increases to evictions and repairs. Knowing your protections can help you prevent disputes and take action when needed.

What Counts as a Mobile Home Park in Ohio?

Under Ohio law, a mobile home park is any lot or parcel of land where three or more mobile homes are placed for living purposes. These communities are regulated by special park rules and the Ohio Revised Code Chapter 4781 (Manufactured Home Parks Law)¹.

Common Mobile Home Park Rules

Parks can establish their own rules to ensure the safety and order of the community. Typical mobile home park rules in Ohio may include:

• Quiet hours and community noise limits
• Parking and vehicle restrictions
• Yard maintenance and appearance standards
• Limitations on pets or additional structures

These rules must be provided in writing at lease signing and when changes are made. Rules must be reasonable and apply equally to all tenants.

Key Tenant Rights in Ohio Mobile Home Parks

Ohio renters living in mobile home parks have robust legal protections:

• Right to a Written Lease: Your landlord must provide a written lease or rental agreement upon your request.
• No Unlawful Evictions: You may only be evicted for specific legal reasons, such as nonpayment of rent or serious rule violations, and only through a proper court process.
• Advance Written Notice for Rent Changes: Landlords must give at least 30 days’ written notice before any rent increase takes effect.
• Right to Repairs: Parks are required to keep lots and shared areas safe and in good repair. If the park operator fails to act, you may take steps to enforce your rights.
• Protection Against Retaliation: It's unlawful for park operators to retaliate (like raising rent or threatening eviction) because you complained to health departments or exercised your legal rights.

These rights originate from Ohio Revised Code Section 4781.39 and the Ohio Landlord-Tenant Law².

Evictions from a Mobile Home Park

To evict a resident from a mobile home park, the operator must:

• Serve a written notice outlining the violation or reason for eviction
• Wait any legally required notice period (usually at least 30 days for rule violations, 3 days for nonpayment of rent)
• File a formal eviction action in the local court if you do not move out

Only a court may order an eviction – a landlord cannot change locks or remove your home without a court order.

How to Enforce Your Rights or File a Complaint

If your landlord fails to maintain the park or violates the law, Ohio provides mechanisms for renters to seek help. You can:

• Send a written request for repairs and keep a copy
• Contact the Ohio Department of Commerce Manufactured Homes Program to file a complaint
• File a rent escrow action with your local municipal or county court if repairs are ignored

Official Forms for Ohio Mobile Home Park Renters

• Manufactured Home Park Complaint Form (download here):
  Use this to report serious health, safety, or rule violations to the Ohio Department of Commerce. For example, if your landlord fails to address no water, unsafe sewage, or major safety hazards, complete this form and submit it as directed on the form.
• Rent Escrow Application (varies by county/municipal court):
  If your landlord isn’t making needed repairs, you can pay your rent into escrow with your local court. Visit your county or municipal court’s website for their official Rent Escrow Application and instructions. Example: Cleveland Municipal Court Rent Escrow Forms.

Which Tribunal Handles Mobile Home Disputes in Ohio?

The main tribunal for eviction and rent disputes is your local Ohio Municipal or County Court. The Ohio Department of Commerce Manufactured Homes Program investigates health/safety complaints: Manufactured Homes Program Division.

FAQ: Ohio Mobile Home Park Rules and Tenant Rights

1. How much notice must my landlord give before raising the rent?
   In Ohio, your landlord must provide at least 30 days' written notice before any rent increase takes effect in a mobile home park.
2. Can a park operator evict me without a reason?
   No. A landlord must have a specific, legal reason such as nonpayment of rent or serious rule violations, and they must follow the eviction process through the local court.
3. What should I do if park repairs are not being made?
   Send a written repair request to your landlord first. If there is no response, you can file a complaint with the Ohio Department of Commerce or pay your rent into escrow through your local court.
4. Are mobile home park rules allowed to change after I move in?
   Yes, but all changes must be reasonable, apply to all tenants, and be provided to you in writing with adequate notice.
5. Can I be evicted for making a complaint about park conditions?
   No. Landlords are prohibited by law from retaliating against tenants for making legitimate complaints or exercising their rights.

Conclusion: What Ohio Mobile Home Residents Should Remember

• Ohio law protects renters with written lease requirements, clear notice periods, and anti-retaliation rules.
• Evictions can only occur for legal reasons and through a formal court order.
• State and local agencies can help if park rules are unfairly enforced or repairs are ignored.

Staying informed helps you protect your home and peace of mind in your community.

Need Help? Resources for Renters

• Ohio Department of Commerce Manufactured Homes Program: Investigates manufactured home park health and safety complaints, provides forms and guides.
• Find Your Local Ohio Court: For information about rent escrow, eviction cases, or to file formal complaints.
• Ohio Legal Help: Manufactured and Mobile Housing Rights: Plain language legal guides and help for renters (official state-supported resource).

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1. Ohio Revised Code Chapter 4781 - Manufactured Home Parks Law
2. Ohio Revised Code Chapter 3733 - Mobile Home Parks & Landlord-Tenant Law

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