Pass-Through Utility Charges for Mobile Homes in Ohio

Mobile home and manufactured housing renters in Ohio often face questions about utility charges, especially when parks bill tenants for utilities such as water, gas, or trash. Understanding your rights around these "pass-through" utility charges is essential for managing your housing costs and protecting yourself from unfair fees. This article covers your key rights under Ohio law, the forms you might need, and where to get help.

What Are Pass-Through Utilities?

Pass-through utilities are utility costs that the park owner receives from a utility provider and then bills directly to the resident. Examples include water, sewer, gas, electricity, or trash collection. The question for Ohio renters is: are mobile home park owners allowed to charge tenants these costs?

Ohio Law on Mobile Home Utility Billing

Under Ohio Revised Code (ORC) Section 3733.10, park operators must comply with specific rules about rental charges, including utilities. Here are some key points:

• If the park owner pays a single utility bill for the entire park, they may pass these costs on to residents if the lease or rental agreement clearly states how these costs are calculated and charged.
• Utility charges must be described in writing in your rental agreement, including the method for calculating each resident's share.
• Park owners cannot overcharge; they can only collect the actual cost of the utility services provided.

For more detail, you can review the Ohio Manufactured Home Parks Statute.

How Utility Charges Are Calculated

• If your home has a separate meter, you should be charged for your actual use.
• If there is no separate meter, the lease must detail how costs are divided among residents (e.g., equally, by square footage, etc.).
• Administrative or handling fees added by the owner are not permitted unless spelled out in writing and allowed by law.

Your Rights Regarding Utility Billing

• Renters have the right to request copies of utility bills or documentation showing how charges are calculated.
• Parks cannot add undisclosed or unreasonable fees to utility bills.
• Retaliation for questioning or disputing a utility charge is illegal under Ohio Landlord-Tenant Law.

If you have concerns about how utility charges are being calculated or billed, it is a good idea to put your concerns in writing and seek help from state agencies or legal aid.

Relevant Official Form: Ohio Manufactured Home Park Complaint Form

• Form Name: Manufactured Home Park Complaint Form
• When to Use: If you believe utility charges are unfair, not explained, or outside your lease agreement, you may file this form with the Ohio Department of Commerce, Division of Industrial Compliance.
• How to Use: Complete your personal information, describe the problem and submit the form by mail or email as directed. An investigation may follow.
• Download the official Manufactured Home Park Complaint Form (PDF)

This form is best used when your landlord does not respond to written inquiries or disagreements about pass-through utility charges, or you believe your rights have been violated.

The Tribunal That Handles Tenant Complaints

In Ohio, manufactured home and mobile home disputes—including utility billing issues—may be overseen by the Division of Industrial Compliance within the Ohio Department of Commerce. General landlord-tenant disputes may also be addressed in local municipal or county courts.

Always review your lease for utility provisions and keep copies of all bills and communications. Disputes should be documented in writing before seeking outside help.

FAQ: Pass-Through Utility Charges in Ohio Mobile Home Parks

1. Can my landlord charge me more than the actual utility cost?
   No. Ohio law only allows park owners to pass through the actual cost of the utility provided, unless otherwise agreed in a written lease.
2. What should my lease say about utilities?
   Your lease should explain how utility charges are split, how your share is calculated, and list all related fees. If not, ask for clarification in writing.
3. What if I believe I'm being overcharged or can't see the actual bills?
   You should first request documentation in writing. If the issue continues, you can file a complaint with the Ohio Department of Commerce using the Manufactured Home Park Complaint Form.
4. Does Ohio law require separate meters for each home?
   No, but if there is no separate meter, the park must clearly explain in the lease how the cost is divided and cannot arbitrarily assign amounts.
5. Where can I file a complaint or get more help?
   Use the Manufactured Home Park Complaint Form or contact Ohio's Division of Industrial Compliance, as outlined below. Legal aid organizations are also able to help with tenant issues.

Conclusion: Key Takeaways for Ohio Mobile Home Renters

• Park operators can only charge the actual utility costs, and only if your lease clearly explains the billing method.
• Always review and keep copies of all bills, your lease, and related correspondence about utilities.
• Ohio offers an official complaint process if you believe your utility charges are inaccurate or unclear.

Staying informed helps ensure that utility costs are fair and transparent in Ohio mobile home parks.

Need Help? Resources for Renters

• Ohio Department of Commerce – Division of Industrial Compliance (official tribunal for manufactured home issues)
• Ohio Legal Help – Landlord-Tenant (free guides and legal help options)
• Ohio Revised Code Chapter 3733 – Manufactured Home Parks Statute
• Local municipal or county courts for general landlord-tenant disputes (check with your county clerk for filing procedures)

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1. Ohio Revised Code §3733.10 – Rental and Utility Charges for Park Residents
2. Ohio Revised Code §5321.02 – Retaliatory Actions Prohibited
3. Division of Industrial Compliance, Ohio Department of Commerce
4. Official Manufactured Home Park Complaint Form (PDF)

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