Eviction Protections for Mobile Home Owners in Pennsylvania

If you're a mobile home owner renting a lot in Pennsylvania, you have unique rights and protections under state law. Understanding these protections can help you respond confidently if your park owner tries to terminate your lease or evict you. This guide explains your main eviction rights, the notice process, required forms, and where to find official help.

Understanding Eviction for Mobile Home Owners in Pennsylvania

Pennsylvania treats mobile home owners renting lots in parks differently from renters of traditional apartments. If you own your mobile or manufactured home but rent the land (the lot), you’re protected by the Mobile Home Park Rights Act (MHPR Act)¹. This legislation sets strict rules for evicting lot tenants and provides clear steps park owners must follow.

Key Legal Protections Under the MHPR Act

• Written notice required: Park owners must give lot tenants written notice before an eviction can proceed.
• Just cause requirement: The park owner must have a valid legal reason ("just cause") to evict you, such as failure to pay rent, repeated rule violations, condemnation, or park closure.
• Longer notice periods: For most cases (like alleged rule violations), you’re entitled to at least 30 days’ written notice.
• Right to a court hearing: If you don't move out voluntarily, the park owner must go to a court: either the local Magisterial District Judge (MDJ) or Philadelphia Municipal Court, depending on your location.

These protections give you more time and options compared to traditional renters.

Eviction Notice Process: Steps and Required Forms

To legally evict a mobile home owner from a rented lot, a park owner must follow specific procedures:

• Issue a notice to quit: This is a formal written notice telling you why the park wants you out and giving you at least 30 days (up to 60 days depending on the cause) to remedy the issue or leave.
• File an eviction action: If you don’t leave by the deadline, the park owner can file a formal complaint with the local Magisterial District Judge (outside Philadelphia) or the Philadelphia Municipal Court, if you live in Philadelphia.
• Attend your hearing: You’ll receive notice of the court hearing date. You can present your case, bring evidence, and explain your side to a judge.

The court process provides an opportunity to contest the eviction and defend your rights.

Common Required Forms

• Notice to Quit
  • When/How Used: Park owners serve this to the tenant before starting an eviction. For example, if you missed a lot rent payment, you must receive a written notice at least 30 days before a court filing.
  • Official Reference: The MHPR Act, Sections 501-504 require this notice. See these official guidelines from the PA Office of Attorney General.
• Landlord/Tenant Complaint Form (AOPC 310A)
  • When/How Used: Once notice expires and you don’t leave, the park owner files this form at the Magisterial District Court or Municipal Court to start eviction proceedings.
  • Official Source: View and download the Landlord/Tenant Complaint (AOPC 310A) from PA Courts.

If you receive a Notice to Quit or a court complaint form, act promptly and seek legal advice if needed.

Your Rights During Eviction Proceedings

As a mobile home owner renting a lot, you have special rights compared to other renters. Key points include:

• You cannot be evicted without cause, as explained in the MHPR Act.
• You must be given the correct written notice before any court action.
• You are allowed to attend all hearings, seek legal assistance, and appeal unfavorable decisions.

Pennsylvania Tribunal for Tenancy Disputes

Most mobile home eviction cases in Pennsylvania are handled by the Magisterial District Judge system or, in Philadelphia, the Philadelphia Municipal Court. These courts hear landlord-tenant cases and can issue final orders regarding evictions².

Official Legislation

The primary law covering your rights is the Mobile Home Park Rights Act (MHPR Act, 68 P.S. §§ 398.1 – 398.11). For broader tenant protections, see the Pennsylvania Landlord and Tenant Act of 1951.

Frequently Asked Questions

1. What notice is required before a park owner can evict me?
   Generally, you must receive at least 30 days' written notice, stating the cause for eviction and your options to remedy the situation.
2. Can I be evicted for no reason?
   No. Under the MHPR Act, a park owner must have just cause—such as non-payment of rent, repeated violations, or park closure—to evict a mobile home owner renting a lot.
3. What should I do if I receive a Notice to Quit?
   Read it carefully, check the deadline, and take action immediately. You may have the right to fix the issue or contest the notice. Resources are available for assistance.
4. If I lose at the hearing, can I appeal?
   Yes. You may appeal to the Court of Common Pleas within a limited time (usually 10 days) after a decision by a Magisterial District Judge or Philadelphia Municipal Court.
5. Who can help me if I need legal advice?
   Your local Legal Aid office, the Pennsylvania Attorney General’s Bureau of Consumer Protection, or a reputable renters’ advocacy service can offer guidance.

Key Takeaways for Pennsylvania Mobile Home Owners

• Eviction from a mobile home park lot requires written notice and just cause.
• Court proceedings are an opportunity to defend your rights—don’t ignore any official paperwork.
• State agencies and legal aid can assist you every step of the way.

Need Help? Resources for Renters

• Office of Attorney General – Mobile Home Park Rights: Information and complaint hotline
• PA Magisterial District Courts – Find your local court and case information
• Pennsylvania Housing Finance Agency (PHFA) – Renter Resources
• Pennsylvania Legal Aid Network: Legal help for qualifying renters

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1. 68 P.S. §§ 398.1 – 398.11 Mobile Home Park Rights Act
2. Pennsylvania Courts – Landlord and Tenant Cases

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