How Pennsylvania Renters Can Buy Their Mobile Home Park

If you rent a lot in a Pennsylvania mobile home park, you may have heard of opportunities for residents to collectively purchase the park. Converting a mobile home park to resident ownership can bring security and control over your living situation. This process is supported by Pennsylvania law, which gives renters certain rights if the park owner plans to sell the property. Whether you're concerned about a possible sale or interested in organizing your community, understanding the process is essential.

Resident Ownership: How It Works in Pennsylvania

In Pennsylvania, when a mobile home park owner plans to sell, state law provides park residents (tenants) with special rights. The Manufactured Home Community Rights Act protects your tenancy and offers pathways to resident ownership.^[1]

Your Rights When a Park Is for Sale

• Written notice: By law, the park owner must give you and other residents at least 45 days’ written notice if they intend to sell the park for purposes that might affect continued use (like redevelopment).
• Opportunity to purchase: During this window, residents (often through a cooperative or residents' association) have the chance to make an offer to buy the property at the price and terms set by the owner.

Forming a residents’ association or cooperative corporation is typically needed to manage the purchase and future operation of the park.

Key Official Forms for Pennsylvania Renters

• Notice of Intent to Sell (No official form number)
  • What it is: This is the notice park owners are legally required to provide under Section 135.22 of the Act.
  • How it's used: Owners serve this notice to every resident in the park when deciding to sell. As a renter, you do not submit this form yourself, but should respond promptly if served.
  • View sample notice language in the Manufactured Home Community Rights Act manual
• Articles of Incorporation (No. 15-1306 of the PA Consolidated Statutes)
  • What it is: Used to legally form a cooperative or association to represent residents and manage the purchase.
  • Example: Residents choose to form a nonprofit to pool resources. The group files Articles of Incorporation with the Pennsylvania Department of State.
  • PA Department of State – Business Registration Forms

You may also need documentation for financial assistance. Agencies like the Pennsylvania Housing Finance Agency (PHFA) offer counseling and guidance throughout this process.

Step-by-Step: Resident Purchase of a Mobile Home Park

If you and your neighbors are considering converting the park to resident ownership, here is an overview of the general process:

• Receive official written notice from the owner about the sale.
• Organize an association or cooperative of interested residents.
• Consult with a legal advisor or housing counselor—use the PHFA’s directories for help.
• Submit an offer to purchase within the 45-day window provided by law.
• If accepted, secure financing as a group (often through a nonprofit or cooperative structure).

The official body overseeing park sales and tenancy issues in Pennsylvania is the Office of Attorney General – Bureau of Consumer Protection. They handle complaints related to the Manufactured Home Community Rights Act.^[2]

Action Steps for Pennsylvania Renters

• Keep copies of all written notices from your park owner.
• Discuss the potential sale with neighbors—strength is in numbers.
• Start the process early: forming a cooperative can take time and coordination.
• Reach out to state-supported housing counselors for free guidance.

FAQ: Mobile Home Park Resident Ownership in Pennsylvania

1. What is the Manufactured Home Community Rights Act?
   The Manufactured Home Community Rights Act is a Pennsylvania law that gives mobile home park residents specific rights if the park is being sold or redeveloped, including the right to receive advance notice and an opportunity to buy the park.
2. How much time do residents have to make an offer to purchase?
   You have at least 45 days from the date you receive written notice of intended sale to organize and submit an offer as residents.
3. What is required to form a residents' association or cooperative?
   Residents usually file Articles of Incorporation as a nonprofit or cooperative corporation with the Pennsylvania Department of State so they can act collectively and pursue financing.
4. Who regulates mobile home park sales in Pennsylvania?
   The Pennsylvania Office of Attorney General – Bureau of Consumer Protection oversees enforcement of the Manufactured Home Community Rights Act and handles complaints.
5. Where can renters get official help?
   Contact the Pennsylvania Housing Finance Agency (PHFA) for counseling, and the Office of Attorney General for enforcement questions.

Key Takeaways for Pennsylvania Renters

• Residents have a legal right to notice and a 45-day window to buy their mobile home park if the owner chooses to sell.
• Forming a residents’ association or cooperative is essential for exercising this right.
• Free, official help is available from the PHFA and the Attorney General’s office.

Need Help? Resources for Renters

• Pennsylvania Housing Finance Agency (PHFA) Housing Counseling Services – Free, state-supported housing help
• PA Office of Attorney General – Mobile Home Parks Advisory – File complaints and learn about your legal rights
• PA Department of State – Business Organization Forms – Start a residents' association or cooperative
• Read the Manufactured Home Community Rights Act (35 P.S. § 1351 et seq.)

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1. [1] Manufactured Home Community Rights Act (35 P.S. § 1351 et seq.)
2. [2] PA Office of Attorney General – Mobile Home Parks Advisory

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