Mobile Home Lot Fee Rules and Costs in Pennsylvania

If you rent a spot for your manufactured or mobile home in Pennsylvania, understanding your mobile home lot fee is crucial for budgeting and protecting your rights. This guide explains what lot fees include, how costs are regulated, what your rights are as a Pennsylvania renter, and the official steps to take if you have concerns or a dispute with your park owner or landlord.

Understanding Mobile Home Lot Fees in Pennsylvania

Mobile home lot fees (sometimes called "lot rent" or "site fees") are monthly charges you pay to a manufactured housing community or mobile home park owner to rent a space for your home. In Pennsylvania, these fees do not include the cost of your mobile or manufactured home itself—you own or finance your home separately, but pay a monthly fee to lease the land where it's placed.

What Does a Lot Fee Usually Cover?

• Use of the lot (parcel of land) for your mobile/manufactured home
• Access to community utilities (water, sewer, sometimes electric or gas)*
• Trash and snow removal (varies by park)
• Maintenance of common areas and park amenities
• Sometimes: basic landscaping or lawn mowing services

*Utilities may be metered individually and billed separately. Always review your lease for details.

Typical Lot Fee Amounts in Pennsylvania

As of this year, Pennsylvania mobile home lot fees commonly range from $300–$700 per month^[1], depending on location, park amenities, and the services included. Lot rents in urban or suburban areas are often higher than those in rural areas.

What Regulates Lot Fees in Pennsylvania?

Lot rent and mobile home park rules in Pennsylvania are mainly governed by the Manufactured Home Community Rights Act (Title 68, Chapter 35A). This law sets requirements about rent increases, eviction protections, and renter rights in mobile home communities.

Your Rights Concerning Lot Fees

• Lot rent increases must be given in writing, with at least 30 days’ notice^[2]
• Only one rent increase is allowed in any 12-month period, unless you agree in writing^[2]
• You have the right to a written lease and clear disclosure of all fees
• Eviction must follow official notice and procedure; you cannot be evicted solely for questioning fees

Common Additional Fees

• Utility surcharges (if not included)
• Pet fees or parking fees
• Late payment fees (must be disclosed in lease)

Always review your lease or rental agreement carefully to ensure all charges are listed and explained. If a fee appears on your bill that was not part of your rental agreement, seek clarification from your landlord or park owner.

If You Have a Dispute Over Lot Fees

Disputes over lot rent amount, increases, or related fees are not uncommon. The key steps and official agencies to help renters are outlined below.

Pennsylvania's Official Tribunal for Disputes

In Pennsylvania, mobile home park disputes relating to lot fees are usually resolved in Magisterial District Court. This court handles landlord-tenant cases, including those involving mobile/manufactured home park renters^[3].

Relevant Official Forms

• Landlord-Tenant Complaint (Form AOPC 310A)
  When to use: If you need to initiate a claim (such as disputing unfair fees or seeking to recover overcharged rent), you file this form with your county's Magisterial District Court.
  Download the Landlord-Tenant Complaint form and filing instructions.
• Manufactured Home Community Complaint Form (Pennsylvania Office of Attorney General)
  When to use: For consumer protection complaints against park operators—such as hidden or unfair lot fees.
  Submit your complaint online or download the official form here.

Action Steps for Pennsylvania Mobile Home Renters

• Review your written lease and all lot fee charges or increases carefully
• Request clarification from the landlord in writing if a charge seems unfair or unclear
• Keep all written correspondence and invoices
• If needed, file an official complaint with the Office of Attorney General or Magisterial District Court
• Know your rights under the Manufactured Home Community Rights Act

FAQs: Mobile Home Lot Fees and Rights in Pennsylvania

1. Can my landlord raise my lot fee at any time?
   No. Rent increases must be given with at least 30 days’ written notice, and only once per year unless you agree otherwise in writing.
2. What if I disagree with a new or increased fee on my bill?
   First, communicate in writing with your landlord to seek clarification. If not resolved, you may file a complaint with the Attorney General’s office or begin a case in Magisterial District Court.
3. Are utilities included in my lot fee?
   It depends on your lease. Some communities include water, sewer, or trash in the monthly fee, while others bill separately. Ask for itemized details in your lease and monthly statement.
4. Can I be evicted if I dispute a lot fee?
   No. Pennsylvania law protects tenants from retaliation for exercising their rights or filing legitimate complaints about fees.
5. Where can I get official help if I can't resolve a fee dispute on my own?
   Contact the Pennsylvania Attorney General’s Consumer Protection office or file in Magisterial District Court. Their contact details are below.

Key Takeaways on Lot Fees in Pennsylvania

• Your mobile home lot fee covers land use and often basic amenities, but not always utilities.
• Pennsylvania law protects you from unfair fee increases or hidden charges.
• Official complaint processes and forms are available if you and your landlord cannot resolve disputes directly.

Understanding your rights—and keeping records—helps you avoid costly misunderstandings and ensures fair treatment in your mobile home community.

Need Help? Resources for Renters

• Pennsylvania Attorney General: Mobile Home Tenant Rights Page — Guides, complaint forms, and contacts
• Pennsylvania Department of Community and Economic Development – Manufactured Housing Communities
• PA Law Help: Mobile Home Lot Tenant Rights
• Magisterial District Courts Directory: Find Your Local Court Here

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1. Pennsylvania Office of Attorney General. Mobile Home Tenants’ Rights
2. Manufactured Home Community Rights Act, Title 68, Chapter 35A
3. Pennsylvania Magisterial District Courts

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