Pennsylvania Mobile Home Park Rules & Tenant Rights Guide

Understanding your rights and responsibilities as a mobile home park tenant in Pennsylvania can help you address issues like rent increases, park rules, eviction, and maintenance with confidence. Pennsylvania has specific laws and protections for people renting a lot in a mobile home park, whether you own your mobile home or rent both the home and the lot.

Park Rules: What Landlords Can and Cannot Require

Landlords can set reasonable rules for mobile home parks to promote safety, order, and maintenance. However, these rules must comply with the Pennsylvania Manufactured Home Community Rights Act (MHCRA)^[1]. Common park rules include:

• Quiet hours and noise limits
• Pets and animal restrictions
• Speed and parking regulations within the park
• Exterior maintenance of your lot and home
• Use of shared amenities

Rules must be provided in writing and apply to all tenants equally. Significant changes require written notice at least 30 days in advance.

Your Rights as a Mobile Home Park Tenant in Pennsylvania

Pennsylvania’s MHCRA offers protections to ensure fair treatment for tenants. These are some of your core rights:

• Written Lease: You must receive a written lease or rental agreement that outlines rules, rent, utilities, and fees.
• Notice of Rent Increases: Landlords must give at least 30 days' written notice before raising rent.
• Protection From Eviction: You cannot be evicted without cause. Grounds include not paying rent, violating park rules, or property abandonment.
• Right to Sell or Remove Your Home: You can sell or move your manufactured home, following park rules and state laws.
• Repairs and Health/Safety: Landlords are responsible for maintaining common areas, utilities they provide, and keeping the park safe and clean.

How Do Evictions Work in Mobile Home Parks?

Eviction from a mobile home park follows special rules under Pennsylvania law. The landlord must serve you with a written eviction notice before filing in court. Common lawful reasons for eviction include:

• Nonpayment of rent
• Repeated violation of park rules
• Illegal activity on the premises
• Damage to property

If you receive an eviction notice, you have the right to a court hearing at your local Magisterial District Court, Pennsylvania’s official tribunal for landlord-tenant matters (Magisterial District Courts).

Official Forms for Pennsylvania Mobile Home Park Tenants

• Notice to Quit (Eviction Notice):
  
  • Form Name: Notice to Quit
  • When used: Landlords must serve this form before they can take legal action for eviction. For example, if you fall behind on rent, your landlord will deliver a Notice to Quit demanding payment or that you vacate. You must get a written notice (usually 15–30 days depending on the reason). View sample Notice to Quit form
• Complaint for Possession (Landlord/Tenant Complaint):
  
  • Form Name/Number: Landlord Tenant Complaint (AOPC 310A-04)
  • When used: If you do not move after a Notice to Quit period ends, the landlord can file this complaint to start formal eviction court proceedings. Landlord Tenant Complaint form

If you need to respond or appear in court, carefully review the forms and seek advice if needed. Always keep copies for your records.

Rent Increases: What’s Allowed?

Landlords may increase the rent, but only after delivering a written notice at least 30 days in advance. The new rent can’t take effect before the end of the current lease term. There are no state laws on the amount of the increase, but your lease may limit this. If you believe an increase is discriminatory or retaliatory, you can seek help through state agencies or the Magisterial District Court.

Common Grounds for Losing Your Tenancy

• Breaking park rules repeatedly after warning
• Nonpayment of rent or late payments
• Failure to maintain your lot/home as required
• Illegal activity on site

You have the right to a written notice and a court hearing before you can be forced to move. Review your notice and lease, and respond quickly.

Filing a Complaint or Dispute

If you have a dispute that isn’t resolved with your landlord, you may file an action at your local Magisterial District Court. You can visit their official guide for landlords and tenants for more details.

1. What rights do I have to sell my mobile home?
   You may sell your home on the lot or remove it, but you must comply with park rules on sales and notify the landlord. The landlord cannot unreasonably block a sale, but can require the buyer to meet park qualifications.
2. Can a landlord just change park rules at any time?
   No, all rule changes must be given to you in writing at least 30 days before they take effect, and must apply to all tenants equally.
3. What happens if my landlord files for eviction?
   You have the right to attend a court hearing, present your side, and respond to the notice in writing. Speak to the court clerk early if you have questions.
4. How much notice do I get before a rent increase?
   Your landlord must give at least 30 days' written notice before any rent increase can take effect.
5. Who do I contact if the park is unsafe or violates health codes?
   Contact your county or local health department, and you can also reach Pennsylvania’s Manufactured Home Ombudsman for help and resources.

Key Takeaways

• Mobile home park tenants in Pennsylvania are protected by the MHCRA.
• You have the right to written notice for rule changes, rent increases, and evictions.
• You can contact the Manufactured Home Ombudsman or Magisterial District Court for help with disputes.

Need Help? Resources for Renters

• Pennsylvania Attorney General – Manufactured Housing Rights: Official guidance and complaint assistance
• PA Housing Finance Agency (PHFA) Housing Counseling: Free tenant help statewide
• Find Your Magisterial District Court
• Manufactured Home Ombudsman: Complaint resolution and tenant advocacy
• Full Text: Pennsylvania Manufactured Home Community Rights Act

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1. Pennsylvania Manufactured Home Community Rights Act (MHCRA), 68 P.S. § 398.1 et seq.
2. Pennsylvania Magisterial District Courts – Landlord/Tenant Section
3. Official Manufactured Home Information – Attorney General of Pennsylvania
4. Landlord Tenant Complaint (AOPC 310A-04) – PA Courts
5. Sample Notice to Quit – PA Courts

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