Pass-Through Utility Charges in Tennessee Mobile Home Parks

If you rent a lot in a Tennessee mobile home park, understanding your rights regarding utilities is important. Pass-through utility charges—when a park owner passes along the cost of utilities such as water, electricity, or sewer from the utility provider to tenants—can affect your monthly expenses. Here’s what you need to know about how these charges work in Tennessee, your legal rights, and what resources are available to help you.

Understanding Pass-Through Utility Charges

Pass-through utility charges occur when the mobile home park bills tenants individually for utilities, rather than including those costs in the lot rent. The park usually measures each lot’s utility use separately, then sends a bill that reflects either the actual use or a proportionate share. This is common in many states, including Tennessee, but there are specific rules that park owners must follow.

Can Mobile Home Parks Legally Charge Pass-Through Utilities in Tennessee?

Yes, Tennessee law allows mobile home park owners to bill tenants for utilities, including pass-through charges, under certain conditions. However, landlords must:

• Use either individual metering or a fair allocation method documented in the rental agreement
• Charge passthrough utility fees at no more than the cost paid to the utility provider
• Provide a clear explanation of all utility charges on each monthly bill
• Follow any disclosure or billing requirements laid out in your lease and under state law

The Tennessee Uniform Residential Landlord and Tenant Act (T.C.A. Title 66, Chapter 28) applies to residential rental situations in counties with a population over 75,000. For counties not covered, similar common law principles apply, but park owners must still abide by all agreed-upon lease terms and state utility regulations.^[1]

Protections and Disclosure Requirements for Tenants

Tennessee law requires park owners to:

• Disclose in writing how utility fees are calculated (metered, proportionate, or estimated)
• Bill tenants based only on actual charges from the utility company, with no markup
• Provide a copy of the actual utility bill upon request (you may use the Tennessee Public Utility Complaint Form—see below)

Any billing practice not clearly disclosed in the rental agreement—such as surcharges, administrative fees, or estimated billing in place of metered data—could be challenged as a violation of tenant rights.

What If You Suspect Overcharging or Billing Errors?

If you believe your park is overcharging you for utilities, Tennessee provides ways to file a complaint or seek correction:

• First, request clarification from the park owner or manager, in writing if possible
• If unresolved, submit a complaint to your local utility provider or the Tennessee Regulatory Authority (Tennessee Public Utility Commission)

Tennessee’s official Public Utility Complaint Form can be used to begin this process. This form helps document your issue and starts an official review with the Commission. For example, if you notice that your monthly utility bill lists charges higher than your estimated consumption, you could complete and submit the form with copies of relevant bills. Access the Public Utility Complaint Form here.^[2]

Which Board Handles Mobile Home Utility Disputes?

In Tennessee, mobile home tenancy and utility billing disputes are generally addressed by the Tennessee Public Utility Commission and, where tenancy is involved, by the local General Sessions Court. The Tennessee Commission can investigate claims about unfair or inaccurate utility charges.

Summary: As a tenant, you’re entitled to transparent billing, no hidden markups, and an opportunity to challenge any questionable charges.

FAQ

1. Can a mobile home park in Tennessee add additional fees on top of pass-through utility charges?
   No, park owners cannot legally mark up or add surcharges to the direct utility cost, unless the lease agreement discloses and allows for specific administrative fees.
2. What utilities can be passed through by park management?
   Typically, electricity, water, sewer, and sometimes garbage are allowed as pass-through charges if disclosed in your lease and based on actual usage or a fair allocation.
3. How do I request copies of utility bills from the landlord?
   Ask in writing for itemized bills or supporting documentation. You can cite your rights under the Tennessee Uniform Residential Landlord and Tenant Act.
4. If I believe I am being overcharged, who can help?
   Start with your park manager, then file a complaint with the Tennessee Public Utility Commission if issues persist.
5. Does Tennessee have a specific form for utility billing complaints?
   Yes. Use the Public Utility Complaint Form for any utility overcharge issues.

Conclusion

• Tennessee law allows pass-through utility billing for mobile home park tenants—but only at cost, with clear disclosures.
• You have a right to see how your charges are calculated and challenge them if needed.
• State agencies like the Tennessee Public Utility Commission are available to assist if you believe you are being overcharged or treated unfairly.

Need Help? Resources for Renters

• Tennessee Public Utility Commission (TPUC) – For complaints, inquiries, and official guidance on utility charges
• Tennessee Department of Commerce & Insurance: Tenants and Landlords – State guidance and renter resources
• Tennessee Uniform Residential Landlord and Tenant Act: Read the current law

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1. See Tennessee Uniform Residential Landlord and Tenant Act for core regulations regarding rental billing disclosures.
2. Tennessee Public Utility Complaint Form: For reporting suspected utility overcharges and service problems.

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