Washington Mobile Home Parks and Pass-Through Utility Charges Explained

Understanding how utility charges are handled in Washington's mobile home parks is important for renters seeking clarity on their monthly expenses. Pass-through utilities—the practice where park owners bill tenants separately for actual utility costs rather than including them in rent—are common, but there are specific legal protections in place for both renters and landlords in Washington.

What Are Pass-Through Utility Charges?

Pass-through utility charges happen when a mobile home park owner measures the utility use (such as water, sewer, garbage, or electricity) for each lot and bills residents for actual usage. This is different from having utilities included in the rent or flat fees.

Washington Law on Pass-Through Utilities in Mobile Home Parks

In Washington, the rules for utility billing by mobile home park owners are found in the Manufactured/Mobile Home Landlord-Tenant Act (RCW 59.20). Under this law, park owners may charge separate pass-through utility costs, but specific requirements protect tenants:

• Written Disclosure: Utility charges must be clearly specified in your written rental agreement. The agreement should outline what utilities are charged separately and how the costs are calculated or passed through to you.^[1]
• No Profit Allowed: Park owners can only bill you for the actual cost of the utility as received from the utility provider. They cannot add surcharges or hidden profit to these bills. For example, if the water bill for your lot is $30, you can't be charged more than that $30 as a pass-through charge.^[2]
• Notice of Increase: If utility charges are increasing, tenants must receive written notice at least 30 days in advance, except when the increase is from the utility provider itself and outside the park’s control.
• Access to Utility Bills: As a resident, you have the right to inspect utility bills and learn how your charges were calculated. You can request to see copies of the park’s utility provider statements or breakdowns.

For the official legislation, see: RCW 59.20.045 - Utility Charges.

When Are Pass-Through Utilities Legal?

As long as park owners follow the Washington rules above, pass-through utility billing is legal and enforceable. However, failure to provide written details in your lease, overcharging beyond provider costs, or failing to provide documentation may give you grounds to dispute the charges.

Common Examples of Pass-Through Utilities

• Water
• Sewer
• Garbage
• Electricity (if sub-metered and billable by usage)

All of these require that whatever the park pays, you pay—nothing extra can be added for "administrative" or similar fees unless specifically and legally allowed in your contract and by law.

How to Dispute Incorrect or Unfair Utility Charges

If you suspect you’re being overcharged, you can:

• Request copies of the actual utility bills from the park owner (you have this right under Washington law)
• Send a written notice disputing the charges and requesting clarification, citing RCW 59.20.045
• Contact the Washington State Office of the Attorney General’s Manufactured Housing Dispute Resolution Program if the issue is unresolved (details below)

Relevant Forms and Where to Find Them

• Manufactured Housing Dispute Resolution Program Complaint Form
  • When to use: If your park owner refuses to provide documentation, overcharges for utilities, or violates lease provisions on utilities.
  • How to use: Complete the form and submit it online or by mail to the Washington State Attorney General.
  • Submit a Manufactured Housing Complaint (Washington AG)

The resolution program is designed to resolve landlord-tenant disputes, including utility billing concerns, in Washington mobile home parks.

Action Steps for Washington Renters Facing Utility Issues

If you think your rights are being violated, here’s what you can do:

• Gather all bills, your lease, and communications with management.
• Write to your landlord or park manager requesting clarification or correction. Reference "RCW 59.20.045" for utility charge limits.
• If unresolved, submit a complaint to the Manufactured Housing Dispute Resolution Program, which handles these matters for renters like you.

Most utility disputes can be addressed informally, but formal resolution options are available to protect your interests.

FAQ: Pass-Through Utility Charges for Washington Renters

1. Can my park owner charge me more than what they pay for utilities?
   No, Washington law (RCW 59.20.045) says you can only be billed the actual amount paid by the park for each utility—no extra markups or hidden fees.
2. What if my lease is unclear about utilities?
   All utility charges must be spelled out in your written rental agreement. If they aren’t, those charges may not be enforceable until the agreement is updated. Seek clarification in writing from your park management.
3. How much notice is required before utility charges are increased?
   Park owners must give you at least 30 days' written notice before increasing utility charges, unless the increase is from the utility provider and outside their control.
4. Who handles utility overcharge complaints in Washington mobile home parks?
   The Washington State Attorney General’s Manufactured Housing Dispute Resolution Program provides assistance and processes complaints.
5. Where can I read the official rules for mobile home rental in Washington?
   See the Manufactured/Mobile Home Landlord-Tenant Act (RCW 59.20).

Summary: What Renters Need to Know About Utility Charges

• Washington law allows pass-through utility billing, but landlords cannot charge more than their actual cost.
• Lease agreements must clearly state any separate utility charges and calculation methods.
• Renters can dispute improper charges and access official complaint channels if needed.

Staying informed and keeping records helps prevent misunderstandings and protects your rights.

Need Help? Resources for Renters

• Manufactured Housing Dispute Resolution Program (Washington Attorney General) – File complaints and get mediation services for billing, lease, and maintenance disputes.
• Washington State Office of Manufactured and Tiny Homes – Regulatory and educational resources for mobile home residents.
• Manufactured/Mobile Home Landlord-Tenant Act (RCW 59.20) – Official state legislation on mobile home park rental rights.
• Washington Law Help – Mobile Home Parks – Plain language guides for tenants, leases, and disputes.

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1. [1] RCW 59.20.050 – Written Rental Agreement
2. [2] RCW 59.20.045 – Utility Charges

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