Resident-Owned Mobile Home Parks: Washington Tenants' Guide

If you rent a lot in a mobile home park in Washington, you may wonder what options exist if your park is being sold or if you and your neighbors want more control over your living situation. Converting a mobile home park to resident ownership is one way tenants can secure their housing for the long term. This guide explains the process, your rights, and helpful steps under Washington law.

Understanding Resident Ownership of Mobile Home Parks in Washington

Under Washington state law, when a mobile home park owner decides to sell, residents have specific rights to potentially purchase the park themselves. This is called "resident ownership" and is usually done by creating a homeowners' association or cooperative. Washington's Manufactured/Mobile Home Landlord-Tenant Act protects resident rights during these transitions.^[1]

What Is Resident Ownership?

Resident ownership means that tenants collectively buy the mobile home park so they control rents, maintenance, and park decisions. Most commonly, residents form a cooperative, then have each household purchase a "share." This way, the park is owned by and run for the benefit of residents.

The Resident Opportunity to Purchase Process

Washington law gives certain rights to tenants when a park is put up for sale:

• The owner must give written notice to all tenants and the Washington Department of Commerce at least 45 days before selling.
• The written notice must include intentions to sell and planned sale terms.
• During this notice period, a group representing at least 51% of park households can deliver their own written notice expressing interest in buying the park.
• If tenants express interest, the owner must negotiate in good faith for a minimum period (usually 90 days).

If residents and the owner agree on terms, the sale proceeds with support from state and local agencies.

Key Forms for Mobile Home Park Conversions

There are several forms renters and park owners must use throughout the conversion process:

• Notice of Intent to Sell Manufactured/Mobile Home Park (required under RCW 59.20.081):
  • When & How Used: The park owner gives this form to each household and the Washington Department of Commerce at least 45 days prior to any sale. Residents receive written notification, which lets them consider purchasing the park themselves.
  • See official Notice of Sale form
• Resident Interest in Purchase Letter (no official form number):
  • When & How Used: If residents wish to buy the park, at least 51% of tenant households must sign a letter or petition stating their collective intent to form an association and negotiate for purchase. This must be sent to the owner within the 45-day notice period.
  • Resident Interest Letter details (Washington Commerce)
• Articles of Incorporation/Formation (for Cooperative):
  • When & How Used: If residents proceed, they must legally form a cooperative or non-profit homeowners' association under Washington law. This involves filing Articles of Incorporation with the Secretary of State—making the cooperative eligible for resources and funding.
  • Washington Secretary of State - Articles of Incorporation

Navigating Resident Ownership: Steps for Renters

The process can feel overwhelming for tenants, but support is available. Here’s an overview of how to respond if your park is for sale:

• Review the owner's "Notice of Sale" letter carefully. Note deadlines.
• Talk with your neighbors to gauge interest in forming a resident association.
• Within 45 days, organize support from at least 51% of park households and submit the "Interest in Purchase" letter to the owner.
• Contact state resources, including the Washington Department of Commerce, for guidance and potential funding options.
• If pursuing ownership, formally create a cooperative or association and begin negotiations with the owner.

Washington provides resources through its Manufactured/Mobile Home Park Purchase Opportunity Program, which can help resident groups with technical advice and, in some cases, financial assistance. Visit their official program page for details on how to start.

Your Rights Under Washington Law

The Manufactured/Mobile Home Landlord-Tenant Act gives residents the right to receive formal notice and a fair chance to respond when a park goes up for sale. If the process isn’t followed, tenants can seek help from the state Department of Commerce or address concerns with the Washington State Office of the Attorney General.^[2]

Washington's key housing tribunal for these matters is the court system (in particular, Superior Courts), but the Attorney General’s Landlord-Tenant Resource Center provides information and referrals for tenants.

Common Challenges and Advice for Renters

• Time is critical. Strict deadlines apply for expressing interest and organizing a purchase bid.
• Strong neighbor cooperation is essential — at least 51% participation is required.
• Legal advice may be very helpful, especially when drafting interest letters or forming co-ops.
• Funding may be available through state or nonprofit programs.

For more on residents’ rights during park conversions, see the updated Washington tenant resources for manufactured home owners.

Frequently Asked Questions

1. What should I do if I receive a notice that my park is for sale?
   Review the notice and talk to your neighbors. If you want to explore a resident purchase, work quickly to organize a majority of households and send the required interest letter to the owner within 45 days.
2. Are there programs to help residents buy their park in Washington?
   Yes, the Department of Commerce offers support and guidance, including information about available funding or technical help.
3. Can my landlord sell the park without telling us?
   No. Under Washington law, the owner must provide proper written notice to residents before selling, giving you the opportunity to organize a purchase offer.
4. What happens if residents can't buy the park?
   If residents do not purchase the park, the sale can proceed with another buyer. Tenants still have rights and protections under existing rental laws.
5. Who can I contact if I believe my rights were violated during a park sale?
   Reach out to the Washington Department of Commerce or the Attorney General’s Landlord-Tenant Resource Center for help.

Key Takeaways for Washington Renters

• Washington law gives you the right to be notified if your mobile home park is for sale and a fair opportunity to buy it as a resident group.
• Strict timelines apply — act quickly if interested in resident ownership.
• State resources and technical help are available through the Department of Commerce.

Need Help? Resources for Renters

• Washington Department of Commerce, Manufactured/Mobile Home Park Purchase Opportunity: Official Program
• Washington Attorney General’s Landlord-Tenant Resource Center: Tenant Rights & Complaints
• Washington Courts - Lawsuits and Dispute Resolution: Washington Courts Portal
• Washington Legislature – Manufactured/Mobile Home Landlord-Tenant Act: View Current Law

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1. Washington Revised Code, Manufactured/Mobile Home Landlord-Tenant Act (RCW 59.20)
2. Washington Dept. of Commerce: Manufactured/Mobile Home Park Purchase Opportunity Program

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