Understanding Mobile Home Lot Fees in Washington

If you rent a manufactured home or mobile home in a Washington state park or community, you’ve likely come across the term “mobile home lot fee.” Knowing exactly what this charge covers—and your rights regarding fees—can help you make informed decisions and avoid common surprises. Washington state has specific laws and protections for mobile home and manufactured housing residents, so understanding the basics is important for every renter in these communities.

What Is a Mobile Home Lot Fee?

The lot fee (sometimes called a lot rent or site rent) is the monthly payment made by residents who own their manufactured home but rent the land (the lot) it sits on inside a mobile home park. Unlike apartment rent, which covers both the home and the land, a lot fee covers the ground your home stands on and shared amenities or utilities provided by the park.

What Is Included in the Lot Fee?

Every park is different, but your monthly lot fee may cover:

• Use of the land for your manufactured home
• Maintenance of common areas (roads, parks, community centers)
• Garbage service
• Water and sewer hookups (sometimes billed separately)
• Access to park amenities like laundry rooms, mail, or recreation facilities

Always check your rental agreement to see exactly what's included in your lot fee, as extra charges may apply for utilities, pets, or additional vehicles.

Typical Lot Fee Costs in Washington

Lot fees for mobile home residents in Washington can vary widely depending on location, park amenities, and whether utilities are included. As of 2024:

• Monthly lot fees often range from $400 to $800 in most parts of Washington
• Fees may be higher near urban centers like Seattle or Tacoma
• Additional costs (utilities, garbage, amenities) may be itemized or rolled into the total fee

Landlords are required by state law to disclose all charges clearly to residents. If you have questions or believe you were overcharged, your park owner must provide a written breakdown if you request it.

Your Legal Rights: Rent Increases, Disputes, and Protections

Washington’s Manufactured/Mobile Home Landlord-Tenant Act protects renters from unfair practices related to lot fees and provides guidelines on how fees can be increased or changed.^[1]

Key Legal Protections:

• Landlords must give at least 3 months' written notice before any rent or fee increase
• Any rules or fee changes must be applied fairly to all residents
• Fee increases must comply with your rental agreement and state law; excessive or discriminatory increases may be challenged
• Residents have a right to receive notices and communicate concerns with landlords

Forms for Mobile Home Renters in Washington

Here are two official forms often used by renters in situations involving lot fees or disputes:

• Notice of Rent Increase – Manufactured/Mobile Home Parks (Form not formally numbered): Park owners must use this notice to inform residents of an increase. If you receive this, double-check the notice period and the amount. Example: If you receive a notice in May saying the lot fee will increase in August, this meets the 3-month requirement. View a sample notice and process.
• Complaint Form: Manufactured Housing Dispute Resolution Program: If you feel your park owner is violating the law regarding fees or increases, you can use this form to file a complaint. Find instructions and the form here: Official Washington MHDRP Complaint Form. Practical renter example: If you’re given less than 3 months’ notice of a fee increase, submit this complaint form to the dispute resolution program.

The tribunal handling landlord-tenant disputes in Washington for mobile home parks is the Manufactured Housing Dispute Resolution Program (MHDRP), operated by the Washington State Attorney General’s Office.

How Lot Fee Disputes Are Resolved

If you and your landlord can’t agree about a lot fee or other park rules, you can seek assistance through Washington’s MHDRP, which helps mediate and resolve disputes between park owners and residents at no cost.

• Residents file a complaint form outlining the issue
• The MHDRP will review and may contact both parties to mediate
• If no resolution is reached, there may be further legal steps or referrals

This process is designed to help renters and landlords resolve disagreements without going to court.

FAQ: Mobile Home Lot Fee Questions for Washington Renters

1. Can my landlord raise my lot fee at any time?
   No. Under Washington law, your landlord must provide at least 3 months’ written notice before increasing your lot fee, and all increases must comply with state law and your rental agreement.
2. Does my lot fee cover utilities?
   It depends on your park and rental agreement. Some parks include water, sewer, or garbage in the lot fee, while others bill separately. Always review your lease or ask the landlord for a full list of what is included.
3. What should I do if I believe my lot fee increase is illegal?
   First, request a written explanation from the landlord. If you’re not satisfied—or they’ve violated notice requirements—submit a complaint using the Manufactured Housing Dispute Resolution Program’s form.
4. Where can I file a complaint about my lot fee or park conditions?
   Complaints can be filed online with the Washington State Attorney General’s Manufactured Housing Dispute Resolution Program at their official site.
5. Can a landlord charge separate fees for amenities or guests?
   Yes, but all fees must be clearly stated in your rental agreement, applied fairly to all residents, and follow state law. Hidden or surprise fees may be grounds for a complaint.

Key Takeaways for Washington Mobile Home Renters

• Your lot fee covers the ground your home sits on and is subject to specific notice and legal protections under Washington law
• Always review your lease for a detailed explanation of fees and ask questions if anything is unclear
• If a dispute comes up, Washington’s Manufactured Housing Dispute Resolution Program offers free help to both renters and landlords

Staying informed and proactive about your rights will help you avoid unexpected costs and make the most of your mobile home community experience.

Need Help? Resources for Renters

• Manufactured Housing Dispute Resolution Program (MHDRP) — Assistance and complaint resolution for mobile/manufactured home issues in Washington
• Washington Manufactured/Mobile Home Landlord-Tenant Act (RCW 59.20) — State law outlining mobile home renter rights and responsibilities
• Washington State Housing Finance Commission: Mobile Home Rights — Guidance and fact sheets on manufactured housing rights
• WashingtonLawHelp: Mobile Home Tenants’ Rights — Accessible information about renter protections and problem-solving

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1. Washington Manufactured/Mobile Home Landlord-Tenant Act (RCW 59.20)
2. Manufactured Housing Dispute Resolution Program (Washington State Attorney General)
3. File a Complaint: Manufactured Housing Dispute Resolution

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