Washington Mobile Home Owner Eviction Protections Explained

Facing the possibility of eviction as a mobile home owner in Washington can feel overwhelming. Knowing your rights under state law will help you respond confidently. Washington’s mobile home laws offer specific protections for mobile and manufactured homeowners renting space in a mobile home park. This guide covers eviction processes, required notice periods, official forms, and how to contact the authorities that oversee landlord-tenant matters.

Who Is Protected Under Washington Mobile Home Laws?

Mobile and manufactured homeowners who rent lots in a mobile home park (with at least two homes or three manufactured/mobile home lots) are protected under Washington’s Manufactured/Mobile Home Landlord-Tenant Act. These protections are separate from standard apartment or house rental rules. If you own your home but rent your lot, these rules apply to you.^[1]

Reasons a Mobile Home Owner Can Be Evicted in Washington

An owner can only be evicted for certain legal reasons (‘just cause’), including:

• Failure to pay lot rent on time
• Serious rule or lease violations (with notice and a chance to cure most violations)
• Park closure or rezoning (requires 12 months’ written notice in most cases)
• Major safety or health violations
• Other just causes listed in the state statute

The park manager must follow strict notice and timing rules before proceeding with eviction.

Notice Requirements and Eviction Process For Mobile Home Owners

Landlords cannot remove you from the mobile home park without proper notice under Washington law. Here’s how the process generally works:

• 5-Day Notice for nonpayment of rent: You must receive a written notice giving you at least 5 days to pay overdue rent or face eviction.
• 20-Day Notice for substantial rule violation: You usually get at least 20 days' written notice for violations of park rules, with an opportunity to correct the issue.
• 12-Month Notice for park closure: If a park is closing or being changed, you must receive a minimum of 12 months’ advance written notice.

Only after these notices—and if problems are not corrected—can a landlord file an eviction action with the court (Unlawful Detainer Process).

Official Forms and How to Use Them

The eviction process in Washington uses official forms, which you may need if responding to or challenging an eviction:

• Summons: Unlawful Detainer (Eviction) – Mobile Home Park (WPF MHA 02.0100)
  View the official Summons form here.
  When used: If the park owner files an eviction, you will be served this summons and a complaint. You must respond in writing—often by filing an Answer with the court—within the time stated (typically 7 days).
• Answer to Unlawful Detainer Complaint (WPF MHA 02.0200)
  Download the official Answer form.
  When used: Use this if you want to contest the eviction in court. For example, if you believe the notice was improperly served, or you have corrected the violation, you can state your defenses using this form.
• Notice of Termination of Tenancy (Park Closure) (WPF MHA 01.0100)
  View the park closure notice form here.
  When used: Park owners must use this form to notify tenants of a park closure or change of use, providing at least 12 months’ written notice.

Where Mobile Home Eviction Cases Are Handled

Eviction disputes for mobile home owners are heard in Washington’s Superior Courts. For help with rental rights, start by contacting the Washington State Attorney General’s Manufactured/Mobile Home Landlord-Tenant Resource Center or visit Washington Courts to access all forms and case information.

Summary of Your Key Rights

• You may only be evicted for “just cause,” with written notice and a chance to correct most violations.
• You are entitled to clear timelines and official communications at each stage of the process.
• Washington State law provides additional rights if your park is closing—such as long notice periods and possible relocation assistance.

“You have important protections as a mobile home owner renting a lot in Washington, and resources are available if you need legal assistance or information.”

Frequently Asked Questions (FAQ)

1. How much notice must I get before being evicted from a mobile home park in Washington?
   Most evictions require at least 20 days’ written notice for rule violations, 5 days for nonpayment of rent, and 12 months for park closure.
2. Can my landlord evict me without a valid reason?
   No, in Washington, mobile home owners renting park lots can only be evicted for specific “just cause” reasons listed in state law.
3. What do I do if I receive a Summons and Complaint for eviction?
   Complete the Answer form and file it with the court within the deadline. Consider seeking legal help immediately to protect your rights.
4. Where can I get help if I think my eviction is unfair or illegal?
   Contact the Washington Attorney General’s Manufactured/Mobile Home Resource Center or your local legal aid office for free advice and support.
5. Are there relocation benefits if my park closes?
   Yes. Washington provides relocation assistance to eligible homeowners when parks close. Apply through the state’s Relocation Assistance Program for potential help with moving costs.

Key Takeaways

• Mobile home owner evictions in Washington require legal cause, written notice, and a court process.
• Respond to notices quickly with official court forms—do not ignore any paperwork.
• Help is available from state agencies and legal aid throughout the process.

Need Help? Resources for Renters

• Washington Attorney General – Manufactured/Mobile Home Resource Center (1-866-924-6458)
• Washington Courts (find forms, case information, and contact details)
• Manufactured/Mobile Home Relocation Assistance Program
• Northwest Justice Project – Free legal aid for renters

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1. Washington Manufactured/Mobile Home Landlord-Tenant Act (RCW 59.20)
2. Washington State Attorney General: Mobile Home Tenant Rights
3. Washington Courts: Summons – Unlawful Detainer (Eviction) Form
4. Washington Courts: Answer to Unlawful Detainer Complaint
5. Washington Courts: Park Closure Termination Form
6. WA Manufactured Home Relocation Assistance Program

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