Wisconsin Rules for Pass-Through Utility Charges in Mobile Home Parks

If you rent a mobile home lot in Wisconsin, it’s important to know your rights when it comes to utility charges. Many renters wonder if park owners can charge them for utilities like water, sewer, or electricity on top of their lot rent. This article explains Wisconsin rules about pass-through utility charges, the legal protections you have, and steps to take if you have concerns or disputes.

What Are Pass-Through Utility Charges?

In mobile home parks, a "pass-through utility charge" means the landlord or park owner is billing you directly for utility services, usually based on your usage or the park’s metering. Instead of a standard, fixed fee included in your rent, you might get a separate utility bill.

Can Wisconsin Parks Charge Pass-Through Utilities?

Yes, mobile home parks in Wisconsin can charge renters for utilities as a separate cost, but only under certain legal conditions. These are outlined in the Wisconsin Statutes Section 710.15 (Manufactured Home Community Law) and the Wisconsin Administrative Code ATCP 125 (Mobile Home Parks).

Generally, park owners can bill for utilities only if:

• The rental agreement clearly states which utilities the renter must pay for.
• Utility charges are either metered or a fair share calculation is clearly explained.
• The method of calculation and rate are disclosed up front.

The law aims to make sure renters are only charged for the services they receive and to prevent unfair or hidden fees. For park-owned mobile homes (where you rent both the home and the lot), the law is similar—but always check your lease for details.

What Notices and Documentation Are Required?

Park owners must provide written details about any pass-through utility charges in your rental agreement. They must also keep records of meter readings and calculations and allow you to inspect these records during business hours if you request.

• If utilities are submetered (your lot has its own utility meter), you can request a copy of your readings and payments.
• If utilities are allocated (cost divided among all renters), the allocation formula must be spelled out in your lease and you have the right to an explanation and records.

What to Do If You Suspect Overcharging or Errors

If you believe utility bills are unfair, too high, or improperly calculated, you have several options:

• Request a written explanation and breakdown from your landlord or park manager.
• Review your lease and compare the billed amounts to local rates (such as your area’s public utility rates).
• Check meter readings if your lot is separately metered; you have a legal right to see these records.
• If the issue remains unresolved, you can file a complaint with the Wisconsin Department of Agriculture, Trade and Consumer Protection (DATCP).

Wisconsin DATCP is the agency responsible for handling mobile home park complaints and enforcing tenant-landlord laws in this area. For information or to file a complaint, visit the DATCP Mobile Home Parks page.

Relevant Forms for Wisconsin Mobile Home Renters

• DATCP Tenant Complaint Form (Form #60210):
  • When to use: If you have unresolved disputes about utility billing, unfair lease terms, or park regulations.
  • How to use: Complete and submit the form to DATCP by mail, email, or online. Include copies of your lease, billing statements, and communications with the landlord.
  • Access the DATCP Tenant Complaint Form

How Utility Charges Relate to Rent Increases

Under Wisconsin law, increases to pass-through utility charges must be disclosed in writing and not used to make backdoor rent increases. Utilities must reflect actual costs, not arbitrary or punitive amounts. Disputes about large increases can be brought to DATCP for review.

If you ever receive a utility bill you do not understand, or if the amount seems unreasonably high, you have the right to request detailed records and contact DATCP for assistance.

FAQ: Pass-Through Utilities in Wisconsin Mobile Home Parks

1. Can a mobile home park charge both rent and separate utility bills?
   Yes, as long as the utility charges and calculation method are clearly spelled out in your lease and comply with Wisconsin law.
2. How do I know if my mobile home lot has its own utility meter?
   Your lease should state whether you have a separate meter (submeter). You can also physically inspect your lot or ask the park manager for confirmation.
3. What if I think my utility charges are higher than they should be?
   Request a written explanation and compare charges to local public utility rates. If you still have concerns, you can file a complaint with DATCP.
4. Is there a limit on how much a park can charge for utilities?
   Charges must reflect actual usage and rates; park owners cannot profit from utility reselling. Review ATCP 125.04 for details.
5. Who enforces the laws for mobile home parks in Wisconsin?
   The Wisconsin Department of Agriculture, Trade and Consumer Protection (DATCP) investigates complaints and enforces housing rules for renters.

Need Help? Resources for Renters

• Wisconsin DATCP Mobile Home Parks Information – Rules, complaint forms, and consumer guides
• DATCP File a Complaint – Online form for serious disputes
• Wisconsin Department of Justice Consumer Protection
• Wisconsin Community Action Program Association – Local agencies that can assist tenants with utility disputes and housing issues

---

1. Wisconsin Statutes Section 710.15 (Manufactured Home Community Law)
2. Wisconsin Administrative Code ATCP 125 (Mobile Home Parks)
3. Wisconsin Department of Agriculture, Trade & Consumer Protection (DATCP) – Mobile Home Parks

Categories

Renter Rights & Legal Protections Lease Agreements & Renewals Rent, Fees & Security Deposits Moving In: Inspections & Disclosures Moving Out & Ending a Lease Maintenance, Repairs & Habitability Health & Safety Standards Evictions & Lease Violations Roommates, Subletting & Shared Housing Discrimination & Fair Housing Laws Accessibility & Disability Accommodations Utilities, Services & Billing Affordable Housing & Rental Assistance Rent Control & Rent Stabilization Privacy Rights & Landlord Entry Security, Locks & Emergency Protections Dispute Resolution & Legal Aid Retaliation & Harassment Protections Mobile Home & Manufactured Housing Rights Special Housing Types & Situations