Arizona Mobile Home Park Laws

Arizona Mobile Home Park Laws — Lot Rent and Evictions (2026)

By Oleg Kachko · Updated August 22, 2026

✓ Law Verified August 2026

Arizona mobile home park laws are their own world: you own the home, you rent the ground, and a separate set of rules, different from ordinary landlord-tenant law, decides what the park can charge, when it can evict, and what happens if the land is sold out from under the whole community. This guide covers those rules in plain English, verified against official Arizona sources as of August 2026.

Arizona Mobile Home Park Laws at a Glance

The law that governs parks Arizona Mobile Home Parks Residential Landlord and Tenant Act, A.R.S. Title 33, Chapter 11 (A.R.S. §§ 33-1401 through 33-1501) — a separate act from the ordinary Arizona Residential Landlord and Tenant Act
Notice before a lot rent increase 90 days written notice before the increase takes effect, delivered by first class mail, certified mail, or personal delivery (A.R.S. § 33-1413.01). The Mobile Home Parks Hearing Officer can decide whether that notice was served properly and on time, but not whether the amount is fair.
Cap on lot rent increases NO CAP — Arizona sets no percentage limit on lot rent increases, and the amount of an increase cannot be challenged. However, under A.R.S. § 33-1476.04 a homeowner may be eligible for relocation money from the Mobile Home Relocation Fund if increases in any consecutive 12-month period total more than 10 percent plus the increase in the “West-A” consumer price index over the most recent one-year period, and the increase is effective at the expiration or renewal of the rental agreement.
Eviction notice periods Nonpayment of rent or other charges — 5 days written notice to pay in full (A.R.S. § 33-1476(E)); if you pay all past due rent plus attorney fees and court costs before judgment is entered, the rental agreement is reinstated. Material noncompliance with the agreement or rules — written notice describing the problem, terminating in 30 or more days, with 14 days to fix it. Noncompliance that materially affects health and safety — written notice terminating in 20 or more days, with 10 days to fix it. Change in use of the land — 180 days notice before termination.

Why Park Living Has Its Own Rulebook in Arizona

If you own your mobile or manufactured home and rent only the space/lot in a park, this separate act governs your tenancy, not the regular apartment landlord-tenant act.

Because your home is your property and costs thousands of dollars to move, the act gives protections apartment renters do not get: the park may not terminate or refuse to renew your rental agreement without good cause (A.R.S. § 33-1476), lot-rent increases require 90 days written notice (A.R.S. § 33-1413.01),

you may be eligible for money from the state Mobile Home Relocation Fund if the park closes or hits you with a very large rent increase (A.R.S. §§ 33-1476.01, 33-1476.04),

and disputes can go to the Mobile Home Parks Hearing Officer at the Arizona Department of Housing instead of only to court. Many residents can also stay in place and sell the home where it sits rather than move it.

Owning the home while renting the ground under it creates a kind of leverage no apartment landlord has: moving a manufactured home typically costs thousands of dollars, and many older homes cannot be moved at all without falling apart.

Lawmakers know that “just move” is not a real option for park residents, which is exactly why Arizona mobile home park laws give lot renters protections apartment tenants never get, limited eviction grounds, longer notice periods, and rules about what happens when the park itself changes hands.

Lot Rent Increases: Your Rights Before You Pay More

Required notice: 90 days written notice before the increase takes effect, delivered by first class mail, certified mail, or personal delivery (A.R.S. § 33-1413.01). The Mobile Home Parks Hearing Officer can decide whether that notice was served properly and on time, but not whether the amount is fair.

Is there a cap? NO CAP — Arizona sets no percentage limit on lot rent increases, and the amount of an increase cannot be challenged.

However, under A.R.S. § 33-1476.04 a homeowner may be eligible for relocation money from the Mobile Home Relocation Fund if increases in any consecutive 12-month period total more than 10 percent plus the increase in the “West-A” consumer price index over the most recent one-year period, and the increase is effective at the expiration or renewal of the rental agreement.

Whatever the number on the notice, read it against the rules above before paying. An increase served with short notice, or one that violates a cap where Arizona has one, is challengeable, and park residents who organize respond far more effectively than neighbors acting alone. Many states saw lot-rent fights turn into new legislation in the last two years for exactly this reason.

The Park Cannot Evict You for Just Any Reason

A park may not terminate or refuse to renew without good cause, and must state the reason in writing with specific facts (date, place, circumstances).

Verified good-cause grounds under A.R.S. § 33-1476 are: (1) nonpayment of rent or other charges; (2) material noncompliance with the rental agreement or park rules; (3) clear and convincing evidence of repeated violations of the act establishing a pattern of noncompliance; and (4) change in use of the land on which the park or part of the park sits.

Disliking a resident, or wanting a higher-paying tenant, is not good cause.

This list matters enormously: it means a park in Arizona cannot simply non-renew you to free up the lot the way an apartment landlord might. If an eviction notice arrives, check it against the legal grounds first, park evictions fail in court most often because the stated reason is not on the list, or the notice skipped a required warning step.

If the Park Sells or Closes

When the park is sold: Arizona does NOT give park residents a statutory right of first refusal or a statutory right to match an offer when the park is sold.

What the law does require is disclosure: under A.R.S. § 33-1436 the park’s written statement of policy must state “the right of first refusal on the sale of the mobile home park, if any, is given to the tenants and under what conditions the right may be exercised” — so read your statement of policy, because if the park voluntarily granted that right, it is enforceable on those terms.

If the buyer or owner plans to change the use of the land rather than keep operating the park, the 180-day change-in-use notice and Relocation Fund rights in A.R.S. § 33-1476.01 apply, and after a change-in-use notice is delivered the landlord and tenants must tell any prospective buyer or new tenant that the change is pending. Any statutory advance-notice-of-sale period separate from change in use is UNVERIFIED.

When the park closes: 180 days (about 6 months) written notice to the affected tenant before termination of the rental agreement for a change in use, plus written notice to all tenants in the park that the change in use may result in termination (A.R.S. §§ 33-1476, 33-1476.01).

Relocation help from the state Mobile Home Relocation Fund, administered by the Arizona Department of Housing: the lesser of actual moving expenses to move the home within a 100-mile radius, or 12500 for a single-wide home and 20000 for a multi-section home.

Instead of moving, you may abandon the home by giving free and clear title to the landlord and collect 40 percent of that maximum — 5000 single-wide, 8000 multi-section.

The landlord must inform tenants in writing about the relocation fund created by A.R.S. § 33-1476.02, and a 60-day notice applies before converting a park from an age-restricted community to an all-age community (A.R.S. § 33-1476.05).

Fees the Park Can and Cannot Charge in Arizona

Utilities — if the park bills separately for gas, water, or electricity, there must be a separate meter for each user, and the park may not charge more than the prevailing basic-service single-family residential rate charged by the serving utility; the same prevailing-rate limit applies to trash removal and sewer under A.R.S. § 33-1413.01(D).

Guest fees — a guest fee may not be charged unless the guest stays more than 14 days in a calendar month, and no fee at all may be charged for a person occupying your home temporarily to provide necessary live-in health care, personal care, or supportive services (caregiver). The Arizona Attorney General has sued and settled with Arizona parks over utility overcharging, so keep your bills.

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Whether Arizona bars park entry fees or exit/transfer fees is UNVERIFIED — check A.R.S. § 33-1414 (prohibited rental agreement provisions) and your statement of policy.

The park’s side of the bargain: Under A.R.S. § 33-1434 the park must comply with all applicable city, county, and state codes materially affecting health and safety; make all repairs and do whatever is necessary to put and keep the premises in a fit and habitable condition; keep all common areas clean and safe;

maintain in good and safe working order all swimming pool, shower, bathhouse, electrical, plumbing, and sanitary facilities, including any recreation hall or meeting facilities the park supplies or is required to supply; furnish outlets for electric, water, and sewer service; and provide for removal of garbage, rubbish, and other waste.

If the park is not meeting these duties you may be able to file with the Mobile Home Parks Hearing Officer at the Arizona Department of Housing, or file a consumer complaint with the Attorney General.

The Trapped-Equity Problem and How to Protect Yourself

The economics of a mobile home park in Arizona are unlike any apartment: you own the home, but moving it typically costs thousands of dollars, often more than an older home is worth, and many parks will not accept a home past a certain age. That is why lot-rent disputes feel so different here: walking away is rarely a real option, and park owners know it.

The law is what balances that power gap, which makes knowing the exact notice rules, fee limits, and eviction grounds in Arizona worth more to a park resident than to almost any other kind of tenant.

Protect yourself the way the long-time residents do: keep every rent notice and rule change in writing, photograph the condition of your lot and the park’s common areas a couple of times a year, and read the community rules before signing anything, in most states the written rules you were given are what a court will hold both sides to.

Selling Your Home Without Losing Its Value

When it is time to leave, most residents sell the home in place rather than move it, and this is where park rules matter most.

Many states limit a park’s power to block an in-place sale: the park can usually screen the buyer the way it screens any new resident, but it generally cannot force you to remove a home just because you are selling, and it cannot demand a cut of your sale price unless it actually acted as your sales agent.

Get the park’s buyer-approval requirements in writing early, keep the lot rent current through the sale, and never sign a rule change mid-sale without reading it, a home that can stay on its lot is worth far more than one that has to be moved.

The Strongest Protection Is the Lot Next Door

Everything about park life is shared, the roads, the water lines, the rent schedule, the fate of the land itself. That is why the single most effective move a park resident in Arizona can make is joining or forming a residents association. A park owner can ignore one complaint about a rent increase; ignoring a letter signed by sixty households is a different decision.

Associations are also how residents use park-sale rights in the states that grant them, organized communities have bought their own parks across the country, usually with help from nonprofit lenders who specialize in exactly this.

Keep your own records the same way any tenant should: the lease for your lot, every rent notice, every rule change, photos of anything the park fails to maintain. Arizona mobile home park laws reward the resident who can show a judge dates and documents, and most disputes never reach a judge once the park realizes you have them.

Recent changes in Arizona: Arizona still has no lot-rent cap, and repeated efforts have focused on utility billing rather than rent control.

In the 2026 session eight mobile-home bills were pending, including SB1805 (limiting utility charges to what the provider actually bills and capping administrative fees at 8 dollars), HB2852 (a written-notice utility overcharge dispute process with a 30-day window and AG investigation authority), HB2713 (making an act violation consumer fraud), HB2300 (lot rental agreements), SB1393 (abandonment procedures),

and HB2199 (park manager education) — verify passage with the Legislature before relying on any of them.

Attorney General Mayes has actively sued Arizona parks over utility overcharges and unsafe electrical systems, including a 795000 settlement with Palo Verde Mobile Home Park in Tucson.

Arizona Mobile Home Park Laws: Quick Answers

Can the park raise lot rent whenever it wants? The Arizona mobile home park laws above set the notice rules, and any cap, that apply before an increase is valid.

Can the park make me remove my home? Only for the legal grounds listed in the Arizona mobile home park laws, and only through the court process, never by padlock or tow truck.

Do apartment tenant rights apply to me? Partly. The Arizona mobile home park laws are their own chapter, and this page plus the state guides linked below cover both layers.

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Official Arizona Sources & Resources

Making Arizona Mobile Home Park Laws Work for You

The Arizona mobile home park laws only protect residents who use them, and parks count on most residents never reading the act. Read your lot lease against this page, calendar every notice deadline the moment a letter arrives, and talk to your neighbors, nearly every protection in the Arizona mobile home park laws gets stronger when residents act together.

If the park ignores the rules, the state agency and local legal aid both handle park disputes, and a written complaint citing the act gets a very different response than a phone call. Under the Arizona mobile home park laws, the resident with documents and neighbors is never as trapped as the park hopes.

This guide to arizona mobile home park laws was last verified against official sources in August 2026. Lot-rent caps and park-sale laws are moving fast in many states, re-check before acting on a deadline.

More Arizona Tenant Rights Guides

Disclaimer: This guide is informational only and is not legal advice. Landlord-tenant laws change and vary by city and county within a state. Verify current rules with your state, your local court, or a free legal-aid office before acting. If you are facing eviction, contact a local tenant attorney or legal-aid organization right away.

Renting? Protect your belongings — compare renters insurance at Home Insure Guide. Divorce involving a lease? See Divorce Help Guide. Unsafe housing / toxic mold injury? Some cases qualify — see Mass Tort Info.