Georgia Mobile Home Park Laws

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

By Oleg Kachko · Updated August 22, 2026

✓ Law Verified August 2026

Georgia 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 Georgia sources as of August 2026.

Georgia Mobile Home Park Laws at a Glance

The law that governs parks NONE — Georgia has no mobile home park / manufactured home community tenancy act. Lot tenancies fall under ordinary landlord-tenant law, O.C.G.A. Title 44, Chapter 7 (§§ 44-7-1 through 44-7-119). The only mobile-home-specific provisions are O.C.G.A. § 44-7-59 (removal of transportable housing after a writ of possession) and Article 6, the Abandoned Mobile Home Act, O.C.G.A. §§ 44-7-110 through 44-7-119. Warning: sources citing a “Georgia Mobile Home Park Lot Act” at O.C.G.A. § 44-7-60 are citing a statute that does not exist.
Notice before a lot rent increase No Georgia statute sets a lot-rent-increase notice period. If you have a written lease, rent cannot change mid-term and the increase takes effect only at renewal on the lease’s own terms. If you are a tenant at will (month-to-month, no written lease — very common in Georgia parks), a park owner who wants to change rent must terminate the existing tenancy, and O.C.G.A. § 44-7-7 requires 60 days’ notice from the landlord (you need give only 30 days). Many tenants can insist on that full 60 days; check your written lease first, since a lease may specify its own notice term.
Cap on lot rent increases NO CAP. Georgia has no rent control of any kind, and O.C.G.A. § 44-7-19 bars every county and city from enacting any ordinance regulating the amount of rent charged for privately owned residential rental property — so no Georgia local government can adopt a New Jersey-style 3.5 percent or Oregon-style 6 percent lot-rent cap either.
Eviction notice periods Nonpayment of rent — the park must first make a demand for possession, and under O.C.G.A. § 44-7-50 as amended by HB 404 (effective July 1, 2024) you get 3 business days after written notice to pay all amounts owed (rent, late fees, utility charges) before a dispossessory may be filed. Lease or rule violation and holdover — no statutory notice period; whatever the written lease requires. Ending a tenancy at will — 60 days from the park owner (O.C.G.A. § 44-7-7). After a final order and writ of possession — you have 10 days to move the home before the park owner may have it removed at your cost (O.C.G.A. § 44-7-59). Under O.C.G.A. § 44-7-52 many tenants can stop a nonpayment eviction once in any 12-month period by tendering all rent and costs claimed.

Why Park Living Has Its Own Rulebook in Georgia

Georgia law draws no distinction — you are simply a tenant of the land, and your home is your separate personal property (or real property if a Certificate of Permanent Location was filed under O.C.G.A. § 8-2-183.1).

The practical difference is the exit cost: if you lose the lot you must move a structure that may cost thousands to relocate, and under O.C.G.A. § 44-7-59 if you do not move it within 10 days after a final order the park owner may have it hauled off by a licensed carrier at your expense,

with a lien on the home for moving and storage costs (storage capped at 4 per day).

Georgia gives you no right to sell the home in place, no protection against buyer-approval refusals, and no cap on transfer or sale commissions.

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 Georgia 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: No Georgia statute sets a lot-rent-increase notice period. If you have a written lease, rent cannot change mid-term and the increase takes effect only at renewal on the lease’s own terms.

If you are a tenant at will (month-to-month, no written lease — very common in Georgia parks), a park owner who wants to change rent must terminate the existing tenancy, and O.C.G.A. § 44-7-7 requires 60 days’ notice from the landlord (you need give only 30 days).

Many tenants can insist on that full 60 days; check your written lease first, since a lease may specify its own notice term.

Is there a cap? NO CAP. Georgia has no rent control of any kind, and O.C.G.A. § 44-7-19 bars every county and city from enacting any ordinance regulating the amount of rent charged for privately owned residential rental property — so no Georgia local government can adopt a New Jersey-style 3.5 percent or Oregon-style 6 percent lot-rent cap either.

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 Georgia 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

Georgia does NOT limit the grounds. Unlike most park acts, there is no “good cause” list. Under O.C.G.A. § 44-7-50 a park owner may file a dispossessory when the tenant (1) fails to pay rent when due, (2) holds over beyond the term or after the tenancy has been properly terminated, or (3) fails to comply with the lease or park rules.

Because a tenancy at will can be ended with 60 days’ notice for no stated reason at all, a Georgia park may effectively end a lot tenancy without cause. Retaliation for exercising rights under the Safe at Home Act is prohibited (O.C.G.A. § 44-7-24), so you may be able to raise retaliation as a defense.

This list matters enormously: it means a park in Georgia 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: NONE. Georgia has no park-sale notice statute, no resident right of first refusal, no opportunity-to-purchase window, and no requirement that the owner notify residents or a resident association before selling or that the owner consider a resident or nonprofit offer. Unlike the 2024-2026 changes in several other states, Georgia enacted no park-sale notice law in 2024, 2025, or 2026.

Your only protection is whatever your written lease says, so you may be able to negotiate a notice or first-refusal clause into the lease itself.

When the park closes: NONE. Georgia sets no closure or land-conversion notice period — there is no 6-month, 12-month, or 24-month requirement — and there is no state relocation assistance fund, no per-home relocation payment, and no dollar figure in Georgia law. In practice, residents get only the 60 days required to terminate a tenancy at will under O.C.G.A. § 44-7-7, or the remaining term of a written lease.

Local zoning hearings on rezoning the park land are often the only point where residents can be heard; check with your county or city planning department.

Fees the Park Can and Cannot Charge in Georgia

Georgia law places almost no limits on park fees. There is no statute barring or capping entry fees, exit fees, transfer or sale fees, commissions on in-place home sales, guest fees, pet fees, or utility markups on submetered water, sewer, or electricity — those are governed only by your written lease.

The limits that do exist: security deposits are capped at 2 months’ rent under HB 404 (2024); a landlord who holds a deposit must follow O.C.G.A. §§ 44-7-30 through 44-7-37, including a move-in/move-out inspection list and return of the deposit within 30 days, with a tenant able to recover up to 3 times the wrongfully withheld amount plus attorney’s fees;

and post-eviction storage charges on a removed home are capped at 4 per day under O.C.G.A. § 44-7-59.

Late fees must be disclosed and, under HB 404, are among the amounts you may cure within the 3-business-day window.

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The park’s side of the bargain: O.C.G.A. § 44-7-13 requires the landlord to keep the rented premises in repair, and HB 404 (effective July 1, 2024) added an express warranty that the premises be fit for human habitation.

There is no Georgia statute listing specific park duties for roads, street lighting, drainage, common areas, or grounds — those obligations come from your written lease and from county or municipal mobile home park ordinances, which vary by jurisdiction.

Water and sewer service is regulated on the public-health side: on-site sewage systems serving parks are permitted and inspected by county boards of health under Georgia DPH Rule 511-3-1, and many tenants can report failing septic, standing sewage, or unsafe water to their county environmental health office. Manufactured home construction and installation standards are enforced by the Office of Insurance and Safety Fire Commissioner under Ga. Comp. R. & Regs. 120-3-7, but those rules cover the home, not park operations.

The Trapped-Equity Problem and How to Protect Yourself

The economics of a mobile home park in Georgia 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 Georgia 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 Georgia 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. Georgia 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 Georgia: The only recent change touching park residents is HB 404, the Safe at Home Act (2024), which created a warranty of habitability, capped security deposits at 2 months’ rent, and gave a 3-business-day cure period for nonpayment — it applies to lot tenancies but says nothing about parks specifically.

SB 119 (effective July 1, 2025) narrowed when a manufactured home becomes real property and preserved lienholder rights, which can affect whether your home is titled personalty or realty.

No Georgia bill creating a mobile home park act, a lot-rent cap, park-sale notice, or closure relocation assistance passed in 2024, 2025, or 2026, and O.C.G.A. § 44-7-19 blocks local governments from capping rent.

Georgia Mobile Home Park Laws: Quick Answers

Can the park raise lot rent whenever it wants? The Georgia 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 Georgia 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 Georgia 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 Georgia Sources & Resources

Making Georgia Mobile Home Park Laws Work for You

The Georgia 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 Georgia 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 Georgia mobile home park laws, the resident with documents and neighbors is never as trapped as the park hopes.

This guide to georgia 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 Georgia 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.