Minnesota Mobile Home Park Laws

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

By Oleg Kachko · Updated August 22, 2026

✓ Law Verified August 2026

Minnesota 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 Minnesota sources as of August 2026.

Minnesota Mobile Home Park Laws at a Glance

The law that governs parks Minnesota Manufactured Home Park Lot Rentals Act, Minn. Stat. ch. 327C (327C.015-327C.16), plus park licensing/maintenance rules in Minn. Stat. ch. 327 (327.10-327.28) and the relocation trust fund at Minn. Stat. 462A.35
Notice before a lot rent increase 60 days written notice before any lot rent increase takes effect, under Minn. Stat. 327C.06. Current law also limits a park to no more than two rent increases on the same resident in any 12-month period, and an increase is invalid if its purpose is to pay a civil or criminal penalty imposed on the park owner by a court or government agency.
Cap on lot rent increases NO CAP
Eviction notice periods Nonpayment of lot rent or park utilities: 10 days written notice to the resident and to any known secured party, and the tenancy survives if the resident or the lienholder cures within those 10 days. Park rule violation: 30 days written notice of the alleged noncompliance, and no eviction if you cure within the 30 days (the 30-day cure does not apply to nonpayment of rent). Endangering others, substantial damage, or substantially annoying other residents: 30 days written notice to vacate, and the notice must state the time, date, and nature of the conduct; on a second or later violation after that notice the park may require you to vacate immediately. Violation of a local ordinance, state law, or state rule about manufactured homes: you must be given the time the ordinance or law allows, or if none is stated, a reasonable time after written notice. Park closure or conversion: see park_closure below.

Why Park Living Has Its Own Rulebook in Minnesota

Chapter 327C governs when you own the manufactured home but rent only the lot from the park.

Unlike apartment renting, the park cannot simply end your tenancy when a term expires — under 327C.09 the park must have one of the limited statutory grounds to evict, and 327C.02 requires a written lease offered for at least a one-year term (renewable) with all rules and charges disclosed in writing before you move in.

Because you own the structure, you also have rights ordinary renters do not: under 327C.07 you may generally sell your home in place to a buyer who qualifies under the park’s published rules, and the park may not unreasonably block that sale or force removal of the home just because it changed hands.

The trade-off is that moving is expensive, so Minnesota built the relocation trust fund and long closure-notice rules described below.

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 Minnesota 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: 60 days written notice before any lot rent increase takes effect, under Minn. Stat. 327C.06. Current law also limits a park to no more than two rent increases on the same resident in any 12-month period, and an increase is invalid if its purpose is to pay a civil or criminal penalty imposed on the park owner by a court or government agency.

Is there a cap? NO CAP

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 Minnesota 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

Under Minn. Stat. 327C.09 a park may terminate a lot tenancy only for these reasons: (1) nonpayment of lot rent or of utility charges owed to the park; (2) the resident’s failure to comply with a local ordinance, state law, or state rule relating to manufactured homes after written notice; (3) the resident’s failure to comply with a lawful, published, reasonable park rule after written notice;

(4) conduct in the park that endangers other residents or park personnel, causes substantial damage to park premises, or substantially annoys other residents; and (5) closure or conversion of the park under Minn. Stat. 327C.095.

Minnesota also bars retaliatory eviction under 327C.12 — if the park moves to evict you shortly after you complained to a government agency, organized residents, or asserted your rights, you may be able to raise retaliation as a defense.

Under 327C.10 you may raise defenses in the eviction case, and 327C.09 subd. 2 lets a court excuse the termination in appropriate cases; check with your court.

This list matters enormously: it means a park in Minnesota 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: Under Minn.

Stat. 327C.096, when a park owner offers the park for sale to the public — by newspaper advertising or by listing it with a licensed real estate broker — the owner must give concurrent written notice to every resident household that the park is for sale; one such notice within a one-year period satisfies the statute, and the notice is informational only and creates no property right. The stronger right is in Minn. Stat. 327C.095, subd.

6: if a purchaser intends to close the park or convert it to another use, residents must get 45 days written notice of that intent (the period starts on the postmark date), and during those 45 days a representative acting for the residents may make an offer meeting the purchaser’s cash price and material terms and sign an agreement to buy the park and keep it as a manufactured housing community.

The Attorney General’s handbook explains this as 51 percent of residents acting together to match the buyer’s cash price. Minnesota does not currently give residents a full right of first refusal on every park sale — the pending Bill of Rights would strengthen that. Resident cooperatives may be able to get financing help through Minnesota Housing; you may be able to get organizing help from All Parks Alliance for Change.

When the park closes: At least 12 months before closing a park, ceasing use of the land as a park, or converting all or part of it to another use, the park owner must prepare a closure statement and deliver it to the commissioners of health and of the Minnesota Housing Finance Agency, the local planning agency, and a resident of each affected home, under Minn. Stat. 327C.095, subd. 1.

The closure statement must carry, in type no smaller than 14 point, the notice: YOU MAY BE ENTITLED TO COMPENSATION FROM THE MINNESOTA MANUFACTURED HOME RELOCATION TRUST FUND ADMINISTERED BY THE MINNESOTA HOUSING FINANCE AGENCY.

Within 90 days after receiving the closure statement, the local governing body must hold a public hearing to review the closure and its impact on displaced residents, and a resident may not be required to vacate until 90 days after that hearing concludes.

Money help: the Minnesota Manufactured Home Relocation Trust Fund pays actual relocation costs to move the home to a new site within a 50-mile radius, up to 7000 for a single-section home and up to 12500 for a multi-section home. If the closure is for conversion to a common interest community, the notice must say so and Minn. Stat. 515B.4-111 rights also apply.

Residents fund the program through a charge of no more than 1 per month collected with lot rent.

Fees the Park Can and Cannot Charge in Minnesota

Minn. Stat. 327C.03 bars any fee other than the periodic lot rent for the right to obtain or keep a lot — so entrance fees, exit fees, and similar charges for getting or keeping the lot are prohibited.

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The park also may not charge you a fee, whether inside rent or on top of it, based on the number of people living or staying in your home, the number or age of children, the number of guests staying in the home, the size of the home, the fact that the home is temporarily vacant, or the type of personal property you keep in the home.

A park may charge for installing or removing your home only under a separate written contract.

On utilities, Minn. Stat. 327C.04 bars markups: the park may not charge more than the rate you could pay directly for the same service from a comparable source in the same market area, and if the park has not installed devices that accurately meter each household, it must charge every household the same amount.

If you think you were charged an illegal fee, you may be able to recover it plus damages under Minn. Stat. 327C.14.

The park’s side of the bargain: Under Minn. Stat. 327.20, subd. 1, the park must maintain streets and roadways so emergency vehicles can pass and residents can travel normally, and the owner or attendant must keep the park, its facilities, and its equipment maintained. Parks are licensed and inspected by the Minnesota Department of Health under Minn. Stat. 327.10-327.28 and Minn. Rules ch.

4630, which set standards for water supply, sewage disposal, electrical service, lot spacing, and refuse handling.

If the park supplies water, sewer, or other utility service, Minn. Stat. 327C.04 governs how it may bill you for it. Persistent problems with roads, water, sewer, or common areas can often be reported to the local health authority or the Minnesota Department of Health, and residents may be able to sue for damages or an injunction under Minn. Stat. 327C.14.

The Trapped-Equity Problem and How to Protect Yourself

The economics of a mobile home park in Minnesota 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 Minnesota 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 Minnesota 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. Minnesota 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 Minnesota: The Manufactured Home Park Resident Bill of Rights (SF 1205 / HF 2381 in 2025, carried forward in 2026) would cap annual lot rent increases at 3 percent, cap late fees at 8 percent of rent, cut the park to one increase per 12 months, and strengthen residents’ right of first refusal on a park sale.

It passed the Minnesota Senate 35-32 in April 2026 but stalled in the House, so as of August 21, 2026 there is still no lot rent cap in Minnesota law. Separate 2026 bills such as HF 5075 would adjust park owner contributions to the relocation trust fund, so verify the current figures with Minnesota Housing before relying on them.

Minnesota Mobile Home Park Laws: Quick Answers

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

Making Minnesota Mobile Home Park Laws Work for You

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

This guide to minnesota 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 Minnesota 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.