✓ Law Verified August 2026
New york 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 New York sources as of August 2026.
In This New York Guide:
New York Mobile Home Park Laws at a Glance
| The law that governs parks | New York Real Property Law Article 7, Section 233 (Manufactured Home Parks; Duties, Responsibilities), together with Section 233-a (Sale of Manufactured Home Parks) and Section 233-b (Manufactured Home Parks; Rent Increases) |
| Notice before a lot rent increase | 90 days written notice before any increase in rent, and 90 days written notice before any increase in fees, charges, or assessments; without a lease, rent may be raised no more than once in any 12-month period. Rules and regulations changes require 30 days written notice. |
| Cap on lot rent increases | 3 percent — but this is a soft cap, not an absolute one. RPL 233-b says increases in rent (defined as all rent, fees, charges, assessments, and utilities combined) shall not exceed 3 percent above the rent since the current rent became effective; a park may still seek more, and an aggrieved homeowner may challenge an above-3-percent increase as unjustified by filing for a declaratory judgment within 90 days of the proposed increase in the court of appropriate jurisdiction where the park is located. There is an irrebuttable presumption that an increase is justifiable when it does not exceed your pro-rata share of the park’s operating costs and property taxes. |
| Eviction notice periods | Nonpayment of rent — a written rent demand with at least 30 days notice before the proceeding, and if a warrant issues the court orders it delivered with 30 days written notice before execution. Park rule violation — written notice plus a 10-day period to cure before the park may proceed. All other grounds — the officer executing the warrant must give at least 90 days written notice, served in the manner prescribed by RPAPL Article 7, before you can be evicted or dispossessed; that 90-day period may be shortened by the court if the condition poses an imminent threat to the health, safety, or welfare of other park tenants. Change of use — no eviction proceeding may be commenced until 2 years (24 months) after service of the change-of-use notice. |
Why Park Living Has Its Own Rulebook in New York
RPL 233 covers you as a “manufactured home tenant” when you own the home and rent only the lot in a park of three or more manufactured homes on contiguous land occupied for year-round living.
Unlike an ordinary apartment tenancy, the park must offer you a written lease, may only evict you on the limited statutory grounds in RPL 233(b), and cannot force you to move the home out of the park just because you sold it.
The park may reserve the right to approve your buyer as a tenant for the rest of your term, but that approval may not be unreasonably withheld, and if the park acts in bad faith you may be able to recover costs and attorney’s fees.
The park’s warranty of habitability extends to the roads and common areas, not just to a dwelling unit, and rent increases are subject to the 3 percent justification standard in RPL 233-b that does not apply to ordinary rentals.
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 New York 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 any increase in rent, and 90 days written notice before any increase in fees, charges, or assessments; without a lease, rent may be raised no more than once in any 12-month period. Rules and regulations changes require 30 days written notice.
Is there a cap? 3 percent — but this is a soft cap, not an absolute one.
RPL 233-b says increases in rent (defined as all rent, fees, charges, assessments, and utilities combined) shall not exceed 3 percent above the rent since the current rent became effective;
a park may still seek more, and an aggrieved homeowner may challenge an above-3-percent increase as unjustified by filing for a declaratory judgment within 90 days of the proposed increase in the court of appropriate jurisdiction where the park is located.
There is an irrebuttable presumption that an increase is justifiable when it does not exceed your pro-rata share of the park’s operating costs and property taxes.
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 New York 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 evict you except on the limited grounds listed in RPL 233(b).
Verified grounds include: default in payment of rent after a written rent demand with at least 30 days notice; continued violation of a lawful park rule or regulation after written notice and a 10-day opportunity to cure; conduct that violates federal, state, or local law or that is injurious or hazardous to the health, safety, or welfare of other park tenants;
and a proposed change in the use of the park land from lot rentals to another use.
Eviction must go through a court proceeding under RPAPL Article 7 — self-help lockouts and utility shutoffs are not permitted.
If the park does not have one of the statutory grounds, you may be able to raise that as an affirmative defense, and a rule that does not conform to RPL 233 or that was never supplied or posted to you is unenforceable and may also be raised as an affirmative defense.
This list matters enormously: it means a park in New York 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: RPL 233-a gives manufactured homeowners a right of first refusal. Since April 22, 2024, every agreement to purchase a manufactured home park is subject to it.
Before selling, the park owner must send written notice by certified mail or personal delivery to the officers of the manufactured homeowners’ association in the park (or, if none exists, to each individual manufactured homeowner) and to the Commissioner of NYS Homes and Community Renewal.
The notice must state the price and the material terms and conditions of sale, that residents have the right to organize a homeowners’ association or cooperative, that purchase financing may be available through NYS Homes and Community Renewal, and that the association or cooperative has 140 days to exercise the right to purchase.
If an association already exists when the offer is made, it must deliver a notice of intent to make an offer to purchase within 60 days of receiving the park owner’s notice; if it does not, the park owner has no further obligation under the section. HCR publishes a sample RPL 233-a notice form (dated August 20, 2025) that parks are expected to use.
When the park closes: 24 months (2 years). The park must serve written notice of the proposed change of use and of your need to secure other accommodations, served under RPAPL 735 or by certified mail return receipt requested, and no eviction proceeding on that ground may be commenced before 2 years from service of that notice.
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Relocation help: the park must pay a stipend of up to 15000 per manufactured home owner pursuant to a court order, and a warrant of eviction may not be executed until that stipend has actually been paid to the homeowner being evicted.
Fees the Park Can and Cannot Charge in New York
You may not be charged any fee other than rent, utilities, and charges for facilities and services actually available to you, and all fees, charges, or assessments must be reasonably related to services actually rendered — which bars entry fees, exit fees, and charges for services you do not receive.
The park must fully disclose in writing all fees, charges, assessments, rental fees, and rules and regulations before you enter into a rental agreement.
Rent, utilities, and charges for facilities and services may not be increased unless a lease has been offered to you as required by RPL 233(e), and any increase in fees, charges, or assessments requires 90 days written notice. Because RPL 233-b defines “rent” to include utilities, fees, charges, and assessments, utility pass-through increases count toward the 3 percent figure. Check your park’s written fee statement against these limits.
The park’s side of the bargain: The park owner covenants and warrants that all areas used in common with other tenants — including all roads within the park — are fit for human habitation and free from conditions dangerous, hazardous, or detrimental to life, health, or safety. That covers maintaining and repairing the park’s water and sewage systems, roads, and common areas.
The park may not willfully or intentionally fail to provide a service or facility it has agreed to provide; failing to supply water or another essential utility, or failing to fix sewer problems, are treated as warranty of habitability violations. If you also rent the home itself, the warranty extends to the home and the lot as well.
The Trapped-Equity Problem and How to Protect Yourself
The economics of a mobile home park in New York 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 New York 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 New York 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. New york 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 New York: RPL 233-a was amended effective April 22, 2024 so that every park purchase agreement is subject to the residents’ right of first refusal, and HCR issued a sample compliance notice on August 20, 2025.
S228/A340 (Senator Skoufis and Assemblymember Barrett) would close the loophole letting parks exceed the 3 percent figure without explanation by requiring written justification and supporting documentation available to residents on request; as of February 24, 2026 it had advanced in the Senate, so check its current status before relying on it.
Many tenants can also use the 90-day declaratory judgment challenge in RPL 233-b today, and you may want to confirm the deadline with your court or a local legal services office.
New York Mobile Home Park Laws: Quick Answers
Can the park raise lot rent whenever it wants? The New York 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 New York 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 New York mobile home park laws are their own chapter, and this page plus the state guides linked below cover both layers.
Your landlord’s insurance won’t cover your stuff
Renters insurance protects your belongings for a few dollars a month.
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Official New York Sources & Resources
- New York State Agency: ag.ny.gov/publications/mh-tenants
- New York Park Act Statute: nysenate.gov/legislation/laws/RPP/233
- U.S. Department of Housing and Urban Development: hud.gov
- Cornell Legal Information Institute: law.cornell.edu/wex
Making New York Mobile Home Park Laws Work for You
The New York 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 New York 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 New York mobile home park laws, the resident with documents and neighbors is never as trapped as the park hopes.
This guide to new york 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 New York Tenant Rights Guides
- New York Tenant Rights
- New York Eviction Process
- New York Security Deposit Law
- New York Rent Increase Laws
- New York Repairs & Habitability
- Breaking a Lease in New York
- Eviction Timeline Calculator
- All 50 States
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.