Mobile home park laws by state exist because park residents are in a position no other renter is: you own your home but rent the ground beneath it. Moving that home costs $5,000 to $15,000 and many older homes cannot survive the trip, so a lot rent increase is not something you can simply walk away from. That is why the notice period and any cap on increases matter more here than anywhere else in tenant law. This guide compares mobile home park laws by state across all 50 states.
Click any state below for its full guide, including eviction notice periods, fees the park can charge, and what happens if the park sells.
Quick Facts — U.S. Mobile Home Park Laws by State (2026)
- Only 6 states meaningfully limit lot rent increases — California, New Jersey, New York, Oregon, Washington, and Delaware. The other 44 set no ceiling at all
- New Jersey’s 3.5% cap is brand new (P.L. 2025 c.85) and Washington’s 5% cap arrived in 2025 too (HB 1217)
- Oregon caps increases at 6% a year, but only for parks and marinas with more than 30 spaces
- California’s cap is the tightest: 5%, or 3% plus the regional cost-of-living change, whichever is lower
- Notice before an increase ranges from 28 days in Wisconsin to 90 days in 13 states
- Massachusetts has no statewide cap but lets individual towns adopt one, so two parks an hour apart can have completely different rules
- Most states give park residents longer eviction notice and narrower eviction grounds than ordinary renters, precisely because the home cannot easily move
Mobile Home Park Laws by State — All 50 States Compared
The table below shows the two figures that decide whether a rent increase is survivable. Here is what each column means:
Notice Before Increase = how much written warning the park must give before new lot rent takes effect. This is your window to budget, negotiate, organise, or plan.
Cap on Increases = whether state law limits the size of the increase at all. In most states the honest answer is no, and knowing that changes what you do about it.
| State | Notice Before Increase | Cap on Increases |
|---|---|---|
| Alabama | 30 days | No cap |
| Alaska | 30 days | No cap |
| Arizona | 90 days | No cap |
| Arkansas | 30 days | No cap |
| California | 90 days | 5%, or 3% + CPI, whichever is lower |
| Colorado | 60 days | No cap |
| Connecticut | 30 days | No cap |
| Delaware | 90 days | Above CPI-U must be justified by costs |
| Florida | 90 days | No cap |
| Georgia | 60 days | No cap |
| Hawaii | 45 days | No cap |
| Idaho | 90 days | No cap |
| Illinois | 90 days | No cap |
| Indiana | 30 days | No cap |
| Iowa | 90 days | No cap |
| Kansas | 60 days | No cap |
| Kentucky | 30 days | No cap |
| Louisiana | Not set by statute | No cap |
| Maine | 90 days | No cap |
| Maryland | 60 days | No cap (one narrow sale-related limit) |
| Massachusetts | 30 days | No statewide cap; some towns cap locally |
| Michigan | 30 days | No cap |
| Minnesota | 60 days | No cap |
| Mississippi | 30 days | No cap |
| Missouri | 1 month | No cap |
| Montana | 30 days | No cap |
| Nebraska | 60 days | No cap |
| Nevada | 90 days | No cap |
| New Hampshire | 60 days | No cap |
| New Jersey | 30 days | 3.5% (P.L. 2025 c.85) |
| New Mexico | 60 days | No cap |
| New York | 90 days | 3% soft cap; more must be justified |
| North Carolina | 60 days | No cap |
| North Dakota | 90 days | No cap |
| Ohio | 30 days | No cap |
| Oklahoma | 30 days | No cap |
| Oregon | 90 days | 6% per year, parks over 30 spaces |
| Pennsylvania | 60 days | No cap |
| Rhode Island | 60 days | No cap |
| South Carolina | 30 days | No cap |
| South Dakota | 30 days | No cap |
| Tennessee | 30 days | No cap |
| Texas | 60 days | No cap |
| Utah | 60 days | No cap |
| Vermont | 60 days | No cap |
| Virginia | 60 days | No cap |
| Washington | 90 days | 5% (RCW 59.20.370, HB 1217, 2025) |
| West Virginia | 3 months | No cap |
| Wisconsin | 28 days | No cap |
| Wyoming | 30 days | No cap |
Each cell was written from that state’s own verified guide on this site. Caps often carry conditions, such as a minimum park size or an exemption for costs the park can document, so check your state guide before relying on one.
Mobile Home Park Laws by State — The Trapped-Equity Problem
Everything distinctive about mobile home park laws by state traces back to one fact. You own a depreciating asset that sits on land you do not control. If the lot rent doubles, a conventional renter gives notice and leaves. A park resident cannot, because relocating a manufactured home runs $5,000 to $15,000 when a mover will take it at all, and many homes built before the 1990s will not survive the move.
The practical result is that the park holds the leverage, and everyone knows it. Selling in place is often the only realistic exit, and that sale usually requires park approval of the buyer. When lot rent is high, buyers disappear, and the home that represented years of savings becomes very hard to sell at any price.
This is why the six capped states matter so much more than a 3% or 5% figure suggests. A cap is not really about one year’s rent. It protects the resale value of the home itself.
Mobile Home Park Laws by State — Where Caps Exist and What They Cover
Rent caps are the newest development in mobile home park laws by state, and two arrived in 2025. New Jersey set 3.5% under P.L. 2025 c.85. Washington set 5% under HB 1217. Both were passed after years of complaints about out-of-state investors buying parks and raising lot rent aggressively.
The older caps work differently. California limits increases to 5%, or 3% plus the regional cost-of-living change, whichever is lower, which in a low-inflation year is the tightest limit in the country. Oregon allows 6% a year but exempts parks with 30 or fewer spaces, so many small parks fall outside it entirely.
Two states use a justification model rather than a number. Delaware allows increases above CPI-U only when the park can tie them to real operating costs. New York sets a 3% soft cap that a park can exceed if it can justify the difference. Massachusetts sits apart again, with no statewide cap but local rent control available town by town.
In 44 states there is no cap at all. That does not leave you powerless. The notice period is still enforceable, the park still has to follow its own rules, and residents in uncapped states have won real protection by organising, by buying the park as a resident-owned community, or by pushing for a local ordinance where state law allows one.
Mobile Home Park Laws by State — Beyond Rent
Rent is the headline, but mobile home park laws by state usually cover much more. Most states give park residents longer eviction notice and a narrower list of grounds than ordinary tenants, again because the home cannot easily leave. Many require specific notice, sometimes a year or more, before a park may close or convert to another use, and several require relocation assistance.
Sale rules matter just as much. States commonly limit what a park may do when you sell your home in place, including whether it can refuse a buyer, charge an entry fee, or require the home be removed. A number of states also give residents a right of first refusal to buy the park before it is sold to an outside investor.
Our depth guides cover each of these: fighting a lot rent increase, how park evictions differ, what happens when a park closes, selling your home in place, and how residents buy the park.
Find Your State Mobile Home Park Guide
Ready to check the mobile home park laws by state where you live? Click any state name in the table above, or browse the full category below.
Browse All 50 State Mobile Home Park Guides →
Official Sources
- HUD Manufactured Housing Programs: hud.gov — federal construction and safety standards for manufactured homes
- Cornell Legal Information Institute: law.cornell.edu — plain-English definitions of manufactured housing terms
- State manufactured housing acts: each state’s park statute, notice rules, and any cap, linked inside the individual state guides
- Legal Services Corporation: lsc.gov — find free local legal aid for park disputes and closures
Mobile home park laws by state data compiled from state manufactured housing and park statutes, and each state’s verified guide on this site. Lot rent caps are the fastest-changing part of this area — New Jersey and Washington both enacted theirs in 2025 — and caps frequently carry park-size or cost-justification conditions. Click any state above for its verified guide. Last reviewed August 2026.
Disclaimer: This page is for general informational purposes only and is not legal advice. No attorney-client relationship is created by reading it. Park rules, notice periods, caps, and eviction grounds vary by state and sometimes by town, and they change over time. For advice about your specific situation, consult a licensed attorney or your local tenant-rights or legal-aid organization.