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

✓ Law Verified August 2026

Connecticut 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 Connecticut sources as of August 2026.

Connecticut Mobile Home Park Laws at a Glance

Why Park Living Has Its Own Rulebook in Connecticut

Connecticut treats you as a homeowner who rents only the lot, so Chapter 412 gives you protections an apartment renter does not have: the park owner must offer you a written renewal of your rental agreement every year, and if the owner fails to offer one or you do not sign it, the prior agreement is automatically extended one year on its old terms (subject to any increase applied park-wide).

You may be able to sell your home in place — Sec.

21-79 bars the owner from restricting your right to sell, from taking a commission on the sale price unless the owner acted as your written-contract agent, and from charging the buyer a lot rent higher than the prevailing rent for other lots in the park. Because you own the structure, an eviction means moving or losing a house, so Sec.

21-80 limits evictions to a short list of causes and Sec. 21-70a attaches relocation money to a land-use change; Sec.

21-80a also bars retaliatory action by the owner. Mobile manufactured homes and park lots are also “housing accommodations” for fair rent commission purposes under Sec. 7-148b, so many park residents can complain to a local fair rent commission about a rent so excessive as to be harsh and unconscionable — but only if their municipality has actually created one.

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 Connecticut 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: 30 days. Under Sec. 21-80 the park owner must deliver written notice of a proposed rent increase to the resident at least thirty days before the commencement of the new rental agreement, and the proposed rent must be consistent with rents for comparable lots in the same park. Sec.

21-83 bars any rental-agreement clause that raises rent during the term, so an increase may generally take effect only at renewal.

Is there a cap? NO CAP. Connecticut has no statewide percentage cap on mobile manufactured home lot rent increases. A 2025 House proposal (HB 5428) would have limited annual increases to CPI plus 1 percent, but the rent-cap language was stripped before the bill passed the House and the bill died without a Senate vote.

Residents in towns that have created a fair rent commission may be able to challenge an increase as harsh and unconscionable under Sec. 7-148b, but that is case-by-case, not a fixed percent.

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 Connecticut 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 Sec. 21-80 a park owner may terminate the rental agreement of, or bring summary process against, a resident who owns the home ONLY for: (A) nonpayment of rent, utility charges or reasonable incidental services charges; (B) material noncompliance by the resident with any statute or regulation materially affecting the health and safety of other residents or materially affecting the physical condition of the park;

(C) material noncompliance with the rental agreement or with park rules or regulations;

(D) failure by the resident to agree to a proposed rent increase; and (E) a change in the use of the land on which the home is located. No other ground is listed, and Sec. 21-80a bars retaliatory action, so if you are served for some other reason you may be able to raise that in court.

This list matters enormously: it means a park in Connecticut 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: Sec. 21-70b (enacted by Public Act 23-125) gives residents notice and a matching-offer right when the park is sold, leased or otherwise transferred. The park owner must mail or personally deliver notice to each resident at least 45 days before the proposed sale or lease (for a sale, lease or transfer occurring before October 1, 2025 the notice period was 60 days).

The notice must state that a sale is intended, state the residents’ rights and the deadlines to exercise them, and give the price, terms and conditions of any offer the owner has conditionally accepted or plans to accept, or a copy of the written contract or offer. A resident association then has 180 days after the later of mailing or personal delivery to purchase and close on the park.

If the association and owner cannot agree on a price, the association has the right to purchase on the same price, terms and conditions as any existing bona fide third-party offer, and the owner may not unreasonably refuse to enter into, or unreasonably delay executing or closing on, a purchase and sale agreement with an association that matches.

On the association’s request, the Department of Housing and the Connecticut Housing Finance Authority must help the association develop financing. Separately, under Sec.

21-70, within 120 days after notice of a proposed land use change an association representing 25 percent or more of the units may notify the owner it is interested in purchasing the park.

When the park closes: 545 days written notice to every affected resident before the date they must quit, for a change in the use of the land (Sec. 21-80), which is roughly 18 months. Sec.

21-70a also requires notice of the closing of a park and provides relocation help: a resident who owns their home and must remove it because of a change in use of the land is entitled to receive relocation expenses from the park owner, to a park satisfactory to the resident within 100 miles of the existing site,

up to a maximum of 10000 for notices expiring on or after October 1, 2000 (the earlier cap was 7000).

Notice must be given at least 90 days before the owner refuses to renew leases because of the impending closing. A 2025 bill would have raised the relocation maximum from 10000 to 20000, but it did not become law, so 10000 remains the ceiling. The exact amount of any additional compensatory payment under Sec.

21-70a where a home cannot be moved is UNVERIFIED — ask DCP or a legal aid attorney.

Fees the Park Can and Cannot Charge in Connecticut

Sec. 21-83 bars a rental agreement provision allowing the owner to charge an entrance fee to a resident assuming occupancy. It also bars a security deposit greater than one month’s rent, and bars retaining the deposit at termination if you paid rent in full and caused no damage.

Late fees are capped: no more than 5 percent of the total rent due for the lot, or 4 percent of the total rent due where the owner rents both the home and the lot. Sec.

21-79 bars the owner from exacting a commission or fee on your sale price unless the owner acted as your agent under a written contract, and bars charging a buyer more lot rent than the prevailing rent for other lots in the park.

Connecticut has no statutory cap on ancillary fees (pet fees, washer/dryer fees) or on utility markups — 2025 HB 5428 and 2026 HB 5226 proposed a 15 per year ancillary fee limit and mandatory fee disclosure, but neither has become law, so those limits are not in force.

The park’s side of the bargain: Under Sec. 21-82 the park owner must maintain all water and sewage lines and connections in good working order and, in an emergency, arrange temporary service; maintain any road within the park in good condition and is responsible for damage to a vehicle that is the direct result of an unrepaired or poorly maintained access road within the park;

provide adequate space to park two cars for each lot (with limited grandfathering for parks that provided only one space on specified dates); keep all common areas in a clean and safe condition; maintain all electrical, plumbing, gas or other utilities the owner provides in good working condition; handle waste removal; and, for any home the owner itself rents out, keep it structurally sound and able to withstand adverse weather. Sec.

21-82 also requires the rental agreement to state clearly your right to sell your home under Sec. 21-79.

The Trapped-Equity Problem and How to Protect Yourself

The economics of a mobile home park in Connecticut 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 Connecticut 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 Connecticut 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. Connecticut 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 Connecticut: Public Act 23-125 created the Sec. 21-70b resident right to notice of a park sale and to make a matching offer, and the pre-sale notice period stepped down from 60 days to 45 days for transfers occurring on or after October 1, 2025.

In 2025 HB 5428 would have capped lot rent increases at CPI plus 1 percent, limited ancillary fees to 15, and raised the relocation cap from 10000 to 20000, but the rent-cap and fee-limit language was stripped, the House passed the rest 132-16, and the Senate never called it, so none of it is law.

HB 5226 in the 2026 session would extend fair rent commission coverage to every park through regional councils of governments, require full fee disclosure, and close a portfolio-sale loophole in the 2023 purchase-opportunity law, but as of this research it had only been introduced and referred to the General Law Committee — check its current status before relying on it.

Connecticut Mobile Home Park Laws: Quick Answers

Can the park raise lot rent whenever it wants? The Connecticut 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 Connecticut 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 Connecticut mobile home park laws are their own chapter, and this page plus the state guides linked below cover both layers.

Official Connecticut Sources & Resources

• Connecticut State Agency: portal.ct.gov/dcp/occupational-and-professional-division/occ…
• Connecticut Park Act Statute: cga.ct.gov/current/pub/chap_412.htm
• U.S. Department of Housing and Urban Development: hud.gov
• Cornell Legal Information Institute: law.cornell.edu/wex

Making Connecticut Mobile Home Park Laws Work for You

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

This guide to connecticut 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 Connecticut Tenant Rights Guides

• Connecticut Tenant Rights
• Connecticut Eviction Process
• Connecticut Security Deposit Law
• Connecticut Rent Increase Laws
• Connecticut Repairs & Habitability
• Breaking a Lease in Connecticut
• 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.