Florida Mobile Home Park Laws

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

By Oleg Kachko · Updated August 22, 2026

✓ Law Verified August 2026

Florida 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 Florida sources as of August 2026.

Florida Mobile Home Park Laws at a Glance

The law that governs parks Florida Mobile Home Act — Chapter 723, Florida Statutes (“Mobile Home Park Lot Tenancies”), Fla. Stat. ss. 723.001–723.0902; it applies to mobile home parks containing 10 or more lots offered for rent or lease (Fla. Stat. s. 723.002(1)). Parks with fewer than 10 lots fall under ordinary residential landlord-tenant law, Chapter 83, Part II.
Notice before a lot rent increase 90 days. Under Fla. Stat. s. 723.037(1) the park owner must give each affected homeowner written notice at least 90 days before any increase in the lot rental amount, any reduction in services or utilities, or any change in rules and regulations. The notice must state the increase and the effective date. A majority of affected homeowners, or a homeowners’ association, may then designate a committee to meet with the park owner within 30 days after the notice to discuss the reasons for the increase (s. 723.037(4)), and may petition for mediation within 30 days after the meeting (s. 723.037(5), s. 723.038). Many Florida homeowners can challenge an increase that was not preceded by proper 90-day written notice, and courts have treated improperly noticed increases as unenforceable.
Cap on lot rent increases NO CAP. Florida sets no percentage or dollar ceiling on mobile home lot rent increases. Fla. Stat. s. 723.004(2) expressly preempts to the state all regulation and control of mobile home lot rents, and Fla. Stat. ss. 125.0103 and 166.043 bar counties and cities from adopting rent control absent a voter-approved housing-emergency declaration lasting no more than one year, which no Florida community currently has in effect. The only statutory brake is that increases must be disclosed in the prospectus or lot rental agreement, must be preceded by 90 days’ written notice, and must not be “unreasonable” under s. 723.033, which lets homeowners challenge an increase as unconscionable in court or through the s. 723.038 mediation process.
Eviction notice periods Nonpayment of lot rent: the park owner must deliver a written demand for payment, and the tenancy may be terminated only if the default continues for 5 days after delivery of that demand (Fla. Stat. s. 723.061(1)(a)). Rule, rental-agreement, or Chapter 723 violation: for a first violation that a court finds endangered the life, health, safety, or property of park residents or employees or the peaceful enjoyment of the park, the resident must vacate within 7 days after the notice to vacate is delivered; for other violations, the park owner must give written notice within 30 days of the first violation specifying the conduct and giving 7 days to correct it, and may terminate only on a second violation of the same provision within 12 months (s. 723.061(1)(c)). A violation occurring more than 1 year after the first violation of the same provision is not a ground for eviction. Change in use of the land: at least 6 months’ notice (180 days) of the projected change of use and of the need to secure other accommodations (s. 723.061(1)(d)). General rule: the homeowner, tenant, or occupant must have received written notice of the ground for eviction at least 30 days before the date required to vacate (s. 723.061(2)), except where the statute sets the shorter 5-day or 7-day periods above. All notices must be in writing and comply with s. 723.061(4); a park owner who does not follow these steps may lose the case.

Why Park Living Has Its Own Rulebook in Florida

In Florida you own the mobile/manufactured home itself as your personal property, and you rent only the lot underneath it, so Chapter 723 governs the “lot tenancy” instead of Chapter 83’s apartment rules. Because the home is yours and moving it can cost thousands, Florida gives lot renters protections apartment renters do not get: a written prospectus or offering circular the park owner must deliver and follow (Fla. Stat. s.

723.011–723.012), a rental agreement that automatically renews for the same term unless proper notice is given (s. 723.031), 90 days’ advance written notice of any lot rent increase (s. 723.037), a statutory right to sell your home in place without the park charging the buyer an entrance fee (s. 723.041(4)), a right to form a homeowners’ association that legally represents all residents (ss.

723.075–723.079), and a closed list of eviction grounds (s. 723.061). Fla. Stat. s.

723.004(2) also expressly preempts all regulation of mobile home lot rents to the state, so no Florida city or county can set your lot rent. If the home is yours but the lot is rented, you may be able to insist on all of Chapter 723’s protections — check with your court or the state division listed 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 Florida 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. Under Fla. Stat. s. 723.037(1) the park owner must give each affected homeowner written notice at least 90 days before any increase in the lot rental amount, any reduction in services or utilities, or any change in rules and regulations. The notice must state the increase and the effective date.

A majority of affected homeowners, or a homeowners’ association, may then designate a committee to meet with the park owner within 30 days after the notice to discuss the reasons for the increase (s. 723.037(4)), and may petition for mediation within 30 days after the meeting (s. 723.037(5), s. 723.038).

Many Florida homeowners can challenge an increase that was not preceded by proper 90-day written notice, and courts have treated improperly noticed increases as unenforceable.

Is there a cap? NO CAP. Florida sets no percentage or dollar ceiling on mobile home lot rent increases. Fla. Stat. s. 723.004(2) expressly preempts to the state all regulation and control of mobile home lot rents, and Fla. Stat. ss.

125.0103 and 166.043 bar counties and cities from adopting rent control absent a voter-approved housing-emergency declaration lasting no more than one year, which no Florida community currently has in effect.

The only statutory brake is that increases must be disclosed in the prospectus or lot rental agreement, must be preceded by 90 days’ written notice, and must not be “unreasonable” under s. 723.033, which lets homeowners challenge an increase as unconscionable in court or through the s. 723.038 mediation process.

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 Florida 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

Fla. Stat. s. 723.061(1) says a park owner may evict a mobile home owner, tenant, occupant, or the home itself ONLY on one or more of these five grounds: (a) nonpayment of the lot rental amount; (b) conviction of a violation of a federal or state law or local ordinance that may be deemed detrimental to the health, safety, or welfare of other residents of the park;

(c) violation of a properly promulgated park rule or regulation, the rental agreement, or Chapter 723 itself;

(d) change in use of the land comprising the park (or the portion from which homes are to be evicted) from mobile home lot rentals to some other use, where the park owner has first given at least 6 months’ notice and, where required, applied for the necessary zoning or governmental change-of-use approvals;

and (e) failure of a purchaser, prospective tenant, or occupant to be qualified as, and obtain approval to become, a tenant or occupant where such approval is required.

No other ground is lawful, so if a Florida park owner tries to evict you for a reason outside this list you may be able to defeat the eviction — check with your court.

This list matters enormously: it means a park in Florida 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 Fla. Stat. s. 723.071, if a Florida park owner offers the mobile home park for sale, the owner must notify the officers of the homeowners’ association formed under ss. 723.075–723.079 of the offer, stating the price and the terms and conditions of sale.

The homeowners, acting through the association, then have the right to purchase the park if they meet that price and those terms by executing a contract with the park owner within 45 days from the date the notice is mailed, unless the parties agree otherwise.

If no contract is executed in 45 days, the park owner has no further obligation unless the owner later elects to offer the park at a price lower than the price stated in the notice, in which case the association gets an additional 10 days to meet the revised price and terms by executing a revised contract.

If the park owner receives a bona fide offer the owner intends to consider or make a counteroffer to, the owner must likewise notify the association.

Florida law does NOT give an automatic right of first refusal to unorganized residents, so this right is only usable if the homeowners have actually incorporated an association under s. 723.075 (at least two-thirds of homeowners must consent in writing) and served notice on the park owner. Florida residents who want this protection may need to organize the association BEFORE a sale is announced.

When the park closes: 6 months (180 days) written notice of the projected change of use and of the need to secure other accommodations, under Fla. Stat. s. 723.061(1)(d); the park owner must also have applied for the zoning or other governmental change-of-use approvals where required, and s. 723.083 bars a governmental agency from requiring removal of mobile home owners without providing for relocation.

Relocation money comes from the Florida Mobile Home Relocation Trust Fund, administered by the Florida Mobile Home Relocation Corporation (Fla.

Stat. ss. 723.0611, 723.0612, 723.06115, 723.06116). A displaced homeowner who applies and qualifies may receive the actual cost of taking down, moving, and setting up the home at a new location within a 50-mile radius, OR 3000 for a single-section home and 6000 for a multisection home, whichever is less.

A homeowner who instead abandons the home in the park and delivers the title to the park owner may collect 1375 for a single-section home and 2750 for a multisection home.

The park owner must pay into the Trust Fund 2750 for each single-section home and 3750 for each multisection home for which a homeowner applies, within 30 days after receiving the corporation’s invoice, with a 10 percent late fee if paid late (s. 723.06116). Applications must be filed with the corporation within the deadlines in s.

723.0612, so you may want to apply as soon as you receive the 6-month notice.

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Fees the Park Can and Cannot Charge in Florida

Exit fees are barred outright — Fla. Stat. s. 723.041(3) provides that no person may be required by a park owner to pay an exit fee upon termination of residency. Entrance fees are limited: any entrance fee on a new home placement must be specifically disclosed in the prospectus or offering circular and clearly identified in writing when the rental agreement is signed (s.

723.041(1)), and no entrance fee may be charged by the park owner to the purchaser of a mobile home that is already situated in the park and offered for sale by a resident (s. 723.041(4)) — this is what protects your ability to sell in place. Undisclosed fees are uncollectible: under s. 723.031(5) and s.

723.041(2), failure to fully disclose all fees, charges, or assessments before tenancy prevents the park owner from collecting them, and your refusal to pay an undisclosed charge cannot be used as a ground for eviction. Fla. Stat. s. 723.031(5) also provides the homeowner has no financial obligation to the park owner as a condition of occupancy except the lot rental amount.

Utility charges, ad valorem taxes, and non-ad valorem assessments passed on to you are treated as part of the “lot rental amount” and are therefore subject to the disclosure and notice rules.

Pass-on charges may be passed on only within 1 year of the date the park owner remits payment of the charge, and the park owner may not pass on any fine, interest, fee, or increased charge that resulted from the park owner paying the bill late (s. 723.031). Deposits are regulated by s.

723.042. Florida does not set a specific statutory guest-fee ban, so guest charges are governed by the disclosure and 90-day-notice rules rather than a flat prohibition — UNVERIFIED as to any separate guest-fee cap.

The park’s side of the bargain: Under Fla. Stat. s.

723.022, the Florida park owner must at all times: comply with applicable building, housing, and health codes; maintain the buildings and improvements in the common areas in a good state of repair and maintenance; maintain the common areas in a good state of appearance, safety, and cleanliness; provide access to the common areas, including buildings and improvements, at all reasonable times for residents and their guests;

maintain utility connections and systems for which the park owner is responsible in proper operating condition; and comply with properly promulgated park rules and the prospectus and rental agreement. Roads, water lines, sewer lines, drainage, lighting, clubhouses, laundries, and pools within the park’s common areas fall within these duties where the park owner is responsible for them. Fla. Stat. s. 723.033 also bars unreasonable lot rental agreements and provisions.

If the park is not meeting these duties, many Florida homeowners can file a complaint with the Division of Florida Condominiums, Timeshares, and Mobile Homes, request mediation under s. 723.038, or raise the failure as a defense or counterclaim — check with your court.

The Trapped-Equity Problem and How to Protect Yourself

The economics of a mobile home park in Florida 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 Florida 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 Florida 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. Florida 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 Florida: Florida’s 2026 session saw the most significant reform push in years — identical bills HB 703 (Rep. Paula Stark) and SB 1550 (Sen.

LaVon Bracy Davis) would have required park owners to produce invoices and cost breakdowns justifying lot rent increases, regulated electronic billing systems, barred refusal of rent paid by family, friends, or charities, and raised relocation compensation from 3000 to 6500 for single-section homes and from 6000 to 11500 for multisection homes, with an effective date of July 1, 2026.

Both bills died on March 13, 2026 — HB 703 in the Housing, Agriculture & Tourism Subcommittee and SB 1550 in Regulated Industries — so none of those changes are law and the existing Chapter 723 figures above still control. Unlike New Jersey’s 3.5 percent cap and Oregon’s roughly 6 percent cap, Florida still has no lot-rent cap at all and s.

723.004(2) preempts local governments from creating one, which is why the rent-justification fight is expected to return in the 2027 session.

Florida Mobile Home Park Laws: Quick Answers

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

Making Florida Mobile Home Park Laws Work for You

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

This guide to florida 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 Florida 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.