Louisiana Mobile Home Park Laws

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

By Oleg Kachko · Updated August 22, 2026

✓ Law Verified August 2026

Louisiana 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 Louisiana sources as of August 2026.

Louisiana Mobile Home Park Laws at a Glance

The law that governs parks NONE — Louisiana has no mobile home park / manufactured home community tenancy act. Lot rentals fall under ordinary Louisiana lease law (La. Civ. Code arts. 2668-2729) and the eviction rules in La. Code Civ. Proc. arts. 4701-4735, plus two mobile-home-specific side statutes: La. R.S. 9:3259.1 (unpaid rent; factory-built homes; notice to lienholders) and La. R.S. 9:3259.3 (lessor’s privilege on abandoned factory-built homes, enacted Acts 2021 No. 25, amended Acts 2024 No. 287). The Louisiana Manufactured Housing Commission (La. R.S. 51:911.21 et seq. and the New Manufactured and Modular Home Warranty Act, La. R.S. 51:912.1 et seq.) regulates dealers, installers and new-home warranties — not lot rent or park evictions.
Notice before a lot rent increase UNVERIFIED — no Louisiana statute sets a notice period for raising lot rent. During a fixed-term lease the park cannot raise rent at all without your agreement. For a month-to-month lot lease, a rent increase takes effect only by terminating and re-forming the lease, and La. Civ. Code art. 2728 requires 10 calendar days written notice before the end of the monthly period (30 calendar days if your lease term is longer than a month; 5 calendar days if the term is a week or longer but under a month). Your written lease may require more notice — you may be able to enforce that longer period.
Cap on lot rent increases NO CAP — Louisiana has no statewide or local cap on lot rent increases. Louisiana law (La. R.S. 33:4780.11 and La. R.S. 9:3258.1) preempts and prohibits local rent control ordinances, so parishes and cities cannot adopt a New Jersey-style 3.5 percent or Oregon-style 6 percent lot-rent cap.
Eviction notice periods 5 calendar days — La. Code Civ. Proc. art. 4701 requires written notice to vacate giving the lessee not less than 5 days from delivery before the park can file an eviction (rule to show cause) in court; this applies to nonpayment of lot rent, lease violations, and end-of-term. Before that, ending a month-to-month lot lease requires 10 calendar days notice of termination before the end of the month under La. Civ. Code art. 2728 (30 calendar days if the lease term is longer than a month; 5 calendar days for terms of a week up to a month). WARNING: both art. 2728 and art. 4701 allow a written waiver of notice in the lease — if you signed one, the park may go straight to court, so check your lease and check with your justice of the peace or city court. There is no longer Louisiana notice period for mobile home owners; a bill of rights style 30/60-day park notice does not exist here.

Why Park Living Has Its Own Rulebook in Louisiana

In Louisiana you are treated as an ordinary lessee of the ground (the lot), even though you own the home sitting on it. Your home is generally a movable unless it has been “immobilized” by recording an act of immobilization in the parish conveyance records (see La. R.S. 9:1149.4), so a lot-lease dispute can put you at risk of having to move the whole structure, not just your furniture. Two special protections apply because the home is yours: under La.

R.S. 9:3259.1 the park owner must mail written notice to your lender/secured party and mortgagor once lot rent is 60 days past due (and may charge the secured party a 25 fee if it later repossesses), and under La.

R.S. 9:3259.3 a park owner may assert a privilege and place its own lock on a home only if the home is abandoned, worth 5000 or less, and is NOT encumbered by any mortgage, lien, privilege or security interest.

Otherwise you have the same rights an apartment tenant has — no more — so many tenants can expect the lease document itself, not a statute, to control lot rent, fees and rules.

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 Louisiana 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: UNVERIFIED — no Louisiana statute sets a notice period for raising lot rent. During a fixed-term lease the park cannot raise rent at all without your agreement. For a month-to-month lot lease, a rent increase takes effect only by terminating and re-forming the lease, and La. Civ. Code art.

2728 requires 10 calendar days written notice before the end of the monthly period (30 calendar days if your lease term is longer than a month; 5 calendar days if the term is a week or longer but under a month). Your written lease may require more notice — you may be able to enforce that longer period.

Is there a cap? NO CAP — Louisiana has no statewide or local cap on lot rent increases. Louisiana law (La. R.S. 33:4780.11 and La. R.S. 9:3258.1) preempts and prohibits local rent control ordinances, so parishes and cities cannot adopt a New Jersey-style 3.5 percent or Oregon-style 6 percent lot-rent 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 Louisiana 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

NOT LIMITED — unlike states with a park act, Louisiana does not restrict the grounds for evicting a lot tenant. Under La. Code Civ. Proc. art.

4701 the park may evict when your “right of occupancy has ceased” for any reason, including nonpayment of lot rent, violation of the lease or park rules, expiration of the lease term, or simply the park’s termination of a month-to-month lease with no cause stated.

Because no-cause termination is allowed, you may be able to protect yourself best by negotiating a written fixed-term lot lease and keeping proof of every rent payment.

This list matters enormously: it means a park in Louisiana 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: NONE — Louisiana grants mobile home park residents no right of first refusal, no opportunity to purchase, and no advance notice of a park sale. The 12-plus states with resident purchase or notice laws (for example New Jersey, Oregon, Florida, Connecticut, Vermont) do not include Louisiana, and no 2024-2026 Louisiana act created one.

A new owner takes the park subject to your recorded or existing lease, so many tenants can protect themselves by getting the lot lease in writing and, where possible, recorded.

When the park closes: NONE — Louisiana requires no closure or land-conversion notice period for mobile home parks and provides no relocation assistance fund, no relocation payment, and no dollar amount for moving your home. Practically, you are entitled only to the ordinary lease-termination notice (10 calendar days for month-to-month under La. Civ. Code art. 2728) plus the 5-day notice to vacate under La. Code Civ. Proc. art. 4701.

There is no Louisiana equivalent of the 6-to-18-month closure notices or relocation payments found in other states.

Fees the Park Can and Cannot Charge in Louisiana

UNVERIFIED — Louisiana law does not bar or cap park entry fees, exit fees, transfer fees, guest fees, or utility markups on lot tenants. The only fee Louisiana law fixes is the 25 charge a lessor may collect from a secured party under La. R.S. 9:3259.1 when it repossesses a home after the 60-day past-due notice.

Late fees and other charges are governed by your written lease and general Louisiana contract law, and you may be able to challenge a charge that does not appear in the lease you signed.

The park’s side of the bargain: Louisiana relies on the lessor’s general warranty rather than a park-specific maintenance code: under La. Civ. Code arts. 2682 and 2696-2699 the park must deliver the lot, maintain it in a condition suitable for the purpose it was leased for, and warrant against vices or defects — a warranty against defects that render the premises unfit for ordinary use cannot be waived. Louisiana Civ. Code art.

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2694 may let you make a needed repair the park refuses to make after notice and deduct the reasonable cost from lot rent.

Park infrastructure is separately regulated by the State Sanitary Code and the Louisiana Plumbing Code, LAC Title 51, Part XIV, Chapter 16 (Travel Trailer and Mobile/Manufactured Home Parks), which requires an approved park water supply, gastight and watertight sewer connections to an approved community sewerage system or state-health-officer-approved system, sewer mains at least 5 feet from the park water line, and a minimum 4-inch park drainage pipe.

Road, lighting and common-area standards generally come from parish or municipal ordinances (for example Shreveport Code of Ordinances Chapter 54), not state law — check with your parish health unit or code enforcement office.

The Trapped-Equity Problem and How to Protect Yourself

The economics of a mobile home park in Louisiana 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 Louisiana 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 Louisiana 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. Louisiana 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 Louisiana: Louisiana’s only recent mobile-home legislation strengthened park owners, not residents: Acts 2021 No. 25 created the lessor’s privilege over abandoned factory-built homes at La. R.S. 9:3259.3, and Acts 2024 No. 287 amended it.

No 2024, 2025, or 2026 Louisiana act created a mobile home park act, a lot-rent cap, a park-sale right of first refusal, or a park-closure notice requirement, and state law still preempts local rent control.

Advocates including Louisiana legal aid and law-review commentary continue to press for longer eviction notice for mobile home owners, since a lot tenant can still be put out on 10 days plus 5 days notice — check with your local legal aid office or court for the current rule before you move.

Louisiana Mobile Home Park Laws: Quick Answers

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

Making Louisiana Mobile Home Park Laws Work for You

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

This guide to louisiana 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 Louisiana 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.