A mobile home park closing is one of the scariest letters a homeowner can get. This guide settles two things fast: how much notice the park legally owes you, and how much relocation money you may be able to claim. You own your home but rent the lot. Moving that home typically costs $5,000 to $15,000, so “just move it” is not a real answer. However, many states have special manufactured-home laws that give you far stronger rights than ordinary renters get.
How Mobile Home Park Closing Actually Works
A park closure is legally called a “change of use.” The owner is not evicting you for doing anything wrong. They are ending the land’s use as a park, often to sell it to a developer. As a result, your protections come from your state’s mobile home park act, not the general landlord-tenant code. Those acts almost always require much longer notice than a regular 30-day termination.
Typically, the notice must be in writing, delivered to every homeowner, and state the exact date the park stops operating. For example, some states also require the owner to file a closure report with the city or county first. Here are exact figures from five states:
| State | Required notice | Relocation money you may claim |
|---|---|---|
| Oregon (ORS 90.645) | 365 days | $6,000 single-wide, $8,000 double-wide, $10,000 triple-wide — paid by the landlord |
| Washington (RCW 59.20.080 / 59.21.021) | 12 months | Up to $11,000 single-section, $17,000 multi-section — state fund, income limits apply |
| Minnesota (Minn. Stat. 327C.095) | 12 months | $3,250 single-section, $6,000 multi-section — state trust fund |
| Florida (Fla. Stat. 723.061, 723.0612) | 6 months | Actual moving costs up to $3,000 single-section, $6,000 multi-section |
| California (Civ. Code 798.56(g)) | 12 months | Set by the local closure impact report — varies by city or county |
Other states are shorter. Arizona, Indiana, and Ohio generally require 180 days. Michigan requires one year for parks with 100 or more lots, and six months for smaller parks. Rules for a mobile home park closing change often, so confirm your state’s current statute before you plan anything. You can start with our mobile home tenant rights by state guides.
Mobile Home Park Closing: Your Rights, Step by Step
Move in order, and keep every piece of paper. Step one: read the notice and write the last day on a calendar. Step two: check the notice against your state’s required notice period. If it is short, it may be defective, and a defective notice can buy you months. Step three: photograph your home inside and out, and save your lot rent receipts.
Step four: find out who administers relocation money in your state. In Oregon, the landlord pays you directly. In Washington, Minnesota, and Florida, a state fund or corporation pays after you apply. Step five: get two written moving bids and one buyout offer, so you can compare. Step six: ask your city or county whether a closure hearing is scheduled. In most cases, residents may speak there.
Finally, do not sign anything the park hands you until someone independent reads it. Some owners offer a small cash payment in exchange for waiving your statutory relocation claim. That trade is often a bad deal.
The Mistakes That Cost Tenants
The costliest mistake during a mobile home park closing is leaving early and quietly. Many homeowners panic, abandon the home, and later learn they gave up thousands of dollars. In several states, moving out before you file your claim can disqualify you. Stay, file, then go.
The second mistake is assuming the home can be moved. Many homes built before the mid-1990s cannot pass another jurisdiction’s setup code, and many parks will not accept older homes. However, that does not leave you empty-handed. Some states pay for the home to be bought or scrapped instead. Get a written statement from a licensed transporter saying the home is not movable, because that document often unlocks the alternative payment.
The third mistake is ignoring the notice because a neighbor said the sale fell through. Rumors are not law. Keep paying your lot rent on time, too. A closure notice does not cancel your rent, and nonpayment can turn a protected closure into an ordinary eviction with far fewer rights.
When to Get Help (Legal Aid or an Attorney)
Call for help immediately if you get an eviction summons, if the notice period looks shorter than your state requires, or if the park is pressuring you to sign a waiver. Court deadlines during an eviction can be as short as five days. Do not wait to see what happens.
Free help exists. Start with the Legal Services Corporation’s Get Legal Help directory to find your local legal-aid office. HUD also funds free housing counselors nationwide through its housing counselor search. Many states have a mobilehome ombudsman or a manufactured housing division that takes complaints directly.
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Organizing helps, too. Residents in some states have a legal right of first refusal to buy the park as a cooperative when it goes up for sale. That right usually has a tight response deadline, so a lawyer should look at it the week you hear about it. For plain-English definitions of terms in your notice, Cornell’s Wex landlord-tenant law page is a good starting point.
Frequently Asked Questions
Can the park make me leave my home behind?
No, and you should not abandon it without advice. In many states, if your home cannot be relocated, you may be able to claim a buyout or demolition payment instead of moving costs. Get that “not movable” determination in writing first.
Do I still pay rent during a mobile home park closing?
Yes, in almost every state. Your tenancy continues until the closure date on the notice. Skipping rent gives the owner grounds for a normal eviction, which typically strips away the longer closure protections.
What if my state has no relocation fund at all?
You may still have notice rights, and some cities have their own local relocation ordinances that go beyond state law. Check with your city housing department and a local legal-aid office before you assume nothing is available.
Protect your stuff while you sort this out
A landlord’s insurance does not cover your belongings — renters insurance does, often for a few dollars a month. Compare options before your next move.
Find Your State’s Exact Rules
Notice periods, deposit caps, and the eviction timeline all change from state to state. Pick your state to see the exact days, dollar limits, and steps that apply where you live.
See Tenant Rights in All 50 States →
Sources & How to Verify
The rules on this page are drawn from official government and legal-aid sources. Tenant law changes, so always confirm the exact rule with your state’s statute or a local legal-aid office.
- HUD: hud.gov — federal renter protections and fair housing
- Legal Services Corporation: lsc.gov — find free legal aid in your state
- Cornell Legal Information Institute: law.cornell.edu/wex — plain-English legal definitions
- Your state statute & court self-help portal: search “[your state] landlord tenant act” and “[your state] court self-help eviction” for the exact law and forms
Content last reviewed August 2026. If you notice outdated information, please contact us.
Related Guides
- Tenant Rights by State (50-State Guide)
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- Tenant Scenarios — What to Do When…
- Notices, Letters & Documents
- Comparison Guides
- Tenant Rights Legal Glossary
Informational only — not legal advice. Tenant Rights Info is an independent educational resource, not a law firm, and this page does not provide legal advice. Landlord-tenant law varies by state and city and changes over time, so always verify the exact rule with your state’s statute, your local court’s self-help portal, or a legal-aid office. For urgent situations like an active eviction, contact a local legal-aid office or a licensed tenant attorney in your state right away.