New Hampshire Mobile Home Park Laws

By Oleg Kachko · Updated August 22, 2026

✓ Law Verified August 2026

New hampshire 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 New Hampshire sources as of August 2026.

In This New Hampshire Guide:

Why Parks Are Different
Lot Rent Increases
Park Evictions
Park Sales and Closures
Resident Power
Official Sources

New Hampshire Mobile Home Park Laws at a Glance

The law that governs parks	Regulation of Manufactured Housing Parks, NH RSA Chapter 205-A (RSA 205-A:1 through 205-A:28), often called the manufactured housing park tenants’ “Bill of Rights”; disputes may also go to the NH Board of Manufactured Housing under RSA 205-A:27
Notice before a lot rent increase	60 days written notice before any increase in rent or disclosed utility/service charges takes effect (RSA 205-A:6), and the notice must state the reason for the increase, the effective date, and tell you about voluntary private mediation through the Manufactured Housing Consumer Action Program
Cap on lot rent increases	NO CAP — New Hampshire sets no percentage limit on lot rent increases; the protection is the 60-day notice, the written explanation, and the mediation offer, not a dollar or percent ceiling
Eviction notice periods	30 days for nonpayment under RSA 205-A:4, I; 60 days for grounds II, III, IV, or V; 18 months for condemnation or change of use under ground VI (RSA 205-A:3). In a nonpayment case, many tenants can stop the eviction by paying all arrears plus 15 as liquidated damages before the notice period expires. Notice must be served as required by RSA 540:5 and also sent by first class mail, and the park must send notice to your lienholder under RSA 205-A:4-a

Why Park Living Has Its Own Rulebook in New Hampshire

RSA 205-A treats you as a tenant of the lot while you own the manufactured home itself, so you get protections an apartment renter does not have — eviction only for the limited causes listed in RSA 205-A:4, 60 days’ written notice of any rent or charge increase under RSA 205-A:6,

the right to sell your home in place to any buyer who meets the park’s reasonable rules (the park may not force you to remove it or to buy or sell through the park

owner), an implied warranty of habitability on the lot and park common areas, notice to your lienholder before eviction under RSA 205-A:4-a, and 60 days’ notice plus a chance to bid if the park is sold under RSA 205-A:21

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 New Hampshire 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: 60 days written notice before any increase in rent or disclosed utility/service charges takes effect (RSA 205-A:6), and the notice must state the reason for the increase, the effective date, and tell you about voluntary private mediation through the Manufactured Housing Consumer Action Program

Is there a cap? NO CAP — New Hampshire sets no percentage limit on lot rent increases; the protection is the 60-day notice, the written explanation, and the mediation offer, not a dollar or percent ceiling

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 New Hampshire 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

Only the reasons in RSA 205-A:4 — I. nonpayment of rent, utility charges, or reasonable incidental service charges; II. the tenant’s failure to comply with local ordinances or state or federal manufactured-housing law after written notice and a reasonable chance to comply; III. damage by the tenant to the property, ordinary wear and tear excepted;

IV. repeated conduct on the park premises that disturbs the peace and quiet of other tenants;

V. failure to comply with reasonable written park rules that were in the rental agreement at the start of the tenancy or later amended with the tenant’s written consent (or without consent on 3 months’ written notice), after written notice and a reasonable chance to comply; VI. condemnation or change of use of the park.

Anything outside this list — including “no cause” — is generally not a lawful ground, so if you are served for some other reason you may be able to defend the case

This list matters enormously: it means a park in New Hampshire 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 RSA 205-A:21 the park owner may not make a final unconditional acceptance of any offer to sell or transfer the park without first giving 60 days notice to every tenant, stating the price, terms and conditions of the acceptable offer and including a copy of the signed written offer.

Notice must go by certified mail, return receipt requested, to each tenant at their home and to the New Hampshire Housing Finance Authority and the New Hampshire Manufactured Housing Association.

During those 60 days the owner must consider any offer from the tenants or a tenants’ association and negotiate in good faith, and if the residents make an offer backed by a purchase and sale agreement they are allowed a reasonable time beyond the 60 days to obtain financing.

This is a notice-and-opportunity-to-bid law, not an absolute right of first refusal, so residents who want to buy should organize and contact New Hampshire Housing early

When the park closes: 18 months written notice is required before a tenancy can be terminated for condemnation or change of use of the park (RSA 205-A:3 with RSA 205-A:4, VI), and the New Hampshire Supreme Court has applied that 18-month requirement even to seasonal parks (Dobens v. Fagnant).

New Hampshire law does not appear to require the park owner to pay tenants relocation assistance or a set moving-cost payment on closure — UNVERIFIED that any dollar figure exists.

Note that RSA 205-A allows a park owner who removes a home to claim a lien for reasonable moving and storage costs, so get advice before abandoning a home

Fees the Park Can and Cannot Charge in New Hampshire

RSA 205-A:2 and 205-A:6 require the park to disclose in writing, before you sign, all terms of the tenancy including rent and all utility, entrance and service charges, and no disclosed charge may be raised without 60 days notice and a written explanation.

The park may not require you or a prospective buyer to purchase a manufactured home from any particular person (narrow exception for the park owner on a newly created lot never rented before), may not block or charge a fee to outside sellers, deliverers or service providers who supply you with goods or services,

and a park billed as a single entity for a utility may not charge tenants an administrative fee or markup on that utility service except as the Public Utilities Commission allows under RSA 374 and RSA 378.

If the park shifts water, sewer or other utility responsibility onto tenants, the park pays the conversion costs including meter installation and tenants must then be billed directly by the utility

The park’s side of the bargain: RSA 205-A creates an implied warranty of habitability for the lot that runs at the start of and throughout the tenancy: the park must keep the roads passable, keep common areas safe and fit for their intended purpose,

provide a functioning water supply system delivering safe drinking water meeting NH Department of Environmental Services standards in quantities that meet ordinary household needs where the owner supplies the source, and provide a safely functioning sewage disposal system meeting DES standards.

If the park is not meeting these duties you may be able to complain to the NH Board of Manufactured Housing, the local health officer, or DES

The Trapped-Equity Problem and How to Protect Yourself

The economics of a mobile home park in New Hampshire 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 New Hampshire 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 New Hampshire 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. New hampshire 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 New Hampshire: New Hampshire still has no lot-rent cap, unlike New Jersey’s 3.5 percent limit or Oregon’s roughly 6 percent limit, and rent-stabilization bills filed in recent sessions have not become law. The 2022 amendments (SB 210) tightened RSA 205-A:6 by requiring a written explanation of every increase plus notice of Manufactured Housing Consumer Action Program mediation, and barred single-billed parks from adding utility administrative fees.

Manufactured-housing bills in the 2026 session, such as HB 1007, have focused on zoning and siting rather than lot rent, so check the General Court site for the current status before relying on any pending bill.

New Hampshire Mobile Home Park Laws: Quick Answers

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

New Hampshire State Agency: oplc.nh.gov/board-manufactured-housing-guide-resolving-dispu…
New Hampshire Park Act Statute: gc.nh.gov/rsa/html/xvii/205-a/205-a-mrg.htm
U.S. Department of Housing and Urban Development: hud.gov
Cornell Legal Information Institute: law.cornell.edu/wex

Making New Hampshire Mobile Home Park Laws Work for You

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

This guide to new hampshire 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 New Hampshire 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.

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