---
name: Multi-State MHP Regulatory Expert
description: State landlord-tenant law, rent increase notice, eviction procedures, security deposits, utility billing, MHP tenant protections, notice period, cure period, pay or quit, lease termination, park closure, abandoned home, RUBS, sub-metering.
---

# Multi-State MHP Regulatory Expert

## Important Disclaimers

**THIS IS NOT LEGAL ADVICE.** This skill provides general regulatory guidance compiled from publicly available statutes and legal resources as of March 2026. It is intended as a quick-reference starting point, not a substitute for legal counsel.

- Laws change frequently. Always verify current statutes before acting.
- Local ordinances may impose additional requirements beyond state law.
- Court interpretations may modify statutory requirements.
- Consult with a licensed attorney in the relevant state before making compliance decisions.
- Where information could not be verified to a specific statute, it is marked with **[VERIFY WITH COUNSEL]**.
- Last comprehensive research: March 2026. Review trigger: annually or upon notice of legislative changes.

**CONFIDENCE NOTE:** Statute citations marked with a specific code section (e.g., "ORC 4781.40") were found in statutory databases. General requirements without specific citations are derived from secondary legal sources and should be independently verified.

> **Workflow handoffs:** This skill participates in multi-step workflows:
> - **Eviction:** `mhp-regulatory` (notice requirements) → `delinquency-model` (risk scoring, collection escalation) → `resident-communications` (notices/letters) → `fair-housing` (compliance check)
> - **Rent Increase:** `mhp-operations-expert` (market analysis) → `resident-communications` (draft notice) → `fair-housing` (disparate impact check) → `mhp-regulatory` (state notice period/method requirements)

---

## Portfolio States

Sunrise Communities operates in 15 states: **OH, IN, MD, MI, PA, FL, WV, AL, GA, AR, MN, ND, WI, MO, IL**

States with MHP-specific statutes (stronger tenant protections): OH, MD, MI, PA, FL, WV, MN, ND, WI, MO, IL
States relying primarily on general landlord-tenant law: IN, AL, GA, AR

---

## Quick Reference Tables

### Rent Increase Notice Requirements

| State | Notice Period | Format | Caps/Limits | MHP-Specific Statute | Key Notes |
|-------|-------------|--------|-------------|---------------------|-----------|
| **OH** | 30 days | Written to all tenants | No cap; cannot increase during lease term | ORC 4781.40 | Must specify effective date |
| **IN** | 30 days | Written | No cap; cannot increase during lease term | IC 16-41-27 (health/safety); general L-T law | State preempts local rent control |
| **MD** | 60 days before lease expiration | Written (in person or certified mail) | 10%/yr cap for 3 yrs post-acquisition (if no affidavit filed) | MD Real Property 8A-202; 8A-1801-1806 | Enhanced MHP protections |
| **MI** | 30 days (recommended) | Written disclosure | No cap; cannot increase during lease term | MCL 125.2301-2350 (Mobile Home Commission Act) | Commission oversight |
| **PA** | 60 days (lease renewal notice); 30 days (posted/mailed for mid-term) | Written, posted in community + mailed | No cap; not effective until 61st day after notice | PA Act 261 of 1976 (as amended by Act 80 of 2010) | Full disclosure of all charges before lease execution |
| **FL** | **90 days** | Written to each homeowner + HOA board | No cap | FL Stat Ch. 723 | Triggers homeowner meeting rights within 60 days of effective date |
| **WV** | 3 months (for termination/non-renewal) | Written | No cap | WV Code 37-15-6 | Special protections for single-section (12 mo) and multi-section (5 yr) homes |
| **AL** | 30 days | Written (recommended) | No cap | General L-T law; limited MHP-specific regulation | **[VERIFY WITH COUNSEL]** -- limited statutory guidance |
| **GA** | 60 days | Written (recommended) | No cap | General L-T law (OCGA 44-7) | No MHP-specific statute found |
| **AR** | 30 days (month-to-month) | Written | No cap; cannot increase during lease term | AR Code 18-16-111 (MH on leased land); general L-T law | |
| **MN** | **60 days** | Written | Max 2 increases per 12-month period; cannot increase to pay penalties | MN Stat 327C.02 | Strong tenant protections |
| **ND** | **90 days** (MHP month-to-month); 30 days (general) | Written | No increase within 6 months of park sale; increases above inflation require justification **[VERIFY WITH COUNSEL]** | NDCC 47-10-28 | Park sale triggers additional restrictions |
| **WI** | 28 days (implied from tenancy termination notice period) | Written | No cap; cannot increase during lease term; leases must be minimum 1 year | Wis. Admin. Code ATCP 125 | MHP leases can only be terminated for listed reasons |
| **MO** | 120 days (non-renewal); no increase during 60 days pre-sale notice or after notice | Written | 1-month max security deposit; no increase during change-of-use notice period | RSMo 700.600 | Strong closure/change-of-use protections |
| **IL** | **90 days** | Written; tenant has 30 days to accept/reject | No cap | 765 ILCS 745 (Mobile Home L-T Rights Act) | Rent deferral program for income-qualifying tenants |

**Sunrise Best Practice:** Regardless of state minimum, provide 60-90 days notice for all rent increases. Include: (1) current rent, (2) new rent amount, (3) effective date, (4) reason/justification. This exceeds most legal minimums and demonstrates good faith.

---

### Eviction Notice Requirements

| State | Non-Payment Notice | Lease Violation Notice | Cure Period | Abandoned Home Procedure | Key Statute |
|-------|-------------------|----------------------|-------------|--------------------------|-------------|
| **OH** | 3-day notice | 30-day (1st offense); 3-day (2nd within 6 mo) | Yes (per notice period) | 3 days post-judgment + 14-day removal notice | ORC 1923.12; ORC 4781.37-4781.56 |
| **IN** | 10-day notice | 30-day to cure; 60-day for multi-section homes | Yes (30 days for violations) | 60 days if home 15+ yrs and left without permission | IC 16-41-27-30; IC 32-31; IC 9-22-1.7 |
| **MD** | 30-day notice | 30-day notice | Yes | **[VERIFY WITH COUNSEL]** | MD Real Property 8A |
| **MI** | 7-day demand for possession (non-payment) | 30-day; tenant may request meeting within 10 days | Yes (7 days for payment; 30 days for violations) | Contact Manufactured Housing Commission | MCL 125.2301-2350; MCL 600.5714-5775 |
| **PA** | 20-day (Apr-Aug); 30-day (Sep-Mar) | 30-day for violations; eviction within 60 days of last violation | Yes (per notice period) | **[VERIFY WITH COUNSEL]** | PA Act 261 (as amended) |
| **FL** | 30-day notice | Per Ch. 723 | Yes **[VERIFY WITH COUNSEL]** | Per Ch. 723 procedures | FL Stat Ch. 723.061 |
| **WV** | 3-month written notice | 3-month notice (good cause required) | Varies | Per WV Code 37-15-4 | WV Code 37-15-6; 37-15-6A |
| **AL** | 30-day notice; 7-day cure | 60-day written notice with reason | Yes (7 days for payment) | **[VERIFY WITH COUNSEL]** | General L-T law |
| **GA** | 7-day demand; then 3-day notice to vacate | 60-day written notice | Limited | **[VERIFY WITH COUNSEL]** | OCGA 44-7 (Dispossessory proceedings) |
| **AR** | 3-day notice (unlawful detainer) or 10-day (failure to vacate) | 14-day notice to cure or quit | Yes (14 days) | 60 days past due triggers lien/disposal process | AR Code 18-16-111; 18-16-101 et seq. |
| **MN** | 10-day written notice (to resident + secured party) | 30-day notice to comply | Yes (30 days for rule violations; 10 days for payment) | Per 327C.095 (park closings) | MN Stat 327C.09 |
| **ND** | 3-day notice to pay or vacate | 30-day notice for rule violations; 3-month to remedy or vacate | Yes (3 months for rule compliance after park sale) | **[VERIFY WITH COUNSEL]** | NDCC 47-10-28; general L-T law |
| **WI** | Per Wis. Stat. Ch. 704 (5-day for non-payment) | Per ATCP 125.08 (written notice to cease) | Yes (varies by violation type) | **[VERIFY WITH COUNSEL]** | ATCP 125.08; Wis. Stat. 704 |
| **MO** | 5-day grace period before action | 120-day non-renewal notice with reason | Yes (5-day grace for payment) | **[VERIFY WITH COUNSEL]** | RSMo 700.600; RSMo 441.1000-441.1078 |
| **IL** | 5-day notice to pay | 24-hour notice to cure rule violation | Yes (5 days for payment; 24 hours for rule violations) | **[VERIFY WITH COUNSEL]** | 765 ILCS 745 |

**Critical MHP Eviction Note:** Evicting a lot tenant who owns their home is fundamentally different from apartment eviction. The tenant may need to remove the home (14-30+ additional days). If the home is abandoned, state-specific procedures to obtain title apply. Never attempt self-help eviction -- always go through courts.

---

### Security Deposit Rules

| State | Max Amount | Return Timeline | Interest Required | Escrow/Separate Account | Penalty for Non-Compliance | Statute |
|-------|-----------|----------------|-------------------|------------------------|---------------------------|---------|
| **OH** | No state limit | 30 days | Yes (5% on amount >$50 or >1 month rent, after 6 months) | Not required | Reasonable attorney's fees | ORC 5321.16 |
| **IN** | No state limit | 45 days | No | Not required | Full deposit + attorney's fees | IC 32-31-3-12 |
| **MD** | 1 month's rent (2 months in limited cases) | 45 days | Yes (US Treasury 1-yr yield or 1.5%, whichever greater) | Required | Up to 3x withheld amount + attorney's fees | MD Real Property 8-203 |
| **MI** | 1.5 months' rent | 30 days | No | Not required | Not specified in search results **[VERIFY WITH COUNSEL]** | MCL 554.602 |
| **PA** | 2 months (year 1); 1 month (year 2+) | 30 days | Yes (after 2 years, if >$100; escrow required) | Required after 2 years | 2x deposit amount | 68 PS 250.511a |
| **FL** | No state limit | 15 days (full return) or 30 days (claim notice) | Yes (if held >3 months per Ch. 723) | Required (separate FL banking account or surety bond) | Varies | FL Stat 83.49; Ch. 723 |
| **WV** | 2 months' rent | 60 days (or 45 days after next tenant, whichever earlier) | Not required | Not specified | 2x deposit amount | WV Code 37-6A |
| **AL** | 1 month's rent (exceptions for pets, modifications) | 60 days | No | Not required | 2x deposit amount | AL Code 35-9A-201 |
| **GA** | No state limit **[VERIFY WITH COUNSEL]** | 30 days | No | Required (escrow at FDIC-insured institution) | Up to 3x wrongfully withheld + attorney's fees | OCGA 44-7-30 through 44-7-37 |
| **AR** | 2 months' rent (landlords with 6+ units) | 60 days | No | Not required | 2x wrongfully withheld + attorney's fees | AR Code 18-16-305 |
| **MN** | No state limit (must be reasonable) | 21 days | Yes (1% simple annual) | Not specified | Up to 2x withheld in bad faith + interest | MN Stat 504B.178 |
| **ND** | 1 month's rent (2 months for felony conviction or prior lease violation) | 30 days | Yes (if occupancy >9 months; FDIC-insured account required) | Required (interest-bearing) | 3x wrongfully withheld | NDCC 47-16-07.1 |
| **WI** | No state limit | 21 days | No (unless in lease) | Not required | 2x deposit + attorney's fees | Wis. Stat. 704.28; ATCP 134 |
| **MO** | 2 months' rent | 30 days | No | Required (FDIC-insured institution) | 2x wrongfully withheld | RSMo 535.300 |
| **IL** | No state limit | 45 days (return); 30 days (itemized deductions) | Yes (25+ units; held 6+ months) | Not specified at state level | 2x deposit + attorney's fees | 765 ILCS 710; 765 ILCS 715 |

---

### Utility Billing Rules

| State | Sub-Metering Allowed | RUBS Allowed | Markup/Profit Allowed | Admin Fee Allowed | Key Disclosure Req | Statute/Rule |
|-------|---------------------|-------------|----------------------|-------------------|--------------------|----|
| **OH** | Yes | Yes (verify local) | No profit; reasonable admin fees only | Yes (disclose) | Full written disclosure before lease signing | ORC 4781; OAC 4781-12 |
| **IN** | Yes | Yes (verify local) | Must provide cost breakdown | Yes (disclose) | Written breakdown in rent | IC 16-41-27; general L-T |
| **MD** | Yes | Verify local | Must maintain utility services | Yes (disclose) | Written notice of fee changes (30 days) | MD Real Property 8A |
| **MI** | Yes | Verify local | Shutoff requires 10-day notice to state | Yes (disclose) | Written disclosure before tenancy | MCL 125.2301-2350 |
| **PA** | Yes (PA Utility Service Tenants Rights Act) | Yes (verify local) | No undisclosed charges | Yes (disclose) | Full disclosure before accepting deposit, fee, or rent | PA Act 80; PA Act 299 of 1978 |
| **FL** | Yes | Verify local (Miami-Dade prohibits RUBS) | Must maintain livable conditions incl. utilities | Yes (disclose) | Written notice with 90-day rent increase notice | FL Stat Ch. 723 |
| **WV** | Required for new parks (post-2003): individual meters with taps at lot line | Verify local | Limited specific regulation | **[VERIFY WITH COUNSEL]** | General disclosure | WV Code of State Rules 150-07 |
| **AL** | Yes | Verify local | Limited specific regulation | **[VERIFY WITH COUNSEL]** | General L-T disclosure | General L-T law |
| **GA** | Yes | Verify local | Limited specific regulation | **[VERIFY WITH COUNSEL]** | General L-T disclosure | General L-T law |
| **AR** | Yes | Verify local | **[VERIFY WITH COUNSEL]** | **[VERIFY WITH COUNSEL]** | General L-T disclosure | General L-T law |
| **MN** | Yes | Equal charge per household (without meters) | **No** -- cannot charge admin, capital, or distribution costs; cannot add disconnect/reconnect/late fees | No | Must deduct park owner's pro rata share; equal apportionment of fixed charges | MN Stat 327C.04 |
| **ND** | Yes (not subject to PSC regulation for landlords) | Yes for water/gas; **not for electricity** | No profit; fair and equitable billing required | **[VERIFY WITH COUNSEL]** | Must be stated in lease | NDAC 69-09-02-15 |
| **WI** | Yes; required for electric in buildings/parks built after March 1, 1980 | Yes for water/gas; largely prohibited for electricity | **[VERIFY WITH COUNSEL]** | **[VERIFY WITH COUNSEL]** | Per ATCP 125 | Wis. PSC 185; ATCP 125 |
| **MO** | Yes | **[VERIFY WITH COUNSEL]** | **[VERIFY WITH COUNSEL]** | **[VERIFY WITH COUNSEL]** | Per lease terms | RSMo 700 (limited utility-specific provisions) |
| **IL** | Yes; required for buildings post-Jan 1, 1985 | Yes (disclose formula); not for electricity | Cannot change from landlord-paid to tenant-paid during lease; 30-day notice for billing method changes | **[VERIFY WITH COUNSEL]** | Written agreement specifying billing method | 765 ILCS 745 |

**General Principles Across All States:**
- Most states require full disclosure of all charges before tenancy begins
- Substantial markup for profit on utilities is generally not permitted anywhere
- Administrative fees ($3-10/month) for billing services are usually acceptable where not explicitly prohibited
- Operators cannot profit from utility resale in most jurisdictions -- can only recover actual cost plus reasonable administrative expenses
- When in doubt: Sub-metering with actual-usage billing at cost is the safest legal approach in any state
- **Minnesota is the most restrictive** -- no admin fees, no capital recovery, no disconnect/reconnect fees for utility billing

---

## Detailed State Guides

### Ohio

**MHP-Specific Statute:** ORC Chapter 4781 (Manufactured Homes); ORC Chapter 1923 (Forcible Entry and Detainer)

#### Rent Increases
- **Notice Period:** 30 days minimum written notice before effective date (ORC 4781.40)
- **Content:** Must specify the date of implementation and the effective date
- **Recipients:** Written notice to all tenants or owners in the park
- **Caps:** None statewide. No rent control.
- **Lease Protection:** Cannot increase during the term of a rental agreement
- **Format:** Written

#### Eviction
- **Non-Payment:** 3-day notice to leave the premises (ORC 1923.04)
- **Lease Violation (1st offense):** 30-day notice
- **Lease Violation (2nd within 6 months):** 3-day notice
- **Court Filing to Hearing:** 10-14 days
- **Judgment to Vacate:** 10 days
- **Total Estimated Timeline:** 4-6 weeks
- **Estimated Legal Cost:** $750-2,000
- **Retaliatory Eviction:** Protected -- cannot evict for exercising legal rights
- **Seasonal Restrictions:** None found at state level **[VERIFY WITH COUNSEL]**

#### Abandoned Home Procedure
- After eviction judgment, if home abandoned for 3 days, operator may issue 14-day notice to titled owner to remove home (ORC 1923.12)
- Notice must state that home may be sold, destroyed, or title transferred to park operator if not removed within 14 days
- Title search required; if home value <$3,000, affidavit process available
- Timeline: 3-6 weeks post-eviction
- For deceased residents: probate court procedures apply (ORC Title XXI)

#### Utility Billing
- Sub-metering: Permitted; sub-metering companies not regulated as utilities (OAC 4781-12)
- RUBS: Permitted (verify local)
- Markup: No profit allowed; reasonable admin fees permitted with disclosure
- Disclosure: Full written disclosure of all fees/charges before lease signing required
- Key rule: Cannot add undisclosed utility charges after lease execution

#### Security Deposits
- Maximum: No state limit (local regulations may apply)
- Return: 30 days after termination, with itemized deductions (ORC 5321.16)
- Interest: 5% per annum on amount exceeding $50 or 1 month's rent (whichever greater), if tenant remains 6+ months
- Separate account: Not required
- Penalty: Reasonable attorney's fees for non-compliance

#### MHP-Specific Protections
- **Tenant Right to Purchase:** Resident ownership provisions under ORC 4781
- **Tenant Right to Sell Home in Place:** Protected -- cannot unreasonably restrict sale of home within park
- **Tenant Associations:** Right to organize protected
- **Park Closure:** Notice requirements apply **[VERIFY WITH COUNSEL for specific timeline]**
- **Guest/Visitor:** Governed by park rules; must be reasonable

#### Licensing
- Annual license required to operate a manufactured home park (ORC 4781.27)
- Separate license required for each park
- Application to Division of Industrial Compliance
- License is non-transferable upon sale
- Apply between December 1 and January 1 for following year

---

### Indiana

**MHP-Specific Statute:** IC 16-41-27 (Health, Sanitation, and Safety: Mobile Homes); IC 32-31 (Landlord-Tenant Relations)

#### Rent Increases
- **Notice Period:** 30 days written notice for month-to-month tenancies
- **Caps:** None. State preempts local rent control.
- **Lease Protection:** Cannot increase during lease term
- **Format:** Written; must provide breakdown of costs in rent
- **Statute:** General landlord-tenant law; IC 16-41-27 governs community health/safety standards

#### Eviction
- **Non-Payment:** 10-day notice
- **Lease Violation:** 30-day notice to cure
- **Multi-Section Home:** 60-day notice for homes with multiple sections
- **Grounds (IC 16-41-27-30):** Nonpayment of charges/fees; violation of law or disorderly conduct; violation of state department rules; violation of posted community rules
- **Court Filing to Hearing:** ~5 days after summons
- **Total Estimated Timeline:** 4-8 weeks
- **Estimated Legal Cost:** $750-2,000
- **Retaliatory Eviction:** Protected under general L-T law

#### Abandoned Home Procedure
- 60-day abandonment period if home is 15+ years old and left without permission
- Statutory obligations per IC 9-22-1.7
- Affidavit of Sale or Disposal required
- Timeline: 60-90 days

#### Utility Billing
- Sub-metering: Permitted
- RUBS: Permitted (verify local regulations)
- Markup: Must provide breakdown of costs; no explicit cap on markup
- Disclosure: Written breakdown required in rent
- 30-day notice required for changes to rent/fee structure

#### Security Deposits
- Maximum: No state limit
- Return: 45 days after termination and delivery of possession (IC 32-31-3-12)
- Interest: Not required
- Separate account: Not required
- Itemization: Written itemized deductions required within 45 days
- Penalty: Full deposit + reasonable attorney's fees for non-compliance

#### MHP-Specific Protections
- IC 16-41-27 establishes health, sanitation, and safety standards for mobile home communities
- State Department of Health oversees community standards
- Community operators must maintain a register (IC 16-41-27-31)
- Limited MHP-specific tenant protections beyond general L-T law
- **Park Closure/Sale:** No specific right-to-purchase statute found **[VERIFY WITH COUNSEL]**

#### Licensing
- Mobile home communities regulated by Indiana State Department of Health
- Annual permit/inspection requirements under IC 16-41-27
- Must comply with health, sanitation, and safety standards

---

### Maryland

**MHP-Specific Statute:** MD Real Property Code Title 8A (Mobile Home Parks); Manufactured Housing Modernization Act of 2023 (8A-1801 through 8A-1806)

#### Rent Increases
- **Notice Period:** 60 days before lease expiration (for lease renewal with increase) (MD RP 8A-202)
- **Lease Term:** Not less than 1 year; offered for renewal for comparable term
- **Caps:** After park sale, if buyer files affidavit of continued use: max 10% per year for first 3 years (8A-1803)
- **Format:** Written, in person or certified mail, with reason for increase
- **Special Rule:** If no affidavit filed, residents must be given opportunity to purchase

#### Eviction
- **Non-Payment:** 30-day notice
- **Lease Violation:** 30-day notice
- **Court Filing to Hearing:** 5-10 days
- **Judgment to Vacate:** 15 days (extendable +15 for health reasons)
- **Total Estimated Timeline:** 6-10 weeks
- **Estimated Legal Cost:** $1,000-2,500
- **Retaliatory Eviction:** Protected

#### Abandoned Home Procedure
- Specific procedures under Title 8A **[VERIFY WITH COUNSEL for detailed process]**

#### Utility Billing
- Sub-metering: Permitted
- Park must maintain utility services; residents can withhold rent if utilities fail
- 30-day written notice required for fee changes
- Disclosure: Required before tenancy

#### Security Deposits
- Maximum: 1 month's rent (2 months in limited utility-assistance cases) (MD RP 8-203)
- Return: 45 days after tenancy ends
- Interest: Required (US Treasury 1-yr yield or 1.5%, whichever greater; simple, monthly accrual)
- Separate account: Not explicitly required but recommended
- Penalty: Up to 3x wrongfully withheld amount + attorney's fees

#### MHP-Specific Protections
- **Manufactured Housing Modernization Act of 2023** (effective Oct 1, 2023):
  - **Tenant Right to Purchase:** When park sold, buyer must file affidavit of continued use (5+ years) and limit rent increases (10%/yr for 3 years). If no affidavit filed, residents have right to purchase.
  - 75% of residents must vote to make a purchase offer
  - Owner must negotiate in good faith
  - 105-day window for residents to secure financing and close
  - Owner liable for $10,000 if willfully fails to comply
- **Lease Requirements:** Minimum 1-year term; renewal offered for comparable term
- **Relocation:** FAMLI-related provisions pending **[VERIFY WITH COUNSEL]**

#### Licensing
- Regulated under Title 8A
- Registration and compliance requirements **[VERIFY WITH COUNSEL for specific licensing details]**

---

### Michigan

**MHP-Specific Statute:** MCL 125.2301-2350 (Mobile Home Commission Act, Act 96 of 1987)

#### Rent Increases
- **Notice Period:** 30 days recommended; written disclosure required
- **Caps:** None statewide
- **Lease Protection:** Cannot increase during lease term
- **Format:** Written disclosure per Mobile Home Commission Act
- **Commission Oversight:** Michigan Mobile Home Commission regulates manufactured housing communities

#### Eviction
- **Non-Payment:** 7-day demand for possession (MCL 600.5714)
- **Lease Violation:** 30-day notice; tenant may request meeting within 10 days
- **Repeated Non-Payment:** After 3+ late payments in 12 months, more immediate action available
- **Grounds:** Non-payment; violation of health/safety rules; intentional injury to persons/property; failure to comply with local/state law
- **Utility Shutoff:** 10-day notice to state required before shutoff
- **Total Estimated Timeline:** 6-12 weeks
- **Estimated Legal Cost:** $1,000-2,500
- **Retaliatory Eviction:** Protected (MCL 600.5720) -- cannot evict for exercising legal rights, reporting violations, or joining tenant organization

#### Abandoned Home Procedure
- Contact Michigan Manufactured Housing Commission
- Procedures vary by circumstance
- **[VERIFY WITH COUNSEL for detailed process and timeline]**

#### Utility Billing
- Sub-metering: Permitted
- Utility shutoff requires 10-day notice to state
- Disclosure: Written, before tenancy begins
- Park must maintain utility infrastructure

#### Security Deposits
- Maximum: 1.5 months' rent (MCL 554.602)
- Return: 30 days after termination, with itemized deductions
- Interest: Not required
- Separate account: Not required
- Itemization: Written itemized list of damages required within 30 days

#### MHP-Specific Protections
- **Mobile Home Commission Act** provides comprehensive regulation
- **Tenant Meeting Rights:** Can request meeting within 10 days of receiving violation notice
- **Home Standards:** Commission sets rules for physical condition and aesthetic standards (MCL 125.2328a)
- **Moving Expense:** If tenant required to move home due to park rule, expense may be park's responsibility
- **Retaliatory Action:** Broad protections against retaliation

#### Licensing
- Regulated by Michigan Department of Licensing and Regulatory Affairs (LARA), Bureau of Construction Codes
- Annual licensing required
- Inspection requirements per Mobile Home Commission rules
- Administrative rules at R 125.1101 et seq.

---

### Pennsylvania

**MHP-Specific Statute:** Manufactured Home Community Rights Act (Act 261 of 1976, as amended by Act 80 of 2010 and Act 156 of 2012)

#### Rent Increases
- **Lease Renewal:** 60-day notice of intent to offer new lease; tenant has 30 days to accept or give notice to vacate
- **Mid-Term:** 30-day notice posted in community office and mailed to lessee; not effective until 61st day after notice
- **Caps:** None statewide (Philadelphia has limited rent stabilization)
- **Lease Protection:** Cannot increase during lease term
- **Format:** Written; full disclosure of all charges required before lease execution

#### Eviction
- **Non-Payment:** 20-day notice (April 1 - August 31); 30-day notice (September 1 - March 31) -- seasonal variation
- **Rule Violation:** Notice describing breach; eviction proceedings within 60 days of last violation
- **Repeated Violation:** Second or subsequent violation within 6-month period
- **Change of Use:** Separate notice requirements for park closure/conversion
- **Total Estimated Timeline:** 4-8 weeks
- **Estimated Legal Cost:** $750-2,000

#### Eviction Grounds (Limited)
Only these grounds permitted:
1. Nonpayment of rent
2. Second or subsequent rule violation within 6 months
3. Change in use of community land
4. Termination of the manufactured home community

#### Utility Billing
- Sub-metering: Permitted under PA Utility Service Tenants Rights Act
- RUBS: Permitted (verify local)
- All charges must be fully disclosed prior to lease execution
- Cannot add undisclosed charges after lease signing
- PA Act 299 of 1978 (Utility Service Tenants Rights Act) provides additional protections

#### Security Deposits
- Maximum: 2 months' rent (year 1); 1 month (year 2+); frozen after year 5
- Return: 30 days after lease end or vacating
- Interest: Required after 2 years if deposit >$100; must be in escrow account
- Separate account: Required after 2 years
- Penalty: 2x deposit for failure to return within 30 days
- Statute: 68 PS 250.511a

#### MHP-Specific Protections
- **Written Lease Required:** Act 80 mandates written leases with full fee disclosure
- **Tenant Right to Sell Home:** Protected right to sell home in place
- **Tenant Associations:** Right to organize protected
- **Park Closure:** Notice requirements apply for change of use
- **Prohibited Practices:** Cannot charge undisclosed fees; cannot require purchase of goods/services from specific vendors

#### Licensing
- Regulated under state manufactured housing regulations
- **[VERIFY WITH COUNSEL for specific PA licensing requirements]**

---

### Florida

**MHP-Specific Statute:** FL Stat Chapter 723 (Mobile Home Park Lot Tenancies) -- one of the most comprehensive MHP statutes in the country

#### Rent Increases
- **Notice Period:** 90 days written notice to each affected homeowner AND HOA board of directors (FL 723.037)
- **Multiple Increases:** May include multiple anniversary date increases in same 90-day notice
- **Missed Notice:** If 90-day notice not given before renewal date, lease continues under same terms until proper notice given
- **Homeowner Meeting:** Committee of affected homeowners or HOA board must meet with park owner no later than 60 days before effective date to discuss reasons for increase
- **Caps:** None statewide
- **Format:** Written; must identify all affected homeowners (by lot number, name, group, or phase)

#### Eviction
- **Non-Payment:** 30-day notice
- **Other Violations:** Per Chapter 723 procedures
- **Court Schedule:** Per county schedule
- **Total Estimated Timeline:** 6-10 weeks
- **Estimated Legal Cost:** $1,000-3,000
- **Retaliatory Eviction:** Protected

#### Utility Billing
- Sub-metering: Permitted
- RUBS: Verify local (Miami-Dade County prohibits RUBS)
- Lot must be in "livable condition" including functioning utilities
- 90-day notice applies to utility-related rent component changes
- **Self-Help Prohibition:** Cannot shut off utilities as eviction tactic

#### Security Deposits
- Maximum: No state limit
- Return: 15 days (full return, no claim) or 30 days (notice of intent to claim)
- Interest: Required if held >3 months per Ch. 723 reference to FL 83.49
- Separate account: Required (FL banking institution or surety bond)
- Written notice: Must state where deposit held and whether it earns interest
- Tenant objection: 15 days to object to claim against deposit

#### MHP-Specific Protections (Extensive)
- **Homeowners' Associations:** Requires 2/3 of residents to form; broad rights to negotiate and litigate
- **Right to Sell Home:** Park owner cannot unreasonably refuse home sale within park
- **Right to Purchase Park:** When park changing use, HOA has right to purchase at terms in written notice; when park sold, tenants must be given opportunity to purchase before third-party sale
- **Park Closure/Change of Use:** Detailed notice and process requirements
- **Mediation:** Available through state program for disputes
- **Prohibited Practices:** Cannot require home removal upon sale; cannot require specific vendors

#### Licensing
- Regulated by Florida Department of Business and Professional Regulation (DBPR), Division of Florida Condominiums, Timeshares, and Mobile Homes
- Registration requirements for park owners/operators
- Complaint process through DBPR

---

### West Virginia

**MHP-Specific Statute:** WV Code Chapter 37, Article 15 (House Trailers, Mobile Homes, Manufactured Homes and Modular Homes)

#### Rent Increases
- **Notice Period:** 3 months for tenancy termination/non-renewal (WV Code 37-15-6(c))
- **Caps:** None statewide
- **Format:** Written
- **Note:** 30-day notice considered reasonable for mid-lease changes **[VERIFY WITH COUNSEL]**

#### Eviction
- **Standard Termination:** 3 months written notice (WV Code 37-15-6(c))
- **Single-Section Home:** Cannot terminate tenancy until 12 months after home placed, except for good cause
- **Multi-Section Home:** Cannot terminate tenancy until 5 years after home placed, except for good cause
- **Mass Eviction Limits:** Cannot evict >25 tenants in 18-month period unless: (a) written voluntary vacate agreements; (b) 6-month notice provided; or (c) tenant breached rental agreement (WV Code 37-15-6A)
- **Notice Content:** Must set forth reason with specific facts (date, place, witnesses, circumstances)
- **Total Estimated Timeline:** 4-8 weeks (after notice period)
- **Estimated Legal Cost:** $750-1,500
- **Self-Help Prohibition:** Cannot interfere with utilities to force eviction

#### Utility Billing
- New parks (post-2003): Individual meters with taps at lot line required (WV Code of State Rules 150-07)
- Existing parks: Sub-metering permitted
- Limited specific regulation beyond meter requirements

#### Security Deposits
- Maximum: 2 months' rent (WV Code 37-6A-1)
- Return: 60 days after termination or 45 days after next tenant moves in (whichever earlier)
- Exception: 30 days for government-assisted tenants
- Itemization: Written, itemized list of deductions required
- Penalty: Up to 2x deposit for non-compliance

#### MHP-Specific Protections
- **Strong Anti-Mass-Eviction:** 25-tenant limit per 18 months without specific compliance
- **New Home Protection:** 12-month (single-section) and 5-year (multi-section) protection against termination without good cause
- **Good Cause Required:** Cannot terminate without articulated good cause with specific facts
- **Abandoned Home:** Secured party notification procedures (WV Code 37-15-4)

#### Licensing
- Regulated under WV Code of State Rules 150-07
- **[VERIFY WITH COUNSEL for specific licensing and inspection requirements]**

---

### Alabama

**MHP-Specific Statute:** Limited. Primarily governed by general Uniform Residential Landlord and Tenant Act (AL Code 35-9A)

#### Rent Increases
- **Notice Period:** 30 days recommended for month-to-month tenancies
- **Caps:** None. No rent control.
- **Format:** Written recommended
- **Note:** Alabama has limited MHP-specific regulation **[VERIFY WITH COUNSEL]**

#### Eviction
- **Non-Payment:** 30 days notice; 7-day cure period (if tenant pays within 7 days, landlord cannot proceed)
- **Other Violations:** 60 days written notice with stated reason
- **Park Closure/Change of Use:** 18 months notice
- **Self-Help Prohibition:** Illegal to interrupt utilities or remove home/property without court order
- **Total Estimated Timeline:** 4-8 weeks (after notice period)
- **Estimated Legal Cost:** $750-1,500

#### Utility Billing
- Sub-metering: Permitted
- Limited MHP-specific regulation
- General L-T disclosure requirements apply
- **[VERIFY WITH COUNSEL for specific utility billing restrictions]**

#### Security Deposits
- Maximum: 1 month's rent (exceptions for pets, premises modifications, or increased liability) (AL Code 35-9A-201)
- Return: 60 days after termination and possession delivery
- Interest: Not required
- Itemization: Written, itemized notice within 60 days
- Penalty: 2x original deposit for failure to comply

#### MHP-Specific Protections
- Limited compared to other states
- Self-help eviction prohibition applies
- Utility interruption as eviction tactic prohibited
- **Park Closure:** 18-month notice required for condemnation or change of use
- **[VERIFY WITH COUNSEL for any additional protections]**

#### Licensing
- **[VERIFY WITH COUNSEL]** -- limited specific MHP operator licensing found

---

### Georgia

**MHP-Specific Statute:** Limited. Primarily governed by OCGA Title 44, Chapter 7 (Landlord and Tenant)

#### Rent Increases
- **Notice Period:** 60 days written notice to terminate or change agreement terms
- **Caps:** None. No rent control.
- **Format:** Written recommended
- **No MHP-specific statute found** -- general L-T law applies

#### Eviction
- **Non-Payment:** 7-day demand to pay rent; then 3-day notice to vacate after posting eviction notice
- **Other Violations:** 60 days written notice
- **Court Process:** Dispossessory proceedings (OCGA 44-7-50 et seq.)
- **Total Estimated Timeline:** 30-60 days
- **Estimated Legal Cost:** $750-2,000

#### Utility Billing
- Sub-metering: Permitted
- Limited MHP-specific regulation
- General L-T disclosure requirements apply
- **[VERIFY WITH COUNSEL for specific restrictions]**

#### Security Deposits
- Maximum: No explicit state cap found **[VERIFY WITH COUNSEL]** -- some sources indicate up to 2 months (OCGA 44-7-30.1)
- Return: 30 days (1 month) after termination or surrender (OCGA 44-7-34)
- Interest: Not required
- Separate account: Required (escrow at FDIC-insured institution) (OCGA 44-7-31)
- Itemization: Written, itemized deductions within 30 days
- Penalty: Up to 3x wrongfully withheld + attorney's fees
- Unclaimed deposits: Landlord may keep after 90 days if tenant cannot be located

#### MHP-Specific Protections
- Limited compared to other states
- General L-T protections apply
- **[VERIFY WITH COUNSEL for any MHP-specific statutes]**

#### Licensing
- **[VERIFY WITH COUNSEL]** -- limited specific MHP operator licensing found at state level
- Local jurisdictions may have permitting/licensing requirements

---

### Arkansas

**MHP-Specific Statute:** AR Code 18-16-111 (Manufactured homes and mobile homes on leased land); general L-T law at AR Code 18-16-101 et seq.

#### Rent Increases
- **Notice Period:** 30 days for month-to-month; one rental period for other terms
- **Caps:** None. No rent control.
- **Lease Protection:** Cannot increase during fixed-term lease unless lease permits
- **Format:** Written

#### Eviction
- **Non-Payment (Unlawful Detainer):** 3-day written notice to vacate
- **Non-Payment (Failure to Vacate):** 10-day written notice (applies only to non-payment including late fees)
- **Lease Violation:** 14-day notice to cure or quit
- **Court:** Tenant has 5 days after summons to file written objection
- **Total Estimated Timeline:** 4-8 weeks
- **Estimated Legal Cost:** $500-1,500

#### Abandoned Home on Leased Land
- When manufactured home on leased site is unoccupied and lease/rental payment is 60+ days past due: lessor must notify lessee and lienholder (AR Code 18-16-111)
- Specific procedures for lien perfection and disposal

#### Utility Billing
- Sub-metering: Permitted
- Limited MHP-specific regulation
- **[VERIFY WITH COUNSEL for specific restrictions]**

#### Security Deposits
- Maximum: 2 months' rent (applies to landlords with 6+ units or corporate landlords) (AR Code 18-16-305)
- Return: 60 days after termination and possession delivery
- Interest: Not required
- Itemization: Written, itemized by first-class mail to last known address
- Penalty: 2x wrongfully withheld + costs + attorney's fees

#### MHP-Specific Protections
- AR Code 18-16-111 addresses manufactured homes on leased land
- Lienholder notification requirements
- Abandonment procedures
- Limited additional MHP-specific protections **[VERIFY WITH COUNSEL]**

#### Licensing
- **[VERIFY WITH COUNSEL]** -- specific state licensing requirements not confirmed

---

### Minnesota

**MHP-Specific Statute:** MN Stat Chapter 327C (Manufactured Home Park Lot Rentals) -- comprehensive and tenant-friendly

#### Rent Increases
- **Notice Period:** 60 days written notice (MN 327C.02)
- **Frequency:** Maximum 2 increases per 12-month period
- **Prohibited Increases:** Cannot increase rent to pay civil/criminal penalties imposed on park owner
- **Rule Changes:** 60 days written notice required for any rule change
- **Caps:** No dollar cap, but frequency limited

#### Eviction
- **Non-Payment:** 10-day written notice to resident AND any secured party holding interest in home (MN 327C.09)
- **Rule Violation:** 30-day written notice to comply
- **Conduct Violation (endangerment):** 30-day written notice to vacate; immediate vacate for 2nd+ offense after notice
- **Grounds (Limited):** Must be for reason specified in 327C.09 or 327C.095
- **Retaliatory Eviction:** Strongly protected

#### Park Closure (327C.095)
- **MN Manufactured Home Relocation Trust Fund:** Funded by park owners at $15/licensed lot when fund balance <$2M
- **Relocation Assistance:** Available to displaced residents from Trust Fund
- **Notice to Sell:** When park offered for sale, concurrent written notice required to all residents
- **Right to Purchase:** Residents must receive notice and opportunity when park is listed for sale
- **Local Ordinance Preemption:** State law preempts local ordinances on relocation/buyout payments

#### Utility Billing (Most Restrictive State)
- **Equal Charge Rule:** Without meters, each household must be charged the same amount (MN 327C.04)
- **With Meters:** Charges based on actual usage permitted; meters must be installed by licensed plumber/electrician/MH installer
- **Fixed Charges:** Park owner must deduct own pro rata share; apportion remaining fixed charges equally among occupied units
- **PROHIBITED:** Cannot charge administrative, capital, or distribution costs for utility services; no disconnect/reconnect/late payment fees on utility charges
- **Water/Sewer Metering:** Installing meters is not a substantial lease modification if 327C.04 subd. 6 is followed

#### Security Deposits
- Maximum: No state limit (must be reasonable; Minneapolis limits to 1 month)
- Return: 21 days after vacating (MN 504B.178)
- Interest: 1% simple annual interest (from first day of next month after deposit)
- Penalty: Up to 2x withheld in bad faith + interest

#### MHP-Specific Protections (Extensive)
- **Chapter 327C** provides comprehensive regulation of manufactured home park lot rentals
- **AG Handbook:** Minnesota Attorney General publishes Manufactured Home Parks Handbook
- **Resident Associations:** Protected right to organize
- **Home Sale:** Protected right to sell home in place
- **Relocation Trust Fund:** Statewide fund for displaced residents
- **Anti-Retaliation:** Broad protections

#### Licensing
- Park licensing regulated under Chapter 327
- Annual license required
- Inspections by state/local authorities
- Lot fee contributions to Relocation Trust Fund

---

### North Dakota

**MHP-Specific Statute:** NDCC 47-10-28 (Mobile home park -- Ownership -- Transfer of ownership -- Tenant rights)

#### Rent Increases
- **Notice Period:** 90 days for month-to-month MHP tenancies (NDCC 47-10-28); 30 days for general rentals
- **Post-Sale Freeze:** Cannot increase rent for 6 months after park purchase if rent was increased within 60 days before acquisition
- **Above-Inflation Increases:** Increases exceeding average inflation rate may require justification **[VERIFY WITH COUNSEL -- "rent justification" process referenced]**
- **Rule Changes:** 30 days advance written notice for modifications to park rules; 3 months to remedy non-compliance before eviction

#### Eviction
- **Non-Payment:** 3-day notice to pay or vacate
- **Rule Violation:** 30-day notice
- **Post-Sale Rule Changes:** 3-month cure period before eviction for non-compliance with new rules
- **Month-to-Month Termination:** 30 days notice

#### Utility Billing
- Sub-metering: Permitted; landlords not subject to Public Service Commission regulation
- RUBS: Permitted for water/gas; NOT for electricity (NDAC 69-09-02-15)
- Markup: No profit allowed; fair and equitable billing required
- Must be disclosed in lease agreement
- Electric cannot be resold/submetered unless rate schedule specifically permits

#### Security Deposits
- Maximum: 1 month's rent (2 months for felony conviction or prior lease violation) (NDCC 47-16-07.1)
- Pet deposit: Up to $2,500 or 2 months' rent (whichever greater)
- Return: 30 days after termination and possession delivery
- Interest: Required if occupancy >9 months (FDIC-insured account)
- Separate account: Required (federally insured interest-bearing)
- Penalty: 3x wrongfully withheld (treble damages)

#### MHP-Specific Protections
- **New Owner Obligations:** Must notify tenants within 5 business days of ownership change
- **Required Operations:** Designated local office; phone number manned weekdays 8-5; emergency contact at all times; person with decision-making authority
- **Cannot Force Home Sale:** Cannot require tenant-owners to sell/transfer home to park owner
- **Post-Sale Rent Freeze:** 6-month freeze if rent increased within 60 days before sale
- **Penalty:** Up to $1,000 or actual damages (whichever less) + attorney's fees

#### Licensing
- Regulated by ND Health and Human Services (formerly Dept of Health)
- Annual licensing for mobile home parks and recreational vehicle parks
- Inspection requirements

---

### Wisconsin

**MHP-Specific Statute:** Wisconsin Administrative Code Chapter ATCP 125 (Manufactured Home Communities); Wis. Stat. Chapter 704 (Landlord and Tenant)

#### Rent Increases
- **Notice Period:** 28 days (implied from tenancy termination notice requirement under Ch. 704)
- **Lease Requirement:** Every manufactured home community lease must be minimum 1 year, unless resident requests shorter in writing and operator agrees (ATCP 125)
- **Lease Protection:** Cannot increase during lease term
- **Caps:** None statewide

#### Eviction
- **Grounds (ATCP 125.08 -- Limited):**
  1. Failure to pay rent or taxes/charges for which operator may be liable
  2. Disorderly conduct disrupting peaceful enjoyment
  3. Vandalism or waste
  4. Breach of lease term
  5. Violation of rules endangering health/safety or disrupting peaceful enjoyment (after written notice to cease)
- **Notice:** Per Wis. Stat. Ch. 704 (varies: 5 days for non-payment; 14/28 days for other grounds)
- **Key Protection:** Cannot terminate except for listed grounds
- **No Relocation Required:** Cannot require tenant to relocate home within community during lease term (ATCP 125)

#### Utility Billing
- Sub-metering: Permitted; required for electric in buildings/parks built after March 1, 1980 (PSC 185)
- RUBS: Permitted for water/gas; largely prohibited for electricity
- Specific PSC regulations at Wis. Admin. Code PSC 185

#### Security Deposits
- Maximum: No state limit (Wis. Stat. 704.28)
- Return: 21 days after move-out (ATCP 134)
- Interest: Not required unless lease specifies
- Itemization: Written, within 21 days
- Penalty: 2x deposit + attorney's fees for failure to return within 21 days

#### MHP-Specific Protections
- **Written Lease Required:** Must be in writing, clearly state rules, terms, and utility fees
- **Minimum Lease Term:** 1 year (unless resident requests shorter)
- **Limited Termination:** Can only terminate for specific listed reasons
- **No Forced Relocation:** Cannot require home relocation within park during lease term
- **Community Rules:** Must be clearly stated in lease

#### Licensing
- Manufactured home communities regulated by Wisconsin Department of Agriculture, Trade and Consumer Protection (DATCP)
- ATCP 125 establishes operational standards
- **[VERIFY WITH COUNSEL for specific licensing/inspection requirements]**

---

### Missouri

**MHP-Specific Statute:** RSMo Chapter 700 (Manufactured Homes); RSMo 441.1000-441.1078 (Mobile Home L-T Rights); RSMo 700.600

#### Rent Increases
- **Lease Requirement:** Must offer minimum 12-month lease (parties can agree to shorter)
- **Non-Renewal:** 120 days notice with stated reason (RSMo 700.600)
- **Change-of-Use Restriction:** Cannot increase rent (except for property tax increases) during 60-day period before providing change-of-use notice or at any time after providing notice
- **Caps:** None general; restricted during park sale/closure period
- **Format:** Written

#### Eviction
- **Non-Payment:** 5-day grace period before action
- **Grounds (Limited):** Non-payment of rent; violation of laws; violation of park rules and lease terms
- **Non-Renewal:** 120 days notice with reason
- **Park Closure:** 120+ days (or remainder of lease, whichever longer)
- **Retaliatory Eviction:** Prohibited -- cannot evict for: exercising rights under lease/law, good faith complaints to government, organizing/joining homeowners' association
- **Security Deposit Limit:** Cannot charge deposit >1 month's rent **[VERIFY -- some sources say 2 months under 535.300]**
- **Late Fee:** Cannot charge without 5-day grace period

#### Park Closure/Change of Use (RSMo 700.600)
- 120+ days written notice to all tenant-homeowners
- 180 days notice in some circumstances **[VERIFY WITH COUNSEL]**
- No rent increase (except property tax pass-through) during notice period or after notice
- Relocation assistance fund for displaced residents
- Fair price for home sale back to park owner

#### Utility Billing
- Limited specific utility billing regulation found in RSMo 700
- **[VERIFY WITH COUNSEL for specific utility billing restrictions]**

#### Security Deposits
- Maximum: 2 months' rent (RSMo 535.300) -- but note mobile home-specific provision may limit to 1 month per RSMo 700 **[VERIFY WITH COUNSEL]**
- Return: 30 days after termination
- Separate account: Required (FDIC-insured institution)
- Penalty: 2x wrongfully withheld

#### MHP-Specific Protections
- **Strong Closure Protections:** 120+ day notice; rent freeze during closure period
- **Relocation Assistance:** Fund available for displaced residents
- **Anti-Retaliation:** Broad protections for tenant organizing and complaints
- **Minimum Lease Term:** Must offer 12-month lease option
- **Home Sale:** Right to sell home back to park owner at fair price upon displacement

#### Licensing
- Regulated under RSMo Chapter 700
- Manufactured home installation requirements
- **[VERIFY WITH COUNSEL for specific park operator licensing]**

---

### Illinois

**MHP-Specific Statute:** 765 ILCS 745 (Mobile Home Landlord and Tenant Rights Act) -- comprehensive

#### Rent Increases
- **Notice Period:** 90 days written notice (765 ILCS 745)
- **Tenant Response:** 30 days to accept or reject increase
- **Rejection:** If tenant rejects, must notify landlord of vacate date before increase takes effect
- **Itemization:** All charges (service, ground/lot rent, unit rent, other) must be specifically itemized in lease and billings
- **Rent Deferral Program:** Income-qualifying tenants may defer increased rent for up to 1 year if: sworn affidavit to diligently market home for sale; new rent exceeds 45% of income; verification of income/assets provided within 30 days
- **Caps:** None statewide

#### Eviction
- **Non-Payment:** 5-day notice to pay before lease termination
- **Rule/Lease Violation:** Written notice specifying violation; 24-hour cure period after receipt
- **Law Violation:** Per statute
- **Grounds (Limited to):** Non-payment of rent; failure to comply with park rules; failure to comply with local/state law
- **Prohibited Eviction Grounds:** Retaliation for exercising rights; retaliation for good faith complaints to government; retaliation for homeowner association activity; based on immigration/citizenship status

#### Utility Billing
- Sub-metering: Permitted; required for buildings post-January 1, 1985
- RUBS: Permitted (disclose formula); not for electricity
- **Cannot change billing method during lease:** No switch from landlord-paid to tenant-paid during lease term; 30-day notice for any billing method change
- Written agreement required specifying billing method
- All charges must be itemized in lease

#### Security Deposits
- Maximum: No state limit
- Return: 45 days (765 ILCS 710)
- Itemization: 30 days for itemized list of deductions
- Interest: Required for landlords with 25+ units, held 6+ months (765 ILCS 715)
- Penalty: 2x deposit + attorney's fees for missed deadlines
- **Note:** Chicago may have additional local requirements

#### MHP-Specific Protections (Extensive)
- **765 ILCS 745** provides comprehensive mobile home park regulation
- **Anti-Retaliation:** Cannot evict for: exercising legal rights, good faith government complaints, HOA activity, immigration/citizenship status
- **Rent Deferral:** Income-qualifying tenants can defer increases for 1 year
- **Lease Itemization:** Every charge must be specifically itemized
- **Home Sale:** Protected right to sell home in community
- **Disclosure:** Full disclosure of all charges, rules, and billing methods

#### Licensing
- Regulated by Illinois Department of Public Health (IDPH)
- Mobile home park operator requirements under IDPH regulations
- Inspection requirements
- **[VERIFY WITH COUNSEL for specific licensing details]**

---

## MHP-Specific Federal Regulations

### Fair Housing Act (42 USC 3601-3619)
- Applies fully to MHPs -- all protected classes
- Cannot discriminate in lot rental, home sales, or services
- Reasonable accommodation requirements for disabled residents
- Familial status protections (no restrictions on children except properly designated 55+ communities meeting HOPA requirements)
- See Fair Housing Compliance skill for detailed guidance

### HUD Manufactured Housing Standards
- All manufactured homes built after June 15, 1976 must comply with HUD code (24 CFR Part 3280)
- HUD label (red certification label) required on each transportable section
- Installation standards under 24 CFR Part 3285
- Pre-1976 homes ("mobile homes") are NOT HUD-code compliant and may be restricted by lenders and insurers

### EPA/Environmental Regulations
- Safe Drinking Water Act (SDWA): Community water systems serving 25+ people must meet testing requirements
- Clean Water Act: Wastewater discharge permits (NPDES) for lagoon systems
- Lead paint disclosure required for pre-1978 homes (EPA RRP Rule)
- Asbestos NESHAP: Notification required before demolition/renovation of structures containing asbestos
- Underground storage tank regulations

### ADA Requirements
- Common areas and facilities (office, clubhouse, laundry, playground) must comply with ADA Title III
- Accessible routes required to community facilities
- Reasonable modifications and accommodations required

### SAFE Act (Secure and Fair Enforcement for Mortgage Licensing Act)
- Applies to manufactured home financing and sales
- Dealer licensing requirements for home sales (state-specific thresholds, commonly 3-6 homes per year)
- In-house financing must comply with Dodd-Frank; seller financing exemptions limited

### RESPA/TILA
- Applies to manufactured home purchases financed with mortgages
- Chattel loans (personal property loans for MH not on owned land) may have different disclosure requirements

---

## Decision Trees

### 1. Rent Increase: What notice do I need?

```
START: Which state is the property in?
  |
  +--> Check Quick Reference Table above for state
  |
  +--> Does state have MHP-specific statute?
  |     YES --> Use MHP statute (usually longer notice, more requirements)
  |     NO  --> Use general L-T law (usually 30 days for month-to-month)
  |
  +--> Is tenant on a lease or month-to-month?
  |     LEASE --> Cannot increase during lease term (all states)
  |     M-T-M --> Follow state notice period
  |
  +--> What format is required?
  |     Written notice (all states recommend or require)
  |     Certified mail (MD requires in-person or certified)
  |     Posted + mailed (PA requires both)
  |
  +--> Was park recently acquired?
  |     YES --> Check MD (10% cap/3 yr), ND (6-mo freeze), MO (no increase during notice)
  |     NO  --> Standard notice applies
  |
  +--> DELIVER NOTICE --> Document delivery method and date
```

### 2. Eviction: What's the process?

```
START: What are the grounds for eviction?
  |
  +--> NON-PAYMENT
  |     |--> Serve notice (3-day to 30-day depending on state)
  |     |--> Allow cure period if applicable
  |     |--> If not cured, file with court
  |     |--> Attend hearing
  |     |--> If judgment granted, wait for vacate period
  |     |--> If home abandoned, follow abandoned home procedure
  |
  +--> LEASE/RULE VIOLATION
  |     |--> Document violation thoroughly
  |     |--> Serve written notice (specify violation; 24 hrs to 60 days)
  |     |--> Allow cure period
  |     |--> If not cured, serve termination notice
  |     |--> File with court
  |
  +--> PARK CLOSURE/CHANGE OF USE
  |     |--> Long notice periods apply (120 days to 18 months)
  |     |--> Resident right to purchase may apply
  |     |--> Relocation assistance may be required
  |     |--> ALWAYS consult counsel before proceeding
  |
  +--> CHECK: Is this retaliatory? ALL states prohibit retaliatory eviction.
  +--> CHECK: Does tenant own the home? If yes, additional home removal procedures apply.
  +--> ALWAYS: File through court. NEVER attempt self-help eviction.
```

### 3. Utility Billing: Can I bill this back?

```
START: What type of utility?
  |
  +--> Electric
  |     |--> Sub-metering: Check if required (WI post-1980; IL post-1985)
  |     |--> RUBS for electric: Generally NOT permitted (ND, WI, IL restrict)
  |     |--> Resale: ND requires rate schedule authorization
  |
  +--> Water/Sewer
  |     |--> Sub-metering: Generally permitted in all states
  |     |--> RUBS: Permitted in most states (check local restrictions)
  |     |--> MN: Equal charge without meters; no admin/capital fees
  |     |--> WV (new parks): Individual meters required
  |
  +--> Can I mark up the cost?
  |     NO (most states) --> Can only recover actual cost + reasonable admin fee
  |     MN --> No admin fees AT ALL on utility charges
  |
  +--> Disclosure requirements?
  |     ALL STATES --> Disclose billing method in lease before signing
  |     IL --> Cannot change billing method during lease term
  |     PA --> Full disclosure before accepting any deposit/fee/rent
  |
  +--> Can I shut off utilities for non-payment?
        NO in virtually all states --> This is considered self-help eviction
        MI --> Additional 10-day notice to state required before shutoff
```

### 4. Security Deposit: Am I compliant?

```
START: Which state?
  |
  +--> Check max amount (Quick Reference Table above)
  +--> Deposit collected within limits? YES/NO
  |
  +--> Is deposit in required account type?
  |     GA, FL --> Escrow/separate account REQUIRED
  |     ND --> Interest-bearing FDIC-insured REQUIRED
  |     MO --> FDIC-insured institution REQUIRED
  |     PA --> Escrow required after 2 years
  |     Others --> Not required but recommended
  |
  +--> Is interest being paid where required?
  |     OH (5% on excess), MD (US Treasury/1.5%), PA (after 2 yrs),
  |     MN (1%), ND (if >9 months), IL (25+ units, 6+ months)
  |
  +--> At move-out: Return within deadline
  |     21 days: MN, WI
  |     30 days: OH, MI, PA, ND, MO, GA, IL (itemization)
  |     45 days: IN, MD, IL (full return)
  |     60 days: WV, AL, AR
  |
  +--> Itemize deductions in writing --> Mail to last known address
```

---

## Common Compliance Pitfalls

### Multi-State Operators Frequently Trip On These

1. **Applying one state's rules to all states.** Each state has different notice periods, formats, and requirements. A 30-day rent increase notice legal in Ohio is insufficient in Florida (90 days), Minnesota (60 days), or Illinois (90 days).

2. **Ignoring MHP-specific statutes.** Many states have manufactured housing acts that impose stricter requirements than general L-T law. The MHP statute always controls when it applies.

3. **Self-help eviction.** NEVER shut off utilities, change locks, remove property, or take other action to force a tenant out. This is illegal in all 15 states and creates substantial liability.

4. **Failing to follow abandoned home procedures.** After eviction, the home left behind is NOT automatically the park's property. Each state has specific procedures to obtain title. Skipping these creates title cloud and potential liability.

5. **Security deposit commingling.** GA, FL, ND, MO require separate accounts. PA requires escrow after 2 years. Even where not required, best practice is separate accounts.

6. **Missing interest payments on deposits.** OH, MD, PA, MN, ND, and IL (25+ units) require interest on security deposits. Failure to pay creates statutory liability, often with penalty multipliers.

7. **Inadequate documentation of rent increase notices.** Always document: (a) content of notice, (b) date delivered, (c) method of delivery, (d) proof of receipt where possible. Use certified mail + regular mail as belt-and-suspenders approach.

8. **Seasonal eviction timing in PA.** Pennsylvania has different cure periods depending on season: 20 days (April-August) vs. 30 days (September-March) for non-payment.

9. **Post-acquisition rent restrictions.** MD (10% cap for 3 years), ND (6-month freeze if recent increase), and MO (no increase during change-of-use notice period) all restrict rent increases after park sales.

10. **Evicting without proper grounds in MHP-specific states.** WI, MN, IL, PA, MO, and FL limit eviction to specific listed reasons. Cannot evict for reasons not enumerated in the statute.

11. **Not honoring tenant right to purchase.** MD, FL, and MN have statutory requirements to notify residents and give purchase opportunity when parks are sold or converted.

12. **Utility billing without disclosure.** Most states require utility billing methods and charges to be disclosed in writing before lease execution. Billing without prior disclosure is generally unenforceable.

13. **Minnesota utility billing violations.** MN is the most restrictive state for utility billing -- absolutely no administrative fees, capital recovery, or disconnect/reconnect fees can be passed to residents on utility charges.

14. **Not offering minimum lease term.** WI (1 year minimum) and MO (must offer 12-month option) require specific minimum lease terms in MHPs. Month-to-month without offering the required term is non-compliant.

15. **Mass eviction without compliance.** WV limits mass evictions to 25 tenants per 18-month period without specific compliance (6-month notice or voluntary agreements).

---

## Annual Compliance Calendar

### January
- [ ] **OH:** Renew park operator license (apply Dec 1 - Jan 1 for current year; ORC 4781.27)
- [ ] **All States:** Review and update security deposit interest calculations for previous year
- [ ] **All States:** Verify minimum wage updates affecting on-site manager compensation

### February-March
- [ ] **MN:** Check Manufactured Home Relocation Trust Fund assessment status (due Dec 15 of prior year)
- [ ] **All States:** Spring rent increase planning -- verify notice period requirements for each state before sending notices

### April
- [ ] **PA:** Note seasonal shift -- non-payment cure period drops from 30 days to 20 days (April 1)
- [ ] **All States:** Annual park license renewals (verify specific due dates by state)

### July
- [ ] **All States:** Mid-year compliance review -- verify all security deposits are properly held and interest accruing where required

### September
- [ ] **PA:** Seasonal shift -- non-payment cure period increases from 20 days to 30 days (September 1)
- [ ] **FL:** If planning January rent increases, 90-day notices must go out by early October

### October-November
- [ ] **All States:** Budget season -- review state regulatory changes effective January 1
- [ ] **All States:** If planning January rent increases, verify all notices sent per state requirements
- [ ] **MD:** Monitor any changes to Manufactured Housing Modernization Act implementation

### December
- [ ] **OH:** Apply for next year's park operator license (Dec 1 - Jan 1)
- [ ] **MN:** Pay Relocation Trust Fund assessment ($15/licensed lot) by December 15 (if fund <$2M)
- [ ] **All States:** Year-end security deposit interest reconciliation

### Ongoing (Monthly/Quarterly)
- [ ] Monitor legislative changes in all 15 states -- MHP legislation is active in many states
- [ ] Verify all rent increase notices were properly delivered and documented
- [ ] Ensure eviction notices comply with state-specific timing and content requirements
- [ ] Audit utility billing practices for compliance

---

## References

### State Statute URLs and Regulatory Agencies

| State | Primary MHP Statute | Regulatory Agency | Statute URL |
|-------|--------------------|--------------------|-------------|
| **OH** | ORC Chapter 4781 | Division of Industrial Compliance | codes.ohio.gov |
| **IN** | IC 16-41-27 | Indiana State Dept of Health | iga.in.gov |
| **MD** | MD Real Property Title 8A | Dept of Housing & Community Development | mgaleg.maryland.gov |
| **MI** | MCL 125.2301-2350 | LARA, Bureau of Construction Codes | legislature.mi.gov |
| **PA** | Act 261 of 1976 (as amended) | PA Attorney General (consumer protection) | legis.state.pa.us |
| **FL** | FL Stat Chapter 723 | DBPR, Div. of FL Condos/Timeshares/MH | flsenate.gov |
| **WV** | WV Code 37-15 | WV Div of Health | code.wvlegislature.gov |
| **AL** | AL Code 35-9A (general L-T) | Limited state regulation | law.justia.com/codes/alabama |
| **GA** | OCGA 44-7 (general L-T) | Limited state regulation | law.justia.com/codes/georgia |
| **AR** | AR Code 18-16 | AR Attorney General | law.justia.com/codes/arkansas |
| **MN** | MN Stat Chapter 327C | MN Attorney General | revisor.mn.gov |
| **ND** | NDCC 47-10-28 | ND Health & Human Services | ndlegis.gov |
| **WI** | ATCP 125; Wis. Stat. 704 | DATCP | docs.legis.wisconsin.gov |
| **MO** | RSMo Chapter 700; 441.1000 | MO AG (consumer protection) | revisor.mo.gov |
| **IL** | 765 ILCS 745 | IL Dept of Public Health | ilga.gov |

### Legal Aid and Tenant Rights Resources (by state)
- **OH:** Ohio Legal Help (ohiolegalhelp.org); COHHIO (cohhio.org)
- **IN:** Indiana Legal Services
- **MD:** Maryland People's Law Library (peoples-law.org)
- **MI:** Michigan Legal Help (michiganlegalhelp.org)
- **PA:** PA Law Help (palawhelp.org)
- **FL:** Florida Bar Lawyer Referral; DBPR Mobile Home Ombudsman
- **WV:** Legal Aid of WV (legalaidwv.org)
- **MN:** Minnesota AG Consumer Publications (ag.state.mn.us)
- **WI:** Wisconsin Law Help (wislawhelp.org)

### Industry Resources
- **MHI:** Manufactured Housing Institute (manufacturedhousing.org) -- national trade association
- **MHAction:** Manufactured Housing Action (mhaction.org) -- tenant advocacy
- **NCLC:** National Consumer Law Center -- policy guides on MH community ownership
- **Mobile Home University:** Operator education and training
- **MHVillage.com:** Listing and community information platform

---

## Methodology and Limitations

This skill was compiled from:
1. State statute databases (official legislative websites)
2. State Attorney General consumer publications
3. Legal aid organization guides
4. Industry legal resources and property management guides
5. Secondary legal reference sites (Justia, FindLaw, Nolo)

**Known limitations:**
- Local ordinances are NOT comprehensively covered. Many cities and counties impose additional requirements.
- Court interpretations and case law are not included. Statutes may be applied differently than their plain text suggests.
- Some states have limited MHP-specific regulation (AL, GA, AR, IN), making definitive guidance harder to provide.
- Statute citations were verified against publicly available databases as of March 2026 but may have been amended.
- Items marked **[VERIFY WITH COUNSEL]** could not be confirmed to a specific statute or had conflicting information across sources.

**When this skill triggers, Aurora should:**
1. Provide the relevant quick-reference table entry first (fast lookup)
2. Then provide detailed state guide information
3. Always include the disclaimer that this is not legal advice
4. Flag any **[VERIFY WITH COUNSEL]** items prominently
5. Recommend consulting with a licensed attorney for action items
6. Note if the question involves a state where Sunrise does not currently operate