The National Picture
As of mid-2025, only a handful of states have enacted statewide caps on mobile home park lot rent increases. The vast majority of Americans living in mobile home parks have no statutory protection against any size rent increase — only notice requirements.
This is changing rapidly. Driven by the manufactured housing affordability crisis and advocacy from tenant organizations like Manufactured Housing Action, 2025 saw more MH rent legislation than any prior year on record.
2025–2026 New Laws
Washington — HB 1217 (Effective 2025)
The most significant MH rent legislation in recent memory. HB 1217 caps annual lot rent increases at 5% per year and extends required advance notice to 180 days (6 months) — the longest rent increase notice requirement in the country.
The law also prohibits "banked" rent increases (where landlords skip increases then apply accumulated amounts at once) and requires parks to provide written explanation of the increase's basis.
New Jersey — S-577/A-1851 (Effective 2025)
New Jersey enacted a statewide cap of 3.5% annually on mobile home park lot rent. The law expanded on the state's existing Manufactured Home Owners' Bill of Rights and added anti-retaliation protections for tenants who challenge illegal increases.
New Mexico — HB 332 (Effective 2025)
New Mexico enacted a tiered cap system: 3% for parks that received state or federal subsidized financing, and 5% for market-rate parks. 90-day advance notice is required.
Michigan — 6-Bill Package (Legislature 2025)
Michigan's legislature advanced a 6-bill package that, if enacted, would establish rent increase caps, right of first refusal for tenant co-ops to purchase parks, and stronger eviction protections. Status: passed committee; pending full chamber vote as of June 2025. Note: Verify current status at michigan.gov/legislature — this bill was active as of June 2025 and may have been enacted, defeated, or reintroduced in the 2026 session.
State Rent Law Reference Table
All 50 states. Search to filter. Data from state statutes, updated 2026.
| State | Rent Cap | Cap Amount | Notice Required | Increase Frequency Limit | Recent Change? |
|---|---|---|---|---|---|
| Alabama | No | — | 30 days | No limit | — |
| Alaska | No | — | 60 days | No limit | — |
| Arizona | No | — | 60 days | 1x/year | — |
| Arkansas | No | — | 30 days | No limit | — |
| California | Local only | Varies by city | 90 days | 1x/year | — |
| Colorado | No | State preempts local | 60 days | 1x/year | — |
| Connecticut | No | — | 90 days | 1x/year | — |
| Delaware | No | — | 90 days | 1x/year | — |
| Florida | No | — | 90 days | 1x/year | — |
| Georgia | No | — | 30 days | No limit | — |
| Hawaii | No | — | 45 days | No limit | — |
| Idaho | No | — | 45 days | 1x/year | — |
| Illinois | No | — | 30 days | No limit | — |
| Indiana | No | — | 30 days | No limit | — |
| Iowa | No | — | 60 days | 1x/year | — |
| Kansas | No | — | 30 days | No limit | — |
| Kentucky | No | — | 30 days | No limit | — |
| Louisiana | No | — | 30 days | No limit | — |
| Maine | No | — | 75 days | 1x/year | — |
| Maryland | No | State preempts local | 90 days | 1x/year | — |
| Massachusetts | No | — | 30 days | No limit | — |
| Michigan | Pending | Cap TBD | 90 days | 1x/year | 2025 bill |
| Minnesota | No | — | 60 days | 1x/year | — |
| Mississippi | No | — | 30 days | No limit | — |
| Missouri | No | — | 60 days | No limit | — |
| Montana | No | — | 60 days | 1x/year | — |
| Nebraska | No | — | 30 days | No limit | — |
| Nevada | No | — | 90 days | 1x/year | — |
| New Hampshire | No | — | 60 days | 1x/year | — |
| New Jersey | Yes | 3.5% / year | 90 days | 1x/year | 2025 new |
| New Mexico | Yes | 3% (subsidized) / 5% (market) | 90 days | 1x/year | 2025 new |
| New York | Local only | NYC only | 90 days | 1x/year | — |
| North Carolina | No | — | 30 days | No limit | — |
| North Dakota | No | — | 30 days | No limit | — |
| Ohio | No | — | 30 days | No limit | — |
| Oklahoma | No | — | 30 days | No limit | — |
| Oregon | Yes | 7% + CPI / year | 90 days | 1x/year | — |
| Pennsylvania | No | — | 60 days | No limit | — |
| Rhode Island | No | — | 30 days | No limit | — |
| South Carolina | No | — | 30 days | No limit | — |
| South Dakota | No | — | 30 days | No limit | — |
| Tennessee | No | — | 60 days | No limit | — |
| Texas | No | — | 60 days | 1x/year | — |
| Utah | No | — | 30 days | No limit | — |
| Vermont | No | — | 60 days | 1x/year | — |
| Virginia | No | — | 60 days | 1x/year | — |
| Washington | Yes | 5% / year | 180 days | 1x/year | HB 1217 2025 |
| West Virginia | No | — | 30 days | No limit | — |
| Wisconsin | No | — | 28 days | No limit | — |
| Wyoming | No | — | 30 days | No limit | — |
Sources: State statutes, Manufactured Housing Action, National Housing Law Project. Cap amounts reflect statewide statutes only — local ordinances may provide additional protections not shown. Verify current status before taking legal action.
What to Do If Your Park Exceeds the Cap
If you live in a state with a rent cap and your park announces an increase above the legal limit:
- Get it in writing. Request a written statement of the increase amount and effective date.
- Calculate the legal maximum. For percentage caps, apply the cap to your current rent. For CPI-linked caps (Oregon), check the current CPI-U figure from the Bureau of Labor Statistics.
- Send a certified letter. Notify the park manager in writing that the increase exceeds the statutory cap and cite the applicable statute.
- File a complaint. Contact your state's attorney general office (consumer protection division) or housing agency.
- Contact legal aid if the park retaliates or proceeds with the illegal increase.
Frequently Asked Questions
Which states have the strongest rent increase protections for mobile home residents? +
Oregon, California (by municipality), New Hampshire, and Connecticut offer the strongest protections — combining annual increase limits, long notice periods, and relocation assistance requirements. Florida and Texas have minimal state-level protections, though some cities have passed local ordinances. Check our state checker for your specific rules.
Can a mobile home park raise rent mid-lease? +
In most states, no — a written fixed-term lease binds both parties for its duration. A park attempting to raise rent during a lease term can be in breach of contract. Month-to-month arrangements are different: the park can raise rent with proper notice at the next billing cycle.
What is a 'rent control' ordinance and does it apply to mobile home parks? +
Rent control is a local or state law capping how much rent can increase per year. Several California cities (San Jose, Mountain View, Sunnyvale) have mobile home park rent control ordinances. New Jersey has state-level park rent control. Most states preempt local rent control, so it only applies where explicitly enacted.
What happens if a park raises rent without proper notice? +
An improperly noticed increase is often unenforceable. You can refuse to pay the increased amount until the proper notice period runs. Document the deficiency in writing to the park manager. If they pursue eviction, the improper notice is a defense in court. Filing a complaint with your state housing division also creates a record.
Are rent increase rules different for residents who own their home vs. rent it from the park? +
Yes, in most states. If you own your manufactured home and lease the lot, you have specific protections under manufactured housing statutes. If you rent both the lot and the home from the park operator, standard residential landlord-tenant law (not the mobile home park act) usually applies, which may offer different or fewer protections.