Manufactured Housing Communities

In Washington state, a manufactured housing community (MHC) is a piece of land that is rented for placement of two or more mobile homes, manufactured homes, or park models for the primary reason to make money from rent. An exception is land rented out for seasonal recreation not intended for year-round living (like camping or vacation stays) (RCW 59.20.030(13)). Manufactured housing communities are also known as “mobile home parks” and “manufactured/mobile home communities”.

On May 7, 2025 a rent stabilization law (HB 1217) went into effect in Washington state. If you own your manufactured or mobile home and rent a space for your home in a manufactured housing community you are covered by new rules in the Manufactured/Mobile Home Landlord-Tenant Act (MHLTA). These new rules apply to all properties covered by the MHLTA (RCW 59.20).

Because of this new law, landlords must follow these rules about raising rent:

• No Rent Hikes in the First Year – Rent can’t be raised during the first 12 months of a tenant’s lease.
• 5% Limit – After that first year, rent can only go up by a maximum of 5% in any 12-month period.
• Written Notice Required – Landlords must give tenants written notice of any rent increase using the “Rent and Fee Increase Notice to Tenants” form.
• This Rule Is Ongoing – These rent increase limits do not have an end date; they stay in effect until the law is changed.
• Some Exceptions Apply – There are limited reasons when this rule doesn’t apply. These reasons are explained in the “Know Your Rights” flyer below.

For more information, please read the “Know Your Rights” flyer with answers to frequently asked questions created by the Washington State Office of the Attorney General. The flyer is available in multiple languages on the Attorney General’s “Landlord-Tenant” webpage.

Washington state law requires community owners (landlords) to provide a two-year notice of closure, with a few exceptions (RCW 59.20.080(1)(e)). Community owners must notify tenants and the Department of Commerce (Commerce) (RCW 59.21.030). Commerce must then mail every tenant an application and information about relocation assistance.

If you own your manufactured or mobile home and live in closing community, you may be eligible for relocation assistance and relocation coordination services administered by Commerce. Financial assistance and services are provided to eligible, income qualifying households on a first-come, first-served basis, prioritizing tenants in communities closed due to park owner fraud or health and safety concerns.

To be eligible for relocation assistance, homeowners must:

• Have received a notice of closure
• Lived in the home at the time the notice of closure was received
• Have a household income that is less than 80% of HUD’s Area Median Income
• Own their manufactured/mobile home when the closure notice is received.

Owners of recreational vehicles (RVs), travel trailers, and park models (as defined in RCW 59.20.030) are not eligible for relocation assistance.

Qualifying homeowners are entitled up to:

• $11,000 for a single-section home
• $17,000 for a multi-section home

Cash assistance is provided in two payments:

1. When a household is determined eligible; and
2. When a household either signs over the home’s title to the community owner, upon removal of their home from the community, or the household sells or gifts their home to a third party.

For more information, please visit the Manufactured/Mobile Home Relocation Assistance Program webpage, call 800-964-0852, or email [email protected].

Washington state law requires community owners to give a written Notice of Opportunity to Compete to Purchase to tenants, state, and local government entities (including Commerce) before they market their communities for sale and when they receive an offer to purchase they intend to consider (RCW 59.20.325).

The Department of Commerce shares these Notices with groups interested in purchasing and preserving manufactured housing communities as affordable housing. These groups are called “Eligible Organizations” (RCW 59.20.030(4)) and include community land trusts, resident nonprofit cooperatives, local governments, local housing authorities, nonprofit community or neighborhood-based organizations, federally recognized Indian tribes in the state of Washington, and regional or statewide nonprofit housing assistance organizations whose goal is to preserve communities as long-term affordable housing.

Tenants and eligible organizations have 70 days after Notice delivery to notify the community owner of their interest in purchasing the community.

A Notice of Opportunity to Compete to Purchase does not mean tenants or eligible organizations have first right of refusal or any priority to purchase. There is no guarantee, only an opportunity to make an offer to the seller (community owner).

If you receive a Notice of Opportunity to Compete to Purchase, it does not mean your community is going to close. The majority of communities are purchased with the intent to continue operating as a manufactured housing community under new ownership and management.

In Washington, manufactured housing communities may be purchased by for-profit entities as well as “Eligible Organizations” (RCW 59.20.030(4)) whose goal is to preserve communities as long-term affordable housing (community land trusts, resident nonprofit cooperatives, local governments, local housing authorities, nonprofit community or neighborhood-based organizations, federally recognized Indian tribes in the state of Washington, and regional or statewide nonprofit housing assistance organizations).

Each eligible organization has its own process when purchasing a manufactured housing community guided by specific rules and regulations.

The most common preservation model in Washington is a “resident-owned cooperative”. Northwest Cooperative Development Center و ROC Northwest help tenants form a cooperative business, secure financing, and purchase the community in which they live.

ROC Northwest created the following materials to provide more information about resident-owned communities:

• Resident Ownership Basics: How a Cooperative Works
• Information About Resident Owned Communities

Benefits of living in communities preserved as long-term affordable housing include:

• Stability: the land cannot be redeveloped or sold for another purpose, limiting the risk of displacement
• Affordability: homeowners may pay less in space rent and fees overtime (rent may increase at time of purchase)
• Preservation of community: physical and social preservation (maintaining the social connections of neighbors)

[COMING SOON content/link to list of preserved manufactured housing communities in ]

The Department of Commerce (Commerce) administers the Home Rehabilitation Grant Program (HRGP). HRGP funding helps homeowners with home-repair improvements that address health, safety, and durability issues in homes in rural areas. Households with seniors, disabled members, veterans, and children under five years old have priority. Rehabilitation agencies are located throughout the state. You can find one near you in the “Where can I find a Commerce-approved rehabilitation agency?” section on the HRGP webpage.

Contact your local city and county government offices; many have organizations that help with home repair.

ال Manufactured/Mobile Home Landlord-Tenant Act (MHLTA) outlines the rights and responsibilities of landlords (community owners) and the tenants (manufactured/mobile home owners) who rent space in communities.

The Washington State Office of the Attorney General enforces the MHLTA.

For more information, reach out to the call center at 1-866-924-6458.

Call Center hours are from 9am – 4pm, Monday through Friday.

You can also send an email to [email protected].

The Washington State Office of the Attorney General administers the Manufactured/Mobile Home Dispute Resolution Program (MMHDP). This program provides information about the Manufactured/Mobile Home Landlord-Tenant Act (MHLTA) and is a low-cost option for manufactured home owners and landlords to resolve disputes.  

For more information about the program, including how to file a complaint, reach out to the call center at 1-866-924-6458. Call Center hours are from 9am – 4pm, Monday through Friday. You can also send an email to [email protected].