When you purchased your mobile home you probably paid cash or took out a small loan. There are some individuals who inherit these types of homes.
However, you obtained the mobile home if it sits in a mobile home park you have obligations and rules to abide to. You may own the mobile home but you do not own the land underneath it and this can raise some interesting situations.
OBLIGATIONS WITH THE MOBILE HOME PARK
Certain obligations are that the park will require you to pay lot rent each month. Lot rent is typically due the 1st through the 5th of each month. When you get behind on lot rent even just missing a few days, you could receive a letter from the park attempting to evict you from the park. Parks have to follow a certain guideline in this eviction process. Typically serving you with a letter giving you so much time to pay the back lot rent and the late fees. If you do not pay that payment you could be served papers for a court date. If you are facing eviction you can always check with you local county courthouse and learn about your landlord tenant rules and see how the process works and how much time you have.
MOBILE HOME PARK EVICTIONS
Parks can honestly evict you for a number or reasons but most commonly is owing back lot rent. Other reasons might be: complaints about who is actually living in the home such as sexual predators or someone who has caused injury to another person, too many warnings from the park about not following the rules or it could be that you have a pet that doesn’t comply with park rules…these are just a few of the reasons parks can evict you.
CAN YOUR PETS GET YOU EVICTED
You might be surprised to learn that your pet or pets can get you evicted from your mobile home community, especially if your pet has shown aggressive behavior. Parks typically have very strict rules of what pets you can have or how many of them you can have. Many parks have rules of how big these pets can be or what breed they can be as well. Be sure to check with your park office if you are looking to move to a mobile home park or if you are looking to acquire a pet. Knowing the rules before you move into a park or before you purchase a pet can make all the difference of staying on good terms with your park office.
YEAR LEASE OR MONTH TO MONTH
Whether you have a year lease or you are just month to month you are required to follow park rules. An eviction can happen whether you have a month to month lease or you are under full yearly lease…that typically does not change the rules. An advantage to being just month to month is that you can leave the park at any given time, typically with a 30 day notice and you won’t be responsible for further lot rent. If you are under a lease and the park states that they will let you out of the lease make sure you get that in writing first and signed.
INCREASING LOT RENT EACH MONTH
Parks are allowed to increase lot rent and usually do the first part of each year. Lot rent typically go up approximately $10 - $20 per year. The parks are regulated by commissioners within your states to apply certain procedures when raising lot rent. Just know that raising lot rent is a very common thing and can cause more strain on you financially if your money situation is already tight.
IF YOU ARE BEING EVICTED FROM YOUR MOBILE HOME
So what options do you have if you are threatened with being evicted from your mobile home. If you can’t pay the back lot rent you are really limited to what you can do. First, you should try to find a way to make peace with the park and pay the rent. Make sure if you do pay the back lot rent that the park will allow you to stay. If the park has decided that you must move out by a certain date you need to find someone who can purchase your home quickly.
Sometimes your only option is to find a broker / dealer such as us. Broker dealers can purchase move homes quickly and give you time to move and this might be your only option. If you do have funds you might consider just moving your mobile home. However the park will probably still want their back lot rent before the home is moved. Parks can make it difficult for you to move your home from the park if they know back lot rent is due.
MOBILE HOME OWNERS RIGHTS
Just remember each state should have a set of rules that you can learn about either by calling your local courthouse or setting down with an attorney.
If you do hire an attorney find one that specializes in real estate or mobile home / manufactured homes. There are many specific rules that apply to mobile homes as opposed to an eviction of a rental house or apartment complex.
In evictions for apartments or rental houses you don't own the land or the home. Mobile homes are considered motor vehicles in all states and they fall under different rules when they are in mobile home parks.
You typically will have warnings from the park office or the courts prior to eviction...Only a sheriff can remove you from your home after papers have been served and a number of days has passed. Typically, you are served with a 7 day notice and then if you don't pay a court date is set and you have 30 days from that date to move.
What happens if you can't sell your home in the time frame given. You will be asked to leave your home and many times a park will refuse lot rent after so much time has passed. Now that the clock is ticking you need to find someone to buy your home and to do it quickly.
If you owe a large balance on the home to the mortgage company, this can be tricky, because now you have a home that you have to pay on, it's not on your land but rented land and it cost anywhere from $3k to $10k to move these homes....if you do owe a large balance it might be better to consult with an attorney for legal advice...the home might be worth less than what you owe at this point and trying to do a short sale won't be an option because of the time frame your dealing with. More about short sales later....
What to do if you get behind or know you can't pay your lot rent
Listen everyone at some time falls into hard times. Your vehicle breaks down unexpectedly, a hospital visit / doctor visit pops up out of the blue or maybe you face a layoff or termination at work. Whatever the case live still goes on and the day your lot rent is still due on the same day. It makes for a difficult predicament, here are some things you can do to try to make some money fast to keep your lot rent current
HOW TO MAKE MONEY FAST WHEN FACING AN EVICTION FROM A MOBILE HOME PARK
Try listing it online. I have found Craigslist or Facebook Marketplace is a great place to start. Simply snap a picture, tell a little bit about the item and you have yourself a listing. If your not sure how much to ask do some research...look for other items online that are similar to yours. I find that EBAY is a great place to start to find out the value of something.
BONUS TIP: Learn how to look at completed listings on EBAY rather than what someone is just asking for an item. Completed listings will tell you what a person actually paid for an item rather than what they asked for it and that is great information for you.
Potential buyers will contact you regarding the ads that you place and what to come see the item. Ask that they pay you in cash if possible so you don't have to wait for a check to clear or worry about a bad check that way you will have the money quicker.
Example: Bill Smith gave me $500 on January 1st 2019. This is a loan and I have agreed to pay him back in increments of $20 for the next 3 months at which time the full balance will become due. (Just be sure to lay out whatever the terms may be). Maybe Bill gives you the money in exchange for fixing his deck. Get it on paper have both of you sign it and get a copy.
In conclusion, before you move to a mobile home park community I would research reviews online or the park. You may even talk with other community members within the park to see how they like the environment of the community. Usually community members will give you a close of view of how they feel about the park. When picking the park that you want to reside within it really comes down to communication between you and the park office…pick up the phone or stop by and know the rules before you purchase your mobile home.