If you own a mobile home in Georgia, the short answer is: it depends. A park cannot simply take your manufactured home without following specific legal steps — but under certain circumstances (unpaid lot rent, abandonment, or court-ordered remedies) a park or owner may begin legal action that can put your home at risk. Knowing how state and federal rules interact will help you protect your investment and your rights as a resident.
Understanding mobile home park laws, your ownership rights, and the terms of your lease is essential. This article gives practical information for mobile home owners and residents about their rights in Georgia, how evictions and abandonment are handled, and what to do if you want to sell or move your home within or away from the community.
Key Takeaways
- Understanding mobile home park laws is essential for protecting your property and the land use relationship.
- Knowing your ownership rights helps you navigate disputes with the park and park owners.
- Georgia laws and local ordinances govern the relationship between mobile home owners and park management; federal standards may also apply to manufactured homes.
- Familiarizing yourself with park rules, lease clauses, and lot rent obligations can prevent conflicts and reduce risk of eviction.
- Seek professional advice early — contact a local attorney or legal aid if you face notices, eviction, or disputes about selling your mobile home.
What are my rights as a mobile home owner
If you own a mobile home, understanding your rights and responsibilities makes a big difference in how you interact with park management and protects your investment. Owners in Georgia live under a mix of state landlord-tenant rules, community lease terms, and federal standards that apply to manufactured homes — so read your lease and know where legal protections apply.
Advocates and legal aid organizations recommend every resident review the community rules and any tenant protections available in their county. Reliable sources for Georgia-specific information include Georgia Legal Aid, HUD guidance on manufactured homes, and your local clerk of court for records involving lots and land.
Understanding Mobile Home Park Lease Agreements
A mobile home park lease is a legally binding contract between the park (or park owner) and the tenant or site occupant. Typical leases cover lot rent, length of tenancy, utilities, maintenance responsibilities, rules for guests and pets, and procedures for transfers or sales. Because manufactured home parks and manufactured home owners share both the structure and the land-use relationship, the lease is central to protecting homeowner rights.
Key aspects to focus on include the lease length, how lot rent is calculated and raised, whether the park requires buyer approval for transfers, and any rules that could affect your ability to sell or move your home.
Key Clauses to Look Out For
- Rent Increase Clause: Look for how much notice the park must give before raising lot rent and whether increases are tied to CPI or a fixed formula. In many states, notice periods (for example 30–60 days) are common — check Georgia code for exact requirements.
- Termination Clause: Note the grounds for termination (nonpayment, lease violations) and the cure period — the time you have to fix the problem before the park starts eviction or removal proceedings.
- Maintenance Responsibilities: Confirm whether you or the park maintain the lot, utilities, skirting, tie-downs, and common areas. Clear language prevents disputes over repairs and costs.
Before you sign any lease or renewal, use this short checklist:
- Confirm the exact amount and due date for lot rent and any additional fees.
- Find the written procedure for rent increases and required notice period.
- Check rules about selling or transferring your manufactured home and any approval process the park may require.
- Locate the termination and eviction procedures and note your cure periods and notice timelines.
- Understand maintenance obligations and who pays for repairs to the home versus the lot or community infrastructure.
Example scenario: if a park issues a written notice that lot rent will rise, look for the lease-specified notice period (commonly 30–60 days) and any formula governing increases. If the park’s action seems outside the lease or state law, document communications and seek advice from a local attorney or housing counselor. In many cases, disputes over rent increases or lease interpretation can be resolved through mediation before heading to court.
“Understanding your lease agreement and knowing where to get local legal information can prevent costly disputes between residents and park owners.”
Regularly review your lease and keep a dated file of notices, payments, and communications with the park owner or management. If you encounter confusing or missing clauses, contact Georgia Legal Aid or a local manufactured home advocacy group for help interpreting your rights and protections.
What happens if I walk away from my mobile home
Thinking about walking away from your mobile home? Before you do, understand that abandoning a manufactured home can trigger a formal eviction process, money judgments, liens, and possible sale of the unit. A park cannot simply take your home without following legal procedures, but failing to act — or to respond to notices — can leave residents legally and financially liable.
Consequences of Abandoning Your Mobile Home
Abandoning your mobile home often starts with the park issuing a written notice for nonpayment or abandonment. In Georgia, parks typically must follow prescribed notice and procedural steps before they may remove or sell an abandoned unit — but the exact eviction process, required notice periods, and disposal procedures depend on state statutes, local ordinances, and the terms of your lease.
The federal Manufactured Housing Standards primarily address construction and safety; eviction and property disposition are governed by state law and by the lease between the resident and the park. That means you need to check Georgia’s statutes and your lease for specific timelines and rights.
“Abandoning a mobile home does not necessarily absolve the owner of rent, fees, or other financial obligations — and it may start a legal process that can end with the unit being sold to satisfy liens.”
The typical mobile home park eviction process looks like this:
- Park issues a written notice of nonpayment, violation, or abandonment with a stated cure period (commonly measured in days — often 30 or more depending on the cause and local law).
- If the resident does not cure the issue (pay past-due lot rent or correct lease violations) within the notice period, the park may file for eviction or pursue turnover procedures permitted by state law.
- The court may enter a money judgment for unpaid rent, fees, and court costs; the park may then use lien or sale procedures to recover amounts due.
If a park declares a home abandoned, state law usually requires certain steps before sale: more notice to the last known owner, an opportunity to claim belongings, publication of sale notices, and sometimes a judicial process. Parks that skip these steps risk legal challenge from owners.
Costs can add up quickly: unpaid lot rent, late fees, legal filing fees, towing and storage, lien processing, and sale costs. While amounts vary by case, residents should assume several hundred to several thousand dollars could be at stake depending on arrears and fees — so taking early action is important.
If you’re thinking about walking away — do this first
- Read your lease now and find the clauses on nonpayment, abandonment, and eviction timelines.
- Immediately contact park management in writing to explain your situation and request a payment plan or a written settlement.
- Document all communications and keep copies of notices, payments, and emails.
- Seek free or low-cost legal help — contact Georgia Legal Aid, local housing counselors, or a manufactured home advocacy group before making any decision.
- If you must leave, arrange for a formal transfer, sale, or documented abandonment process so you can limit future liability.
Understanding the eviction process and acting quickly gives you the best chance to avoid costly evictions or loss of the home. If you receive any formal notice from the park, treat it as a legal document: check deadlines, preserve evidence, and get legal advice to protect your rights and property.
Can my landlord stop me from selling my mobile home
In Georgia you generally retain the right to sell your manufactured home, but the park owner and the lease can impose reasonable procedures for transfers that you must follow. A landlord or park manager cannot simply refuse a sale without a lease-based or lawful reason, but they may require notice, documentation, or that the buyer meet community standards — so know the rules before you try to sell or move your home to another location.
Rules Governing Mobile Home Sales
Most park leases include a sale or transfer clause. Common requirements include written notice to the park owner, providing buyer contact and financial information, and paying any transfer or administrative fees. Some parks condition approval on the buyer meeting criteria (for example, background or credit checks) — but such requirements must be reasonable and consistent with state law and the lease.
Protecting Your Rights as a Seller
Follow a clear process to protect yourself and avoid disputes with park owners or park management:
- Review your lease for any sale/transfer provisions and for required notice periods.
- Notify the park owner in writing that you intend to sell and provide the buyer’s information promptly.
- Confirm the current status of lot rent and any outstanding charges — many parks will not approve a transfer if arrears exist.
- Ask for any park-required transfer forms in writing and keep dated copies of all communications.
- If the buyer will stay in the home, ensure they understand lot rent obligations and community rules; if the buyer plans to move the home off-site, coordinate timing and required inspections.
Sample checklist of documents buyers and sellers should exchange: the title or certificate of origin; a signed bill of sale; any park transfer/approval form; proof of payment for the home and any required transfer fees; and records of recent lot-rent payments. Keeping these documents reduces the chance of a dispute over ownership or outstanding obligations.
What is reasonable for a park to require? Acceptable restrictions commonly include written notice, documented buyer information, and payment of current rent and transfer fees. Unreasonable restrictions are blanket bans on sales, demands for excessive fees not in the lease, or discriminatory rules that violate housing or landlord-tenant laws.
If a park owner refuses a sale, your options include: negotiating with the park owner; requesting mediation through a local housing agency; or, if necessary, consulting a Georgia landlord-tenant attorney to review whether the refusal violates the lease or state law. Document the park’s reasons in writing and ask for the legal basis they rely on.
If your plan is to move the home to another location, coordinate early: confirm the destination lot or transport company, identify any required permits or utility disconnections, and check whether the receiving community or county imposes fees or inspections. Moving a manufactured home can be costly — factor in transport, setup, re-anchoring, and any site-prep at the new land.
Following these steps protects both sellers and buyers and reduces the risk of disputes with park owners. When in doubt, get local legal advice or contact a manufactured home advocacy organization for guidance specific to Georgia laws and home parks.
FAQ
Can a mobile home park evict me without notice?
No — parks generally must give written notice before starting an eviction. In Georgia, the lease and state law set required notice periods and cure opportunities for nonpayment or lease violations. If you receive a notice, read it carefully to learn the reason, the number of days you have to fix the problem, and the next steps the park may take.What to do next: keep the notice, document dates and communications, and contact Georgia Legal Aid or a housing counselor immediately for state-specific guidance and timelines.
What are my rights if I’m being evicted from a mobile home park?
You have the right to receive proper notice, to cure the violation within any allowed period, and to contest an eviction in court. Depending on the case, you may be entitled to a hearing before a judge where you can present evidence. Eviction can also lead to money judgments for unpaid rent, fees, and court costs.What to do next: review your lease for cure periods, save payment records, and consult a tenant attorney or legal aid to learn whether the park followed required procedures and to understand court options.
Can I sell my mobile home if I’m a tenant in a mobile home park?
Yes — owners can sell a manufactured home, but the park may require notice and documentation under the lease. Parks commonly ask for buyer information, proof of funds, and confirmation that lot rent is current. Any restrictions must be reasonable and consistent with law.What to do next: notify the park in writing, provide buyer details, confirm any transfer fees or outstanding lot rent, and keep copies of all documents in case of dispute.
What happens if I abandon my mobile home in a mobile home park?
Abandonment can trigger a legal process that includes notices to the owner, potential lien actions, and eventually sale of the unit to recover unpaid rent and fees. You may still owe money even after leaving the property, and parks must usually follow legal steps before disposing of your home and belongings.What to do next: if you cannot keep the home, attempt a formal sale or transfer; if you receive an abandonment notice, respond in writing and seek legal help to avoid loss of property and additional fees.
Can my landlord restrict me from renting my mobile home to someone else?
Possibly — your lease may include rules about subletting or renting your home. Park owners sometimes require approval for new residents or set community rules that affect subletting. However, any restriction must be spelled out in the lease and comply with applicable housing and anti-discrimination laws.What to do next: check your lease for sublease or rental provisions, request written permission if required, and consult legal counsel if the park’s restriction appears unlawful or arbitrary.
What are my responsibilities as a mobile home owner in a mobile home park?
As an owner you are responsible for keeping your home in good repair, paying lot rent and utilities on time, following park rules, and complying with lease terms. You may also be responsible for skirting, tie-downs, and certain on-site maintenance depending on your lease.What to do next: maintain records of repairs and payments, follow community rules, and respond promptly to park notices to reduce the risk of disputes or eviction.
How can I resolve disputes with my mobile home park management?
Start by talking with management and requesting written confirmation of any agreements. If that fails, seek mediation through local housing agencies or contact Georgia Legal Aid for low-cost representation. As a last resort, you can bring the case to court — but mediation or negotiation often resolves disputes faster and with lower costs.What to do next: document all communications, keep copies of notices and receipts, and get timely legal advice — especially if the park initiates eviction or lien proceedings.
Additional resources and next steps
For Georgia-specific information, contact Georgia Legal Aid, your county clerk, or HUD’s manufactured housing resources. If you face an imminent eviction notice or legal deadline, seek help immediately — timelines measured in days can be critical. Keep copies of every notice, payment, and communication with park owners or managers.Next step: if you received any written notice from your park, act now — document it, verify deadlines, and contact legal aid or a qualified attorney to protect your rights and property.