Housing : Manufactured Home

What legal rights are important if I own a manufactured home?

Your legal status is important in manufactured home landlord/tenant law because your rights differ according to who you are. First, the law applies only to people who live in a manufactured home park. Second, your rights depend on the definition of your tenancy.

What are the terms I should know about?

  • You are an owner if you own the manufactured home and are only renting a lot in the park.

  • You are a tenant if you rent a manufactured home from the park operator.

  • Residents are both those who own or rent for purposes of part of the landlord/tenant law.

  • The park operator is the person you probably call the landlord, the one who either owns the manufactured home park or is in charge of the park.

  • The term manufactured home park is the name that the Ohio General Assembly uses in the law for what you call the mobile home park. Don’t worry, it’s just another name for the same thing. The key is that to be a mobile home park or manufactured home park, there must be three or more manufactured homes on the same piece of land.

Where should I live?

When looking for a place to live, you are limited by Ohio law. Manufactured home parks are limited to certain areas by zoning laws. For that reason, you will be looking more at lease terms and amenities such as:

  • How big is your lot and what will you be required to put on the lot (such as sheds or carports)?

  • What facilities or amenities are available, such as swimming pool, recreation area, laundry facilities, storm shelter?

  • Are the park facilities in good shape or do they need repair?

  • What restrictions are there on you or your family?

  • Is the manufactured home park near shopping, schools or other facilities you might require?

  • How much is the rent?

How much can you afford to pay in rent?

You should try not to pay more than one-third of your income as rent.

What should I do before renting in a manufactured home park?

  • Check with the local Health Department for the record of the annual inspection of facilities.

  • Talk to other residents about the park.

  • Ask for a copy of the lease to review before agreeing to rent in the park.

What should I do before moving in?

For homeowners, there are things you should do when your home is moved into the manufactured home park. For example:

  • Inspect the lot closely, noting any problems.

  • Give the park operator a list of things that need to be fixed, if any. Take pictures if you can and keep them in a separate location.

  • Be there when your home is moved in to make certain that the set up is done correctly and that utilities are connected (important because you will not be the one moving the home into the park).

  • Have a witness with you to note any problems that may occur, as well as be able to tell about the lot and the home moving if problems should arise later.

Once the home is set up, you can do a quick check to make certain there are no problems. Some of the things you can do are:

  • Take a carpenter’s level and check to make certain that the home is level.

  • Turn on the utilities and make sure there are no leaks at the connections.

  • Look at the walls, doors and ceilings to see if there are bulges anywhere. Bulges could indicate the home is not level.

For tenants, because you are moving into a home already in the park, you will not have to watch the move-in or set-up. However, there are things you should do as well.

  • Make a list of the conditions of the home and appliances in all the rooms and on the outside of the home. Take pictures if possible and keep them in a safe place, ideally outside of your home.

  • Make a list of repairs needed and give it to the park operator.

  • Make certain you have copies of the lease and rules associated with the lease.

Always keep copies of any documents, including the check-in list and repairs needed.

See also the Forms & Education tab in this section for more information.

The information in this site is not intended as legal advice.
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