PRINTER'S NO. 1379
THE GENERAL ASSEMBLY OF PENNSYLVANIA
HOUSE BILL
No. 1250
Session of
2025
INTRODUCED BY HANBIDGE, CERRATO, WEBSTER, MOUL, GILLEN, PIELLI,
HILL-EVANS, OTTEN, HOWARD, GIRAL, SANCHEZ, STEELE, MALAGARI,
D. WILLIAMS, GREEN, CIRESI, SHUSTERMAN, FREEMAN, PROBST,
POWELL, MULLINS, ECKER, K.HARRIS, MERSKI AND ABNEY,
APRIL 16, 2025
REFERRED TO COMMITTEE ON HOUSING AND COMMUNITY DEVELOPMENT,
APRIL 16, 2025
AN ACT
1 Amending the act of November 24, 1976 (P.L.1176, No.261),
2 entitled "An act providing for the rights and duties of
3 manufactured home owners or operators and manufactured home
4 lessees," providing for resident associations and group
5 meetings; further providing for disclosure of fees; providing
6 for reasonable increases in rent and fees and for justified
7 rent increase to support extraordinary increases in operating
8 expenses; and further providing for damages.
9 The General Assembly of the Commonwealth of Pennsylvania
10 hereby enacts as follows:
11 Section 1. The General Assembly recognizes the following
12 public policy purposes and declares that the following
13 objectives of the Commonwealth are to be served by this act:
14 (1) Pennsylvania faces a significant shortage of
15 affordable housing units that contributes to higher rates of
16 homelessness and housing instability, impacting the well-
17 being of many residents.
18 (2) The lack of affordable housing also affects this
19 Commonwealth's economic competitiveness and educational and
 1 health outcomes.
2 (3) Manufactured homes are a vital part of the
3 affordable housing market because buying a manufactured home
4 remains a relatively affordable alternative to purchasing a
5 higher-cost traditional home.
6 (4) Manufactured home communities in this Commonwealth
7 are home to many low-income to moderate-income individuals
8 and families.
9 (5) Homes in manufactured home communities, however, are
10 subject to lot leases with ever-increasing rents determined
11 by the landowner who controls the land on which the homes
12 sit.
13 (6) It is difficult and expensive to move a manufactured
14 home once it has been set on a foundation making the
15 residents of manufactured home communities especially
16 vulnerable to exploitation.
17 (7) For manufactured home community owners, the
18 difficulty residents face in moving their homes means a
19 consistent source of revenue, including during economic
20 downturns.
21 (8) Large corporations and private equity firms have
22 been buying up manufactured home communities in this
23 Commonwealth, leading to resident complaints of drastic
24 increases in lot rents, a lack of onsite management and a
25 lack of repairs.
26 (9) Unlike traditional homes which appreciate over time,
27 the value of manufactured homes decreases over time and this
28 decrease can be accelerated by predatory lot rent increases
29 disguised as necessary improvements.
30 (10) Homeowners who are unable to pay unaffordable rent
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 1 increases face eviction and the loss of their home due to the
2 high cost and extreme difficulty of moving it.
3 (11) Homeowners who are able to remain struggle to pay
4 the increased rent and are often faced with deteriorating
5 living conditions and a loss of value in their homes.
6 (12) The public good and the general welfare of the
7 residents of this Commonwealth require the exercise of the
8 police powers of the Commonwealth to regulate lot rents in
9 manufactured home communities.
10 (13) Regulating lot rents in manufactured home
11 communities is a valid means of exercising the police powers
12 of the Commonwealth to protect the public health, safety and
13 welfare of the residents of this Commonwealth and safeguard
14 vulnerable residents of manufactured home communities from
15 exploitation.
16 (14) Regulating lot rents in manufactured home
17 communities by providing for reasonable annual lot rent
18 increases up to the average Consumer Price Index for All
19 Urban Consumers (CPI-U) for the Northeast Region, for the
20 most recently available 12-month period, but no less than 2%
21 nor more than 4%, with exceptions for extraordinary increases
22 in operating expenses, ensures that landowners can get a fair
23 return on their investment.
24 (15) Regulating lot rents in manufactured home
25 communities by providing for reasonable annual lot rent
26 increases up to the average Consumer Price Index for All
27 Urban Consumers (CPI-U) for the Northeast Region, for the
28 most recently available 12-month period, but no less than 2%
29 nor more than 4%, with exceptions for extraordinary increases
30 in operating expenses, is not unreasonable, unduly burdensome
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 1 or patently beyond what is necessary to protect the public
2 health, safety and welfare of the residents of this
3 Commonwealth and safeguard vulnerable residents of
4 manufactured home communities from exploitation.
5 (16) Prohibiting landowners from increasing the lot rent
6 during the pendency of an unresolved health or safety
7 violation, except under conditions designed to ensure the
8 correction of all health or safety violations, is a valid
9 means of exercising the police powers of the Commonwealth to
10 protect the public health, safety and welfare of the
11 residents of this Commonwealth and safeguard vulnerable
12 residents of manufactured home communities from exploitation.
13 (17) With stable land tenure and prohibition against
14 predatory rent practices, a manufactured home becomes a
15 wealth-building asset for a family, and residents are more
16 likely to become active stakeholders in the improvement and
17 upkeep of their community.
18 Section 2. The act of November 24, 1976 (P.L.1176, No.261),
19 known as the Manufactured Home Community Rights Act, is amended
20 by adding a section to read:
21 Section 4.2. Resident Associations and Group Meetings.--(a)
22 A manufactured home community owner may not prohibit or
23 interfere with the operation of a resident association.
24 (b) A manufactured home community owner shall allow group
25 meetings on site between residents without any limitations
26 related to the number of residents, location of the meetings and
27 the timing of meetings.
28 Section 3. Section 6(c) and (e) introductory paragraph and
29 (2) of the act are amended to read:
30 Section 6. Disclosure of Fees.--* * *
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 1 (c) Failure to disclose such rent, fees, service charges and
2 assessments shall render them void and unenforceable in the
3 courts of the Commonwealth. Increases in such rent, fees,
4 service charges and assessments payable to the owner shall be
5 unenforceable until [30] 90 days after notice thereof has been
6 posted in the public portion of the community office or other
7 conspicuous and readily accessible place in the manufactured
8 home community and mailed to the manufactured home lessee.
9 However, rent shall not be increased during the term of the
10 lease.
11 * * *
12 (e) All new leases, lease extensions and lease renewals[,
13 which are for more than a 60-day period,] shall contain the
14 following full disclosures:
15 * * *
16 (2) An explanation of the manner in which the manufactured
17 home space rental amount will be increased, including, but not
18 limited to, notification to the manufactured home lessee at
19 least [60] 90 days in advance of the increase.
20 * * *
21 Section 4. The act is amended by adding sections to read:
22 Section 6.1. Reasonable Increases in Rent and Fees.--(a) A
23 manufactured home community owner or operator may increase rent,
24 fees, service charges or assessments for any 12-month period,
25 effective upon the renewal or extension of a lease for a
26 manufactured home lot on or after the effective date of this
27 subsection, if all of the following conditions are satisfied:
28 (1) The community owner or operator must notify all
29 manufactured home lessees and manufactured home tenants of the
30 proposed rent increase by hand delivery or mail addressed to
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 1 their residences at least 90 days prior to the effective date of
2 the increase.
3 (2) Except as provided in section 6.2, and except for
4 charges imposed by a limited equity cooperative association
5 subject to 68 Pa.C.S. Pt. II Subpt. C (relating to
6 cooperatives), the aggregate increase in rent, fees, service
7 charges and assessments does not exceed the average Consumer
8 Price Index for All Urban Consumers (CPI-U) for the Northeast
9 Region, for the most recently available 12-month period. If the
10 average 12-month CPI-U is:
11 (i) lower than 2%, the community owner or operator may
12 increase rent, fees, service charges and assessments by up to
13 2%; and
14 (ii) greater than 4%, the community owner or operator may
15 increase rent, fees, service charges and assessments by no more
16 than 4%.
17 (3) The community owner or operator has not been found by a
18 local code official, the Department of Environmental Protection,
19 other enforcement entity or court to be in violation of any
20 applicable health or safety law or regulation, unless the
21 violation has been fully resolved at least 90 days prior to the
22 effective date of the increase.
23 (b) Failure to comply with the procedures in this section
24 shall render any attempted increase in rent, fees, service
25 charges or assessments void and unenforceable in the courts of
26 the Commonwealth.
27 Section 6.2. Justified Rent Increase to Support
28 Extraordinary Increases in Operating Expenses.--(a) A
29 manufactured home community owner or operator may increase rent,
30 fees, service charges or assessments under section 6.1(a) that
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 1 exceed the limits in section 6.1(a)(2), as necessary to support
2 extraordinary increases in operating expenses, if:
3 (1) The community owner or operator must notify all
4 manufactured home lessees and manufactured home tenants of the
5 proposed extraordinary rent increase by hand delivery or mail
6 addressed to their residences at least 90 days prior to the
7 effective date of the increase. The notice must include copies
8 of a financial summary certified as accurate by the owner or its
9 accounting firm, to include:
10 (i) a description of the operating cost item or items which
11 have increased, the amount of the increase and the impact of
12 such increase on the owner's or operator's revenues, expenses
13 and profit.
14 (ii) an estimate of the amount of revenue that will be
15 generated as a result of the proposed increase in rent, fees,
16 service charges or assessments; and
17 (iii) an explanation of the lessees' rights to request a
18 meeting with the owner or operator under this section and to
19 oppose the extraordinary increase by filing a complaint with the
20 Attorney General or filing a legal action in the court of common
21 pleas.
22 (2) A resident association, if one exists, or a committee
23 designated by a petition signed by at least 25% of the
24 households residing on the lots that would be subject to the
25 proposed increase, may request a meeting with the owner or
26 operator in writing at any time within 30 days of the delivery
27 of the notice. The owner or operator must meet with the resident
28 association or committee in person at a mutually convenient
29 place and time within 15 days of the request. The meeting must
30 be open to all residents who wish to attend. At the meeting, the
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 1 owner or operator shall in good faith disclose and explain all
2 material factors resulting in the decision to propose the
3 increase, as well as any other matter concerning the operation
4 and management of the community that the resident association or
5 committee wishes to discuss.
6 (b) At any time after 45 days from the delivery of the
7 notice, any lessee, group of lessees or resident association, if
8 one exists, may challenge the reasonableness of the proposed
9 increase by filing a complaint with the Attorney General or by
10 initiating a civil action in the court of common pleas. In
11 either case, the owner or operator has the burden to demonstrate
12 that the amount of the requested increase is an accurate
13 estimate of the amount needed to cover the documented increase
14 in the owner's eligible operating expenses. If the Attorney
15 General attempts to resolve the dispute through mediation and
16 the owner or operator declines to participate, the increase
17 shall be void and unenforceable.
18 (c) As used in this section, the following words and phrases
19 shall have the meanings given to them in this subsection unless
20 the context clearly indicates otherwise:
21 "Maintenance costs for which the owner is solely
22 responsible." Include:
23 (1) the cost of regular maintenance and repair of all roads,
24 sidewalks, parking pads, storm water drainage systems and common
25 areas;
26 (2) the maintenance, care, removal and replacement of all
27 trees within the community; and
28 (3) the routine maintenance and repair of all sewer lines,
29 water lines, utility service lines and related connections owned
30 and provided by the owner or operator to the utility pedestal or
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 1 manufactured home space.
2 "Operating expense." Taxes, insurance, utility charges,
3 onsite employee costs, maintenance costs for which the owner is
4 solely responsible and third party charges directly necessary
5 for the operation of the community. The term does not include
6 any cost related to acquisition, capital improvements, debt
7 service or any increase in the return on the owner's investment.
8 Section 5. Section 13(e) and (f) of the act are amended and
9 the section is amended by adding a subsection to read:
10 Section 13. Damages.--* * *
11 (e) When the manufactured home community owner or operator
12 and a manufactured home lessee execute a new, renewed or
13 extended lease for a manufactured home space, which increases
14 rent or payables to the lessor, the manufactured home community
15 owner or operator may not collect increased rent or fee payable
16 rent from the manufactured home lessee until the manufactured
17 home community owner or operator and the manufactured home
18 lessee have entered into the new, renewed or extended lease.
19 After receiving 60 days' notice of the community owner's or
20 operator's intent to offer a new lease, the manufactured home
21 occupant shall have [30] 60 days to either accept the new,
22 renewed or extended rental agreement or to notify the
23 manufactured home community owner or operator of intent to
24 vacate within [30 days.] 60 days from the latest to occur of the
25 following:
26 (1) receipt of the community owner's or operator's intent to
27 offer a new lease;
28 (2) receipt of notification by the Attorney General that the
29 lessee's complaint challenging the reasonableness of the
30 proposed increase in rent, fees, service charges or assessments
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 1 has been closed; or
2 (3) the issuance of a final decision on any legal challenge
3 to the proposed increase in rent, fees, service charges or
4 assessments.
5 No increased rent or fee lease charges shall be effective
6 against a lessee prior to the 61st day after receiving the owner
7 or operator notice.
8 (f) A manufactured home lessee who chooses not to enter into
9 a new, renewed or extended rental agreement shall have [60] 90
10 days from the date of notification of intent to vacate the
11 manufactured home community to enter into a contract to sell or
12 to relocate the manufactured home. No increased rent fee or
13 lease charge shall apply during this period. So long as the
14 manufactured home community owner or operator complied with
15 [disclosure as provided in section 6] the requirements of
16 sections 6, 6.1 and 6.2, as applicable, the manufactured home
17 lessee who does not enter into a new, extended or renewed rental
18 agreement shall not be entitled to relocation costs.
19 (g) In addition to all other available rights, remedies and
20 damages, an affected lessee may file an action for abatement,
21 nullification or restitution of any increase in rent, fees,
22 service charges or assessments imposed in violation of the
23 requirements in section 6, 6.1 or 6.2.
24 Section 6. This act shall take effect immediately.
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