Arizona Mobile Home Park Laws
Arizona runs a separate landlord and tenant act for mobile home communities, the Arizona Mobile Home Parks Residential Landlord and Tenant Act at title 33, chapter 11 of the Arizona Revised Statutes, and it applies to any parcel with four or more rented spaces where the resident owns the home.
Cited to A.R.S. tit. 33, ch. 11 and 10 more sources · Verified August 18, 2026
Lot rent is not capped, but an increase takes ninety days' written notice and may normally be made only at the expiration or renewal of the agreement, a tenancy may be ended only for one of four statutory grounds for good cause, and closing a community or changing its use takes a hundred and eighty days' notice to residents and to the Arizona Department of Housing. What Arizona does instead of a rent ceiling is pay residents to leave: where an increase over any twelve months is more than ten percent plus inflation, the resident may draw moving expenses of up to $12,500 for a single-section home or $20,000 for a multisection home from the state's mobile home relocation fund, and the same amounts are available on a change of use and on the conversion of a community for older persons to all ages. Residents get strong protections around the home itself, including the right to sell it in place at their own price, a for-sale sign, no commission to the community owner, and buyer approval that may not be unreasonably withheld. There is no right to buy the community and no duty to tell residents it is being sold, and local governments are barred from regulating lot rents.
| Governing act | Arizona Mobile Home Parks Residential Landlord and Tenant Act — A.R.S. tit. 33, ch. 11 (§§ 33-1401 to 33-1501) |
|---|---|
| Federal lender protections already required by state law | 6 of 8 (see the table) |
Each row below is a state rule (with its citation) or an honest "no state rule" with what governs instead — lease terms and the general landlord-tenant law still apply where the park act is silent. This page covers a resident who owns the home and rents the lot; a home rented from the park is an ordinary Arizona tenancy.
On this page: Scope · Lot rent, fees and utilities · Lease, rules and disclosure · Termination and eviction · Closure and change of use · Sale of the park · The resident's home · Federal lender protections · Common questions · Citations
A. Scope — who and what the act covers
| Rule | Arizona law | Source |
|---|---|---|
| State agency with a role in park tenancies | Arizona Department of Housing, whose director administers the mobile home relocation fund and refers tenancy disputes to the office of administrative hearings The Arizona Department of Housing is the state agency with a role in park tenancies. Anyone subject to the act, or a party to a rental agreement made under it, may petition the department for a hearing on a claimed violation by filing a written petition on a department form and paying a filing fee; the department mails the petition to the other side, which has twenty days to show cause why it should be dismissed, and the director then refers the petition to the office of administrative hearings if it is justified. The director also receives change-of-use notices, approves relocation contracts and pays moving expenses out of the mobile home relocation fund, and enforces the park-manager education requirement with a civil penalty of $500 and a further $500 for each full calendar month the failure continues. | A.R.S. § 41-4062 (A), (C), (D); A.R.S. § 33-1409 definition of "director"; A.R.S. § 33-1476.02; A.R.S. § 33-1437 |
| Resident may sue under the act | Yes A resident may sue under the act. The act directs that its remedies be administered so that the aggrieved party may recover appropriate damages, subject to a duty to mitigate, and a resident may recover damages and obtain injunctive relief for the community owner's noncompliance with the rental agreement or with the fitness duties. Arizona courts have jurisdiction over any owner or resident as to conduct governed by the act. Attorney fees and treble damages are available in a contested action only on clear and convincing evidence that a claim or defense is harassment, is groundless and is not made in good faith, so they are a sanction rather than an ordinary prevailing-party award. A separate treble-damages remedy applies to prohibited rebates and referral payments. | A.R.S. § 33-1404 (A); A.R.S. § 33-1471 (B); A.R.S. § 33-1408; A.R.S. § 33-1417 |
| Minimum park size for the act to apply (lots) | 4 lots The act applies to a community of four or more spaces. A mobile home park is defined as any parcel of land that contains four or more mobile home spaces, and a mobile home space is a parcel of land for rent designed to accommodate a mobile home and provide the required sewer and utility connections. Renting a space that is not located in a mobile home park falls outside the act. | A.R.S. § 33-1409 definitions of "mobile home park" and "mobile home space"; A.R.S. § 33-1407 (B) |
| Other size thresholds that switch rules on | No state rule No further lot-count threshold switches any rule on or off. Once a parcel has four or more spaces every rule in the act applies alike, and the exclusions section draws its remaining lines by who owns the home, what kind of structure it is and whether the land is public housing, never by the number of spaces. The one time-based threshold in the act is unrelated to size: where a community changes use within 270 days after an earlier relocation, the owner pays a further amount into the relocation fund for each occupied space. | A.R.S. § 33-1409 definition of "mobile home park"; A.R.S. § 33-1407 (A), (B), (C); A.R.S. § 33-1476.01 (G) |
| Park-owned rental homes | Ordinary landlord-tenant law applies Homes the community owns and rents out are outside this act. The exclusions section says the chapter does not apply to a mobile home and a mobile home space if both are owned by the same person, so a resident who rents the home as well as the ground beneath it is covered by Arizona's general residential landlord and tenant act instead. Arizona deliberately runs the two acts side by side, one for ordinary rentals and one for communities where the resident owns the home. | A.R.S. § 33-1407 (B); A.R.S. § 33-1409 definition of "tenant" |
| RVs and park-model homes | Excluded Recreational vehicles and park model trailers are outside the act. The definition of a mobile home excludes a motor home, camping trailer, van, fifth wheel trailer or other recreational vehicle, and separately excludes a park model trailer, described as a structure built on a single chassis and mounted on wheels with a gross interior area of between three hundred twenty and four hundred square feet when prepared for occupancy. The exclusions section then states that the chapter does not apply to recreational vehicles, and does not apply to travel trailers except for the three sections that govern change of use, the relocation fund and the assessment that pays into it. Long-term recreational-vehicle spaces have their own chapter of Arizona law. | A.R.S. § 33-1409 definition of "mobile home"; A.R.S. § 33-1407 (B) |
| Local rent regulation of park lots | Preempted — local governments may not regulate lot rents Arizona law bars cities, towns and counties from setting rents for mobile home spaces. The act has its own preemption section, separate from the state's general rent-control preemption, declaring that the imposition of rent control on mobile home spaces by counties, cities including charter cities, and towns is a matter of statewide concern and reserving that authority to the state. The single exception is for mobile home spaces that are owned, financed, insured or subsidized by a state agency or by a county, city including a charter city, or town. | A.R.S. § 33-1416 (A), (B) |
B. Lot rent, fees and utilities
| Rule | Arizona law | Source |
|---|---|---|
| Notice before a lot-rent increase | 90 days A lot-rent increase takes ninety days' written notice. The owner may increase or decrease the total rent or change the payment arrangements on the expiration or renewal of a rental agreement, and must notify the resident in writing at least ninety days before that expiration or renewal. Notice must go by first class or certified mail or by personal delivery. One narrow route sits outside the ninety days: where the written rental agreement says so, an increase to cover the owner's actual costs of insurance, taxes and utility rate increases may take effect immediately, and the owner must substantiate those costs to the resident in writing. | A.R.S. § 33-1413 (G); A.R.S. § 33-1413 (I) |
| How often rent may be raised | Rent may be changed only on the expiration or renewal of a rental agreement, except for a cost pass-through the written agreement expressly allows. Rent changes are tied to the renewal date rather than capped by a number of increases a year. Because the default agreement runs twelve months where the parties disagree on a term, the practical effect for most residents is one increase a year, and a resident who demands a long-term agreement fixes all rents and other fees for a four-year term. The exception is a pass-through of the owner's actual costs of insurance, taxes and utility rate increases, which may take effect immediately if the written rental agreement provides for it and the owner substantiates the costs in writing. | A.R.S. § 33-1413 (G); A.R.S. § 33-1413 (B), (I), (K) |
| Statewide limit on lot-rent increases | No state rule Arizona sets no ceiling on lot-rent increases. The act says so in as many words in the section that gives residents a relocation payment when rent rises steeply: that section is not to be construed as deeming any rent increase unreasonable. What the statute does instead is attach a consequence to a large increase rather than forbid it. Where an increase, singly or in combination over any consecutive twelve-month period, is more than ten percent plus the increase in the consumer price index over the most recent one-year period, the resident becomes eligible to draw moving expenses from the state's mobile home relocation fund. Local rent regulation is separately preempted, so no city or county ceiling fills the gap. | A.R.S. § 33-1476.04 (A), applicability clause; A.R.S. § 33-1413 (G); A.R.S. § 33-1416 (A) |
| How a resident can challenge an increase | A resident facing an increase above ten percent plus inflation may take moving expenses from the state relocation fund instead of paying it, and any resident may petition the Arizona Department of Housing for a hearing on a claimed violation of the act. Arizona answers a steep increase with an exit payment rather than a challenge to the rent itself. A resident qualifies if they own the home, it sits in a covered community, the increase takes effect at the expiration or renewal of their agreement, and the increase alone or combined over any consecutive twelve months is more than ten percent plus the rise in the consumer price index for the most recent year, measured by the west-A index published by the United States Department of Labor, Bureau of Labor Statistics. The resident submits a relocation contract with a licensed installer to the director and the community owner at least thirty days before the increase takes effect; the director has fifteen days to approve or disapprove, and the contract is treated as approved on the sixteenth day if nothing is said. The payment is the lesser of actual moving expenses or $12,500 for a single-section home or $20,000 for a multisection home, and a resident who would rather leave the home behind may abandon it to the community owner and take forty percent of that maximum. None of this reaches an increase already written into the rental agreement. Separately, anyone subject to the act may petition the Arizona Department of Housing, which refers a justified petition to the office of administrative hearings. | A.R.S. § 33-1476.04 (A), (B), (C), (D); A.R.S. § 41-4062 (A), (D) |
| Entrance fee prohibited | Yes An entrance fee is prohibited, with a broad exception. The act says a community owner may not require any person, as a precondition to renting, leasing or otherwise occupying a space, to pay an entrance or exit fee of any kind unless the fee is for services actually rendered or is charged under a written agreement. Read together, the bar stops an unexplained fee demanded at the gate but leaves room for a charge the parties have written down. | A.R.S. § 33-1452 (F)(2) |
| Exit or removal fee prohibited | Yes An exit fee is prohibited on the same terms as an entrance fee. Both are covered by a single clause barring an entrance or exit fee of any kind as a precondition to occupying a space, unless the fee is for services actually rendered or is charged under a written agreement. A separate clause bars the community owner from taking a commission or fee out of the price a resident gets for selling the home. | A.R.S. § 33-1452 (F)(2), (F)(4) |
| Undisclosed fees uncollectible | No state rule Arizona requires fees to be disclosed but does not make an undisclosed fee uncollectible. Before an initial rental agreement the community owner must give the resident the names and addresses of the manager and the owner, a written statement of the rent increases for the three preceding calendar years and a summary of the act approved by the director, and must post current utility rates conspicuously unless the utility bills the resident directly. A long-term agreement of four years must clearly identify all rents and other fees due during its term. What governs a charge that was never disclosed is therefore those disclosure duties and the rule that a provision the act prohibits is unenforceable, not a bar on collecting the money. | A.R.S. § 33-1432; A.R.S. § 33-1413 (K); A.R.S. § 33-1414 (B) |
| Utility billing rules | A community owner that bills separately for gas, water or electricity may not charge more than the prevailing basic service single-family residential rate of the serving utility, and must show the meter readings and dates on every bill. Arizona caps what a community owner may charge for a utility and requires the bill to show its workings. Where the owner charges separately for gas, water or electricity there must be a separate meter for every user, and each billing period's charge must be stated separately along with the opening and closing meter readings and the dates they were taken. Charges for removing waste, garbage, rubbish, refuse and trash and for sewer service may be billed separately too, but may not exceed the prevailing single-family residential charge levied by the political subdivision or provider. The community owner must also give residents a statement of any proposed interruption of utility service within a reasonable time, except in an emergency, and must furnish outlets for electric, water and sewer service. | A.R.S. § 33-1413.01; A.R.S. § 33-1434 (A) |
| Submetering required or regulated | Yes Separate metering is required whenever the community bills for a utility separately. The act states that if a community owner charges separately for gas, water or electricity there must be a separate meter for every user, and that every bill must show the opening and closing meter readings and their dates. The same section adds that submetering used only to determine individual water use for water conservation, without other evidence of a regulated transaction, does not by itself make a mobile home park a public or consecutive water system. | A.R.S. § 33-1413.01 |
| Lot security deposit rules | A deposit and any prepaid rent may not exceed two months' rent, and must be returned, less accrued rent and itemized damages, within fourteen days after the tenancy ends. Arizona sets both a ceiling and a deadline for lot deposits. The community owner may not demand or receive as security, however it is named, prepaid rent above two months' rent. On termination the deposit less any accrued rent and damages goes back to the resident within fourteen days, and any amount kept for damage must be itemized in a written notice delivered to the resident with the money due within that same fourteen days after termination and delivery of possession. A community owner that fails to meet these duties owes the resident the property and money due plus damages equal to twice the amount wrongfully withheld. | A.R.S. § 33-1431 (A), (B), (C), (D) |
C. Lease, rules and disclosure
| Rule | Arizona law | Source |
|---|---|---|
| Written lease | Required A written rental agreement is required at the start of every tenancy. The act says a signed, written rental agreement must be executed by the community owner or its designated agent and the resident at the beginning of the tenancy, stating the amount of rent and of the security deposit, and a copy must be given to the resident within ten days of signing. The agreement may carry other conditions the law does not prohibit, and the owner must attach the resident's written acknowledgment of the disclosures the act requires. | A.R.S. § 33-1413 (A), (C), (D) |
| Minimum lease term that must be offered | 12 months The default term is twelve months where the parties do not agree on one. The act sets that default expressly, and allows a shorter first term only to bring the agreement into line with a standard park anniversary date. A resident may go further and demand a long-term agreement in writing: the community owner must then offer an initial or renewal agreement of four years, in writing, clearly identifying all rents and other fees due during the term, and the resident has ten days to accept or reject it. When a written term expires the tenancy runs month to month unless either side asks for a new written agreement. | A.R.S. § 33-1413 (B), (H), (K) |
| Notice to end a tenancy without cause | No state rule There is no notice period for ending a lot tenancy without cause, because Arizona does not allow it. The act states that the community owner may not terminate or refuse to renew a tenancy without good cause, and lists what good cause means; the separate holdover section repeats that the owner may terminate a tenancy only as provided in the chapter. Each ground carries its own notice period. A resident going the other way must tell the community at least thirty days before the agreement expires that it will not be renewed and that the space will be vacated. | A.R.S. § 33-1476 (B); A.R.S. § 33-1483 (A); A.R.S. § 33-1451 |
| Notice before park rules change | 30 days A change to community rules takes thirty days' written notice. Where a community owner adds, changes, deletes or amends any rule, written notice must go to every resident thirty days before it takes effect, by first class or certified mail. A rule adopted after a resident's agreement was signed binds that resident only if it does not substantially modify the agreement, and a new rule that imposes a recurring financial obligation on an existing resident is not enforceable at all. Rules must promote convenience, safety, welfare or the fair distribution of services, be reasonably related to that purpose, apply to all residents fairly, and be explicit enough to tell a resident what is required. | A.R.S. § 33-1452 (A), (B), (E) |
| Disclosure document | A disclosure document with state-prescribed contents Arizona requires a state-approved summary of the act plus the community's own statement of policy. Before an initial rental agreement the community owner must give the resident, at no cost, a concise written summary of the act approved by the director of the Arizona Department of Housing annually by November 1 and posted on the department's website, along with the names and addresses of the manager and the owner and a written statement of the rent increases for the three preceding calendar years. Before the agreement is signed the owner must also provide a statement of policy covering seven set points: whether the community is a family community or housing for older persons, the period before any change in use is expected, any method of determining rent changes, any right of first refusal on the sale of the community and how it may be exercised, the size and other specifications of homes allowed, the improvements required as a condition of tenancy, and that insuring the home is the resident's responsibility. A statement of policy may not be deleted or amended while it is in force, and residents must be told of any new statement at least sixty days before the current one expires. | A.R.S. § 33-1432; A.R.S. § 33-1436 (A), (C) |
| Residents' right to meet and organize | Yes Residents have a protected right to meet and organize. A community owner may not prohibit, or adopt a rule prohibiting, residents or a residents' association from meeting in a home or in the community's common areas to discuss matters relating to mobile home living. Meetings in common facilities must be held during normal operating hours when the facility is not otherwise in use, and residents may post notices of a meeting on community bulletin boards and include meeting information in the community newsletter. | A.R.S. § 33-1452 (H) |
| Owner entry onto the lot or into the home | The community owner has no right of access to a home owned by a resident; access exists only where the two have agreed to it in writing. Arizona's access rule is unusually short and unusually strict. The act states flatly that the community owner has no right of access to a mobile home owned by a resident, and adds that the owner and the resident may mutually agree, in writing, to give the owner access. No emergency exception, no notice period and no list of permitted purposes appears in the section, so any entry into the home rests on the written agreement. | A.R.S. § 33-1453 (A), (B) |
| Retaliation prohibited | Yes Retaliation is prohibited, and a complaint within the past six months raises a presumption. A community owner may not retaliate by raising rent, cutting services, or bringing or threatening to bring an eviction action after a resident has complained to a government agency responsible for enforcing a building or housing code, complained to the owner of a violation of the act, organized or joined a residents' union or similar organization, or filed an action against the owner in court. Evidence of such a complaint within six months before the claimed act of retaliation creates a presumption that the owner's conduct was retaliatory. | A.R.S. § 33-1491 (A), (B) |
D. Termination and eviction
| Rule | Arizona law | Source |
|---|---|---|
| Just cause required to end a tenancy | Yes A community owner may not terminate or refuse to renew a tenancy without good cause. The act requires the owner to specify the reason in writing with specific facts, so that the date, place and circumstances can be determined, and says that quoting or referring to the language of the chapter is not enough. The owner's right to terminate or refuse to renew does not arise at all until it has complied with the notice procedures the act sets out for the ground it relies on. | A.R.S. § 33-1476 (A), (B), (C) |
| Grounds for termination |
| A.R.S. § 33-1476 (B)(1)-(4), (D), (E), (H) |
| Notice for nonpayment of lot rent | 7 days Nonpayment of lot rent takes seven days' written notice. If rent is unpaid when due and the resident fails to pay within seven days after written notice of the nonpayment and of the community owner's intention to terminate, the agreement ends. A resident may have the agreement reinstated at any time before judgment by tendering the past due but unpaid rent together with the community owner's reasonable attorney fees and court costs. Separately, no late fee may be charged unless the resident is allowed at least five days beyond the due date to pay, and a permitted late fee may not exceed five dollars a day from the due date where payment has not arrived by the sixth day. | A.R.S. § 33-1476 (E); A.R.S. § 33-1414 (A)(4), (C) |
| Notice for a rule or lease violation | 30 days A rule or lease violation takes thirty days' notice with fourteen days to fix the problem. The notice must specify the noncompliance and state that the agreement ends not less than thirty days after receipt if the breach is not remedied within fourteen days. Where the remedy needs a contractor and the resident produces a signed contract with one within those fourteen days, the community owner must extend the repair time to sixty days. A violation that materially affects health and safety runs on a shorter track: ten days to remedy and termination not less than twenty days after receipt of the notice. | A.R.S. § 33-1476 (D)(1), (D)(2) |
| Repeat-violation rule | After a breach has been remedied once, the next occurrence of the same breach lets the community owner end the tenancy on thirty days' notice without a further chance to cure. Arizona's repeat rule works incident by incident rather than by counting notices. Where a resident has remedied a material breach and the same breach occurs again, the community owner may serve a notice ending the tenancy thirty days after the date of the notice, and the resident has no right to remedy that time. A parallel provision covers a third documented incident of the same kind within a twelve-month period. Standing on its own is the act's fourth ground for good cause, which reaches clear and convincing evidence that a resident has repeatedly violated the chapter and established a pattern of noncompliance. | A.R.S. § 33-1476 (B)(4), (D)(4), (D)(5) |
| Time to sell or remove the home after termination | No state rule Arizona gives no set period to sell or remove the home after a tenancy ends. The termination section sets out the notice periods and then stops; the remedy section lets the community owner claim possession of the space and rent and bring a separate claim for actual damages; and the special detainer section has the court order restitution between twelve and twenty-four hours after judgment. Two nearby periods are sometimes mistaken for a sale window but are not one. A home that does not meet the community's rules or conditions may be required to be removed within sixty days, and where a home is abandoned the community owner must locate the legal owner or lienholder within ten days and may claim up to sixty days' rent accrued before that notice. Any removal also needs a written clearance from the community owner showing that money due for space rent has been paid or that removal has been agreed. | A.R.S. § 33-1476 (D), (E); A.R.S. § 33-1481; A.R.S. § 33-1452 (L); A.R.S. § 33-1485.01 |
| Abandoned-home procedure | Yes The act sets out what happens when a home is abandoned on a space. Within ten days the community owner must locate the legal owner or lienholder of the home and tell them that they are liable for the cost of the space, meaning rent and utilities, from that point on. The community owner is entitled to a maximum of sixty days' rent that accrued before the notice to the lienholder. The home may not be removed from the space without a signed written agreement from the community owner, and the removal-clearance rules apply, so the lienholder settles with the community before taking the home away. | A.R.S. § 33-1478 (A); A.R.S. § 33-1485.01 |
| Mediation or dispute-resolution requirement | No state rule Nothing in the act requires mediation or arbitration before an eviction or any other dispute. The chapter's own settlement provision goes no further than saying that a claim or right arising under it or on a rental agreement may be settled by agreement if it is disputed in good faith. What stands in place of mediation is an administrative route: anyone subject to the act may petition the Arizona Department of Housing on a written form with a filing fee, the other side has twenty days to show cause why the petition should be dismissed, and the director refers a justified petition to the office of administrative hearings. | A.R.S. § 33-1405; A.R.S. § 41-4062 (A), (C), (D) |
E. Closure and change of use
| Rule | Arizona law | Source |
|---|---|---|
| Notice before closure or change of use | 6 months Closing a community or changing its use takes a hundred and eighty days' written notice. The statute states the period in days rather than months; six months is the closest month figure and a hundred and eighty days can fall a few days either side of it depending on the months it spans. The notice goes to the director of the Arizona Department of Housing and to all residents. The community owner may not increase rent within the ninety days before giving that notice, and once the notice is given both the owner and any resident selling a home must tell a prospective buyer or new resident that the change in use is coming. | A.R.S. § 33-1476.01 (A), (N); A.R.S. § 33-1476 (H) |
| Variants (by trigger or park size) |
| A.R.S. § 33-1476.01 (A), (D), (E), (F), (G), (K), (L), (M), (O); A.R.S. § 33-1476.05 |
| Relocation payment required | Yes Arizona pays residents to move in three situations, out of a state fund. Money is available when the community changes use or is redeveloped, when lot rent rises by more than ten percent plus inflation over any consecutive twelve months, and when a community for older persons converts to all ages. The payments come from the mobile home relocation fund administered by the director of the Arizona Department of Housing, which is financed by an annual assessment on the owners of homes sitting in covered communities and, on a change in use only, by a payment the community owner must make into the fund for each home relocated. | A.R.S. § 33-1476.01 (C), (D); A.R.S. § 33-1476.04; A.R.S. § 33-1476.05; A.R.S. § 33-1476.02 |
| Relocation amounts |
| A.R.S. § 33-1476.01 (C), (D), (E), (G), (I), (K); A.R.S. § 33-1476.04 (C), (D); A.R.S. § 33-1476.05; A.R.S. § 33-1476.03 |
| Who pays relocation | Shared between the owner and a state fund A state fund pays the resident, and the community owner pays into that fund when it changes the community's use. The mobile home relocation fund is administered by the director of the Arizona Department of Housing and is financed mainly by an annual assessment of fifty cents per hundred dollars of taxable assessed valuation on each home whose owner does not own the land beneath it. On a change in use the community owner must add $500 for each single-section home and $800 for each multisection home relocated, and twice that where it moved early or did not follow the notice rules. On the other two grounds the owner contributes nothing: the age-restriction section says in terms that the community owner is not responsible for making any payment into the fund. | A.R.S. § 33-1476.02; A.R.S. § 33-1476.03; A.R.S. § 33-1476.01 (D), (E); A.R.S. § 33-1476.05 |
| Notice to a government body on closure | Yes The closure notice must go to a state official as well as to residents. The community owner must notify the director of the Arizona Department of Housing and all residents in writing at least a hundred and eighty days before a change in use, and must notify the director and all residents at least sixty days before converting a community for older persons to an all-ages community. The director's office then handles residents' relocation contracts and pays moving expenses out of the fund. | A.R.S. § 33-1476.01 (A); A.R.S. § 33-1476.05 |
F. Sale of the park
| Rule | Arizona law | Source |
|---|---|---|
| Residents must be told the park is for sale | No state rule Arizona does not require residents to be told that the community is for sale. The one section of the act that deals with a residents' purchase group lets an incorporated residents' park purchase association tell the community owner that it is interested in buying, but places no duty on the owner to say anything first. The section on the sale of a community concerns only the records the seller must hand over at closing, and expressly says a sale must not be restricted in any way that affects the marketability of title. What may reach the question instead is the community's own statement of policy, which must set out any right of first refusal on the sale of the community that has been given to residents and the conditions for exercising it. | A.R.S. § 33-1418 (A), (B); A.R.S. § 33-1438; A.R.S. § 33-1436 (A)(4) |
| What triggers the notice | No state rule No event obliges a community owner to tell residents about a sale, so there is no trigger to state. The residents' purchase association section places the first move on the residents rather than the owner, and the section governing the sale of a community requires only that plans, drawings, surveys, deposit records and resident files be delivered at closing. Any notice a resident actually receives comes from the rental agreement or the statement of policy rather than from the act. | A.R.S. § 33-1418 (A); A.R.S. § 33-1438 |
| Residents' purchase right | None required Arizona gives residents no statutory right to buy the community. The act allows an incorporated residents' park purchase association to be formed for the purpose of telling the community owner in writing that it is interested in purchasing, and then says in the next breath that the section does not confer a right of first refusal on an association formed under it, and that a sale must not be restricted in any way to affect the marketability of title. A right of first refusal can still exist by agreement, which is why the statement of policy the community owner must give every resident has to describe any such right and the conditions for exercising it. | A.R.S. § 33-1418 (A), (B); A.R.S. § 33-1436 (A)(4) |
| Time for residents to respond | No state rule There is no response window, because there is no notice for residents to respond to. The section that would carry one gives an incorporated residents' park purchase association only the ability to register its interest in buying, sets no timetable for the community owner to answer, and expressly withholds a right of first refusal. Any deadline comes from a right of first refusal the parties have agreed, which the community's statement of policy must describe. | A.R.S. § 33-1418 (A), (B); A.R.S. § 33-1436 (A)(4) |
| Resident-association threshold | No state rule No share of residents has to join before a purchase group counts. The act asks only that the group be an incorporated residents' park purchase association formed to give the community owner written notice of its interest in buying, and it sets no membership percentage, no minimum number of homes and no procedure for forming the corporation beyond ordinary Arizona corporate law. | A.R.S. § 33-1418 (A) |
| Transfers exempt from the sale rules | No state rule There is no list of exempt transfers, because no sale rules apply in the first place. The act imposes no notice duty and no purchase right on the sale of a community, so it has no occasion to carve out family transfers, transfers by operation of law, foreclosures or corporate reorganizations the way states with a sale-notice statute do. The nearest thing to a rule about transfers is the direction that a sale must not be restricted in any way to affect the marketability of title. | A.R.S. § 33-1418 (B); A.R.S. § 33-1438 |
| Residents may assign the right to a nonprofit or municipality | No state rule Residents have no statutory right to hand a purchase opportunity to a nonprofit or a local government. The act's only purchase provision contemplates an incorporated residents' park purchase association acting for itself, names no eligible outside organization, and confers no right of first refusal that could be assigned. Nothing stops residents from working with a nonprofit or a housing authority as a matter of contract, but the act neither requires nor protects it. | A.R.S. § 33-1418 (A), (B) |
| Penalty for violating the sale rules | No state rule No penalty attaches to the sale of a community, because the act sets no sale rules to break. The general remedies the act does provide reach other conduct: the aggrieved party may recover appropriate damages, a resident may recover damages and obtain injunctive relief for the community owner's noncompliance, and a court may award attorney fees or treble damages only on clear and convincing evidence that a claim or defense is harassment, is groundless and is not made in good faith. The one penalty aimed at the transfer of a community is narrow: an owner that fails to deliver accurate records of underground facilities installed after December 31, 2006 is liable for the damages that failure causes. | A.R.S. § 33-1418 (B); A.R.S. § 33-1404 (A); A.R.S. § 33-1408; A.R.S. § 33-1438 |
G. The resident's home
| Rule | Arizona law | Source |
|---|---|---|
| Right to sell the home in place | Yes A resident may sell the home where it stands, at a price of their own choosing. The act bars the community owner from denying a resident that right, and the same clause lets the owner reserve the right to approve the buyer as a resident on the condition that approval is not unreasonably withheld. The single route to requiring the home to leave is condition rather than the sale itself: a home that does not comply with the community's rules and conditions may be required to be removed within sixty days, and a home built after June 15, 1976 may not be required to leave solely because of its age. | A.R.S. § 33-1452 (F)(3), (L), (M) |
| Park may not take a commission on the sale | Yes The community owner may not take a commission out of the price a resident gets for the home. The act bars exacting a commission or fee with respect to the price realized by a resident selling a mobile home unless the community owner or operator has acted as the selling agent under a written agreement with the resident. The same list also bars requiring a resident or prospective resident to use a particular sales agency, manufacturer, retailer or broker. | A.R.S. § 33-1452 (F)(4), (F)(5) |
| Park may screen the buyer | Yes The community may screen the buyer, but may not unreasonably refuse. The clause that protects a resident's right to sell the home in place also allows the community owner to reserve the right to approve the purchaser as a resident, and then states that permission may not be unreasonably withheld. Within ten days of a written request by the seller or the prospective buyer the community owner must give both of them written reasons for withholding approval. | A.R.S. § 33-1452 (F)(3) |
| Buyer-approval standard and deadline | Approval may not be unreasonably withheld, and written reasons must be given to the seller and the buyer within ten days of a written request. Arizona states the standard in one clause and the deadline in the next sentence. The community owner may reserve the right to approve a purchaser as a resident; that permission may not be unreasonably withheld; and within ten days of a written request by the seller or the prospective buyer the owner must notify both of them in writing of any reasons for withholding approval. A buyer who keeps the home in the community must also meet the community's current policies on the size, condition and appearance of homes, though the owner may not require the siding or skirting to be replaced unless doing so would significantly change or improve the home's appearance. A person who inherits a home may live in it only if they meet the requirements set for other residents, and must pay any amount the deceased resident owed. | A.R.S. § 33-1452 (F)(3), (D); A.R.S. § 33-1419 |
| Home may not be rejected for age, size or style alone | Yes A home may not be forced out of the community solely because of its age. The bar applies to homes manufactured after June 15, 1976, which is the date the federal construction standards took effect; a home built on or before that date may be required to leave on the ground of age. The protection reaches age alone. The community owner may still apply its current policies on the size, condition, appearance and exterior materials of homes to a home newly brought in and to a buyer of a home already on a space, subject to the rule that siding and skirting may not be required to be replaced unless the change would significantly change or improve the appearance. | A.R.S. § 33-1452 (M), (C), (D) |
| Park may require repairs before sale | Yes The community may require a home to be brought up to its standards before a buyer takes over. A person buying a home that stays on its space must comply with the community's current policies on the size, condition, appearance and exterior materials of homes, and a home that does not meet the community's rules and conditions may be required to be removed within sixty days. Two limits run the other way: siding and skirting may not be required to be replaced unless the replacement would significantly change or improve the appearance, and an existing resident may not be required to furnish permanent improvements that cannot be removed without damage. | A.R.S. § 33-1452 (D), (L), (F)(6) |
| Right to post a For Sale sign | Yes A resident may advertise the home for sale and display a sign. The act bars the community owner from prohibiting a resident from advertising the sale or exchange of the home, including the display of a for-sale or open-house sign. The protection sits in the same list that bars a commission on the sale price and bars requiring the resident to use a particular sales agency or broker. | A.R.S. § 33-1452 (F)(7) |
H. The eight federal lender protections — which ones Arizona law already requires
Fannie Mae and Freddie Mac require eight tenant site lease protections in every manufactured housing community loan they buy. Where state law already requires a protection of every park, a resident has it whether or not the park has agency financing. Arizona law requires 6 of 8. All 50 states are compared in our research study, including the 2018 federal survey baseline.
| Protection | Arizona law | Basis |
|---|---|---|
| One-year renewable lease term unless there is good cause for non-renewal | Required | A written agreement runs for twelve months where the parties do not agree on a term, a resident may demand a four-year agreement, and the community owner may not terminate or refuse to renew without one of the four statutory grounds for good cause. (A.R.S. § 33-1413; A.R.S. § 33-1476) |
| 30-day written notice of rent increases | Required | A lot-rent increase requires written notice at least ninety days before the expiration or renewal of the rental agreement; the one exception is a pass-through of the community owner's documented insurance, tax and utility rate costs, which the written agreement may make effective immediately. (A.R.S. § 33-1413) |
| 5-day grace period for rent payments and the right to cure defaults on rent payments | Required | No late fee may be charged unless the resident is allowed at least five days beyond the due date to pay, and a tenancy may not be ended for nonpayment until seven days after written notice, which the resident may cure by paying, with reinstatement available on payment of rent, fees and costs at any time before judgment. (A.R.S. § 33-1414; A.R.S. § 33-1476) |
| Right to sell the manufactured home without having to first relocate it out of the community | Required | The community owner may not deny a resident the right to sell the home in place at a price of the resident's own choosing; removal may be required only where the home does not comply with the community's rules and conditions, and never solely because of the age of a home built after June 15, 1976. (A.R.S. § 33-1452) |
| Right to sell the manufactured home in place within 30 days after eviction by the community owner | Not required | The act gives no period to sell the home in place after an eviction. The termination section ends with the notice periods, the remedy section lets the community owner claim possession and damages, and the special detainer section has the court order restitution between twelve and twenty-four hours after judgment. (A.R.S. § 33-1476; A.R.S. § 33-1481; A.R.S. § 33-1485) |
| Right to sublease or assign the pad site lease for the unexpired term to the new buyer of the home without unreasonable restraint | Required | Where the community owner reserves the right to approve the purchaser of a home as a resident, that permission may not be unreasonably withheld, and written reasons for withholding it must be given to the seller and the buyer within ten days of a written request. (A.R.S. § 33-1452) |
| Right to post "For Sale" signs that comply with the community's rules | Required | The community owner may not prohibit a resident from advertising the sale or exchange of the home, including the display of a for-sale or open-house sign. (A.R.S. § 33-1452) |
| Right to receive at least 60 days' notice of a planned sale or closure of the community | Partly | The closure limb is met and the sale limb is missing. A change in use takes a hundred and eighty days' written notice to residents and to the state, and an age-restriction conversion takes sixty days, but nothing in the act requires residents to be told that the community is being sold, and the residents' purchase association section expressly confers no right of first refusal. (A.R.S. § 33-1476.01; A.R.S. § 33-1476.05; A.R.S. § 33-1418) |
Notes and caveats
- Four spaces is the dividing line — The act reaches any parcel of land that contains four or more mobile home spaces. A smaller property, and any space that is not in a mobile home park at all, falls outside it, as does a home the community itself owns and rents out, which is governed by Arizona's general residential landlord and tenant act.
- There is no rent cap, and the act says so — The section that gives residents a relocation payment after a steep increase states that it does not deem any rent increase unreasonable. Arizona's answer to a large increase is money to move rather than a limit on the rent, and cities, towns and counties may not fill the gap because state law reserves the regulation of mobile home space rents to the state.
- Ten percent plus inflation is a payment trigger, not a ceiling — Where an increase, alone or combined over any consecutive twelve months, is more than ten percent plus the rise in the consumer price index for the most recent year, the resident may file a relocation contract with the Arizona Department of Housing at least thirty days before the increase takes effect and draw moving expenses from the state fund. The index used is the west-A index published by the United States Department of Labor, Bureau of Labor Statistics. An increase already written into the rental agreement does not count.
- Relocation money comes from a state fund, not from the community owner — The mobile home relocation fund pays up to $12,500 for a single-section home and $20,000 for a multisection home, with up to $2,500 more for a ground-set home, or forty percent of the maximum if the resident leaves the home behind. It is financed by an annual assessment of fifty cents per hundred dollars of taxable assessed valuation on each home whose owner does not own the land. The community owner adds $500 or $800 per home only when it changes the community's use, and nothing at all on the rent-increase and age-restriction grounds. The director waives the assessment for any year the fund holds more than $8,000,000 and reinstates it if the balance falls below $6,000,000 at a fiscal year end.
- The current dollar figures were set in 2023 and 2024 — The change-of-use amounts rose from $7,500 and $12,500 to $12,500 and $20,000 in 2023, and the rent-increase and age-restriction amounts were raised to match, with the abandonment share changed from a quarter to forty percent, by an emergency measure approved on April 8, 2024. Any figure below these is out of date.
- Nothing requires residents to be told the community is for sale — Residents may incorporate a park purchase association and tell the owner they are interested in buying, but the act says in terms that this confers no right of first refusal and that a sale must not be restricted in any way that affects the marketability of title. A right of first refusal can still exist by agreement, and the statement of policy every resident receives must describe any such right and how it may be exercised.
- The community owner has no right to enter the home — The access section says the community owner has no right of access to a mobile home owned by a resident, and that the two may agree in writing to give access. There is no emergency exception and no notice procedure in the section, which makes Arizona's rule tighter than the entry rules in most manufactured-home acts.
- Recreational vehicles and park models sit outside the act — The definition of a mobile home excludes recreational vehicles and park model trailers, and the exclusions section confirms that the chapter does not apply to recreational vehicles. Travel trailers are outside it too, except for the three sections that govern change of use, the relocation fund and the assessment that pays into it. Long-term recreational-vehicle spaces have their own chapter of Arizona law.
Common questions: Arizona mobile home park law
Each answer is the verified value from the tables above, restated as a direct answer. Free to quote with a link to this page.
- How much notice must an Arizona park give before raising lot rent?
- 90 days. A lot-rent increase takes ninety days' written notice.
- Is there a limit on how much lot rent can go up in Arizona?
- Arizona sets no state rule on this. Arizona sets no ceiling on lot-rent increases.
- Can an Arizona park owner end a lot tenancy without cause?
- No — an Arizona park may end a lot tenancy only for a listed cause. A community owner may not terminate or refuse to renew a tenancy without good cause.
- How much notice must an Arizona park give before closing or changing use?
- 6 months. Closing a community or changing its use takes a hundred and eighty days' written notice.
- Does an Arizona park have to pay residents' relocation costs when it closes?
- Yes — Arizona law requires a relocation payment when a park closes or changes use. Arizona pays residents to move in three situations, out of a state fund.
- Do Arizona residents get a chance to buy the park when it is sold?
- No — Arizona law gives residents no right to buy the park. Arizona gives residents no statutory right to buy the community.
- Can an Arizona resident sell the home in place without moving it out of the park?
- Yes — an Arizona resident may sell the home in place. A resident may sell the home where it stands, at a price of their own choosing.
Cite this page: "Landlord Atlas, Arizona Mobile Home Park Laws (verified August 18, 2026), landlordatlas.com/laws/mobile-home-parks/arizona/" — free to cite and quote with a link (how these records are verified).
Citations
- A.R.S. tit. 33, ch. 11 Arizona Mobile Home Parks Residential Landlord and Tenant Act, articles 1-6 (verified 2026) Official source
- A.R.S. § 33-1401 (verified 2026) Official source
- A.R.S. § 33-1409 (verified 2026) Official source
- A.R.S. § 33-1413 (verified 2026) Official source
- A.R.S. § 33-1452 (verified 2026) Official source
- A.R.S. § 33-1476 (verified 2026) Official source
- A.R.S. § 33-1476.01 (verified 2026) Official source
- A.R.S. § 33-1476.04 (verified 2026) Official source
- A.R.S. § 41-4062 (verified 2026) Official source
- 2023 Ariz. Sess. Laws ch. 16 (HB 2381) (verified 2026) Official source
- 2024 Ariz. Sess. Laws ch. 92 (HB 2316) (verified 2026) Official source
Every row above links the section it rests on. This topic covers all 50 states; the topic hub compares them side by side.