Connecticut Mobile Home Park Laws
Connecticut's mobile manufactured home park law, chapter 412 of the General Statutes, covers a resident who owns the home and rents a lot in any park holding two or more homes: leases run at least a year, a lot-rent increase takes thirty days' written notice, an owner may end a tenancy only on five statutory grounds, and residents must be told when the park is offered for sale and may match the offer.
Cited to Conn. Gen. Stat. ch. 412, §§ 21-64 to 21-84b and 4 more sources · Verified August 18, 2026
Every agreement and renewal must be in writing, and an increase must be consistent with rents for comparable lots in the same park. Closing a park is slow and costly: the notice to quit for a change in the land's use runs 545 days, the notice of an intended discontinuance 120 days, and the park owner pays relocation expenses of up to $10,000, or that sum outright where no suitable site is available. There is no statewide cap on lot rent; instead, a municipal fair rent commission may limit a charge it finds harsh and unconscionable, and every town, city or borough of 25,000 or more people must have one. The Department of Consumer Protection licenses and inspects parks, and a violation of the chapter also counts as an unfair or deceptive trade practice.
| Governing act | Mobile Manufactured Homes and Mobile Manufactured Home Parks. Park Owners and Residents — Conn. Gen. Stat. tit. 21, ch. 412, §§ 21-64 to 21-84b |
|---|---|
| Federal lender protections already required by state law | 5 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 Connecticut 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 | Connecticut law | Source |
|---|---|---|
| State agency with a role in park tenancies | Department of Consumer Protection The Department licenses every park, inspects each one annually, and may suspend or revoke a license and fine an owner between $50 and $300 for each day a violation continues. A resident or an owner may ask the Department for a declaratory ruling on a claimed violation. The Mobile Manufactured Home Advisory Council sits within the Department, and the Department of Housing and the Connecticut Housing Finance Authority help resident associations arrange financing to buy a park. | Conn. Gen. Stat. § 21-64 (6); Conn. Gen. Stat. § 21-67 (a), (d); Conn. Gen. Stat. § 21-71 (a); Conn. Gen. Stat. § 21-83e (a); Conn. Gen. Stat. § 21-84a (a); Department of Consumer Protection, Mobile Manufactured Homes |
| Resident may sue under the act | Yes A violation of any provision of the chapter counts as an unfair or deceptive trade practice under Connecticut's trade practices act, and the chapter expressly leaves those rights intact. A resident may also recover at least one month's rent plus attorney's fees for an unlawful entry, and the housing receivership action in § 47a-14h is open to every resident, including one who owns the home. The chapter first offers a declaratory ruling from the Department, and an annotation on the same official page records a decision holding that a resident who went straight to court had not used that administrative route. | Conn. Gen. Stat. § 21-83e (a), (b); Conn. Gen. Stat. § 21-76a (b); Conn. Gen. Stat. § 21-82 (h); Conn. Gen. Stat. § 21-71 (c) |
| Minimum park size for the act to apply (lots) | 2 lots A park is a plot of ground holding two or more mobile manufactured homes occupied for residential purposes, so the act reaches very small communities. Separate thresholds inside the act switch particular rules on and off. | Conn. Gen. Stat. § 21-64 (2) |
| Other size thresholds that switch rules on |
| Conn. Gen. Stat. § 21-70b (i)(9); Conn. Gen. Stat. § 21-70 (f)(5); Conn. Gen. Stat. § 21-70a (b); Conn. Gen. Stat. § 21-67 (c) |
| Park-owned rental homes | Covered by this act A resident is someone who either owns, or rents and occupies, a home in a park, and the responsibilities and lease-terms sections apply to all tenancies in a park. The grounds a landlord may rely on differ: a resident who owns the home may be removed only on the five grounds in § 21-80(b)(1), while a resident renting a park-owned home falls under § 21-80(a) together with the general summary process chapter. | Conn. Gen. Stat. § 21-64 (5); Conn. Gen. Stat. § 21-83a; Conn. Gen. Stat. § 21-80 (a) |
| RVs and park-model homes | Excluded The act reaches a detached residential unit that has sleeping accommodations, a flush toilet, a tub or shower bath, kitchen facilities and connections to outside plumbing and electrical systems, and that is designed for long-term occupancy on rigid supports. A recreational vehicle does not answer that description. The chapter contains no separate clause naming recreational vehicles or park-model units. | Conn. Gen. Stat. § 21-64 (1) |
| Local rent regulation of park lots | Local ordinances regulate lot rents in parts of the state State law puts park lot rents squarely within local reach: a fair rent commission's jurisdiction over housing accommodations expressly includes mobile manufactured homes and park lots. Any municipality may create a commission, and every town, city or borough of 25,000 or more people has had to adopt an ordinance creating one since July 1, 2023. A commission may hold a hearing and limit a charge it finds harsh and unconscionable, weighing thirteen listed circumstances. The park act itself points a resident who disputes a rent figure to those sections. Nothing in either statute preempts local action on park lot rents. Applies only in part of the state: Fair rent commissions are municipal. Every town, city or borough with 25,000 or more people must have one; smaller municipalities may create one alone or jointly with a neighbor, and many have not. | Conn. Gen. Stat. § 7-148b (b), (c); Conn. Gen. Stat. § 7-148c; Conn. Gen. Stat. § 7-148d (a); Conn. Gen. Stat. § 21-70 (b) |
B. Lot rent, fees and utilities
| Rule | Connecticut law | Source |
|---|---|---|
| Notice before a lot-rent increase | 30 days An owner may raise the rent only at the end of a rental agreement, and only after delivering written notice of the proposed increase at least thirty days before the new term starts. The proposed rent must be consistent with rents for comparable lots in the same park and may not be raised to defeat the purpose of the termination subsection. A lease may not let the owner raise the rent during a term. | Conn. Gen. Stat. § 21-80 (b)(5); Conn. Gen. Stat. § 21-83 (a)(5) |
| How often rent may be raised | Rent may not be raised during the term of a rental agreement. Because every agreement and renewal must run at least a year unless the resident asks in writing for a shorter term, an increase normally arrives once a year, at renewal. If the owner offers no written renewal and there is no disagreement about the rent, the prior agreement is extended for a year at the then prevailing park rental. If the parties disagree about the rent, the agreement continues month to month at the last agreed rent unless the owner ends it and brings a summary process action. | Conn. Gen. Stat. § 21-83 (a)(5); Conn. Gen. Stat. § 21-70 (b) |
| Statewide limit on lot-rent increases | No state rule Connecticut sets no statewide percentage, index or dollar limit on lot rent. The subsection that governs increases requires only that the proposed rent be consistent with rents for comparable lots in the same park and not be raised to defeat the purpose of that subsection. A municipal fair rent commission may limit a charge it finds harsh and unconscionable, which is the only ceiling that exists and it applies town by town. | Conn. Gen. Stat. § 21-80 (b)(5); Conn. Gen. Stat. § 7-148d (a) |
| How a resident can challenge an increase | A resident may decline the proposed increase, take the disagreement to a municipal fair rent commission or to court, or both. Declining an increase is one of the five grounds on which an owner may bring a summary process action, so refusal carries risk; but where the parties disagree about the rent the prior agreement continues month to month at the last agreed rent, and if judgment enters on that ground the court may not issue execution for six months. The park act points a resident to the fair rent commission sections and to § 47a-23c. A commission weighs thirteen listed circumstances, including comparable rents, taxes and overhead, the frequency of increases and whether the extra income is being reinvested in the property, and may order the rent limited to a fair and equitable amount. Separately, an owner may not demand an increase within six months after a resident complains to officials or a fair rent commission, requests repairs or joins a residents' association, subject to the exceptions in § 21-80a(c). | Conn. Gen. Stat. § 21-70 (b); Conn. Gen. Stat. § 21-80 (b)(1)(D), (c); Conn. Gen. Stat. § 21-80a (a), (c); Conn. Gen. Stat. § 7-148c; Conn. Gen. Stat. § 7-148d (a) |
| Entrance fee prohibited | Yes A rental agreement may not contain any provision allowing the owner to charge an entrance fee to a resident taking up occupancy, and a prohibited provision is unenforceable. | Conn. Gen. Stat. § 21-83 (a)(7), (b) |
| Exit or removal fee prohibited | No state rule The list of terms a lot lease may not contain runs to thirteen items and includes an entrance fee, but no exit, removal or transfer fee. The nearest rule is the bar on the park taking a commission out of the price a seller gets for the home. What an owner may charge on departure is otherwise a matter of the lease. | Conn. Gen. Stat. § 21-83 (a); Conn. Gen. Stat. § 21-79 (e) |
| Undisclosed fees uncollectible | No state rule Connecticut has no clause making an undisclosed charge uncollectible. Two nearby rules do the work instead: the disclosure statement given before a lease is signed must state the monthly rent and every other consideration payable to the owner, and a rental agreement is unenforceable until that requirement is met; and every charge for services, lot rent, unit rent or anything else must be itemized in the agreement and in each bill. | Conn. Gen. Stat. § 21-70 (a); Conn. Gen. Stat. § 21-82 (d) |
| Utility billing rules | Every charge for a service must be itemized in the rental agreement and in each bill, and the owner must keep the utilities it supplies in working order, finishing an emergency repair within seventy-two hours unless it shows good cause. There is no limit on the price at which a park may resell a utility. The section that once set the resale price of utilities and similar commodities, § 21-77, is repealed and was not replaced. A separate section bars an owner from restricting home-delivery suppliers without good cause and from taking any fee or commission from a supplier. | Conn. Gen. Stat. § 21-82 (d), (a)(10); Conn. Gen. Stat. § 21-77 (repealed); Conn. Gen. Stat. § 21-78 |
| Submetering required or regulated | No state rule Nothing in the chapter requires individual meters, regulates meter reading or governs how a park allocates a master-metered utility among lots. The section that once set the price at which a park could resell a utility is repealed. The owner's duty is limited to keeping the utilities it supplies in good working order and maintaining water and sewage lines and connections. | Conn. Gen. Stat. § 21-77 (repealed); Conn. Gen. Stat. § 21-82 (a)(10), (a)(11) |
| Lot security deposit rules | A lot lease may not let the owner take more than one month's rent as a security deposit, may not let the owner keep it where the resident has paid the rent in full at termination and caused no damage, and may not waive the resident's right to interest on it under the general security deposit statute. The rule works as a limit on what the lease may say: a prohibited provision is unenforceable. | Conn. Gen. Stat. § 21-83 (a)(6), (b) |
C. Lease, rules and disclosure
| Rule | Connecticut law | Source |
|---|---|---|
| Written lease | Required An owner may not offer a lot without giving the prospective resident a copy of the initial written agreement before occupancy, and may not rent to a new resident until a written agreement is signed by both. Every renewal offered must also be in writing. | Conn. Gen. Stat. § 21-70 (b) |
| Minimum lease term that must be offered | 12 months Every agreement and every renewal must run at least one year unless the resident asks in writing for a shorter term. If the owner offers no written renewal, or offers one the resident does not sign, and there is no disagreement about the rent, the prior agreement is treated as extended for a year at the then prevailing park rental. | Conn. Gen. Stat. § 21-70 (b) |
| Notice to end a tenancy without cause | No state rule There is no notice period for ending a lot tenancy without cause, because there is no route to do so: an owner may end the agreement of a resident who owns the home only for the grounds the statute lists. That is the informative answer here. | Conn. Gen. Stat. § 21-80 (b)(1) |
| Notice before park rules change | No state rule The rules section sets conditions rather than a day count. A rule binds a resident only if it promotes convenience, safety or welfare, protects the property from abusive use or fairly distributes services; is reasonably related to that purpose; applies fairly to everyone, with reasonable exemptions for good cause; is explicit enough to tell a resident what to do; and was given to the resident in writing when the lease was signed or when the rule was adopted. A rule that would substantially modify an existing agreement does not apply to it without the resident's written consent, and no rule or change takes effect until it is filed with the Department. | Conn. Gen. Stat. § 21-70 (d), (e) |
| Disclosure document | A disclosure document with state-prescribed contents The Commissioner of Consumer Protection prescribes a disclosure statement by regulation, and it must cover at least eleven items, among them the monthly rent and every other consideration payable, the length of the term, the land the agreement grants, the goods and services provided and which are free, any plan to close the park during the term, the conditions for a resale of the home, the eviction and resale rights, and warnings that unpaid property taxes, liens or other encumbrances may sit on the home. Every prospective resident gets one before signing; a rental agreement is unenforceable until that is done; and the signed copy is kept for four years after the resident leaves. | Conn. Gen. Stat. § 21-70 (a); Department of Consumer Protection, Mobile Manufactured Homes |
| Residents' right to meet and organize | Yes An owner may not bring an action for possession, demand a rent increase or cut services within six months after a resident organizes or joins a residents' association. The act also recognizes associations directly: a residents' association that asks in writing must be sent the closure notice and a copy of the sale notice, and an association is the vehicle for the purchase rights. The chapter does not separately grant residents the use of a park building for meetings. | Conn. Gen. Stat. § 21-80a (a)(5); Conn. Gen. Stat. § 21-70 (f)(2); Conn. Gen. Stat. § 21-70b (b)(1) |
| Owner entry onto the lot or into the home | Where only the lot is rented, the owner must respect the resident's privacy and may enter the home only with the resident's permission. A resident who suffers a prohibited entry, or repeated demands for entry that are lawful but amount to harassment, may recover actual damages of at least one month's rent plus reasonable attorney's fees, and may seek an injunction or end the agreement. This duty moved from subdivision (14) to subdivision (15) of § 21-82(a) on July 1, 2025, when a new septic-maintenance duty was inserted ahead of it. | Conn. Gen. Stat. § 21-82 (a)(15), (h) |
| Retaliation prohibited | Yes For six months after a resident complains in good faith to a state or municipal official, a public agency or a fair rent commission about a violation, or a municipal agency files a notice or order about one, or the resident asks for repairs, brings a housing receivership action, or organizes or joins a residents' association, the owner may not sue for possession, demand a rent increase or cut services. The section then lists what is not retaliatory, including nonpayment, illegal use, damage caused by the resident's own household, and an increase that only passes on a proportionate share of a substantial rise in property taxes or operating costs the owner became liable for at least four months earlier. | Conn. Gen. Stat. § 21-80a (a), (b), (c) |
D. Termination and eviction
| Rule | Connecticut law | Source |
|---|---|---|
| Just cause required to end a tenancy | Yes An owner may end the rental agreement of a resident who owns the home, or bring a summary process action, only for one or more of the five statutory reasons. A resident who rents a park-owned home is covered by a separate list in § 21-80(a) that sits on top of the general summary process grounds. | Conn. Gen. Stat. § 21-80 (b)(1), (a) |
| Grounds for termination |
| Conn. Gen. Stat. § 21-80 (b)(1)(A)-(E); Conn. Gen. Stat. § 21-80 (a)(1)-(3) |
| Notice for nonpayment of lot rent | 30 days Termination for nonpayment takes at least thirty days' written notice stating the total arrears, and the owner may not start or continue a summary process action against a resident who pays the whole arrears within those thirty days, unless the resident has already used that cure once in the preceding twelve months. Before any of this, the lease may not treat rent as unpaid until nine days after the due date, or fourteen days where an online rent payment system prevented payment. Accepting overdue rent knowingly waives the right to end the agreement over it. | Conn. Gen. Stat. § 21-80 (b)(3)(B); Conn. Gen. Stat. § 21-83 (a)(2), (a)(3), (a)(4); Conn. Gen. Stat. § 21-82 (j) |
| Notice for a rule or lease violation | 30 days Before bringing a summary process action for a breach of the lease or park rules, for material noncompliance affecting health and safety, or for refusing a rent increase, the owner must deliver a written notice naming the acts or omissions and fixing termination no less than thirty days after the resident receives it. Where repair or payment would fix the breach, the resident has twenty-one days to do so and the agreement then does not end. Conduct amounting to a serious nuisance is exempt from this notice. The notice actually ending the tenancy must give at least sixty days, except on nonpayment where thirty is enough. | Conn. Gen. Stat. § 21-80 (b)(2); Conn. Gen. Stat. § 21-80 (b)(3)(B) |
| Repeat-violation rule | If substantially the same act or omission recurs within six months of the notice, the owner may end the agreement under the general summary process sections without giving another chance to cure. The same six-month window runs the other way for the resident: where an owner's material breach recurs within six months of the first one, the resident may end the agreement on at least fourteen days' written notice. | Conn. Gen. Stat. § 21-80 (b)(2)(B); Conn. Gen. Stat. § 21-83d (b) |
| Time to sell or remove the home after termination | 365 days After a possession judgment, a resident who owns the home may ask the court, before the automatic stay runs out, for permission to sell the home in place, and the court may stay execution while the sale is pursued. The stays together may not exceed twelve months from the judgment, and any stay running beyond six months is reviewed every two months to confirm the resident is making a good faith effort to sell. The court sets payments for use and occupancy during the stay and may order arrears paid out of the sale proceeds. This is a maximum the court may allow, not an automatic period. | Conn. Gen. Stat. § 21-80 (d) |
| Abandoned-home procedure | Yes Where a possession judgment has entered, no payment for the lot has come in for at least four months, at least sixty days have passed since the last stay of execution expired and the home is still on the lot, the owner may petition the Superior Court as a supplemental proceeding in the eviction, with no extra entry fee. The petition must show the home owner has not made reasonable efforts to remove or sell the home, or could not be found after reasonable inquiry. Notice goes to the home owner, the municipality and every lienholder. If the court finds the home abandoned it orders a public sale, advertised three times, and the proceeds go first to the costs of sale, then to lienholders in order of priority, then to the home owner. | Conn. Gen. Stat. § 21-80 (e)(1)-(4) |
| Mediation or dispute-resolution requirement | There is no mediation or arbitration requirement. The chapter's dispute route is a declaratory ruling from the Department of Consumer Protection, open to a resident or an owner who claims the other is violating the chapter. The same route handles two specific disputes: a resident who disputes the owner's refusal to approve the home's condition for resale may ask for a declaratory ruling, twice if defects are corrected in between; and a resident aggrieved by a restriction on home-delivery suppliers may petition the Department, whose decision on that petition is final. An annotation on the official statute page records a decision holding that a resident who sued without asking for a ruling had not used the administrative route. | Conn. Gen. Stat. § 21-83e (a); Conn. Gen. Stat. § 21-79 (e); Conn. Gen. Stat. § 21-78 |
E. Closure and change of use
| Rule | Connecticut law | Source |
|---|---|---|
| Notice before closure or change of use | 18 months The statute counts in days, not months: a notice to quit for a change in the use of the land must give the resident at least 545 days, which is about eighteen months. That applies both to a resident who owns the home and to one renting a park-owned home. It sits alongside a 120-day notice of an intended discontinuance, and the two may run at the same time. | Conn. Gen. Stat. § 21-80 (b)(1)(E)(ii); Conn. Gen. Stat. § 21-80 (a)(3)(B); Conn. Gen. Stat. § 21-70 (f)(2) |
| Variants (by trigger or park size) |
| Conn. Gen. Stat. § 21-80 (a)(3), (b)(1)(E); Conn. Gen. Stat. § 21-70 (f)(1), (f)(2), (f)(5); Conn. Gen. Stat. § 21-70a (c) |
| Relocation payment required | Yes A resident who owns the home and must move it because of a change in the use of the land is entitled to relocation money from the park owner, whether or not another park will take the home. | Conn. Gen. Stat. § 21-70a (a) |
| Relocation amounts |
| Conn. Gen. Stat. § 21-70a (a)(1), (a)(2); Conn. Gen. Stat. § 21-70a (b) |
| Who pays relocation | The park owner The resident is entitled to receive the money from the park owner. Connecticut has no state relocation fund for park residents. | Conn. Gen. Stat. § 21-70a (a) |
| Notice to a government body on closure | Yes An owner intending to close the park must notify the Commissioner of Consumer Protection, the Commissioner of Housing and the town's chief elected official in writing at least ninety days before refusing to renew leases because of the closing. On a sale, the notice to residents is copied to the Department of Housing, the Connecticut Housing Finance Authority and the Department of Consumer Protection. | Conn. Gen. Stat. § 21-70a (c); Conn. Gen. Stat. § 21-70b (b) |
F. Sale of the park
| Rule | Connecticut law | Source |
|---|---|---|
| Residents must be told the park is for sale | Yes An owner intending to sell, lease or transfer the land must give written notice to the owner of every home in the park, by certified mail with return receipt, by first class mail with tracking and by personal delivery, at least forty-five days before the proposed sale or lease. The period was sixty days for a transaction occurring before October 1, 2025; the step down to forty-five days was written into the 2023 act itself. A separate notice covers a sale to a buyer who will close the park. | Conn. Gen. Stat. § 21-70b (a); Conn. Public Act 23-125 § 2(a); Conn. Gen. Stat. § 21-70 (f)(2) |
| What triggers the notice | An intention to sell, lease or transfer the land used as a park to anyone, other than a transfer covered by the closure rules or one of the nine listed exemptions. The notice must state the intended transaction, set out the residents' rights and the deadlines for using them, and give the price, terms and conditions of any offer the owner has conditionally accepted or plans to accept, or a copy of the contract or offer. The owner may accept an offer before sending the notice so long as the agreement is conditioned on giving residents the notice and the chance to buy. Each substantially different offer triggers the requirements again. | Conn. Gen. Stat. § 21-70b (a), (h); Conn. Gen. Stat. § 21-70 (f)(2) |
| Residents' purchase right | Right of first refusal (match the offer) Where the association and the owner cannot otherwise agree a price, the association may buy on the same price, terms and conditions as any bona fide offer the owner has accepted or intends to accept, and the owner may not unreasonably refuse or delay signing or closing with an association that has made a bona fide matching offer. Both sides owe each other a duty to act and bargain in good faith. Two limits: an offer covering more than one park, or a purchase of control by stock transfer or another non-cash instrument, that the association cannot match, leaves the association free to propose its own agreement, which the owner must consider but need not accept or wait for. The separate closure route lets an association match an offer or, if there is none, buy at a price set by appraisal, with a third appraiser if the two sides' appraisers disagree and the Commissioner naming one if the owner will not. | Conn. Gen. Stat. § 21-70b (d), (e), (f); Conn. Gen. Stat. § 21-70 (f)(4) |
| Time for residents to respond | 45 days An association has forty-five days from the later of mailing or personal delivery of the notice to tell the owner it is interested in buying, and may record a copy of that notice on the land records. It then has 180 days from the notice to purchase and close. If no signed agreement is on the land records within ninety days of the notice, the matching right is void. The response window was sixty days for a transaction before October 1, 2025. On the closure route the figures are different: 120 days to give notice of interest and 365 days to complete the purchase. | Conn. Gen. Stat. § 21-70b (c), (d); Conn. Gen. Stat. § 21-70 (f)(3), (f)(4) |
| Resident-association threshold | 50% On a sale the association must represent more than half of the units in the park that are occupied by their owners or by an owner's immediate family member, and it may be formed after the notice goes out. On the closure route the threshold is lower: an association representing twenty-five per cent or more of the units. | Conn. Gen. Stat. § 21-70b (c); Conn. Gen. Stat. § 21-70 (f)(3) |
| Transfers exempt from the sale rules |
| Conn. Gen. Stat. § 21-70b (i)(1)-(9), (j) |
| Residents may assign the right to a nonprofit or municipality | Yes An association holding rights on a sale may assign them to the municipality it sits in, to a housing authority in that municipality, or to a nonprofit organization, for the purpose of keeping the property in use as a park. A sale to residents or to such an assignee, where the buying entity is owned by more than half the residents and the sale requires the property to stay a park, is exempt from most of the state and municipal conveyance tax. | Conn. Gen. Stat. § 21-70b (g); Conn. Gen. Stat. § 21-70c |
| Penalty for violating the sale rules | A violation of any provision of the chapter, the sale rules included, counts as an unfair or deceptive trade practice under Connecticut's trade practices act, and carries a fine of up to $100 for each offence. The Department may also revoke, suspend, condition or refuse to renew the park's license and, after an administrative hearing, fine an owner between $50 and $300 for each day a violation continues, plus $500 per violation where the owner has not complied within thirty days of a reinspection notice. On a sale specifically, the owner may not unreasonably refuse or delay signing or closing with a matching association, and both sides owe a duty of good faith. The sale rules set no separate damages figure. | Conn. Gen. Stat. § 21-83e (b); Conn. Gen. Stat. § 21-76a (a); Conn. Gen. Stat. § 21-71 (a), (d); Conn. Gen. Stat. § 21-70b (d), (f) |
G. The resident's home
| Rule | Connecticut law | Source |
|---|---|---|
| Right to sell the home in place | Yes An owner may not require a resident to move a home that is safe, sanitary and meets the park's aesthetic standards when the home is sold or a mortgage on it is foreclosed, so long as the buyer or foreclosing mortgagee takes on the rental agreement and is bound by the park rules. A home built to a nationally recognized building or construction code is presumed safe and sanitary, and falling short of a code does not by itself raise the opposite presumption. | Conn. Gen. Stat. § 21-79 (a), (b) |
| Park may not take a commission on the sale | Yes The park may not take a commission or fee out of the price the seller gets, unless it acted as the seller's agent under a written contract. It also may not charge the buyer a lot rent higher than the prevailing rent for any other lot in the park. | Conn. Gen. Stat. § 21-79 (e) |
| Park may screen the buyer | Yes A buyer may become a resident if the park's entry requirements are met, those requirements are applied equally to everyone, and the owner approves. Approval may be withheld only for good cause as the statute defines it. | Conn. Gen. Stat. § 21-79 (d) |
| Buyer-approval standard and deadline | Good cause means reasonable cause to believe the buyer intends to use the home for an illegal or immoral purpose or one that would disturb other residents' quiet enjoyment, or that the buyer is or will be financially unable to pay the lot rent. A refusal must be in writing, stating the reasons, and must reach both the selling resident and the buyer within ten days of the owner receiving the completed application. Failing to deliver it within ten days counts as approval. | Conn. Gen. Stat. § 21-79 (d) |
| Home may not be rejected for age, size or style alone | Yes No aesthetic standard about physical characteristics such as size, original color or original building materials that cannot be changed without undue financial hardship to the resident may be applied against a home. The owner carries the burden of showing a home is unsafe, unsanitary or short of the aesthetic standards. The statute names size, original color and original building materials; it does not name the home's age. | Conn. Gen. Stat. § 21-79 (c); Conn. Gen. Stat. § 21-79 (b) |
| Park may require repairs before sale | Yes A resident who wants to sell asks the owner in writing for a statement about the home's condition. Within twenty days the owner must either approve it for resale or deliver a written statement saying why it is not safe, sanitary or in line with the aesthetic standards; missing the twenty days counts as approval. The resident may correct the defects named and ask again, and may seek a ruling from the Department at either stage. An approval holds for no more than six months. | Conn. Gen. Stat. § 21-79 (e) |
| Right to post a For Sale sign | No state rule The section that protects the right to sell says nothing about signs, and no other section of the chapter mentions them. Park rules adopted under § 21-70(d) would govern a sign, and such a rule binds a resident only if it serves one of the four listed purposes, is reasonably related to that purpose, applies fairly to everyone, is explicit enough to follow, and was given to the resident in writing. | Conn. Gen. Stat. § 21-79; Conn. Gen. Stat. § 21-70 (d) |
H. The eight federal lender protections — which ones Connecticut 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. Connecticut law requires 5 of 8. All 50 states are compared in our research study, including the 2018 federal survey baseline.
| Protection | Connecticut law | Basis |
|---|---|---|
| One-year renewable lease term unless there is good cause for non-renewal | Required | Every rental agreement and every renewal must be written and run at least a year unless the resident asks for less, an unoffered renewal is treated as a one-year extension, and an owner may end a tenancy only on the statutory grounds. (Conn. Gen. Stat. § 21-70; Conn. Gen. Stat. § 21-80) |
| 30-day written notice of rent increases | Required | Written notice of a proposed rent increase must reach the resident at least thirty days before the new term starts, and a lease may not let the owner raise the rent during a term. (Conn. Gen. Stat. § 21-80; Conn. Gen. Stat. § 21-83) |
| 5-day grace period for rent payments and the right to cure defaults on rent payments | Required | A lease may not treat rent as unpaid until nine days after the due date, or fourteen where an online payment system prevented payment, and termination for nonpayment takes thirty days' notice during which paying the whole arrears stops the case. (Conn. Gen. Stat. § 21-83; Conn. Gen. Stat. § 21-80) |
| Right to sell the manufactured home without having to first relocate it out of the community | Required | An owner may not require a resident to move a home that is safe, sanitary and meets the aesthetic standards when it is sold, so long as the buyer takes on the rental agreement and the park rules. (Conn. Gen. Stat. § 21-79) |
| Right to sell the manufactured home in place within 30 days after eviction by the community owner | Partly | After a possession judgment a resident who owns the home may ask the court to stay execution while the home is sold in place, for periods totaling up to twelve months from the judgment. The window is far longer than the thirty days the protection asks for, but it is granted at the court's discretion on the resident's application rather than given by the statute as of right, so the protection is met in substance and not in form. (Conn. Gen. Stat. § 21-80) |
| Right to sublease or assign the pad site lease for the unexpired term to the new buyer of the home without unreasonable restraint | Required | The buyer of a home sold in place takes on and is bound by the seller's rental agreement, and the park may refuse to accept the buyer as a resident only for the two good-cause reasons the statute names, in writing, within ten days, with silence counting as approval. (Conn. Gen. Stat. § 21-79) |
| Right to post "For Sale" signs that comply with the community's rules | Not required | Nothing in the chapter addresses signs. The section protecting the right to sell does not reach them, so a For Sale sign is governed only by park rules, which must meet the general reasonableness conditions. (Conn. Gen. Stat. § 21-79; Conn. Gen. Stat. § 21-70) |
| Right to receive at least 60 days' notice of a planned sale or closure of the community | Partly | The closure side goes further than the protection asks: 120 days' written notice of an intended discontinuance, and 545 days on the notice to quit. The sale side falls short: notice of an intended sale, lease or transfer takes forty-five days, down from sixty for transactions before October 1, 2025. (Conn. Gen. Stat. § 21-70b; Conn. Gen. Stat. § 21-70; Conn. Gen. Stat. § 21-80) |
Notes and caveats
- Very small parks are covered — The act reaches any plot of ground holding two or more homes occupied as residences, so most of its rules apply to communities of only a handful of lots.
- Two purchase rights, not one — A park being offered for sale triggers the 2023 right: notice to every home owner, forty-five days for an association of more than half the owner-occupied units to declare interest, and a right to match an accepted offer. A park being closed triggers an older and separate right: 120 days for an association of a quarter of the units to declare interest, then 365 days to buy, by matching an offer or at an appraised price. The thresholds, deadlines and triggers differ.
- The sale notice period fell in 2025 — The notice of an intended sale, and the association's window to respond, both dropped from sixty days to forty-five on October 1, 2025. That step down was written into the 2023 act itself rather than added later.
- Nine transfers are exempt from the sale rules — Family transfers and family trusts, gifts and devises, transfers to a partnership's own partners or a company's own members, conveyances incidental to financing, lot leases to people who will live there, transfers between joint tenants or tenants in common, transfers to a subsidiary or affiliate, eminent domain, and any park of fewer than fifteen lots. An exemption does not carry over to a later sale unless that sale independently qualifies.
- No statewide rent limit — Increases must be consistent with rents for comparable lots in the same park and may not be raised to defeat the termination rules, but there is no percentage or index. The ceiling that exists is local: a fair rent commission may limit a charge it finds harsh and unconscionable, weighing thirteen listed circumstances.
- Relocation money is a fixed figure — $10,000 is the maximum for relocation expenses to a park within a hundred miles, and the flat sum where no satisfactory site is available. The figures carry no index, and a $7,000 ceiling still applies in certain large parks noticed before June 1999.
- What the act does not reach — There is no rule on exit or removal fees, no submetering or utility-price rule (the section that once set the resale price of utilities is repealed), no set notice period for a change in park rules, and nothing about For Sale signs.
- New fire hydrant reporting — From January 1, 2026, and with the first report due by October 1, 2026, a park owner must report the water capacity and flow of each fire hydrant in the park to the local fire marshal each year. A finding of insufficient capacity goes to the Department as a complaint and to the Mobile Manufactured Home Advisory Council.
Common questions: Connecticut 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 a Connecticut park give before raising lot rent?
- 30 days. An owner may raise the rent only at the end of a rental agreement, and only after delivering written notice of the proposed increase at least thirty days before the new term starts.
- Is there a limit on how much lot rent can go up in Connecticut?
- Connecticut sets no state rule on this. Connecticut sets no statewide percentage, index or dollar limit on lot rent.
- Can a Connecticut park owner end a lot tenancy without cause?
- No — a Connecticut park may end a lot tenancy only for a listed cause. An owner may end the rental agreement of a resident who owns the home, or bring a summary process action, only for one or more of the five statutory reasons.
- How much notice must a Connecticut park give before closing or changing use?
- 18 months. The statute counts in days, not months: a notice to quit for a change in the use of the land must give the resident at least 545 days, which is about eighteen months.
- Does a Connecticut park have to pay residents' relocation costs when it closes?
- Yes — Connecticut law requires a relocation payment when a park closes or changes use. A resident who owns the home and must move it because of a change in the use of the land is entitled to relocation money from the park owner, whether or not another park will take the home.
- Do Connecticut residents get a chance to buy the park when it is sold?
- Yes — a right of first refusal (match the offer). Where the association and the owner cannot otherwise agree a price, the association may buy on the same price, terms and conditions as any bona fide offer the owner has accepted or intends to accept, and the owner may not unreasonably refuse or delay signing or closing with an association that has made a bona fide matching offer.
- Can a Connecticut resident sell the home in place without moving it out of the park?
- Yes — a Connecticut resident may sell the home in place. An owner may not require a resident to move a home that is safe, sanitary and meets the park's aesthetic standards when the home is sold or a mortgage on it is foreclosed, so long as the buyer or foreclosing mortgagee takes on the rental agreement and is bound by the park rules.
Cite this page: "Landlord Atlas, Connecticut Mobile Home Park Laws (verified August 18, 2026), landlordatlas.com/laws/mobile-home-parks/connecticut/" — free to cite and quote with a link (how these records are verified).
Citations
- Conn. Gen. Stat. ch. 412, §§ 21-64 to 21-84b (verified 2026) Official source
- Conn. Gen. Stat. ch. 412, 2026 Supplement (§§ 21-82, 21-83, 21-83c, 21-83f) (verified 2026) Official source
- Conn. Gen. Stat. §§ 7-148b to 7-148f (verified 2026) Official source
- Conn. Public Act 23-125 (verified 2026) Official source
- Department of Consumer Protection, Mobile Manufactured Homes (verified 2026) Official source
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