Landlord Atlas

Georgia Mobile Home Park Laws

Verified August 23, 2026 All Georgia topics →

Georgia has no manufactured-home community tenancy act: a resident who owns the home and rents the lot is covered by the state's general landlord and tenant law, O.C.G.A. Title 44, Chapter 7, which sets no ceiling on lot rent, requires no notice before a rent increase, and lets a community owner end a tenancy at will on sixty days' notice without giving a reason.

Cited to O.C.G.A. Title 44, Chapter 7 and 5 more sources · Verified August 23, 2026

Counties and cities may not regulate the rent charged for privately owned residential rental property, so no local ordinance fills the gap. Two rules in the chapter do speak to mobile homes directly. After a final order in a possession case, the resident has ten days to move the home before the community owner may have it moved at the resident's expense. And the Abandoned Mobile Home Act gives a landowner a court route for a home left behind: an inspection by a local government agent, notice to everyone with an interest in the home, a hearing in magistrate court, and then either disposal of a derelict home or a lien on an intact one that can be foreclosed and sold.

Governing actNo manufactured-home tenancy act
General law that also appliesGeorgia's general landlord and tenant law, O.C.G.A. Title 44, Chapter 7
Federal lender protections already required by state law0 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 Georgia 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 Georgia law Source
State agency with a role in park tenancies No state rule No Georgia agency oversees manufactured-home community tenancies. A dispute between a community owner and a resident is decided by the courts, and a possession case goes before a magistrate, state or superior court judge under the dispossessory article. The Office of Commissioner of Insurance and Safety Fire runs the state's manufactured housing program, which licenses manufacturers, retailers and installers, issues a permit for each installation, inspects installations and handles complaints about those businesses; it has no role in lot rent or in a lot tenancy. O.C.G.A. § 44-7-50 (a); Office of Commissioner of Insurance and Safety Fire, Manufactured Housing Division
Resident may sue under the act No state rule Georgia has no manufactured-home community act for a resident to sue under. The general landlord and tenant law does give a residential tenant specific claims: three times any part of a security deposit wrongfully withheld plus reasonable attorney's fees, and, where a landlord retaliates, a civil penalty of one month's rent plus $500.00, court costs and declaratory relief, with attorney's fees where the conduct is willful, wanton or malicious. O.C.G.A. § 44-7-35 (c); O.C.G.A. § 44-7-24 (e)
Minimum park size for the act to apply (lots) No state rule No minimum community size applies, because Georgia has no manufactured-home community act to switch on. The general landlord and tenant law reaches every renting of real property, whatever the number of lots. O.C.G.A. § 44-7-1 (a)
Other size thresholds that switch rules on No state rule No size threshold changes the rules for a community. The one size test in the chapter counts a landlord's units rather than a community's lots: the escrow, damage-list and forfeiture rules for security deposits do not reach a natural person who, with a spouse and minor children, owns ten or fewer rental units, unless a third party manages them for a fee. O.C.G.A. § 44-7-36
Park-owned rental homes Ordinary landlord-tenant law applies A home rented from the community owner is an ordinary residential tenancy under Georgia's landlord and tenant law — the same law that reaches a rented lot. Georgia draws no line between the two, because it has no separate community act; a rental agreement for the use of real property as a dwelling place is the unit the chapter works with. O.C.G.A. § 44-7-1 (a); O.C.G.A. § 44-7-30 (2)
RVs and park-model homes No state rule Nothing in Georgia law says whether a recreational vehicle or a park-model home is treated like a manufactured home on a rented lot. The Abandoned Mobile Home Act takes its meanings of mobile home and manufactured home from the state's manufactured housing standards law, and the only size test in the chapter sits in the distress-warrant article, which treats a tenant's mobile home as property and describes it as a towable dwelling over 32 feet long and over eight feet wide designed for year-round occupancy without a permanent foundation. O.C.G.A. § 44-7-112 (7), (8); O.C.G.A. § 44-7-82 (a)
Local rent regulation of park lots Preempted — local governments may not regulate lot rents Counties and cities may not regulate lot rent. State law bars a county or municipal corporation from enacting, maintaining or enforcing any ordinance or resolution that would regulate in any way the amount of rent to be charged for privately owned, single-family or multiple-unit residential rental property, and it makes no exception for manufactured-home communities, which it does not separately name. A local government may still set rent for property it owns itself or through an authority it created, and may enter agreements with private owners that limit rent. O.C.G.A. § 44-7-19

B. Lot rent, fees and utilities

Rule Georgia law Source
Notice before a lot-rent increase No state rule Georgia requires no advance notice of a lot-rent increase. The rental agreement sets the rent and how it may change, and where no ending time is set the tenancy is one at will, which the community owner may end on sixty days' notice. A rent increase within three months after a resident complains about a life, health, safety or habitability concern can be one element of a retaliation claim. O.C.G.A. § 44-7-7; O.C.G.A. § 44-7-24 (c)(4)
How often rent may be raised No state rule No Georgia statute limits how often lot rent may be raised. The rental agreement governs, and a tenancy with no stated ending time may be ended by either side on notice instead. O.C.G.A. § 44-7-7; O.C.G.A. § 44-7-6
Statewide limit on lot-rent increases No state rule Georgia sets no ceiling on lot rent. No statute limits the amount or the size of an increase and no state agency publishes a maximum, and counties and cities may not regulate the rent charged for privately owned residential rental property. O.C.G.A. § 44-7-19
How a resident can challenge an increase No state rule Georgia offers no mediation, petition or review procedure for a lot-rent increase. The only statutory route touching an increase is the retaliation claim: an increase within three months after a protected complaint is one element of a prima-facie case, and retaliation is a defense to a possession case. O.C.G.A. § 44-7-24 (c)(4); O.C.G.A. § 44-7-24 (e)
Entrance fee prohibited No state rule No Georgia statute prohibits or limits an entrance fee for a lot. The security-deposit rules reach money held on the resident's behalf, but a sum the agreement says will not be returned is a nonrefundable fee that sits outside them. O.C.G.A. § 44-7-30 (1), (3)
Exit or removal fee prohibited No state rule No Georgia statute prohibits an exit or removal fee. The one cost the chapter fixes arises after a court orders possession: if the home is not moved within ten days, the community owner may have it moved at the resident's expense, and the mover holds a lien for moving fees and for storage of up to $4.00 a day. O.C.G.A. § 44-7-59
Undisclosed fees uncollectible No state rule Georgia does not make an undisclosed fee uncollectible. The chapter's only fee rules are the definition of a nonrefundable fee in the security-deposit article and the rule that a clause making the tenant pay the landlord's attorney's fees is void unless it also makes the landlord pay the tenant's. O.C.G.A. § 44-7-30 (1); O.C.G.A. § 44-7-2 (c)
Utility billing rules No state rule Georgia sets no rules for billing a resident for utilities at a lot. The general law does make it unlawful for a landlord knowingly and willfully to suspend cooling, heat, light or water service to a tenant until a possession case is finally decided, on penalty of a fine of up to $500.00; unpaid utility charges may be kept from a security deposit, and utility payments owed under the lease must be paid into the court registry while a possession case runs. O.C.G.A. § 44-7-14.1 (a), (b), (c); O.C.G.A. § 44-7-34 (a); O.C.G.A. § 44-7-54 (a)(1)
Submetering required or regulated No state rule Nothing in Georgia law addresses submetered or individually metered utility billing at a lot. The one utility rule in the chapter is the bar on cutting off service during a possession case. O.C.G.A. § 44-7-14.1 (b)
Lot security deposit rules No state rule Georgia has no deposit rule written for lot tenancies, so the general residential deposit article applies. A deposit may not exceed two months' rent; it must be held in an escrow account the tenant is told about in writing, or covered by a surety bond filed with the clerk of the superior court; the landlord must give the tenant a list of existing damage before the deposit is taken and compile a second list within three business days after the tenancy ends; and the deposit must be returned within 30 days after the landlord takes back the premises, with a written statement of anything kept. A landlord who fails to return what is owed is liable for three times the sum withheld plus attorney's fees, unless a bona fide error is shown. The escrow, list and forfeiture rules do not reach a natural person who owns ten or fewer rental units that no third party manages for a fee. O.C.G.A. § 44-7-30.1; O.C.G.A. § 44-7-31; O.C.G.A. § 44-7-33 (a), (b)(1); O.C.G.A. § 44-7-34 (a); O.C.G.A. § 44-7-35 (b), (c); O.C.G.A. § 44-7-36

C. Lease, rules and disclosure

Rule Georgia law Source
Written lease Not required A lot tenancy need not be in writing. A contract creating the landlord and tenant relationship for a year or less may be oral, and where no time is set for the tenancy to end the law treats it as a tenancy at will. O.C.G.A. § 44-7-2 (a); O.C.G.A. § 44-7-6
Minimum lease term that must be offered No state rule Georgia requires no minimum lease term to be offered for a lot. Renting real property for less than five years conveys only the right to possess and use it, and a tenancy with no stated ending time is a tenancy at will. O.C.G.A. § 44-7-1 (b); O.C.G.A. § 44-7-6
Notice to end a tenancy without cause No state rule Georgia sets no notice period written for lot tenancies, so the general rule applies: sixty days' notice from the landlord, or thirty days from the resident, ends a tenancy at will. A tenancy for a fixed term ends when the term expires, and the resident must then deliver possession. O.C.G.A. § 44-7-7; O.C.G.A. § 44-7-10
Notice before park rules change No state rule No Georgia statute requires notice before community rules change. What the rental agreement says about rules governs, and the tenant's rights run no further than the use of what is rented and the privileges needed to enjoy it. O.C.G.A. § 44-7-11
Disclosure document None required Georgia prescribes no disclosure document for a lot tenancy. The general law does require one written disclosure at or before the tenancy starts: the names and addresses of the owner of record, or a person authorized to act for the owner, and of the person authorized to manage the premises, with any change passed on to each tenant within 30 days. Whoever enters the agreement without giving it becomes the owner's agent for service and for the landlord's obligations. O.C.G.A. § 44-7-3 (a); O.C.G.A. § 44-7-3 (b)
Residents' right to meet and organize No state rule No Georgia statute protects meetings or a residents' organization in a community. The retaliation section does count establishing, attempting to establish or taking part in a tenant organization that addresses habitability, life, health or safety concerns as a protected act, so a landlord's response within three months can support a retaliation claim. O.C.G.A. § 44-7-24 (b)(4)
Owner entry onto the lot or into the home No state rule Georgia has no statute on a community owner entering a lot or a home. The chapter leaves the resident the use of what is rented together with the privileges needed to enjoy it, and puts the duty to keep the premises in repair on the landlord. O.C.G.A. § 44-7-11; O.C.G.A. § 44-7-13 (a)
Retaliation prohibited No state rule Georgia has no retaliation rule written for lot tenancies, so the general residential rule applies. A tenant makes out a prima-facie case by showing a good-faith complaint or another protected act about a life, health, safety or habitability concern and then, within three months, a possession case, reduced services, a rent increase, a termination or another material interference. Increases under a lease escalation clause or applied across a whole building or complex are excepted, as are cases based on unpaid rent, damage, threats, serious misconduct or holding over, and a code inspection within the prior twelve months is a rebuttable defense. O.C.G.A. § 44-7-24 (b), (c); O.C.G.A. § 44-7-24 (d); O.C.G.A. § 44-7-24 (f)

D. Termination and eviction

Rule Georgia law Source
Just cause required to end a tenancy No No Georgia statute requires a reason to end a lot tenancy. A tenancy at will ends on sixty days' notice from the landlord, a fixed term ends when it expires, and the chapter lists no grounds a community owner must meet. O.C.G.A. § 44-7-7; O.C.G.A. § 44-7-10
Grounds for termination No state rule Georgia lists no grounds for ending a lot tenancy, because it has no manufactured-home community act. A possession case rests instead on holding over beyond the term, on occupation at will or sufferance after the owner demands possession, or on a failure to pay rent, late fees, utilities or other charges owed. O.C.G.A. § 44-7-50 (a), (c)
Notice for nonpayment of lot rent No state rule Georgia has no nonpayment notice written for lot tenancies; the general rule gives three business days. Before filing, the community owner must give the resident a notice to vacate or pay all past due rent, late fees, utilities and other charges within three business days, posted in a sealed envelope conspicuously on the door and delivered by any further method the rental agreement names. After the case is served, tendering everything allegedly owed plus the costs of the case within seven days is a complete defense, which a landlord must accept only once in any twelve-month period. O.C.G.A. § 44-7-50 (c), (d); O.C.G.A. § 44-7-52 (a)
Notice for a rule or lease violation No state rule Georgia sets no notice period and no cure period for breaking a community rule. Where the ground is not unpaid rent, the community owner demands possession and may go before the court at once if the resident refuses, and the resident then has seven days from service to answer, orally or in writing, with any legal or equitable defense or counterclaim. O.C.G.A. § 44-7-50 (a); O.C.G.A. § 44-7-51 (b)
Repeat-violation rule No state rule Georgia has no repeat-violation rule for lot tenancies. The nearest thing is a limit on the nonpayment defense: a landlord must accept a tender of all rent owed plus the costs of the case from any one tenant only once in any twelve-month period. O.C.G.A. § 44-7-52 (a)
Time to sell or remove the home after termination 10 days A resident has ten days after a final order in a possession case to move the home off the lot. If a manufactured home, mobile home, trailer or other transportable housing the tenant placed on the property is not moved in that time, the community owner may have it moved at the resident's expense by a motor common carrier licensed for the transportation of manufactured housing, and the mover holds a lien on the home for moving fees and for storage of up to $4.00 a day. This is time to remove the home, not a right to sell it where it stands. O.C.G.A. § 44-7-59
Abandoned-home procedure Yes Georgia has a court procedure for a mobile home left behind on rented land, set out in the Abandoned Mobile Home Act. A home counts as abandoned when every tenant has left it vacant for at least 90 days without telling the landowner and there is evidence of at least one listed sign, among them 90 days of unpaid rent or fees, removal of most belongings, canceled insurance, ended utility service, or a risk to public health or safety. At the landowner's request a local government agent inspects the home and classifies it as intact or derelict within 20 days. For an intact home the landowner may file a lien for unpaid rent and accrued fees and foreclose it in magistrate court, which can end in a public sale, with the clerk holding any surplus for twelve months. For a derelict home the landowner posts a notice on the home and notifies everyone with an interest in it, who then have 90 days to ask a magistrate court for a hearing; if the court confirms the finding, the landowner must dispose of the home within 180 days and tell the Department of Revenue within 30 days after that. A local governing authority is not required to appoint an agent, so the procedure is not available everywhere. O.C.G.A. § 44-7-112 (1), (2), (4); O.C.G.A. § 44-7-113 (a), (b), (c), (d); O.C.G.A. § 44-7-114 (a), (c); O.C.G.A. § 44-7-115 (1), (4), (6); O.C.G.A. § 44-7-117; O.C.G.A. § 44-7-119
Mediation or dispute-resolution requirement No state rule Georgia requires no mediation or other dispute-resolution step before a community owner or a resident goes to court. A possession case begins with a demand for possession and an affidavit made before a judge, clerk or magistrate. O.C.G.A. § 44-7-50 (a)

E. Closure and change of use

Rule Georgia law Source
Notice before closure or change of use No state rule Georgia requires no notice before a community closes or changes use. Each tenancy ends under the ordinary rules, which for a tenancy at will means sixty days' notice from the landlord and for a fixed term means the end of the term. O.C.G.A. § 44-7-7; O.C.G.A. § 44-7-10
Variants (by trigger or park size) No state rule No closure or change-of-use rules exist in Georgia law, so nothing varies by trigger or by community size. O.C.G.A. § 44-7-7
Relocation payment required No state rule Georgia requires no relocation payment when a community closes and runs no relocation fund. Where a court has ordered possession and the home is not moved in ten days, the cost of moving it falls on the resident. O.C.G.A. § 44-7-59
Relocation amounts No state rule No relocation amounts are set, because Georgia requires no relocation payment. O.C.G.A. § 44-7-59
Who pays relocation None required No one is required to pay to move a home when a community closes. Georgia places no payment duty on the community owner and has no state fund for the purpose. O.C.G.A. § 44-7-59; O.C.G.A. Title 44, Chapter 7
Notice to a government body on closure No state rule No Georgia statute requires a community owner to tell a state or local body that a community is closing. The chapter's notice duties run to the tenant, not to a government office. O.C.G.A. § 44-7-3 (a); O.C.G.A. Title 44, Chapter 7

F. Sale of the park

Rule Georgia law Source
Residents must be told the park is for sale No state rule Residents need not be told that a community is for sale or has been sold. The only related duty is the ownership disclosure: a change in the name or address of the owner of record or of the manager must reach each tenant within 30 days, in writing or by a notice posted in a conspicuous place. O.C.G.A. § 44-7-3 (a)
What triggers the notice No state rule Nothing triggers a sale notice in Georgia, because none is required. The related trigger is a change in ownership or management details, which must be passed on to each tenant within 30 days. O.C.G.A. § 44-7-3 (a)
Residents' purchase right None required Residents have no right to buy the community and no statutory chance to match an offer. Georgia sets no notice, negotiation or first-refusal step before a community is sold. O.C.G.A. Title 44, Chapter 7
Time for residents to respond No state rule No response period exists, because residents have no statutory purchase right in Georgia. O.C.G.A. Title 44, Chapter 7
Resident-association threshold No state rule No residents' association threshold appears in Georgia law, because no purchase right depends on one. O.C.G.A. Title 44, Chapter 7
Transfers exempt from the sale rules No state rule Georgia exempts no transfers from sale rules, because it has no sale rules for a community. O.C.G.A. Title 44, Chapter 7
Residents may assign the right to a nonprofit or municipality No state rule Residents have nothing to assign to a nonprofit or a local government, because Georgia gives them no purchase right. O.C.G.A. Title 44, Chapter 7
Penalty for violating the sale rules No state rule No penalty attaches to the sale of a community, because no sale rules apply. The chapter's penalties sit elsewhere: three times a security deposit wrongfully withheld plus attorney's fees, a fine of up to $500.00 for cutting off utilities during a possession case, and a misdemeanor for a knowing false statement in a possession affidavit or answer. O.C.G.A. § 44-7-35 (c); O.C.G.A. § 44-7-14.1 (c); O.C.G.A. § 44-7-58

G. The resident's home

Rule Georgia law Source
Right to sell the home in place No state rule Georgia does not protect a resident's right to sell the home where it stands. Whether a home may stay on the lot for a buyer is left to the rental agreement and the community's rules, and the chapter speaks to a home's removal only after a court has ordered possession. O.C.G.A. § 44-7-59; O.C.G.A. § 44-7-1 (a)
Park may not take a commission on the sale No state rule No Georgia statute stops a community owner from taking a commission or a fee on the sale of a resident's home. The chapter's only commission rules are for real estate brokers on commercial leases. O.C.G.A. § 44-7-21 (d)
Park may screen the buyer No state rule Georgia neither allows nor limits screening of a buyer by the community owner. The general rule is that a tenant holds only a usufruct, which may not be conveyed without the landlord's consent, so whether a buyer may take over the lot turns on that consent and on the rental agreement. O.C.G.A. § 44-7-1 (a)
Buyer-approval standard and deadline No state rule No standard and no deadline govern a decision on a buyer of a resident's home. Georgia sets none, and the right to use the lot may not be passed on without the landlord's consent. O.C.G.A. § 44-7-1 (a)
Home may not be rejected for age, size or style alone No state rule Nothing in Georgia law stops a community owner from refusing a home because of its age, size or style, and nothing bars requiring a home to be removed when it is sold. O.C.G.A. Title 44, Chapter 7
Park may require repairs before sale No state rule Georgia does not address repairs a community owner may require before a home is sold. The chapter's repair duty runs the other way: the landlord must keep the premises in repair, and every agreement for the use of real property as a dwelling place is deemed to include a provision that the premises is fit for human habitation. O.C.G.A. § 44-7-13 (a), (b)
Right to post a For Sale sign No state rule No Georgia statute protects a For Sale sign on a home in a community; the community's rules and the rental agreement govern. O.C.G.A. Title 44, Chapter 7

H. The eight federal lender protections — which ones Georgia 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. Georgia law requires 0 of 8. All 50 states are compared in our research study, including the 2018 federal survey baseline.

ProtectionGeorgia lawBasis
One-year renewable lease term unless there is good cause for non-renewal Not required No Georgia statute requires that a one-year lot lease be offered or limits the reasons a tenancy may end; a lot tenancy with no stated ending time is a tenancy at will, which the community owner may end on sixty days' notice for any reason. (O.C.G.A. § 44-7-6; O.C.G.A. § 44-7-7)
30-day written notice of rent increases Not required No Georgia statute requires written notice before a lot-rent increase; what the rental agreement says about rent governs, and the general law speaks only to ending a tenancy, not to changing its price. (O.C.G.A. § 44-7-7)
5-day grace period for rent payments and the right to cure defaults on rent payments Partly Only the cure limb is met: before filing for nonpayment the community owner must give a notice to vacate or pay all past due rent, late fees, utilities and other charges within three business days, and a resident who tenders everything owed plus the costs of the case within seven days of service has a complete defense once in any twelve-month period; Georgia sets no period after the due date in which a late fee may not be charged, so the grace limb is missing. (O.C.G.A. § 44-7-50; O.C.G.A. § 44-7-52)
Right to sell the manufactured home without having to first relocate it out of the community Not required No Georgia statute bars a community owner from requiring that a home be moved off the lot when it is sold; the rental agreement governs, and the chapter addresses moving a home only after a court has ordered possession. (O.C.G.A. § 44-7-59)
Right to sell the manufactured home in place within 30 days after eviction by the community owner Not required Georgia gives no right to sell a home in place after an eviction; the resident has ten days after the final order to move the home before the community owner may have it moved at the resident's expense. (O.C.G.A. § 44-7-59)
Right to sublease or assign the pad site lease for the unexpired term to the new buyer of the home without unreasonable restraint Not required No Georgia statute lets the buyer of a home take over the lot tenancy or limits a community owner's reasons for refusing; a tenant holds only a usufruct, which may not be conveyed without the landlord's consent. (O.C.G.A. § 44-7-1)
Right to post "For Sale" signs that comply with the community's rules Not required No Georgia statute protects a For Sale sign on a home in a community; the community's rules and the rental agreement govern. (O.C.G.A. Title 44, Chapter 7)
Right to receive at least 60 days' notice of a planned sale or closure of the community Not required No Georgia statute requires residents to be told that a community is for sale or that it will close; only the ordinary termination notice applies, which is sixty days for a tenancy at will. (O.C.G.A. § 44-7-7)

Notes and caveats

Common questions: Georgia 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 Georgia park give before raising lot rent?
Georgia sets no state rule on this. Georgia requires no advance notice of a lot-rent increase.
Is there a limit on how much lot rent can go up in Georgia?
Georgia sets no state rule on this. Georgia sets no ceiling on lot rent.
Can a Georgia park owner end a lot tenancy without cause?
Yes — Georgia law does not require a cause. No Georgia statute requires a reason to end a lot tenancy.
How much notice must a Georgia park give before closing or changing use?
Georgia sets no state rule on this. Georgia requires no notice before a community closes or changes use.
Does a Georgia park have to pay residents' relocation costs when it closes?
Georgia sets no state rule on this. Georgia requires no relocation payment when a community closes and runs no relocation fund.
Do Georgia residents get a chance to buy the park when it is sold?
No — Georgia law gives residents no right to buy the park. Residents have no right to buy the community and no statutory chance to match an offer.
Can a Georgia resident sell the home in place without moving it out of the park?
Georgia sets no state rule on this. Georgia does not protect a resident's right to sell the home where it stands.

Cite this page: "Landlord Atlas, Georgia Mobile Home Park Laws (verified August 23, 2026), landlordatlas.com/laws/mobile-home-parks/georgia/" — free to cite and quote with a link (how these records are verified).

Citations

Every row above links the section it rests on. This topic covers all 50 states; the topic hub compares them side by side.