Landlord Atlas

Idaho Mobile Home Park Laws

Verified August 18, 2026 All Idaho topics →

Idaho's Manufactured Home Residency Act, chapter 20 of title 55 of the Idaho Code, governs the tenancy of a resident who owns the home and rents the lot beneath it in a community of two or more homes, and it is a notice statute rather than a price or security statute: lot rent may be raised only after the term expires and only on 90 days' written notice, an increase must be uniform across the community or across a rent tier, and there is no ceiling on the amount at state or local level.

Cited to Idaho Code ch. 20, tit. 55 (Manufactured Home Residency Act) and 9 more sources · Verified August 18, 2026

Cause is required to end a tenancy during the term, and the five grounds are a substantial or repeated violation, nonpayment, a closure ordered by a government authority, a taking or a cessation of the lot rental operation, and abandonment; but at the end of a term the landlord may simply give 90 days' notice of an intention not to renew. Closing the community takes 180 days' written notice and carries no relocation payment, and residents learn that the community is being sold only if they have organized an association, told the owner it wants to buy and asked to be notified 15 days before a purchase agreement is signed. A resident who owns the home may sell it on the lot and the landlord may not take a commission or require the home to be moved because of the sale. No state agency administers the act: a resident enforces it in the district court, where the prevailing party is awarded attorney's fees and a court may treble the damages if it finds the landlord acted with malice, wantonness or oppression.

Governing actManufactured Home Residency Act — Idaho Code ch. 20, tit. 55
Federal lender protections already required by state law2 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 Idaho 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 Idaho law Source
State agency with a role in park tenancies None: the act is enforced by residents in the district court, with the Idaho Transportation Department involved only in the lien sale of an abandoned home No state agency administers or enforces Idaho's manufactured-home tenancy act. A resident enforces it by suing the landlord in the district court of the county where the lot is, and the prevailing party in any action brought under the act is awarded attorney's fees. The one agency the act names is the Idaho Transportation Department, which authorizes and records the lien sale of an abandoned home and holds the proceeds. Complaints about building, safety or health conditions go to whichever government agency enforces the code in question, and a resident who complains to that agency in good faith is protected against retaliation. Idaho Code 55-2014; Idaho Code 55-2019; Idaho Code 55-2018; Idaho Code 55-2003 definition of "department"; Idaho Code 55-2009B; Idaho Code 55-2015 (1)
Resident may sue under the act Yes A resident may sue the landlord under the act for damages and specific performance. The action reaches four failures: not maintaining electrical, water or sewer services supplied by the landlord in good working order to the terminal point of service; keeping the premises in a manner hazardous to the resident's health or safety, including a continuing violation of named drinking-water, hazardous-waste, wastewater, fire code or building code rules; not returning a security deposit as and when required by law; and breaching a lease term that materially affects the resident's health and safety. The resident must first give three days' written notice listing each failure and demanding performance or a cure. General damages are capped at $500, special damages are as proven, and the court may treble the actual damages where it finds the landlord acted with malice, wantonness or oppression. Idaho Code 55-2014 (1), (4), (5); Idaho Code 55-2017; Idaho Code 55-2018
Minimum park size for the act to apply (lots) 2 lots The act applies once two or more homes are placed on rented lots. A community is any real property that is rented or held out for rent to others for the placement of two or more homes for the primary purpose of production of income, and a home means a mobile home, a manufactured home or a park model recreational vehicle. Idaho Code 55-2003 definitions of "community" and "home"; Idaho Code 55-2004
Other size thresholds that switch rules on No state rule No lot count switches any rule on or off. Every rule in the act applies as soon as two or more lots are rented out for income, and the scope section draws its line by what is being rented rather than by the size of the community. The act's only membership figure is procedural: a resident association that wants notice of a sale supplies the landlord with the names and addresses of three designated members or officers each year. Idaho Code 55-2003 definition of "community"; Idaho Code 55-2004; Idaho Code 55-2013A (3)
Park-owned rental homes Ordinary landlord-tenant law applies The act does not reach a home the landlord rents out together with the lot. It regulates the legal rights, remedies and obligations arising from a rental agreement about a lot, except where the landlord is renting both the lot and the home to the resident, so a community-owned rental home sits under Idaho's general landlord-tenant law instead. Idaho Code 55-2004 clause (i)
RVs and park-model homes Included Park model recreational vehicles are covered; ordinary recreational vehicles and travel trailers are not. The act's definition of a home includes a park model recreational vehicle for the purposes of the chapter, and the scope section excludes a lot rented or held out for rent to a recreational vehicle or travel trailer while expressly keeping park models inside. A park model is the vehicle defined in Idaho's motor vehicle code, and a recreational vehicle the vehicular type unit defined in the state's building code chapter. The act also defines a transient as a person who rents a lot for less than a month, though no other section turns on that definition. Idaho Code 55-2004 clause (ii); Idaho Code 55-2003 definitions of "home", "park model recreational vehicle", "recreational vehicle" and "transient"
Local rent regulation of park lots Preempted — local governments may not regulate lot rents Idaho bars local governments from regulating lot rents. The act says in terms that rents in communities are governed by the general statute providing that a local governmental unit shall not enact, maintain or enforce an ordinance or resolution that would have the effect of regulating rent charged for leasing private residential property. That general statute reaches fees and deposits as well as rent and also bars an ordinance forcing an owner to take part in an optional federal housing assistance program; it does not impair a local government's right to manage residential property in which it holds a property interest. The cross-reference was added in 2024 and renumbered in 2025. Idaho Code 55-2006 (4); Idaho Code 55-306

B. Lot rent, fees and utilities

Rule Idaho law Source
Notice before a lot-rent increase 90 days A landlord must give 90 days' written notice before raising lot rent, and may raise it only after the lease term expires. The notice goes by first class mail, certified mail or personal delivery. The increase must be uniform throughout the community, and where rents are structured by lot or home size, amenities, lot location or otherwise, uniform among all homes in the same rent tier. Idaho Code 55-2006 (1), (2)
How often rent may be raised The rental agreement and the community rules may not be amended more than once in any six-month period. Idaho limits how often the terms of a lot tenancy may change rather than how much the rent may rise. The landlord must give each affected homeowner at least 90 days' written notice before any amendment to the rental agreement, and may not amend the agreement or the rules more frequently than once in a six-month period. A pass-through under an escalation clause sits outside that limit and carries its own 30 days' written notice. Idaho Code 55-2006 (3), (5)
Statewide limit on lot-rent increases No state rule Idaho sets no ceiling on lot rent or on the size of an increase. The section that would carry one sets the 90 days' notice, the requirement that increases be uniform, and the once-in-six-months limit on amendments instead, and it points to the statute that bars local governments from regulating rent, so no ceiling exists at any level of government. The general statute on fees requires that fees charged to a residential tenant be reasonable but states that nothing in it limits the amount that can be charged for rent. Idaho Code 55-2006; Idaho Code 55-306; Idaho Code 55-305 (1), (4)
How a resident can challenge an increase No state rule There is no petition, mediation or reasonableness test a resident can use to contest a lot-rent increase. The act's dispute-resolution section opens mediation or binding arbitration only where the landlord and the resident both agree in writing, and the resident action section covers service, health and safety, deposit and lease-breach failures rather than the level of rent. What constrains an increase is the 90 days' written notice and the requirement that it be uniform across the community or across a rent tier. A resident who does not want to pay may give the landlord 30 days' written notice of an intention not to renew before the agreement expires. Idaho Code 55-2006 (1), (2); Idaho Code 55-2016; Idaho Code 55-2014 (1); Idaho Code 55-2010 (3)
Entrance fee prohibited Yes A rental agreement may not contain any provision allowing the landlord to charge an entrance fee. Repairs or maintenance the landlord requires as a condition of approving a rental application do not count as an entrance fee. A rental agreement is unenforceable to the extent of any conflict with the act. Idaho Code 55-2007 (2)(b); Idaho Code 55-2004
Exit or removal fee prohibited Yes A rental agreement may not contain any provision allowing the landlord to charge an exit fee. The same sentence bars entrance fees, and it carves out repairs or maintenance required as a condition of approving a rental application. A separate section bars the landlord from taking a commission or fee on the sale of a home on a rented space unless it is acting as the seller's agent under a written agreement. Idaho Code 55-2007 (2)(b); Idaho Code 55-2009 (2)
Undisclosed fees uncollectible No state rule The act does not make an undisclosed charge uncollectible. It requires the rental agreement to describe any other charges the resident must pay the landlord and to itemize in a billing any charge that falls due less often than monthly, and it defines other charges as obligations specified in the rental agreement, so a charge outside the agreement is not one the nonpayment ground reaches. Outside the act, Idaho's general fee statute requires fees imposed on a residential tenant to be reasonable and bars an owner from charging a fee, fine, assessment, interest or other cost above the amount agreed, or one not included in a written rental agreement unless the tenant is given 30 days' written notice of the change. Idaho Code 55-2007 (1)(a); Idaho Code 55-2003 definition of "other charges"; Idaho Code 55-2010 (1)(b); Idaho Code 55-305 (1), (2)
Utility billing rules The rental agreement must describe the utilities and services included in the monthly rent, and a pass-through of a rise in the community's utility assessments takes 30 days' written notice. Idaho regulates what must be disclosed and how a pass-through is noticed rather than what the landlord may charge for a utility. On request before the agreement is signed, the landlord must also give a written statement describing the utilities and services included in the rent and those otherwise available in the community. Failure to maintain electrical, water or sewer services supplied by the landlord in good working order to the terminal point of service is a ground for a resident action for damages and specific performance. Service charges are defined as separate charges for electrical and gas service improvements at a lot, or for trash removal, sewage and water. Idaho Code 55-2007 (1)(b), (4)(d), (4)(e); Idaho Code 55-2006 (5); Idaho Code 55-2014 (1)(a); Idaho Code 55-2003 definition of "service charges"
Submetering required or regulated No state rule Nothing requires individual meters or regulates a submetering system. The sections that deal with utilities cover disclosure in the agreement, the 30 days' notice for a pass-through of the community's utility assessments, and the landlord's duty to keep supplied services working to the terminal point of service. How a utility is measured is left to the rental agreement and to the utility's own arrangements. Idaho Code 55-2007 (1)(b); Idaho Code 55-2006 (5); Idaho Code 55-2014 (1)(a)
Lot security deposit rules Any sum required beyond rent, utility charges or service fees and collected as prepaid rent or against a resident default is a deposit; the landlord must keep a separate record of deposits, and the rental agreement must state the terms for withholding. Idaho sets no ceiling on a lot security deposit and no return deadline inside the act. The act requires a separate record of deposits, requires a landlord whose interest in the community ends to transfer the remaining deposit to the successor or return it to the resident, and gives the resident's claim to a deposit precedence over the claims of the landlord's other creditors. It makes failure to return a deposit as and when required by law a ground for a resident action, and the general security deposit statute supplies that timing: a refund within 21 days if the agreement fixes no time and in any event within 30 days after the premises are surrendered, a signed itemized statement with any partial refund, and no withholding for normal wear and tear. Idaho Code 55-2013; Idaho Code 55-2007 (1)(e); Idaho Code 55-2014 (1)(c); Idaho Code 6-321 (1), (2)

C. Lease, rules and disclosure

Rule Idaho law Source
Written lease Required A written rental agreement or lease must be signed in duplicate by the landlord and the prospective resident, each keeping a copy. The landlord must give a copy of the community rules when the applicant applies for residency and before the agreement is signed. The requirement does not apply where the community or part of it has been taken by eminent domain or condemnation for a public works project, or where an employer-employee relationship exists between landlord and resident. If a resident does not sign a new or amended agreement after the required written notice but stays on past the notice period, the notice itself establishes the terms, rent, conditions and rules it stated. Idaho Code 55-2005 (1), (2), (3)
Minimum lease term that must be offered No state rule Idaho does not require any minimum lease term to be offered. The act requires the agreement to be in writing but leaves its length to the parties, and it treats a month-to-month tenancy arising at the end of a fixed term as a rental agreement in its own right. A rental agreement is automatically renewed for its original term unless it is terminated or not renewed under the terminations section. Idaho Code 55-2005 (1); Idaho Code 55-2003 definition of "rental agreement"; Idaho Code 55-2011
Notice to end a tenancy without cause 90 days A landlord must give at least 90 days' written notice of an intention not to renew a rental agreement, and no reason has to be given. The only case in which that notice is not required is a termination for abandonment. A resident who does not want to renew must tell the landlord in writing 30 days before the agreement expires. Idaho Code 55-2010 (2), (3); Idaho Code 55-2011
Notice before park rules change 90 days A community rule adopted or amended after the resident signs the agreement binds the resident only if the resident consents to it or is given 90 days' written notice. A written rule is enforceable only if it is part of the rental agreement the resident signed, rules must be fairly and uniformly enforced, and each must carry its effective date. A rule change restricting the type or size of home permitted does not apply to a resident whose home already complied with the community rules. Rules may not be amended more than once in a six-month period, and a pass-through under an escalation clause is handled separately on 30 days' notice. Idaho Code 55-2008 (1), (2), (3); Idaho Code 55-2006 (3), (5)
Disclosure document Written rules and terms must be given Idaho requires written rules and terms rather than a state-issued document. The community rules must be handed over at the time of application, and the rental agreement itself must contain the terms for paying rent and a description of other charges, the utilities and services included in the monthly rent, the rules of the community, the names and addresses of the manager and the owner or an in-state agent, and the terms on which a deposit may be withheld. On request before the agreement is signed, the landlord must also give a written statement covering the owner or manager's contact details, the types of homes that may be brought into the community, the boundaries of the lot, the utilities and services included in the rent and otherwise available, the zoning the community operates under and the entity with zoning jurisdiction, and the date and amount of the most recent rent increase. Idaho Code 55-2005 (1); Idaho Code 55-2007 (1), (4)
Residents' right to meet and organize Yes Residents have the right to organize a resident or homeowner's association, to assemble peacefully and to associate freely. Subject to reasonable notice and the community facility rules, the association may use the community's facilities for its business and programs, including forums for or speeches by public officials or candidates for public office. The association must notify the landlord once it is organized. Organizing, joining or serving as an official of such an association, at local, regional, state or national level, is separately protected against retaliation. Idaho Code 55-2013A (1); Idaho Code 55-2015 (3)
Owner entry onto the lot or into the home The landlord may enter the lot to maintain utilities, protect the community and inspect the premises periodically, but may not otherwise enter without the resident's consent except in an emergency or on suspected abandonment. The right of entry is an implicit part of every rental agreement, and it runs to the lot rather than to the home. The act gives the landlord no right of entry into the home itself. The same subsection carries the landlord's other implied duties: to provide and prepare the base the home stands on, to approve the home's positioning before the wheels and axles come off, to keep any part of the home out of a roadway, to keep street, entry and common area lighting in good working order, and to notify each resident within 15 days after filing a petition to rezone the land the community sits on. Idaho Code 55-2007 (3)(e); Idaho Code 55-2007 (3)
Retaliation prohibited Yes A landlord may not terminate a tenancy, refuse to renew it, increase rent, decrease services it normally supplies or threaten a repossession action as retaliation. Four acts by the resident are protected: complaining in good faith to the responsible government agency about a violation of a building, safety or health code or regulation; complaining to the landlord about the maintenance or condition of the community, the rent charged or the rules; organizing, joining or serving as an official in a community resident association or similar organization at any level; and retaining counsel or an agent. The act sets no presumption period and places no burden of proof on the landlord. Idaho Code 55-2015

D. Termination and eviction

Rule Idaho law Source
Just cause required to end a tenancy No Cause is needed to end a tenancy during the term of the agreement, but not to decline to renew it at the end of the term. During the term the landlord may terminate only for a substantial or repeated violation, nonpayment of rent or other charges specified in the agreement, a closure ordered by a federal, state or local authority, a taking by eminent domain or a cessation of the lot rental operation, or abandonment. At the end of the term the landlord may give 90 days' written notice of an intention not to renew without stating a reason, and that notice displaces the automatic renewal the act would otherwise supply. Idaho Code 55-2010 (1), (2); Idaho Code 55-2011
Grounds for termination
  • Substantial or repeated violation of the rental agreement or the written rules of the community.
  • Nonpayment of rent or other charges specified in the rental agreement.
  • Closure of the community or any portion of it by order of a federal, state or local authority.
  • A taking of the community or any portion of it by eminent domain, or cessation of the lot rental operation or a portion of it.
  • Abandonment.
A tenancy may be ended during the term of the agreement only for one of these five reasons, and at the end of a term the landlord may instead decline to renew on 90 days' notice. The notice periods differ by ground. A violation draws a written notice to comply, and if the resident does not comply within three days, a notice of 20 days to vacate. Nonpayment draws a written notice, and if the resident does not pay within three days, a notice of 30 days to vacate. A closure ordered by a government authority carries whatever notice that order requires. A taking by eminent domain or a cessation of the lot rental operation takes 180 days' written notice to the resident and any subtenant. 		Idaho Code 55-2010 (1)(a)-(e), (2)
Notice for nonpayment of lot rent 3 days Nonpayment starts with a written notice, and if the resident does not pay within three days the landlord may give a notice of 30 days to vacate. The ground covers rent and any other charges specified in the rental agreement. A three-day notice may be delivered to the resident personally, left at the lot with someone of suitable age and discretion with a copy mailed, or, if no such person can be found, posted conspicuously on the lot with a copy sent by certified mail; a notice longer than three days goes personally or by certified mail. The act sets no period after the due date in which a late fee may not be charged, though fees imposed on a residential tenant must be reasonable under Idaho's general fee statute. Idaho Code 55-2010 (1)(b); Idaho Code 55-2020 (1), (2); Idaho Code 55-305 (1)
Notice for a rule or lease violation 3 days A violation starts with a written notice to comply, and the resident has three days to put it right. If the resident does not comply within those three days, the landlord may give a notice of 20 days to vacate. The ground reaches a substantial or a repeated violation of the rental agreement or of the written rules of the community. Where the violation is periodic rather than continuous, the notice must state that the same violation repeated will end the tenancy. Idaho Code 55-2010 (1)(a); Idaho Code 55-2020 (1), (2)
Repeat-violation rule Where a violation is periodic rather than continuous, the notice to comply must state that the same violation repeated will end the tenancy. Idaho has no counted rule under which a set number of notices in a period becomes its own ground. The termination ground itself reaches a repeated violation as well as a substantial one, and the periodic-violation sentence lets the landlord act on the next occurrence instead of having to show a continuing breach. Idaho Code 55-2010 (1)(a)
Time to sell or remove the home after termination No state rule There is no period after a termination in which the resident may sell the home in place. The terminations section gives 20 days to vacate after a violation and 30 days after nonpayment, and those are periods to leave rather than to sell. A home may not be removed from the community until the rent for the month of the move and all other charges specified in the rental agreement are paid, or the lienholder provisions have been fully complied with and the landlord told the date and time of removal. While the tenancy runs, the resident keeps the right to sell the home on the rented lot. Idaho Code 55-2010 (1)(a), (1)(b); Idaho Code 55-2009 (5); Idaho Code 55-2009 (1)
Abandoned-home procedure Yes The act sets out a full procedure for an abandoned home. A home is abandoned when no rent has been paid on its lot for the preceding 60 days and the landlord reasonably believes from absence, words or actions that the resident has left it with no intention of claiming the lot or the home, or when it is unoccupied or uninhabitable because of total or partial destruction. Once the resident is 60 days in arrears or abandonment is suspected, the landlord must notify in writing any lienholder and legal owner who registered an interest, and may recover a maximum of 60 days' rent accrued before that notice; costs from then on fall on the legal owner or lienholder. The landlord, as possessory lienholder, may apply to the Idaho Transportation Department for authorization to conduct a lien sale; interested parties are sent the application and have 10 days to return a declaration of opposition, after which a sale needs a court judgment or a release of interest. A sale takes 10 days' notice by advertisement in a newspaper of general circulation and 20 days' certified-mail notice to the legal owner and the department, at least one hour of public inspection of the home's exterior, no sealed bids and a commercially reasonable sale. Proceeds discharge the lien, then the actual cost of selling up to $200 per home, and the balance goes to the department within five days, where a claim may be filed within two years. Idaho Code 55-2003 definition of "abandoned home"; Idaho Code 55-2009A; Idaho Code 55-2009B; Idaho Code 55-2009C; Idaho Code 55-2009D; Idaho Code 55-2009E; Idaho Code 55-2009F
Mediation or dispute-resolution requirement There is no mediation or arbitration requirement; the landlord and resident may agree in writing to submit a dispute to mediation or binding arbitration by an independent third party. Idaho requires no mediation or arbitration in a lot tenancy dispute; either route opens only if both sides agree to it in writing. That written agreement may cover any dispute arising under the act, or under the terms, conditions or performance of the rental agreement or the community rules. Nothing obliges either side to agree, and Idaho runs no state program that supplies a neutral. A resident suing instead must give the landlord three days' written notice listing each failure and demanding performance or a cure before filing, and venue is the district court of the county in which the lot is located. Idaho Code 55-2016; Idaho Code 55-2014 (5); Idaho Code 55-2019

E. Closure and change of use

Rule Idaho law Source
Notice before closure or change of use 6 months Closing a community, or ending the lot rental operation in any part of it, takes 180 days' written notice to each affected resident and any subtenant. The statute states the period in days; six months is the equivalent recorded here, and 180 days can fall a few days short of six calendar months depending on the months it spans. The landlord may not increase the rent during the notice period, and once notice has been given it must be passed to any prospective resident or purchaser if the home is to remain in the community. The notice does not stop the landlord from ending a tenancy for nonpayment or another ground during the closure period. Idaho Code 55-2010 (1)(d)
Variants (by trigger or park size)
  • Cessation of the lot rental operation, or of a portion of it: 180 days' written notice (Notice goes to the affected resident and any subtenant before the termination date stated in it, the rent may not be increased during the period, and a copy must go to any prospective resident or purchaser if the home is to stay).
  • Taking of the community, or a portion of it, by eminent domain: 180 days' written notice (The same notice, rent freeze and copy requirements apply as on a cessation of the lot rental operation).
  • Closure of the community, or a portion of it, by order of a federal, state or local authority: The notice the order requires (The act sets no minimum of its own on this route and leaves the period to the terms of the order).
Idaho handles closure inside its list of termination grounds rather than in a separate closure section, and the notice period is the whole of what the resident gets. No variant turns on the size of the community, and none carries a payment. 		Idaho Code 55-2010 (1)(c), (1)(d)
Relocation payment required No state rule No one owes a resident relocation money when a community closes. The section that would carry it gives 180 days' notice for a taking or a cessation of the lot rental operation and bars a rent increase during that period, and it stops there. Idaho runs no state relocation fund for manufactured-home communities, so moving or disposing of the home is the resident's own cost unless the rental agreement says otherwise. Idaho Code 55-2010 (1)(c), (1)(d); Idaho Code 55-2012 (2)
Relocation amounts No state rule There are no statutory relocation amounts, because no relocation payment is required. The closure route sets a notice period and no money. What the act does say about the resident's property is that improvements other than those fixed to the soil remain the resident's, and a resident removing them at the end of the tenancy must leave the lot in better or substantially the same condition as when possession was taken. Idaho Code 55-2010 (1)(d); Idaho Code 55-2012 (2)
Who pays relocation None required Nobody is required to pay relocation costs. The act places no payment duty on the landlord when a community closes, and Idaho has no state fund for the purpose, so the cost of moving or disposing of the home falls on the resident. Idaho Code 55-2010 (1)(d); Idaho Code 55-2012 (2)
Notice to a government body on closure No state rule The landlord does not have to tell any government body that the community is closing. The closure route requires notice to the affected resident and any subtenant, and a copy to a prospective resident or purchaser if the home is to remain. The act's one government-facing duty runs the other way: the landlord must notify each resident within 15 days after it has filed a petition to change the zoning of the land the community sits on. Idaho Code 55-2010 (1)(d); Idaho Code 55-2007 (3)(f)

F. Sale of the park

Rule Idaho law Source
Residents must be told the park is for sale Yes Residents are told the community is being sold only if they have organized and asked. A community resident association formed for the purpose of purchasing the community may give the landlord written notice of its interest, and an association that has done so may request in writing to be notified 15 days before the property owner or agent signs a purchase agreement; the landlord must then give that notice to the association's three designated members. Where no association has organized, given notice of its interest and made the request, no notice is owed. Idaho Code 55-2013A (2), (3), (4)
What triggers the notice Fifteen days before the community owner or agent signs a purchase agreement, and only where an interested resident association has asked in writing to be told. The trigger is the signing of a purchase agreement rather than a listing, an advertisement or a completed sale, so the notice can arrive after the price and terms have been settled with a buyer. To keep the notice reaching it, the association must give the landlord the names and addresses of its three designated members or officers each year. Idaho Code 55-2013A (3), (4)
Residents' purchase right Notice of the sale only Residents get notice and nothing more. Idaho gives no right of first refusal, no right to match an offer, and no period in which the owner must negotiate with residents or consider an offer from them. The route the act provides is for an association formed to buy the community to tell the landlord it is interested and to ask for the 15 days' notice before a purchase agreement is signed. Idaho Code 55-2013A (2), (4)
Time for residents to respond No state rule No response window is set. The association is told 15 days before a purchase agreement is signed, and the act gives it no period in which to organize financing, obtain the community's financial information or put an offer together, and places no duty on the owner to wait. Idaho Code 55-2013A (4)
Resident-association threshold No state rule No share of the residents has to join before an association can act. The act gives the residents in a community the right to organize an association, requires only that it notify the landlord once organized, and asks it to supply the names and addresses of three designated members or officers each year so that a sale notice can reach it. Idaho Code 55-2013A (1), (3)
Transfers exempt from the sale rules
  • A governmental entity taking by eminent domain.
  • A forced sale by foreclosure, or a deed given in lieu of foreclosure.
  • A transfer by gift, devise or operation of law.
  • A transfer by a corporation to an affiliate.
  • A conveyance incidental to financing the community.
  • An exchange of the community for other real property.
  • A transfer by a partnership to one or more of its partners.
  • A sale or transfer to a person who would be an heir, or to a trust whose beneficiaries would be heirs, of the community owner had the owner died without a will.
Eight kinds of transfer sit outside the sale-notice section altogether, so no notice is owed on any of them even where an association has organized and asked to be told. Several of them are the routes by which a community most often changes hands without a marketed sale, among them a foreclosure or a deed in lieu, a transfer to a corporate affiliate and an exchange for other real property. 		Idaho Code 55-2013A (5)
Residents may assign the right to a nonprofit or municipality No state rule The act says nothing about residents assigning a purchase right to a nonprofit or a local government. It gives a resident association only the ability to tell the landlord it is interested in buying and to request notice before a purchase agreement is signed, so there is no right to buy that could be passed on and no list of organizations that may act in the residents' place. Idaho Code 55-2013A (2), (4)
Penalty for violating the sale rules No state rule No penalty is set for failing to give the sale notice. The resident association section carries no remedy of its own, and the act's action for damages and specific performance is limited to service, health and safety, deposit and lease-breach failures. What remains is the general rule that the prevailing party in any action brought under the act is awarded attorney's fees, and the treble-damages provision, which applies where a court in an action under the resident action section or an unlawful detainer action finds the defendant acted with malice, wantonness or oppression. Idaho Code 55-2013A; Idaho Code 55-2014 (1); Idaho Code 55-2017; Idaho Code 55-2018

G. The resident's home

Rule Idaho law Source
Right to sell the home in place Yes A landlord may not deny a resident who owns the home the right to sell it on the rented lot, or require the home to be removed from the lot solely because of the sale. A new rental agreement must be signed between the landlord and the buyer before the sale, transfer, assignment or subletting if the home is to remain in the community, and from the date of sale the new resident is bound by that agreement. Idaho Code 55-2009 (1), (3)
Park may not take a commission on the sale Yes The landlord may not take a commission or fee on the sale of a home on a rented space. The one exception is where the landlord has acted as agent for the seller under a written agreement, entered into voluntarily by the seller, and holds any license the law requires for the role. Idaho Code 55-2009 (2)
Park may screen the buyer Yes The landlord may screen the buyer, but only on the same basis on which it approves or disapproves any new resident. Notice of approval or disapproval must be given in writing within five working days of receiving a written application, and a new rental agreement must be signed with the buyer before the sale if the home is to stay in the community. Idaho Code 55-2009 (3), (4)
Buyer-approval standard and deadline The same basis on which the landlord approves or disapproves any new resident, with written notice of approval or disapproval within five working days of a written application. Equal treatment is the only standard the act sets: the landlord must judge the buyer as it would any applicant for a lot, and answer in writing within five working days. There is no reasonableness test on a refusal, no list of permitted grounds and no stated consequence if the five working days pass without an answer. Because the buyer signs a new rental agreement rather than taking over the seller's, the buyer's terms may differ from the seller's. A home may not be removed from the community until the rent for the month of the move and all other charges specified in the agreement are paid, or the lienholder provisions have been complied with and the landlord told the date and time of removal. Idaho Code 55-2009 (3), (4), (5)
Home may not be rejected for age, size or style alone No state rule Nothing stops a landlord from turning down a home because of its age, size or style. The act assumes the landlord may set standards: on request before the agreement is signed it must give the applicant a general description of the types of homes that may be brought into the community. The one protection runs against a later change, and it protects the home already there: a rule adopted or amended after the resident entered into the rental agreement that restricts the type or size of home permitted does not apply to a resident whose home complied with the community rules before the change. Idaho Code 55-2007 (4)(b); Idaho Code 55-2008 (2)
Park may require repairs before sale Yes The landlord may require repairs or maintenance as a condition of approving a rental application, and the cost of that work does not count as a prohibited entrance or exit fee. The act sets no limit on what may be required and no deadline for the work; the constraint is the rule that a buyer be approved or disapproved on the same basis as any new resident. Separately, a landlord may reserve the right to approve or disapprove exterior improvements on a lot, and that decision must be in writing, reasonable and uniformly applied. Idaho Code 55-2007 (2)(b); Idaho Code 55-2009 (4); Idaho Code 55-2012 (1)
Right to post a For Sale sign No state rule The act does not protect a for-sale sign. The section that bars a landlord from denying the right to sell a home on the rented lot says nothing about advertising it, and no other section mentions signs. A sign is therefore governed by the community rules, which bind the resident once they are part of the signed rental agreement or after 90 days' written notice, and which must be fairly and uniformly enforced and carry an effective date. Idaho Code 55-2009 (1); Idaho Code 55-2008 (1), (2), (3)

H. The eight federal lender protections — which ones Idaho 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. Idaho law requires 2 of 8. All 50 states are compared in our research study, including the 2018 federal survey baseline.

ProtectionIdaho lawBasis
One-year renewable lease term unless there is good cause for non-renewal Not required Neither limb is met. The act requires no minimum lease term to be offered, and although a tenancy may be ended during the term only for five listed reasons, at the end of any term the landlord may decline to renew on 90 days’ written notice without giving a reason, so tenure is not protected by cause. (Idaho Code 55-2010; Idaho Code 55-2005; Idaho Code 55-2011)
30-day written notice of rent increases Required A lot-rent increase takes 90 days' written notice, sent by first class mail, certified mail or personal delivery, well above the 30 days the protection asks for. (Idaho Code 55-2006)
5-day grace period for rent payments and the right to cure defaults on rent payments Partly A nonpayment termination begins with a written notice the resident may answer by paying within three days, so the cure limb is met, but the act sets no period after the due date in which a late fee may not be charged and the tenancy may not be ended, so the grace-period limb is missing. (Idaho Code 55-2010; Idaho Code 55-2003; Idaho Code 55-305)
Right to sell the manufactured home without having to first relocate it out of the community Required A landlord may not deny a resident who owns the home the right to sell it on the rented lot or require the home to be removed from the lot solely because of the sale. (Idaho Code 55-2009)
Right to sell the manufactured home in place within 30 days after eviction by the community owner Not required The act gives no period after a termination in which the home may be sold in place; the terminations section gives 20 days to vacate after a violation and 30 days after nonpayment, and both are periods to leave. (Idaho Code 55-2010; Idaho Code 55-2009)
Right to sublease or assign the pad site lease for the unexpired term to the new buyer of the home without unreasonable restraint Partly The buyer must be approved or disapproved on the same basis as any new resident, in writing within five working days, but the buyer signs a new rental agreement rather than taking over the seller's for its unexpired term and the act sets no standard against an unreasonable refusal, so the unreasonable-restraint limb is missing. (Idaho Code 55-2009)
Right to post "For Sale" signs that comply with the community's rules Not required No section of the act mentions a for-sale sign; signs are left to the community rules. (Idaho Code 55-2009; Idaho Code 55-2008)
Right to receive at least 60 days' notice of a planned sale or closure of the community Partly A closure or a cessation of the lot rental operation takes 180 days' written notice, but a sale is notified only 15 days before a purchase agreement is signed and only where an organized resident association has asked to be told, so the sale limb is missing. (Idaho Code 55-2010; Idaho Code 55-2013A)

Notes and caveats

Common questions: Idaho 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 Idaho park give before raising lot rent?
90 days. A landlord must give 90 days' written notice before raising lot rent, and may raise it only after the lease term expires.
Is there a limit on how much lot rent can go up in Idaho?
Idaho sets no state rule on this. Idaho sets no ceiling on lot rent or on the size of an increase.
Can an Idaho park owner end a lot tenancy without cause?
Yes — Idaho law does not require a cause. Cause is needed to end a tenancy during the term of the agreement, but not to decline to renew it at the end of the term.
How much notice must an Idaho park give before closing or changing use?
6 months. Closing a community, or ending the lot rental operation in any part of it, takes 180 days' written notice to each affected resident and any subtenant.
Does an Idaho park have to pay residents' relocation costs when it closes?
Idaho sets no state rule on this. No one owes a resident relocation money when a community closes.
Do Idaho residents get a chance to buy the park when it is sold?
Residents get notice of the sale only. Residents get notice and nothing more.
Can an Idaho resident sell the home in place without moving it out of the park?
Yes — an Idaho resident may sell the home in place. A landlord may not deny a resident who owns the home the right to sell it on the rented lot, or require the home to be removed from the lot solely because of the sale.

Cite this page: "Landlord Atlas, Idaho Mobile Home Park Laws (verified August 18, 2026), landlordatlas.com/laws/mobile-home-parks/idaho/" — 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.