Minnesota Mobile Home Park Laws
Minnesota's Manufactured Home Park Lot Rentals act, chapter 327C of the Minnesota Statutes, governs the tenancy of a resident who owns the home and rents the lot beneath it: lot rent may rise only on 60 days' written notice and no more than twice in 12 months, a park owner may end a tenancy only on the grounds the act lists, and closing a park or converting it to another use takes 12 months' notice plus relocation money from a state trust fund.
Cited to Minn. Stat. ch. 327C and 4 more sources · Verified August 18, 2026
There is no ceiling on the amount of an increase, and a city, county or town may not control park lot rents unless the ordinance was approved at a general election. Residents get a right to buy only where a purchaser means to close or convert the park within a year, and then they have 45 days, acting through a representative backed by 51 percent of the occupied homes, to match the cash price and keep the land as a manufactured housing community. Residents may sell their homes in place, the park may not take a commission, and the park may screen the buyer only against written, reasonable criteria applied uniformly with a decision inside 14 days.
| Governing act | Manufactured Home Park Lot Rentals — Minn. Stat. ch. 327C (§§ 327C.01–327C.16) |
|---|---|
| Federal lender protections already required by state law | 3 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 Minnesota 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 | Minnesota law | Source |
|---|---|---|
| State agency with a role in park tenancies | Minnesota Attorney General, with the Minnesota Housing Finance Agency running the relocation trust fund and the Department of Health licensing parks. A violation of sections 327C.015 to 327C.14 is a violation of a law the attorney general investigates and may sue on under section 8.31. The Housing Finance Agency assesses park owners, receives closure statements and pays relocation claims from the state trust fund; the Department of Health licenses parks and gives the agency an annual list of licensed parks, owners and lots by March 31. The tenant notice the act prescribes tells residents the law may also be enforced by the attorney general. | Minn. Stat. § 327C.15; Minn. Stat. § 8.31 subd. 1; Minn. Stat. § 327C.095 subds. 1, 16 |
| Resident may sue under the act | Yes A person injured by a violation may bring a civil action for damages, costs and disbursements including investigation costs and reasonable attorney fees, and for equitable relief. The park sale and closure rules point to the same remedy expressly. | Minn. Stat. § 8.31 subd. 3a; Minn. Stat. § 327C.15; Minn. Stat. § 327C.095 subd. 9 |
| Minimum park size for the act to apply (lots) | 2 lots The act borrows the licensing definition: a park is land on which two or more occupied manufactured homes are located, free of charge or for compensation. The count is of occupied homes rather than licensed lots. A facility open only three or fewer seasons of the year is outside the act. | Minn. Stat. § 327C.015 subd. 8; Minn. Stat. § 327.14 subd. 3 |
| Other size thresholds that switch rules on | No state rule No rule in the act switches on at a number of lots. The one figure that scales is the ceiling on a park owner's closure payment, and it scales with the park's sale price or assessed value rather than its size: five percent under $100,000, eight percent under $200,000, ten percent under $300,000, 15 percent under $500,000, and 20 percent otherwise. | Minn. Stat. § 327C.015 subd. 8; Minn. Stat. § 327C.095 subd. 14 |
| Park-owned rental homes | Ordinary landlord-tenant law applies The act protects a resident, defined as an owner of a manufactured home who rents a lot, and the members of that household. A household renting a home the park itself owns is under the general residential landlord and tenant law in chapter 504B, which the act borrows from by express reference for lot deposits and for repair duties. | Minn. Stat. § 327C.015 subd. 14; Minn. Stat. § 327C.03 subd. 4; Minn. Stat. § 327C.10 subd. 1 |
| RVs and park-model homes | Excluded The act reaches lots rented for a manufactured home, meaning a structure on a permanent chassis that is at least eight body feet wide or 40 body feet long in the traveling mode, or 320 square feet or more when erected, and designed to be used as a dwelling. Recreational camping vehicles are defined separately as temporary dwellings for travel, recreation and vacation, and their sites are licensed as recreational camping areas. A facility open only three or fewer seasons a year is outside the act. | Minn. Stat. § 327C.015 subds. 7, 8; Minn. Stat. § 327B.01 subd. 13; Minn. Stat. § 327.14 subds. 7, 8 |
| Local rent regulation of park lots | Preempted — local governments may not regulate lot rents A city, county or town may not adopt or renew any law controlling rents on private residential property unless the ordinance or charter amendment is approved at a general election. The act itself contains no rent preemption clause; its only preemption covers local ordinances on relocation or buyout payments when a community closes or changes use, and bars a local government from requiring more compensation than the statute provides. State law also preserves a local government's power to mediate between owners and tenants over rents. | Minn. Stat. § 471.9996 subds. 1, 2; Minn. Stat. § 327C.095 subd. 15 |
B. Lot rent, fees and utilities
| Rule | Minnesota law | Source |
|---|---|---|
| Notice before a lot-rent increase | 60 days No increase in the periodic rental payment is valid unless the park owner gives 60 days' written notice. The notice may be given in person, by mail to the resident's last known mailing address, or by delivery to the home; certified mail is effective even if the resident refuses delivery. | Minn. Stat. § 327C.06 subd. 1; Minn. Stat. § 327C.02 subd. 3 |
| How often rent may be raised | A park owner may impose only two rent increases on a resident in any 12-month period. A separate rule freezes lot rent for 13 months after water and sewer billing begins for a resident whose lease had included those services, and the park must give three monthly sample bills first. | Minn. Stat. § 327C.06 subd. 3; Minn. Stat. § 327C.04 subd. 6 |
| Statewide limit on lot-rent increases | No state rule The rent increase section sets notice, purpose and frequency limits but no ceiling on the amount, and no other section of the act states a rate. A local ceiling is barred unless approved at a general election. A pending bill would require increases to be reasonable and put the burden of showing that on the park owner. | Minn. Stat. § 327C.06; Minn. Stat. § 471.9996 subd. 1 |
| How a resident can challenge an increase | In an eviction for failing to pay an increase, the resident may defend on the ground that the park owner gave less than 60 days' notice, imposed more than two increases in 12 months, or raised the rent to pay a penalty imposed on the park owner by a court or a government agency. The act treats a rent increase as outside its rule-change protections only where the increase is reasonable and complies with the rent increase section, so an unreasonable increase can be met with the substantial modification rule that bars enforcing a later rule against a sitting resident. A retaliatory increase is separately barred, and where the increase began within 90 days of a resident's complaint or association activity the park owner carries the burden. Damages, costs and attorney fees are available through the act's remedies section. | Minn. Stat. § 327C.10 subd. 2; Minn. Stat. § 327C.02 subd. 2; Minn. Stat. § 327C.12; Minn. Stat. § 8.31 subd. 3a |
| Entrance fee prohibited | Yes No fee other than the periodic rental payment may be charged to a resident or prospective resident, or their agent, for the right to obtain or retain a lot, and the notice the act prescribes states plainly that the park may not charge an entrance fee. The park may charge up to $25 to process a prospective buyer's tenancy application on an in-park sale. | Minn. Stat. § 327C.03 subd. 1; Minn. Stat. § 327C.02 subd. 5; Minn. Stat. § 327C.07 subd. 1 |
| Exit or removal fee prohibited | No Minnesota regulates a removal charge rather than banning it. A park owner may contract with a resident to install or remove the home, the contract must be in writing, and the owner may charge for the work; but the owner may not require the resident to use the park's own installation or removal service unless it is provided free. The blanket bar on other fees reaches charges for the right to obtain or retain a lot, not the cost of moving a home out. | Minn. Stat. § 327C.03 subds. 1, 2 |
| Undisclosed fees uncollectible | Yes No fee beyond the periodic rental payment may be charged except those the act allows, a late-rent fee is chargeable only where the rental agreement provides for it, and the written agreement must state any security deposit or other financial obligation the park imposes. Fees keyed to the number or age of people in the home, the number of guests, the home's size, a temporary vacancy or the type of personal property in the home are barred outright, and a pet fee may not exceed $4 per pet per month. | Minn. Stat. § 327C.03 subds. 1, 3; Minn. Stat. § 327C.02 subd. 1(4) |
| Utility billing rules | A park owner may charge for utility service only at a rate no higher than what the resident could pay directly from a comparable source in the same market area, or than the rate charged to comparable single family dwellings there. A park owner who redistributes utility service may not mark up the per-unit rate it pays its own provider, and must first deduct service used mainly for the park's purposes. Fixed service and meter charges, taxes and surcharges are split equally among occupied units after the park's own share comes out. Administrative, capital and other distribution expenses, including disconnection, reconnection and late payment fees, may not be passed on. Before water and sewer billing starts the park must give three monthly sample bills, and lot rent is frozen for 13 months after. | Minn. Stat. § 327C.04 subds. 3, 5, 6 |
| Submetering required or regulated | Yes Meters are not compulsory, but a park owner who charges residents for a utility service must charge every household the same amount unless it has installed devices that accurately meter each household's use. Any measuring device the park installs may be installed or repaired only by a licensed plumber, licensed electrician or licensed manufactured home installer. Putting in water and sewer meters and billing for the service does not count as a substantial change to the lease so long as the sample-bill and rent-freeze rule is followed. | Minn. Stat. § 327C.04 subds. 2, 6; Minn. Stat. § 327C.015 subd. 17 |
| Lot security deposit rules | A lot deposit may not exceed two months' rent, and the general residential security deposit law applies to it. The deposit secures the resident's performance of the rental agreement and covers damage to park property, including damage done installing or removing the home. Raising the deposit is a substantial change to the rental agreement, so it cannot be imposed on a sitting resident through a rule change. | Minn. Stat. § 327C.03 subd. 4; Minn. Stat. § 327C.02 subd. 2 |
C. Lease, rules and disclosure
| Rule | Minnesota law | Source |
|---|---|---|
| Written lease | Required Every agreement to rent a lot must be in writing and signed by both the park owner and the resident, and the applicant must be given a copy to review before signing. The agreement must state the lot's location and address or site number, the monthly rent and everything the park will provide, the rights and duties of both parties and all rules applying to the resident, any deposit or other financial obligation, and the name of anyone holding a security interest in the home. The signed agreement must be given to the resident with the park's evacuation or shelter plan attached. | Minn. Stat. § 327C.02 subd. 1; Minn. Stat. § 327C.025 |
| Minimum lease term that must be offered | No state rule The section that lists what a lot rental agreement must contain sets no term, no minimum term and no term the park has to offer, and no other section of the act does. What protects the tenancy instead is that a park owner may end it only on the grounds the act states. | Minn. Stat. § 327C.02 subd. 1; Minn. Stat. § 327C.09 subd. 1 |
| Notice to end a tenancy without cause | No state rule There is no route to end a lot tenancy without cause, so no notice period exists for one. A park owner may recover possession of the land under a manufactured home only for a reason the termination section or the park closing section states. | Minn. Stat. § 327C.09 subd. 1 |
| Notice before park rules change | 60 days At least 60 days' written notice of any rule change. A rule adopted or amended after the resident signed on may be enforced against that resident only if it is reasonable and is not a substantial change to the original agreement. A security deposit increase always counts as a substantial change; a change required by government action, or one requiring homes and sheds to be kept in good repair and safe condition, does not. | Minn. Stat. § 327C.02 subd. 2; Minn. Stat. § 327C.015 subd. 17 |
| Disclosure document | A disclosure document with state-prescribed contents Before being asked to sign, a prospective resident must be given a notice printed word for word as the statute sets it out, in boldface type of at least ten points. It goes out with the park residency application and must also be posted in a conspicuous public place in the park. Attached to it is the state Notice of Compliance Form used when a used manufactured home changes hands. | Minn. Stat. § 327C.02 subd. 5; Minn. Stat. § 327.32 subd. 1a |
| Residents' right to meet and organize | Yes A park owner may not prohibit, or make a rule prohibiting, residents or other people from peacefully organizing, assembling, canvassing, leafletting or otherwise exercising free expression within the park for noncommercial purposes. Reasonable limits on time, place and manner are allowed. Joining and taking part in a resident association is separately protected from retaliation. | Minn. Stat. § 327C.13; Minn. Stat. § 327C.12 clause (3) |
| Owner entry onto the lot or into the home | A park owner has no right of access to the home itself unless access is needed to prevent damage to the park premises or to respond to an emergency. The owner may come onto the lot to inspect it, make necessary or agreed repairs or improvements, supply necessary or agreed goods or services, or show the lot to prospective buyers, lenders, residents, workers or contractors, and may enter whenever necessary to respond to or prevent an emergency. Otherwise the owner may not come onto the lot at unreasonable times or in a way that unreasonably disrupts the resident's use and enjoyment of it. | Minn. Stat. § 327C.14 subds. 1, 2 |
| Retaliation prohibited | Yes A park owner may not raise rent, cut services, alter the rental agreement or seek possession, or threaten any of those, as a penalty for a resident's good-faith complaint to the park or to a government agency or official, a good-faith attempt to use rights or remedies under state or federal law, or joining and taking part in a resident association. Where the owner's action began within 90 days of the protected activity the owner carries the burden of proving otherwise; after 90 days the resident must first make a prima facie case and the owner must then prove otherwise. Retaliation is also a defense to an eviction. | Minn. Stat. § 327C.12; Minn. Stat. § 327C.10 subd. 4 |
D. Termination and eviction
| Rule | Minnesota law | Source |
|---|---|---|
| Just cause required to end a tenancy | Yes A park owner may recover possession of the land under a manufactured home only for a reason stated in the termination section or in the park closing section. | Minn. Stat. § 327C.09 subd. 1 |
| Grounds for termination |
| Minn. Stat. § 327C.09 subds. 2–8; Minn. Stat. § 327C.095 |
| Notice for nonpayment of lot rent | 10 days Ten days' written notice that a lot rental or utilities payment is overdue, given to the resident and to any party holding a security interest in the home that the park knows of, and neither may have cured within ten days of receiving it. A resident may also redeem, though not more than twice in 12 months unless the resident additionally pays the park owner's actual reasonable attorney fees. | Minn. Stat. § 327C.09 subd. 2; Minn. Stat. § 327C.11 subd. 1 |
| Notice for a rule or lease violation | 30 days Thirty days to comply after written notice of the alleged breach; the 30 days do not apply to nonpayment of rent. Where the eviction is for a new or amended rule and the court finds the rule reasonable and not a substantial change to the original agreement, the court orders compliance within ten days instead of removal. | Minn. Stat. § 327C.09 subd. 4; Minn. Stat. § 327C.02 subd. 2a |
| Repeat-violation rule | After written notice of violations and a written warning that any future serious violation will be treated as cause, a further serious violation within six months is a ground to end the tenancy. A second incident of endangerment or substantial annoyance after notice allows the park to require the resident to leave immediately. Loud noise is treated as a rule violation until written notice has gone out for two prior incidents, after which it counts as substantial annoyance. Where a court has ordered compliance with a new or amended rule, a later breach lets the park move for a writ on three days' written notice. | Minn. Stat. § 327C.09 subds. 4, 5, 6; Minn. Stat. § 327C.02 subd. 2a |
| Time to sell or remove the home after termination | 60 days Where the interests of justice require it, the court may issue a conditional writ: the household stops living in the park within a period of up to seven days, but the home may stay on the lot for 60 days for an in-park sale, provided nobody in the household still lives in the park, the maintenance rules are met, and rent and utility charges are paid on time. The writ becomes absolute on the sixty-first day without further court action. An ordinary writ is stayed for up to seven days so the resident can arrange to move the home. The 60 days rest on the court's discretion rather than on an automatic entitlement. | Minn. Stat. § 327C.11 subds. 3, 4 |
| Abandoned-home procedure | No state rule The act sets out no procedure for a home left behind. The two sections that would carry one deal with a secured party who repossesses and removes a home, and with eviction; the repossession section closes by assuming, without setting out, that a park owner may remove and store a home under a writ of recovery. Abandonment appears in the act only as a bar to relocation money when a park closes. | Minn. Stat. § 327C.08; Minn. Stat. § 327C.11; Minn. Stat. § 327C.095 subd. 12(b)(3) |
| Mediation or dispute-resolution requirement | There is no general mediation requirement; the act's only dispute-resolution officer is the neutral third party appointed when a park closes. At the public hearing on a closure the local government appoints a qualified neutral third party agreed on by the park owner and the home owners, paid an hourly rate from the state relocation trust fund. That person acts as paymaster and arbitrator with authority to settle questions or disputes about money paid into or out of the fund, and keeps a per-lot accounting for the park owner, the municipality and the Housing Finance Agency. If the parties cannot agree on who it should be, the local government decides. | Minn. Stat. § 327C.095 subd. 4(c), (d) |
E. Closure and change of use
| Rule | Minnesota law | Source |
|---|---|---|
| Notice before closure or change of use | 12 months At least 12 months before converting all or part of a park to another use, closing it, or ceasing to use the land as a park, the park owner must prepare a closure statement and give it to the commissioners of health and of the Housing Finance Agency, the local planning agency, and a resident of each affected home. The statement must carry, in type no smaller than 14 point, a line telling residents they may be entitled to compensation from the state relocation trust fund. No resident may be required to leave until 90 days after the public hearing ends, and if another section of the park will keep operating the owner must let the resident move the home to a lot there unless the home does not fit it. | Minn. Stat. § 327C.095 subd. 1(a) |
| Variants (by trigger or park size) |
| Minn. Stat. § 327C.095 subds. 1, 2, 5, 6, 7, 9, 11 |
| Relocation payment required | Yes A home owner made to move by a closure, conversion or cessation of use is entitled to payment from the state relocation trust fund, and the park owner must pay into that fund for each home whose owner applies. The entitlement drops away where the park owner moves the home to another space at its own expense, where the owner had already told the park they were leaving, where the home is abandoned or lot rent or personal property taxes are unpaid, where a writ has already been ordered on a nonpayment eviction filed before the closure statement went out, where the closure results from a taking, or where the home owner does not live in the park, arrived after the closure statement, or did not pay the annual assessment when due. | Minn. Stat. § 327C.095 subds. 12, 13 |
| Relocation amounts |
| Minn. Stat. § 327C.095 subds. 12, 13, 14; Minn. Stat. § 327C.03 subd. 6 |
| Who pays relocation | Shared between the owner and a state fund The home owner is paid from the Minnesota manufactured home relocation trust fund, a state account the Housing Finance Agency administers. The fund is filled by park owner payments when a park closes and by the annual per-lot assessment, which a park owner may pass on to residents as a separately itemized charge of up to $1.25 a month. | Minn. Stat. § 462A.35 subd. 1; Minn. Stat. § 327C.095 subds. 12, 13 |
| Notice to a government body on closure | Yes The closure statement goes to the commissioner of health, the Housing Finance Agency and the local planning agency as well as to residents. The planning agency passes it to the governing body and asks for a public hearing, which must be held within 90 days of the notice, with at least ten days' mailed notice to a resident of each home. | Minn. Stat. § 327C.095 subds. 1(a), 3, 4(a) |
F. Sale of the park
| Rule | Minnesota law | Source |
|---|---|---|
| Residents must be told the park is for sale | Yes When a park owner offers the park to the public by advertising it in a newspaper or listing it with a licensed real estate broker, the owner must give each resident household written notice at the same time. One notice within a one-year period satisfies the requirement, and the notice carries no property rights. | Minn. Stat. § 327C.096 |
| What triggers the notice | Three separate events: offering the park to the public by newspaper advertising or a broker listing; receiving an unsolicited genuine offer the owner means to consider or counter; and a buyer's written notice that it intends to close or convert the park within a year. On an unsolicited offer the park owner mails notice to the Housing Finance Agency by certified mail and to each resident household by regular mail, stating the price range and the material terms on which it would consider selling. The agency then has five days to pass the notice to any resident representative and to any nonprofit that registered with it, and it publishes the list of those groups. The owner is not obliged to sell to them or to pause other negotiations. On a buyer's intent to close, the park owner must give a resident of each home 45 days' written notice, by first class mail, made available in other formats or translations where a resident reasonably needs that. | Minn. Stat. § 327C.096; Minn. Stat. § 327C.097 subd. 3; Minn. Stat. § 327C.095 subd. 6(a) |
| Residents' purchase right | A purchase right that arises only on closure or change of use The right to buy arises only where the buyer intends to close the park or convert it to another use within one year of executing the purchase agreement. In that case the park owner may not sign with anyone but a representative acting for residents until the 45-day notice period ends, and during it the representative may meet the cash price, accept the material terms of the buyer's offer and sign an agreement to keep the land as a manufactured housing community. The park owner must negotiate in good faith on those same terms, though it need not offer seller financing, and must allow a commercially reasonable period to look over the property with the information needed for an informed decision, subject to a confidentiality agreement. Where the buyer has no such intent, residents get notice only. | Minn. Stat. § 327C.095 subd. 6(a); Minn. Stat. § 327C.096; Minn. Stat. § 327C.097 |
| Time for residents to respond | 45 days The period starts on the postmark date of the notice and ends 45 days later. The representative must put down ten percent of the offer price as earnest money once it has the required signatures; that money is refundable after six months, but may be kept if the representative cannot complete, the original buyer withdraws during the 45 days, and the park then sells for less within six months, in which case the park owner is compensated for the difference. | Minn. Stat. § 327C.095 subd. 6(a), (b) |
| Resident-association threshold | 51% A representative acting for residents must hold signatures of support from a lot lease signatory in at least 51 percent of the occupied homes, and only one representative may hold that authority at a time. A resident association is defined the same way, as a group with the written permission of the owners of at least 51 percent of the homes. A representative that buys the park must certify to the commissioner of commerce that the land will stay a manufactured home park for ten years from the sale. | Minn. Stat. § 327C.015 subds. 13, 15; Minn. Stat. § 327C.095 subd. 6(c) |
| Transfers exempt from the sale rules |
| Minn. Stat. § 327C.095 subds. 10, 11; Minn. Stat. § 327C.096; Minn. Stat. § 327C.097 subd. 2 |
| Residents may assign the right to a nonprofit or municipality | Yes The 45-day right belongs to a representative authorized to act for residents in buying the property, and the definition sets no limit on what kind of body that may be, so a nonprofit that gathers the signatures may hold and exercise it. The unsolicited-offer rules say so directly: the park owner's notice must consider an offer from a representative acting for residents or from a nonprofit that will become one, a purchase by either is outside the notice rules, and the Housing Finance Agency circulates the notice to nonprofits that register with it and publishes the list. The act does not name municipalities and does not use the language of assignment. | Minn. Stat. § 327C.015 subd. 13; Minn. Stat. § 327C.097 subds. 2(1), 3 |
| Penalty for violating the sale rules | Residents may recover damages, costs and disbursements including investigation costs and reasonable attorney fees, plus equitable relief; the attorney general may seek an injunction and a civil penalty of up to $25,000. A park finally sold or converted in breach of the 45-day right or the waiting period gives residents the same civil remedy, and any violation of the rest of the act is treated the same way. The trust fund payment rules are separately enforceable by the neutral third party for the Housing Finance Agency, or by court action, with fees, costs and disbursements available to a prevailing party. Selling a home in the park without telling the buyer in writing that the sale depends on the park's approval is a deceptive trade practice. | Minn. Stat. § 327C.095 subds. 9, 12(d); Minn. Stat. § 327C.15; Minn. Stat. § 8.31 subds. 3, 3a |
G. The resident's home
| Rule | Minnesota law | Source |
|---|---|---|
| Right to sell the home in place | Yes A resident has the right to sell the home through an in-park sale, meaning a sale after which the home stays in the park. A home offered for in-park sale may sit vacant for 90 days, or longer if park rules allow, and the park may not add fees or requirements because of the vacancy, so long as rent is paid on time and the home and lot are kept up. A secured party that repossesses a home has the same right on stated conditions, including paying up to three months' past due lot rent and the monthly rent until a buyer is approved. | Minn. Stat. § 327C.07 subds. 1, 5, 7; Minn. Stat. § 327C.015 subd. 5 |
| Park may not take a commission on the sale | Yes The park may not charge a fee for letting the resident sell in place, apart from up to $25 to process a prospective buyer's tenancy application. A park owner licensed as a dealer may broker the sale only by written agreement, may not require the resident to use it as broker, and may not give preferential treatment to buyers whose purchase it is brokering. A rule making a resident use a particular dealer or broker is presumed unreasonable. | Minn. Stat. § 327C.07 subd. 1; Minn. Stat. § 327C.05 subd. 2(3) |
| Park may screen the buyer | Yes Any in-park sale is subject to the park owner's approval of the buyer as a resident, and a contract that is not expressly made conditional on that approval may be voided by the buyer if approval is refused. | Minn. Stat. § 327C.07 subds. 2, 6 |
| Buyer-approval standard and deadline | The park must decide within 14 days of a completed application, or give the buyer and the seller a written explanation of the delay and decide as soon as practicable; a refusal must be explained in writing within three days of a written request. Approval may be refused only where the park has set out its procedures and criteria for creditworthiness and suitability in writing, supplied them free with the rental application to residents, buyers and their agents, made itself available at reasonable times for any required interview, applied reasonable criteria uniformly and no more strictly than for other applicants, avoided any ground the law forbids, and reached a decision that is reasonable against the act's test for a reasonable rule. The park may ask for information reasonably needed to apply its stated criteria, including the purchase price and monthly payments, but may not ask about the seller's business relationship with a dealer. | Minn. Stat. § 327C.07 subds. 2, 3; Minn. Stat. § 327C.015 subd. 12 |
| Home may not be rejected for age, size or style alone | No state rule The in-park sale section is where such a bar would sit, and it does not contain one; age, size and style are not mentioned, and the park screens the buyer rather than the home. What the section gives instead is narrower: before approving a sale the park may inspect the lot and the home's exterior only against reasonable maintenance rules that already applied to the resident, and it may not impose any rule adopted afterwards that would significantly increase the difficulty or time of selling, significantly reduce the price, or add any other significant cost. | Minn. Stat. § 327C.07 subd. 4 |
| Park may require repairs before sale | Yes As a condition of approving an in-park sale the park may require the seller or the buyer to bring the lot or the home's exterior up to maintenance rules that already applied to the resident, and to clear any lot rent and other charges owed. Total replacement may be required only where a part of the home, shed or appurtenance is so dilapidated that repair is impractical. The inspection itself must be free. | Minn. Stat. § 327C.07 subd. 4 |
| Right to post a For Sale sign | Yes Where a rule is challenged, a rule banning the resident from placing a for-sale sign on their own home is presumed unreasonable, and the park owner can save it only by proving it reasonable by clear and convincing evidence. | Minn. Stat. § 327C.05 subd. 2(1) |
H. The eight federal lender protections — which ones Minnesota 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. Minnesota law requires 3 of 8. All 50 states are compared in our research study, including the 2018 federal survey baseline.
| Protection | Minnesota law | Basis |
|---|---|---|
| One-year renewable lease term unless there is good cause for non-renewal | Partly | A park owner may recover possession only for a reason the act lists, so a tenancy cannot be ended or refused renewal without cause, but Minnesota sets no minimum lease term and does not require a one-year term to be offered; the tenure half of the protection is met, the one-year-term half is not. (Minn. Stat. § 327C.02; Minn. Stat. § 327C.09) |
| 30-day written notice of rent increases | Required | A lot rent increase is invalid unless the park owner gives 60 days' written notice, twice the 30 days the protection asks for. (Minn. Stat. § 327C.06) |
| 5-day grace period for rent payments and the right to cure defaults on rent payments | Partly | The right to cure is there: nonpayment is a ground only after ten days' written notice to the resident and any known secured party, and only if neither pays within those ten days. There is no statutory grace period before a late fee, which may be charged for delinquent rent whenever the rental agreement provides for one, so the five-day-grace half of the protection is not met. (Minn. Stat. § 327C.09; Minn. Stat. § 327C.11) |
| Right to sell the manufactured home without having to first relocate it out of the community | Required | A resident has the right to sell the home through an in-park sale, meaning a sale after which the home stays on its lot. (Minn. Stat. § 327C.07; Minn. Stat. § 327C.015) |
| Right to sell the manufactured home in place within 30 days after eviction by the community owner | Partly | Where the interests of justice require it a court may issue a conditional writ letting the home stay on the lot for 60 days for an in-park sale, which is longer than the 30 days the protection asks for but rests on the court's discretion rather than on an automatic right. (Minn. Stat. § 327C.11) |
| 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 act gives no right to hand the unexpired lease term to the buyer; the sale is subject to the park's approval of the buyer, which may be refused only under written, reasonable and uniformly applied criteria with a decision inside 14 days and a written reason for any refusal. (Minn. Stat. § 327C.07) |
| Right to post "For Sale" signs that comply with the community's rules | Required | A rule banning a for-sale sign on the resident's own home is presumed unreasonable unless the park owner proves it reasonable by clear and convincing evidence. (Minn. Stat. § 327C.05) |
| Right to receive at least 60 days' notice of a planned sale or closure of the community | Partly | Closing a park or converting its use takes 12 months' notice to residents, well past the 60 days the protection asks for. A sale does not carry a fixed period: offering the park to the public by newspaper advertising or a broker listing takes written notice to every resident household at the same time, but the act sets no minimum number of days between that notice and a completed sale except where the buyer intends to close the park within a year, when a 45-day purchase window applies. (Minn. Stat. § 327C.095; Minn. Stat. § 327C.096) |
Notes and caveats
- How small a park can be — The act reaches any site with two or more occupied manufactured homes, whether or not rent is charged. A facility open only three or fewer seasons a year is outside it, as are recreational camping vehicles and the areas licensed for them.
- Who the act protects — Only a resident who owns the manufactured home and rents the lot, together with that household. A household renting a home the park itself owns falls under the general residential landlord and tenant law rather than this act.
- Frequency, not amount — Minnesota limits how often lot rent may rise and how much warning is required, but sets no ceiling on the increase itself. Local rent control is barred unless approved at a general election, so no city ordinance caps park lot rents today.
- The relocation trust fund — Payments to home owners come from the Minnesota manufactured home relocation trust fund, administered by the Minnesota Housing Finance Agency, which must post a report on its website and to legislative committees by October 15 each year covering the balance, assessments received, payments to claimants and each closed park.
- Local closure ordinances — A local ordinance in effect on May 26, 2007 still applies where it would give a displaced home owner more than the state figures. No ordinance adopted since may require a park owner or its purchaser to pay more than the statute does.
- The purchase right is narrow — There is no general right of first refusal on every park sale. Residents receive notice when the park is publicly offered and when the owner is weighing an unsolicited offer, but the 45-day right to match an offer arises only where the buyer intends to close or convert within a year.
- A cross-reference the legislature has not caught up with — The park closing section requires 12 months' notice, but its subdivision on conversions to a common interest community still refers to a nine-month notice, a leftover from the earlier version of the section.
- Where the state publishes the act in plain language — The Minnesota Attorney General's Office publishes the Manufactured Home Parks Handbook, which sets out the act section by section along with the prescribed tenant notice and the Notice of Compliance Form for used homes.
Common questions: Minnesota 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 Minnesota park give before raising lot rent?
- 60 days. No increase in the periodic rental payment is valid unless the park owner gives 60 days' written notice.
- Is there a limit on how much lot rent can go up in Minnesota?
- Minnesota sets no state rule on this. The rent increase section sets notice, purpose and frequency limits but no ceiling on the amount, and no other section of the act states a rate.
- Can a Minnesota park owner end a lot tenancy without cause?
- No — a Minnesota park may end a lot tenancy only for a listed cause. A park owner may recover possession of the land under a manufactured home only for a reason stated in the termination section or in the park closing section.
- How much notice must a Minnesota park give before closing or changing use?
- 12 months. At least 12 months before converting all or part of a park to another use, closing it, or ceasing to use the land as a park, the park owner must prepare a closure statement and give it to the commissioners of health and of the Housing Finance Agency, the local planning agency, and a resident of each affected home.
- Does a Minnesota park have to pay residents' relocation costs when it closes?
- Yes — Minnesota law requires a relocation payment when a park closes or changes use. A home owner made to move by a closure, conversion or cessation of use is entitled to payment from the state relocation trust fund, and the park owner must pay into that fund for each home whose owner applies.
- Do Minnesota residents get a chance to buy the park when it is sold?
- Only when the park is closing. The right to buy arises only where the buyer intends to close the park or convert it to another use within one year of executing the purchase agreement.
- Can a Minnesota resident sell the home in place without moving it out of the park?
- Yes — a Minnesota resident may sell the home in place. A resident has the right to sell the home through an in-park sale, meaning a sale after which the home stays in the park.
Cite this page: "Landlord Atlas, Minnesota Mobile Home Park Laws (verified August 18, 2026), landlordatlas.com/laws/mobile-home-parks/minnesota/" — free to cite and quote with a link (how these records are verified).
Citations
- Minn. Stat. ch. 327C (verified 2026) Official source
- Minn. Stat. § 327.14 subd. 3 (verified 2026) Official source
- Minn. Stat. § 462A.35 (verified 2026) Official source
- Minn. Stat. § 471.9996 (verified 2026) Official source
- Minn. Stat. § 8.31 (verified 2026) Official source
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