Mississippi Mobile Home Park Laws
Mississippi has no manufactured-home-park tenancy act: a resident who owns the home and rents the lot is covered only by the state's general landlord-tenant law, which sets no rent-increase notice, no limit on increases, no closure or sale notice and no purchase right.
Cited to Miss. Code Ann. §§ 89-8-1 to 89-8-45 (Residential Landlord and Tenant Act) and 3 more sources · Verified August 23, 2026
Ending a lot tenancy takes no reason at all — thirty days' written notice under the Residential Landlord and Tenant Act, or one week for a monthly letting of land outside it — and unpaid rent takes three days' notice under either route. The one place the code speaks about a manufactured home by name is eviction: after a warrant for removal is carried out the resident has seventy-two hours of reasonable access to take the home away, and whatever is left after that is treated as abandoned and may be disposed of without further notice. A community owner's lien on the tenant's belongings on the lot can also block a home from being moved until the rent is paid.
| Governing act | No manufactured-home tenancy act |
|---|---|
| General law that also applies | Mississippi Residential Landlord and Tenant Act, Miss. Code Ann. §§ 89-8-1 to 89-8-45, with the older Landlord and Tenant chapter, Miss. Code Ann. §§ 89-7-1 to 89-7-125, governing lettings of land that are not a dwelling unit |
| Federal lender protections already required by state law | 0 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 Mississippi 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 | Mississippi law | Source |
|---|---|---|
| State agency with a role in park tenancies | No state rule No Mississippi agency has a role in manufactured-home lot tenancies. Disputes between a community owner and a resident are decided by a justice court, county court or circuit court, the three courts named in the Residential Landlord and Tenant Act. The Commissioner of Insurance licenses the manufacturers, retailers, developers, installers and transporters of factory-built homes under the Uniform Standards Code for Factory-Built Homes Law, but that law reaches the home and the trades, not the rental of a lot. | Miss. Code Ann. § 89-8-7 (1)(b); Miss. Code Ann. § 89-8-3 (1); Miss. Code Ann. § 75-49-3 |
| Resident may sue under the act | No state rule There is no manufactured-home-park act in Mississippi, so there is no right to sue under one. A resident renting a lot has the ordinary remedies of a tenant: the Residential Landlord and Tenant Act lets a party facing a material breach terminate or "resort to any other remedy at law or in equity not prohibited by this chapter," and it allows damages of up to $200 plus actual damages where a landlord keeps a deposit in bad faith. | Miss. Code Ann. § 89-8-13 (2); Miss. Code Ann. § 89-8-21 (4) |
| Minimum park size for the act to apply (lots) | No state rule No Mississippi statute sets a minimum community size, because no statute defines a manufactured-home community at all. The Residential Landlord and Tenant Act applies to a rental agreement for a dwelling unit without regard to how many units or lots the owner rents. | Miss. Code Ann. § 89-8-3 (1); Miss. Code Ann. § 89-8-7 (1)(c) |
| Other size thresholds that switch rules on | No state rule No size threshold switches any rule on or off. Mississippi law contains no community-size test for lot tenancies, and the general landlord-tenant rules apply the same way to an owner of one lot and an owner of hundreds. | Miss. Code Ann. § 89-8-3 (1) |
| Park-owned rental homes | Ordinary landlord-tenant law applies A home owned by the community and rented out is an ordinary residential rental, governed by the Residential Landlord and Tenant Act. That act reaches any rental agreement made after July 1, 1991 for a "dwelling unit," which it defines as "a structure or the part of a structure that is used as a home, residence or sleeping place" — words that fit a rented manufactured home directly. This is the rest of Mississippi's residential rental law, not a community-specific regime. | Miss. Code Ann. § 89-8-3 (1); Miss. Code Ann. § 89-8-7 (1)(c) |
| RVs and park-model homes | No state rule Mississippi law does not say whether recreational vehicles or park-model homes sit inside or outside any lot-tenancy regime, because no such regime exists. The six arrangements the Residential Landlord and Tenant Act excludes do not mention recreational vehicles or their parks. Separately, a 2025 act gave the owner or operating agent of a recreational vehicle park a summary procedure to have a person removed from the park, but it was not placed in either landlord-tenant chapter and does not state whether a recreational vehicle occupant is a tenant. | Miss. Code Ann. § 89-8-3 (2); 2025 Miss. Laws ch. 460, § 5 (SB 2328) |
| Local rent regulation of park lots | Preempted — local governments may not regulate lot rents Cities and counties may not regulate lot rents without the Legislature's prior approval. Neither landlord-tenant chapter contains a preemption section; the bar sits in the home-rule statutes instead. A municipality may not, without prior legislative approval, regulate directly or indirectly the amount of rent charged for leasing private residential property in which the municipality does not have a property interest, and the county home-rule statute carries the identical limit for boards of supervisors. A rented community lot is private residential property leased for rent, so the bar reaches it. Two softeners are built in: the Legislature could approve a local program, and property in which the local government itself holds an interest is outside the bar. | Miss. Code Ann. § 21-17-5 (2)(h); Miss. Code Ann. § 19-3-40 (3)(g); Miss. Code Ann. § 89-8-5 |
B. Lot rent, fees and utilities
| Rule | Mississippi law | Source |
|---|---|---|
| Notice before a lot-rent increase | No state rule No Mississippi statute requires advance notice of a lot-rent increase. During a fixed term the rent is what the rental agreement says; where there is no fixed term the tenancy is month to month and either party may end it on thirty days' written notice, so in practice a rent change is proposed against that thirty-day exit. After a fixed-term agreement expires the Residential Landlord and Tenant Act says the landlord "may also demand an increase in rent," with no notice period attached. | Miss. Code Ann. § 89-8-17 (2); Miss. Code Ann. § 89-8-19 (3) |
| How often rent may be raised | No state rule Nothing in Mississippi law limits how often lot rent may be raised. Neither landlord-tenant chapter sets a minimum interval between increases or a maximum number of increases in a year. | Miss. Code Ann. § 89-8-17 (2) |
| Statewide limit on lot-rent increases | No state rule Mississippi sets no ceiling on lot-rent increases. No statute in either landlord-tenant chapter, and none elsewhere in the code, limits the amount by which rent for a manufactured-home lot may be raised, and cities and counties may not supply a limit without the Legislature's prior approval. | Miss. Code Ann. § 89-8-17 (2); Miss. Code Ann. § 21-17-5 (2)(h) |
| How a resident can challenge an increase | No state rule There is no statutory way to challenge a lot-rent increase in Mississippi — no mediation, no petition, no reasonableness test. The one limit in the text is narrow: after a rental agreement expires, a landlord's demand for higher rent stands only if it "did not have the dominant purpose of retaliation against the tenant" for something the tenant did under the act, and only where the landlord had written notice of the condition the tenant complained about. | Miss. Code Ann. § 89-8-17 (2) |
| Entrance fee prohibited | No state rule No Mississippi statute bars an entrance fee. The Residential Landlord and Tenant Act defines rent as "all payments to be made to the landlord under the rental agreement," which leaves what may be charged, and when, to the agreement itself. | Miss. Code Ann. § 89-8-7 (1)(k) |
| Exit or removal fee prohibited | No state rule No Mississippi statute bars an exit or removal fee. A separate provision matters more to a departing homeowner: a lessor of real property has a lien on all articles of personal property owned by the tenant and situated on the leased premises, and "[n]o such articles of personal property may be removed from the leased premises until such rent is paid except with the written consent of the lessor." That lien is subject to prior perfected liens and security interests. | Miss. Code Ann. § 89-7-51 (2); Miss. Code Ann. § 89-8-7 (1)(k) |
| Undisclosed fees uncollectible | No state rule Mississippi has no statute making an undisclosed fee uncollectible. The definition of rent does the limited work here: it covers payments "to be made to the landlord under the rental agreement, including any late fees that are required to be paid under the rental agreement," so a charge that the agreement does not require is not rent and cannot be pursued as unpaid rent. | Miss. Code Ann. § 89-8-7 (1)(k) |
| Utility billing rules | No state rule No Mississippi statute regulates how a community owner bills residents for utilities. The landlord duties in the Residential Landlord and Tenant Act run to the dwelling unit's own plumbing, heating and cooling systems, which does not reach the billing of utilities delivered to a rented lot. | Miss. Code Ann. § 89-8-23 (1)(b) |
| Submetering required or regulated | No state rule Nothing in Mississippi law requires or regulates submetering at a manufactured-home community. Neither landlord-tenant chapter mentions meters, submeters or the resale of utility service. | Miss. Code Ann. § 89-8-23 (1) |
| Lot security deposit rules | No state rule Mississippi has no deposit rule written for lot tenancies; the general deposit section applies to residential rental agreements. It caps nothing, but requires the landlord to claim only amounts reasonably necessary for unpaid rent, tenant-caused damage beyond ordinary wear and tear, cleaning or other reasonable expenses of a default, to itemize the claim in a written notice, and to return the balance no later than forty-five days after the tenancy ends, possession is delivered and the tenant demands it. Keeping a deposit in bad faith exposes the landlord to damages of up to $200 plus actual damages. | Miss. Code Ann. § 89-8-21 (3); Miss. Code Ann. § 89-8-21 (4) |
C. Lease, rules and disclosure
| Rule | Mississippi law | Source |
|---|---|---|
| Written lease | Not required A written lease is not required in Mississippi. The Residential Landlord and Tenant Act defines a rental agreement as "all written or oral agreements for a dwelling unit located within this state," and an agreement with no fixed term simply runs week to week where rent is paid weekly and month to month in all other cases. | Miss. Code Ann. § 89-8-7 (1)(l); Miss. Code Ann. § 89-8-19 (1) |
| Minimum lease term that must be offered | No state rule No Mississippi statute requires a community owner to offer a lease of any minimum length. Where a rental agreement does not fix a definite term, the tenancy is week to week if the tenant pays weekly rent and month to month in all other cases. | Miss. Code Ann. § 89-8-19 (1) |
| Notice to end a tenancy without cause | No state rule No Mississippi statute sets a notice period for ending a manufactured-home lot tenancy without cause, and which general rule supplies the answer depends on how the letting is characterized. Under the Residential Landlord and Tenant Act a month-to-month tenancy ends on at least thirty days' written notice by either party, and a week-to-week tenancy on at least seven days'. Under the older Landlord and Tenant chapter, which governs lettings of "premises or other lands not constituting a dwelling unit," a monthly or weekly letting takes only one week's written notice, a half-year or quarter-year holding one month's, and a year-to-year holding two months'. A fixed-term agreement needs no notice at all: it expires on the date stated. | Miss. Code Ann. § 89-8-19 (2); Miss. Code Ann. § 89-8-19 (3); Miss. Code Ann. § 89-7-23; Miss. Code Ann. § 89-8-17 (1) |
| Notice before park rules change | No state rule Mississippi sets no fixed notice period before community rules change. The general rule is a standard rather than a day count: a rule adopted or amended after the tenant signs on binds the tenant only "if reasonable notice of its adoption or amendment is given to the tenant and it does not work a substantial modification of the rental agreement." Rules must also serve tenant convenience, safety or welfare, protect the property from abuse or fairly distribute services, be reasonably related to that purpose, apply fairly to all tenants, be explicit enough to follow, and not be a way around the landlord's own duties. | Miss. Code Ann. § 89-8-11 (2); Miss. Code Ann. § 89-8-11 (1) |
| Disclosure document | None required Mississippi requires no disclosure document at the start of a lot tenancy. Neither landlord-tenant chapter prescribes a summary of rights, a statement of fees and charges, or any other document a community owner must hand a resident before signing. | Miss. Code Ann. § 89-8-3 (1); Miss. Code Ann. § 89-8-11 (1) |
| Residents' right to meet and organize | No state rule No Mississippi statute protects residents' right to meet, organize or form an association. The rules section that would carry such a protection instead sets only the general tests a landlord's rules must meet to be enforceable. | Miss. Code Ann. § 89-8-11 (1) |
| Owner entry onto the lot or into the home | No state rule Mississippi has no statute governing when a landlord may enter a rented lot or the home on it. The landlord and tenant duty lists say nothing about entry, notice of entry or emergencies. What the act does give the tenant is a definition: a tenant is a person entitled under a rental agreement "to occupy a dwelling unit to the exclusion of others." | Miss. Code Ann. § 89-8-23 (1); Miss. Code Ann. § 89-8-7 (1)(m) |
| Retaliation prohibited | No state rule Mississippi has no general anti-retaliation statute for tenants, and none written for lot tenancies. The single retaliation limit in the text is narrow and applies only after a rental agreement has expired: a landlord's holdover notice or demand for higher rent stands only if it "did not have the dominant purpose of retaliation against the tenant for his actions authorized under this chapter," and only where the landlord received written notice of each condition the tenant raised. Every duty and every act under the act also carries a general obligation of good faith. | Miss. Code Ann. § 89-8-17 (2); Miss. Code Ann. § 89-8-9 |
D. Termination and eviction
| Rule | Mississippi law | Source |
|---|---|---|
| Just cause required to end a tenancy | No Mississippi does not require a reason to end a manufactured-home lot tenancy. A fixed-term agreement "expires on the date stated in the rental agreement," and a tenancy with no fixed term ends on notice alone — thirty days for a month-to-month tenancy under the Residential Landlord and Tenant Act, or one week for a monthly letting of land outside that act. Cause matters only to shorten the process, not to justify it. | Miss. Code Ann. § 89-8-17 (1); Miss. Code Ann. § 89-8-19 (3); Miss. Code Ann. § 89-7-23 |
| Grounds for termination | No state rule Mississippi lists no grounds for ending a lot tenancy, because it does not require a ground. The eviction section names only two routes into court: breach of the rental agreement or of the act, and failing to vacate after the agreement is terminated or expires. That is a description of procedure, not a list of causes. | Miss. Code Ann. § 89-8-31; Miss. Code Ann. § 89-7-27 |
| Notice for nonpayment of lot rent | No state rule No notice period is written for lot rent, but both of Mississippi's eviction tracks land on the same figure: three days. Under the Residential Landlord and Tenant Act the landlord may give notice "specifying the rental agreement will terminate if payment of such rent is not made within three (3) days." Under the older chapter, covering lettings of land that are not a dwelling unit, eviction follows a default in rent and "three (3) days' notice, in writing, requiring the payment of such rent or the possession of the premises." Either notice may go by email or text message where the tenant agreed to that in writing. | Miss. Code Ann. § 89-8-13 (5)(a); Miss. Code Ann. § 89-7-27 Second |
| Notice for a rule or lease violation | No state rule Mississippi sets no notice period for a lot-tenancy rule violation; the general figure is fourteen days. On a material breach of the agreement or of the tenant's statutory duties, the other party may serve written notice "specifying the acts and omissions constituting the breach and that the rental agreement will terminate upon a date not less than fourteen (14) days after receipt of the notice if the breach is not remedied within a reasonable time not in excess of fourteen (14) days." If the breach is fixed before the date in the notice, the agreement does not end. | Miss. Code Ann. § 89-8-13 (3); Miss. Code Ann. § 89-8-13 (3)(a) |
| Repeat-violation rule | No state rule No repeat-violation rule is written for lot tenancies; the general rule uses a six-month window. Where substantially the same act or omission recurs within six months of a notice, and the breaching party cannot show due care, the other party may end the agreement on at least fourteen days' written notice specifying the breach and the termination date — with no second chance to cure. Neither party may terminate for a condition that party, a family member or a permitted guest caused. | Miss. Code Ann. § 89-8-13 (3)(b); Miss. Code Ann. § 89-8-13 (3)(c) |
| Time to sell or remove the home after termination | 3 days After an eviction is carried out, the resident has seventy-two hours to remove the home. Mississippi states the period in hours — seventy-two, which is three days — and it is one of the few places the code speaks about a manufactured home by name. On the residential track the landlord "shall allow the tenant reasonable access to the premises to enable the tenant to remove the tenant's personal property, including any manufactured home"; the older chapter uses the same words for lettings of land that are not a dwelling unit, so the period is the same whichever track a lot tenancy falls in. Earlier in the process the court orders the tenant to vacate seven days after judgment unless an emergency or other compelling circumstance justifies a shorter or longer date. There is no right to sell the home in place instead of moving it. | Miss. Code Ann. § 89-8-39 (3); Miss. Code Ann. § 89-7-35 (4); Miss. Code Ann. § 89-8-39 (1); Miss. Code Ann. § 89-8-13 (6) |
| Abandoned-home procedure | Yes Yes — Mississippi law says when a home left behind becomes abandoned property. Under the older chapter, "[a]ll property the tenant leaves on the premises seventy-two (72) hours after the execution of the warrant for removal shall be deemed abandoned and may be disposed of by the landlord without further notice or obligation to the tenant," and the same seventy-two-hour cut-off applies on the residential track, where property named to include any manufactured home may then be disposed of without further notice. A tenant who moves out by the court-ordered date leaving property behind is treated the same way. A separate, older procedure covers desertion: where a tenant in arrear deserts the land, a constable posts notice on the premises, returns for a second view no sooner than five days and no later than fifteen, and the justice court may then put the landlord in possession. | Miss. Code Ann. § 89-7-35 (4); Miss. Code Ann. § 89-8-39 (3); Miss. Code Ann. § 89-7-49 |
| Mediation or dispute-resolution requirement | No state rule Mississippi requires no mediation or other dispute resolution step before a community owner goes to court. The eviction sections send the parties straight to a justice, county or circuit court. The only pause the statutes allow is a court adjournment: a single adjournment may not exceed ten days without both parties' consent, and on the residential track no adjournment may push the hearing beyond thirty days from filing. | Miss. Code Ann. § 89-8-31; Miss. Code Ann. § 89-8-41 (2); Miss. Code Ann. § 89-8-41 (3) |
E. Closure and change of use
| Rule | Mississippi law | Source |
|---|---|---|
| Notice before closure or change of use | No state rule Mississippi requires no special notice before a community closes or its land changes use. Closing a community is done through the ordinary termination rules — thirty days for a month-to-month tenancy under the Residential Landlord and Tenant Act, or one week for a monthly letting of land outside it — and no statute lengthens that period because homes must be moved. | Miss. Code Ann. § 89-8-19 (3); Miss. Code Ann. § 89-7-23 |
| Variants (by trigger or park size) | No state rule No closure or change-of-use notice exists in Mississippi, so there are no variants by trigger or community size. The termination sections that would carry them draw no distinction between ending one tenancy and closing a whole community. | Miss. Code Ann. § 89-8-19 (3) |
| Relocation payment required | No state rule No Mississippi statute requires anyone to pay a resident's moving costs when a community closes. The cost of moving or disposing of the home falls on the homeowner. | Miss. Code Ann. § 89-8-19 (3) |
| Relocation amounts | No state rule Mississippi publishes no relocation figures, because no relocation payment is required. There is no state fund and no schedule of amounts by home size. | Miss. Code Ann. § 89-8-19 (3) |
| Who pays relocation | None required Nobody is required to pay relocation costs in Mississippi. No statute puts the cost on the community owner and the state maintains no relocation fund, so a homeowner who must move bears the expense. | Miss. Code Ann. § 89-8-19 (3); Miss. Code Ann. § 89-8-3 (1) |
| Notice to a government body on closure | No state rule No Mississippi statute requires a community owner to tell a state or local body that a community is closing. There is no filing, registration or closure notice in either landlord-tenant chapter. | Miss. Code Ann. § 89-8-19 (3) |
F. Sale of the park
| Rule | Mississippi law | Source |
|---|---|---|
| Residents must be told the park is for sale | No state rule Residents in Mississippi have no right to be told the community is being sold, before or after closing. The transfer rules run the other way: "[g]rants of rents or reversions or remainders shall be good and effectual without attornment of the tenants," so a sale is complete without any step involving residents. The one protection is for a tenant who pays rent to the old owner before learning of the transfer, who "shall not suffer any damage thereby." A buyer takes the seller's rights against the tenants. | Miss. Code Ann. § 89-7-17; Miss. Code Ann. § 89-7-15 |
| What triggers the notice | No state rule Nothing triggers a sale notice in Mississippi, because no sale notice is required. Neither listing the community, accepting an offer, signing a contract nor closing the sale sets off any duty toward residents. | Miss. Code Ann. § 89-7-17 |
| Residents' purchase right | None required Mississippi residents have no statutory right to buy the community. There is no right of first refusal, no opportunity to negotiate and no notice of a pending sale; an owner may sell to whomever they choose on whatever terms, and the transfer takes effect without any step involving residents. | Miss. Code Ann. § 89-7-17; Miss. Code Ann. § 89-8-3 (1) |
| Time for residents to respond | No state rule There is no response window in Mississippi, because residents have no purchase right to respond to. No statute gives residents or an association a period to make an offer or match one. | Miss. Code Ann. § 89-7-17 |
| Resident-association threshold | No state rule Mississippi sets no threshold of resident support for anything. No statute recognizes a residents' association at a manufactured-home community or gives one standing to act on residents' behalf. | Miss. Code Ann. § 89-8-3 (1) |
| Transfers exempt from the sale rules | No state rule Mississippi lists no exempt transfers, because no sale rules exist to be exempt from. Transfers between family members, foreclosures, transfers to a trust and sales of a whole portfolio are all treated alike, which is to say not addressed. | Miss. Code Ann. § 89-7-17 |
| Residents may assign the right to a nonprofit or municipality | No state rule Residents in Mississippi cannot assign a purchase right to a nonprofit or a municipality, because they have no purchase right to assign. No statute names a nonprofit or local government as a substitute buyer at a manufactured-home community. | Miss. Code Ann. § 89-7-17 |
| Penalty for violating the sale rules | No state rule Mississippi imposes no penalty for a sale that ignores residents, because there is nothing for a seller to violate. No fine, damages measure or right to undo a transfer attaches to the sale of a manufactured-home community. | Miss. Code Ann. § 89-7-17 |
G. The resident's home
| Rule | Mississippi law | Source |
|---|---|---|
| Right to sell the home in place | No state rule No Mississippi statute gives a homeowner the right to sell the home where it stands. Whether a resident may sell in place, and on what conditions, is left to the rental agreement and the community's rules. A related provision can bite on any sale that involves moving the home: a lessor has a lien on the tenant's personal property situated on the leased premises, and such property may not be removed until the rent is paid unless the lessor consents in writing. | Miss. Code Ann. § 89-8-3 (1); Miss. Code Ann. § 89-7-51 (2) |
| Park may not take a commission on the sale | No state rule Mississippi does not bar a community owner from taking a commission or transfer fee when a resident sells the home. Nothing in either landlord-tenant chapter addresses what an owner may charge in connection with a sale. | Miss. Code Ann. § 89-8-7 (1)(k) |
| Park may screen the buyer | No state rule No Mississippi statute says whether a community owner may screen the buyer of a resident's home. Because the buyer needs a lot, the buyer is in practice applying for a new tenancy, and the terms on which an owner will grant one are left to the owner and the agreement. | Miss. Code Ann. § 89-8-7 (1)(l) |
| Buyer-approval standard and deadline | No state rule Mississippi sets no standard and no deadline for approving the buyer of a resident's home. There is no reasonableness test, no list of permitted grounds for refusal and no period within which an owner must answer. | Miss. Code Ann. § 89-8-7 (1)(l) |
| Home may not be rejected for age, size or style alone | No state rule Mississippi does not bar a community owner from refusing a home because of its age, size or style. No statute limits the entry standards a community may set, and none requires an owner to let a home stay when it is sold. | Miss. Code Ann. § 89-8-11 (1) |
| Park may require repairs before sale | No state rule No Mississippi statute addresses whether a community owner may require repairs or upgrades to a home before a sale. The tenant's general duties run to keeping the occupied premises clean and safe and not damaging them, not to bringing a home up to a standard for resale. | Miss. Code Ann. § 89-8-25; Miss. Code Ann. § 89-8-11 (1) |
| Right to post a For Sale sign | No state rule Mississippi does not protect a resident's right to post a For Sale sign. A community's written rules govern signs, and such a rule binds the resident if it serves tenant convenience, safety or welfare, protects the property from abuse or fairly distributes services, is reasonably related to that purpose, applies fairly to all tenants and is explicit enough to follow. | Miss. Code Ann. § 89-8-11 (1) |
H. The eight federal lender protections — which ones Mississippi 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. Mississippi law requires 0 of 8. All 50 states are compared in our research study, including the 2018 federal survey baseline.
| Protection | Mississippi law | Basis |
|---|---|---|
| One-year renewable lease term unless there is good cause for non-renewal | Not required | Neither limb is met: no Mississippi statute requires a community owner to offer a lease term of any length, and none requires a reason to end or decline to renew a lot tenancy. A fixed-term agreement expires on its stated date, and a tenancy with no fixed term ends on notice alone. (Miss. Code Ann. § 89-8-17; Miss. Code Ann. § 89-8-19) |
| 30-day written notice of rent increases | Not required | No statute requires written notice of a lot-rent increase, of thirty days or any other length; after a rental agreement expires the landlord may simply demand an increase in rent, and lot tenancies follow the general landlord-tenant law, which sets no notice period for a rent change. (Miss. Code Ann. § 89-8-17) |
| 5-day grace period for rent payments and the right to cure defaults on rent payments | Partly | The cure limb is met and the grace limb is missing. A nonpayment termination takes written notice giving the tenant three days to pay, and the court may not issue a warrant for removal where the tenant has paid all sums owed by the court-ordered move-out date, which the landlord has a duty of good faith to accept. But no statute gives a period after the due date in which no late fee may be charged, and the three-day cure period is shorter than five days. (Miss. Code Ann. § 89-8-13; Miss. Code Ann. § 89-8-39; Miss. Code Ann. § 89-8-7) |
| Right to sell the manufactured home without having to first relocate it out of the community | Not required | No Mississippi statute bars a community owner from requiring that a home be moved out when it is sold; nothing protects a sale in place, and the terms of any resale are left to the rental agreement and the community's rules. (Miss. Code Ann. § 89-8-3; Miss. Code Ann. § 89-8-11) |
| Right to sell the manufactured home in place within 30 days after eviction by the community owner | Not required | There is no right to sell the home in place after an eviction. Mississippi runs the other way: the resident has seventy-two hours after the warrant for removal is carried out to take the home away, and property left after that is treated as abandoned. (Miss. Code Ann. § 89-8-39; Miss. Code Ann. § 89-7-35) |
| 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 statute lets a homeowner pass the lot tenancy to the buyer of the home, and none limits the grounds on which a community owner may refuse the buyer; lot tenancies follow the general landlord-tenant law, which says nothing about assignment or sublease to a buyer. (Miss. Code Ann. § 89-8-7; Miss. Code Ann. § 89-7-19) |
| Right to post "For Sale" signs that comply with the community's rules | Not required | No statute or state regulation protects a For Sale sign at a Mississippi community; signs are governed by the owner's written rules, which bind a resident whenever they meet the general tests for enforceable rules. (Miss. Code Ann. § 89-8-11) |
| Right to receive at least 60 days' notice of a planned sale or closure of the community | Not required | Neither limb is met: no statute requires notice of a sale of the community, and none requires notice of a closure beyond the ordinary termination periods of thirty days for a month-to-month tenancy or one week for a monthly letting of land outside the residential act. (Miss. Code Ann. § 89-7-17; Miss. Code Ann. § 89-8-19; Miss. Code Ann. § 89-7-23) |
Notes and caveats
- There is no Mississippi mobile home park act — Commercial summaries of state law sometimes refer to a Mississippi mobile home park act, a mobile home landlord-tenant act, or a registration duty owed to a state financial-regulation agency. No such act appears in Mississippi law. The Real and Personal Property title carries exactly two landlord-tenant chapters — the Residential Landlord and Tenant Act and the older Landlord and Tenant chapter — and neither creates a regime for communities. Read those chapters, and the general law they contain, rather than any secondary summary.
- Which eviction route covers a rented lot is an open question — Mississippi sorts tenancies into two tracks. The Residential Landlord and Tenant Act covers a rental agreement for a "dwelling unit," defined as a structure or part of a structure used as a home; the older chapter covers "premises or other lands not constituting a dwelling unit." A bare lot rented to someone who owns the home sits awkwardly between them, and the statutes do not settle it. In practice the gap matters less than it looks: both tracks give the same seventy-two-hour period to remove a manufactured home, and both require three days' notice for unpaid rent. The clearest difference is the no-cause notice period — thirty days on the residential track, one week for a monthly letting on the other.
- The seventy-two-hour rule is the key date for a homeowner — Where an eviction reaches a warrant for removal, Mississippi gives the resident seventy-two hours of reasonable access afterwards to remove personal property, and both chapters say that property expressly includes any manufactured home. Property still on the lot after seventy-two hours is abandoned and the community owner may dispose of it without further notice or obligation. A resident who leaves by the court-ordered move-out date and leaves property behind is in the same position.
- A community owner's lien can hold the home on the lot — A lessor of real property has a lien on all articles of personal property owned by the tenant and situated on the leased premises, securing rent contracted for whether or not it is yet due, and the statute says no such property may be removed until the rent is paid unless the lessor agrees in writing. The lien ranks behind liens and security interests already perfected, which will usually include a lender's interest in a financed home. Anyone buying or moving a home out of a Mississippi community should expect this to come up.
- What the state does regulate is the home, not the lot — The Uniform Standards Code for Factory-Built Homes Law puts the Commissioner of Insurance in charge of licensing the manufacturers, retailers, developers, installers and transporters of factory-built homes, and of construction, anchoring and installation standards. It defines a manufactured home by the federal construction standards and a mobile home as a unit built before June 15, 1976. Nothing in it reaches lot rent, leases or the relationship between a community owner and a resident.
- Recreational vehicle parks got their own removal rule in 2025 — A 2025 act gave the owner or operating agent of a recreational vehicle park a summary way to have a person removed from the park and to call on law enforcement, while barring refusal of accommodations, service or access on the basis of race, color, national origin, sex, physical disability or creed. It sits outside both landlord-tenant chapters and does not say whether a recreational vehicle occupant is a tenant, so it does not settle how such occupancy relates to lot tenancies.
- Deposits and courts — Mississippi caps no deposit. A landlord may claim from it only amounts reasonably necessary for unpaid rent, tenant-caused damage beyond ordinary wear and tear, cleaning or other reasonable costs of a default, must itemize the claim in writing, and must return the balance within forty-five days after the tenancy ends, possession is delivered and the tenant asks for it. Bad-faith retention carries damages of up to $200 on top of actual damages. Landlord-tenant matters are heard in justice, county or circuit court.
- No community bill has advanced recently — The 2025 and 2026 regular sessions produced landlord-tenant bills about eviction timing, and a 2025 act on eviction procedure and recreational vehicle parks became law, but no bill in either session proposed a tenancy regime for manufactured-home communities. Every landlord-tenant bill that would have changed the notice periods died in committee.
- Local rent regulation needs the Legislature's approval first — No city or county may regulate the amount of rent charged for leasing private residential property, directly or indirectly, without prior legislative approval; the limit sits in the municipal and county home-rule statutes rather than in the landlord-tenant chapters, and it leaves out only property in which the local government itself has an interest. No Mississippi locality regulates lot rents.
Common questions: Mississippi 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 Mississippi park give before raising lot rent?
- Mississippi sets no state rule on this. No Mississippi statute requires advance notice of a lot-rent increase.
- Is there a limit on how much lot rent can go up in Mississippi?
- Mississippi sets no state rule on this. Mississippi sets no ceiling on lot-rent increases.
- Can a Mississippi park owner end a lot tenancy without cause?
- Yes — Mississippi law does not require a cause. Mississippi does not require a reason to end a manufactured-home lot tenancy.
- How much notice must a Mississippi park give before closing or changing use?
- Mississippi sets no state rule on this. Mississippi requires no special notice before a community closes or its land changes use.
- Does a Mississippi park have to pay residents' relocation costs when it closes?
- Mississippi sets no state rule on this. No Mississippi statute requires anyone to pay a resident's moving costs when a community closes.
- Do Mississippi residents get a chance to buy the park when it is sold?
- No — Mississippi law gives residents no right to buy the park. Mississippi residents have no statutory right to buy the community.
- Can a Mississippi resident sell the home in place without moving it out of the park?
- Mississippi sets no state rule on this. No Mississippi statute gives a homeowner the right to sell the home where it stands.
Cite this page: "Landlord Atlas, Mississippi Mobile Home Park Laws (verified August 23, 2026), landlordatlas.com/laws/mobile-home-parks/mississippi/" — free to cite and quote with a link (how these records are verified).
Citations
- Miss. Code Ann. §§ 89-8-1 to 89-8-45 (Residential Landlord and Tenant Act) (verified 2026) Official source
- Miss. Code Ann. §§ 89-7-1 to 89-7-125 (Landlord and Tenant) (verified 2026) Official source
- 2025 Miss. Laws ch. 460 (SB 2328) (verified 2026) Official source
- Miss. Code Ann. § 75-49-3 (Uniform Standards Code for Factory-Built Homes Law) (verified 2026) Official source
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