New York Mobile Home Park Laws
New York regulates lot tenancies in manufactured home parks under Real Property Law § 233, one of the most detailed manufactured housing acts in the country: lot rent may rise only once a year, on at least 90 days' written notice, and by no more than three percent unless the park owner can point to higher operating expenses, higher property taxes or capital improvement costs.
Cited to N.Y. Real Prop. Law § 233 and 9 more sources · Verified August 18, 2026
Even then the increase may not exceed six percent without a court-approved temporary hardship increase, and a homeowner has 90 days to ask a court to declare an increase above three percent unjustified, paying the disputed amount into escrow in the meantime without risk of eviction. A park owner may end a lot tenancy only on the grounds the act lists, and closing or changing the use of the park takes two years' notice plus a court-ordered stipend of up to $15,000 for each homeowner. When a park is offered for sale, § 233-a gives a homeowners' association representing more than half the homeowners the right to match the offer, with 60 days to signal intent and 140 days to deliver a matching offer.
| Governing act | Manufactured home parks; duties, responsibilities — N.Y. Real Property Law § 233, with § 233-a and § 233-b |
|---|---|
| Federal lender protections already required by state law | 7 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 New York 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 | New York law | Source |
|---|---|---|
| State agency with a role in park tenancies | The Commissioner of Housing and Community Renewal, at New York State Homes and Community Renewal. Every park owner or operator files a registration statement with the Commissioner each year on or before January 1, listing the people who own an interest in the park, the tenants, the services the owner provides and the current park rules. The Commissioner may bring a special proceeding for an injunction, a court may impose a civil penalty of up to $1,500 for each violation, and the Commissioner publishes an annual report of the registration data on its website without personally identifying anyone. | N.Y. Real Prop. Law § 233 (v) |
| Resident may sue under the act | Yes A tenant may sue for damages actually incurred from a breach of the section, or raise the same claim as a counterclaim in a proceeding the park owner brings. Where a lease gives the park owner attorney's fees, the tenant has the same right by implied covenant. | N.Y. Real Prop. Law § 233 (u); N.Y. Real Prop. Law § 233 (o) |
| Minimum park size for the act to apply (lots) | 3 lots A manufactured home park is a contiguous parcel of privately owned land used for three or more manufactured homes occupied for year-round living. | N.Y. Real Prop. Law § 233 (a)(3) |
| Other size thresholds that switch rules on |
| N.Y. Real Prop. Law § 233 (n)(3); N.Y. Real Prop. Law § 233 (t)(2)(a); N.Y. Real Prop. Law § 233 (g)(4)(c) |
| Park-owned rental homes | Partly covered by this act A manufactured home tenant is defined as someone who rents a lot for their own home or who rents a manufactured home in the park from the park owner, so both are inside the act. The rules are not identical: where the person rents the home itself, an eviction warrant may be executed on 72 hours' written notice rather than the longer periods that apply to a lot tenant. Rent-to-own contracts have their own set of requirements. | N.Y. Real Prop. Law § 233 (a)(1); N.Y. Real Prop. Law § 233 (d)(4); N.Y. Real Prop. Law § 233 (y) |
| RVs and park-model homes | Excluded The park definition counts only homes occupied for year-round living, the manufactured home definition follows the federal construction standard for size and permanent chassis, and the mobile home definition covers units designed for residential purposes and excludes travel trailers. Campgrounds are dealt with in a separate section of the same article. | N.Y. Real Prop. Law § 233 (a)(3)-(5) |
| Local rent regulation of park lots | No statute addresses local regulation of lot rents New York sets the limit on lot-rent increases at the state level. The scope subdivision of the rent-increase section says only which parks the section applies to and exempts parks under a government agreement that preserves affordable housing or otherwise limits increases; neither it nor the main act says whether a city, town or village may regulate park lot rents. | N.Y. Real Prop. Law § 233-b (1) |
B. Lot rent, fees and utilities
| Rule | New York law | Source |
|---|---|---|
| Notice before a lot-rent increase | 90 days No rent, fee, charge or assessment may be increased unless the notice states the date the increase takes effect, and that date must be at least 90 days after written notice to every tenant. | N.Y. Real Prop. Law § 233 (g)(3) |
| How often rent may be raised | Once in any year. Rent and other fees, charges and assessments may not be increased more than once a year. The limit covers fees, charges and assessments as well as rent, so a mid-year fee increase counts against the same annual allowance. | N.Y. Real Prop. Law § 233 (x)(1) |
| Statewide limit on lot-rent increases |
| N.Y. Real Prop. Law § 233-b (1)-(2); N.Y. Real Prop. Law § 233-b (5)-(6) |
| How a resident can challenge an increase | A homeowner may challenge an increase above 3% as unjustified by filing an action for a declaratory judgment within 90 days of the proposed increase, in the court with jurisdiction where the park is located. Several homeowners may join one action where they share a question of law and fact. While the challenge is pending the tenant pays the increase to the park owner, who holds it in escrow until the parties reach a mediated agreement or the court decides; a park owner who fails to escrow the disputed amount faces a civil penalty of up to $500. No tenant may be evicted for not paying the increase before the court finally disposes of the matter. The court may also condition its approval of an increase on the park owner correcting conditions that threaten a tenant's health and safety. | N.Y. Real Prop. Law § 233-b (3)-(4); N.Y. Real Prop. Law § 233-b (7)-(8) |
| Entrance fee prohibited | Yes The act does not use the term entrance fee. It permits a tenant to be charged for rent, utilities and facilities and services available to the tenant, and nothing else, and every fee, charge or assessment must be reasonably related to services actually rendered. A park owner also may not require a tenant to buy skirting, tie-down or other equipment from the park, charge a fee solely for installing an appliance, require the purchase of commodities or services as a condition of placement or rental, or require that the home be bought from the park owner or a person the park owner names. | N.Y. Real Prop. Law § 233 (g)(1); N.Y. Real Prop. Law § 233 (h)(1)-(4) |
| Exit or removal fee prohibited | No state rule The fees subdivision, which lists what a tenant may be charged, does not name a removal, exit or move-out fee, and no other part of the act addresses one. What applies instead is the general rule that the only permitted charges are rent, utilities and charges for facilities and services, each reasonably related to services actually rendered, together with the separate bar on the park taking a commission on the sale of a home. | N.Y. Real Prop. Law § 233 (g)(1); N.Y. Real Prop. Law § 233 (i)(2) |
| Undisclosed fees uncollectible | No state rule The park owner must disclose all fees, charges, assessments and rules in writing before entering into a rental agreement, but the act does not say that a fee left out of that disclosure cannot be collected. What applies instead is the tenant's action for damages and the Commissioner's enforcement powers. | N.Y. Real Prop. Law § 233 (g)(2); N.Y. Real Prop. Law § 233 (u) |
| Utility billing rules | A park may charge for utilities, and the charge must be reasonably related to the service actually rendered. A park owner who has agreed to supply hot or cold water, heat, light, power or another service and who willfully fails to do so without just cause is guilty of a violation. Utilities also count as rent for the purposes of the 3% limit on annual increases, so a utility charge cannot be raised outside that limit. | N.Y. Real Prop. Law § 233 (g)(1); N.Y. Real Prop. Law § 233 (p); N.Y. Real Prop. Law § 233-b (2) |
| Submetering required or regulated | No state rule The fees and charges subdivision, which would carry it, says nothing about individual meters, submetering or the resale of a utility. What applies instead is the lease and the requirement that any utility charge be reasonably related to the service actually rendered. | N.Y. Real Prop. Law § 233 (g)(1) |
| Lot security deposit rules | A lot deposit stays the tenant's money, is held in trust and may not be mixed with the park owner's own funds. Where the property has six or more lots, the deposit must go into an interest-bearing account at the prevailing rate; the interest belongs to the tenant, less one percent a year that the person holding the account may keep for administration. The act does not cap the amount of the deposit. | N.Y. Real Prop. Law § 233 (g)(4) |
C. Lease, rules and disclosure
| Rule | New York law | Source |
|---|---|---|
| Written lease | Required The park owner must offer every tenant, before occupancy, the chance to sign a lease of at least one year, and must renew the offer each year: by October 1 for a tenant without a current lease, or 90 days before an existing lease expires. A tenant who does not sign and return the lease within 30 days is treated as having declined it for the next twelve months, so the offer is mandatory but signing is not. | N.Y. Real Prop. Law § 233 (e) |
| Minimum lease term that must be offered | 12 months The lease the park owner must offer runs for a minimum of one year. | N.Y. Real Prop. Law § 233 (e) |
| Notice to end a tenancy without cause | No state rule There is no notice period for ending a lot tenancy without cause, because a park owner may not evict for anything other than the grounds the act lists. Refusing to renew a lease in retaliation is separately prohibited. | N.Y. Real Prop. Law § 233 (b); N.Y. Real Prop. Law § 233 (n)(2) |
| Notice before park rules change | 30 days A changed rule must name the date it takes effect, and that date must be at least 30 days after written notice to all tenants. Park rules must not be unreasonable, arbitrary or capricious, and applying a rule unevenly raises a presumption that it is unreasonable. | N.Y. Real Prop. Law § 233 (f)(4); N.Y. Real Prop. Law § 233 (f)(1) |
| Disclosure document | Written rules and terms must be given Before entering into a rental agreement the park owner must disclose in writing all fees, charges and assessments, including rental fees, together with the park rules. New York does not prescribe a state-drafted disclosure form for this in the act. | N.Y. Real Prop. Law § 233 (g)(2) |
| Residents' right to meet and organize | Yes A park owner may not serve a notice to quit, bring an eviction or alter the terms of the tenancy in retaliation for a tenant taking part in the activities of a tenants' organization. When a park is offered for sale, the notice to homeowners must tell them they have the right to organize an association or a cooperative for the park. | N.Y. Real Prop. Law § 233 (n)(1)(c); N.Y. Real Prop. Law § 233-a (3)(b)(iii) |
| Owner entry onto the lot or into the home | The park owner may enter a homeowner's manufactured home without consent only in an emergency, and may enter a home the park itself rents out during reasonable hours on reasonable notice. The act also requires the park owner to give reasonable notice, where practicable, to tenants who will be affected by any planned disruption of necessary services, and to keep an agent at or near the park so emergency response is available. | N.Y. Real Prop. Law § 233 (j); N.Y. Real Prop. Law § 233 (k)-(l) |
| Retaliation prohibited | Yes A park owner may not serve a notice to quit or start an eviction in retaliation for a good faith complaint to a government authority about a health or safety violation, for a good faith attempt to secure or enforce rights under the lease or under federal, state or local law, or for taking part in a tenants' organization; nor may the park substantially alter the terms of the tenancy, including refusing to renew a lease, for those reasons. This protection applies in parks with four or more manufactured homes. | N.Y. Real Prop. Law § 233 (n)(1)-(3) |
D. Termination and eviction
| Rule | New York law | Source |
|---|---|---|
| Just cause required to end a tenancy | Yes A park owner may not evict a tenant for any reason other than those the act lists, and a tenant may raise the absence of a listed ground as an affirmative defense in an eviction case. | N.Y. Real Prop. Law § 233 (b); N.Y. Real Prop. Law § 233 (c) |
| Grounds for termination |
| N.Y. Real Prop. Law § 233 (b)(2)-(6) |
| Notice for nonpayment of lot rent | 30 days Before an eviction for nonpayment the park owner must serve a demand for the rent with at least 30 days' written notice, in the manner the eviction statute prescribes. If an eviction is ordered, the court must direct that the warrant be delivered with a further 30 days' written notice to the person to be evicted. | N.Y. Real Prop. Law § 233 (b)(2); N.Y. Real Prop. Law § 233 (d)(3) |
| Notice for a rule or lease violation | 10 days The written notice must name the lease term or rule broken and direct the tenant to correct it within ten days. Only if the violation continues past that period may the park owner serve a further written notice to vacate within 30 days. | N.Y. Real Prop. Law § 233 (b)(5) |
| Repeat-violation rule | A tenant or occupant who is deemed a persistent violator of the lease terms or park rules may be served with a notice to vacate within 30 days, without a further chance to correct. The same subdivision that sets the ten-day correction period treats persistent violation as an alternative route to the 30-day notice to vacate. | N.Y. Real Prop. Law § 233 (b)(5) |
| Time to sell or remove the home after termination | No state rule The termination and eviction subdivisions set no separate window to sell or move the home after a tenancy ends. What applies instead are the notice periods before an eviction warrant may be carried out: at least 90 days as standard, 30 days where the conditions behind the eviction pose an imminent threat to the health, safety or welfare of other tenants, 30 days for nonpayment, and 72 hours where the person rents the home itself. The right to sell the home in place runs alongside those periods. | N.Y. Real Prop. Law § 233 (d)(1)-(4); N.Y. Real Prop. Law § 233 (i)(1) |
| Abandoned-home procedure | No state rule The termination and eviction subdivisions carry no procedure for a home left behind in the park, and no other part of the act supplies one. What applies instead is general New York law outside this act. | N.Y. Real Prop. Law § 233 (b)-(d) |
| Mediation or dispute-resolution requirement | No state rule Neither the main act nor the rent-increase section requires mediation or arbitration. The rent-increase section mentions mediation only as one way a dispute may end: money the tenant pays into escrow is held until the parties reach a mediated agreement or the court decides. | N.Y. Real Prop. Law § 233-b (8) |
E. Closure and change of use
| Rule | New York law | Source |
|---|---|---|
| Notice before closure or change of use | 24 months Eviction proceedings based on a change of use may not begin until two years after the notice of the proposed change is served. The notice must tell the homeowner of the proposed change and of the need to find other accommodation, must go at the same time to every other homeowner and tenant who will have to move, and must be served in the manner the eviction statute prescribes or by certified mail with return receipt requested. | N.Y. Real Prop. Law § 233 (b)(6) |
| Variants (by trigger or park size) |
| N.Y. Real Prop. Law § 233 (b)(6)(i)-(ii) |
| Relocation payment required | Yes On a change of use the park owner must provide each homeowner a stipend of up to $15,000 under a court order, and an eviction warrant may not be carried out until the stipend has been paid. The court sets the amount, weighing the cost of relocating, the number of homes affected, the purchase price and value of the property, development rights and other relevant factors. | N.Y. Real Prop. Law § 233 (b)(6)(iii) |
| Relocation amounts |
| N.Y. Real Prop. Law § 233 (b)(6)(iii)(A) |
| Who pays relocation | The park owner The act places the stipend on the park owner or operator. | N.Y. Real Prop. Law § 233 (b)(6)(iii) |
| Notice to a government body on closure | No state rule The change-of-use paragraph requires notice only to the homeowners and tenants who will have to move; it does not require notice to a state or local body. Notice to the Commissioner of Housing and Community Renewal is required when a park is offered for sale, not when it closes. | N.Y. Real Prop. Law § 233 (b)(6); N.Y. Real Prop. Law § 233-a (3)(a)(iii) |
F. Sale of the park
| Rule | New York law | Source |
|---|---|---|
| Residents must be told the park is for sale | Yes When the park owner receives a bona fide offer it intends to accept or answer with a counteroffer, it must notify the officers of the homeowners' association, or, if none exists, every homeowner in the park, and must also notify the Commissioner of Housing and Community Renewal. | N.Y. Real Prop. Law § 233-a (3)(a) |
| What triggers the notice | Taking any action to market or offer the park for sale, or receiving a bona fide offer the owner intends to accept or answer with a counteroffer. The acceptance or counteroffer must itself carry a notice saying it is subject to the homeowners' right to buy the park. The notice to homeowners must state the price, the material terms and conditions on which the owner would sell, that the homeowners may organize an association or a cooperative, that purchase financing may be available through New York State Homes and Community Renewal, and that they have 140 days to exercise the right to buy. | N.Y. Real Prop. Law § 233-a (2); N.Y. Real Prop. Law § 233-a (3)(b) |
| Residents' purchase right | Right of first refusal (match the offer) The association has the right to buy the park if it delivers an executed offer meeting the identical price, terms and conditions of the offer or counteroffer set out in the park owner's notice. During that period the park owner may not accept a final unconditional offer from anyone else. | N.Y. Real Prop. Law § 233-a (3)(c)(ii) |
| Time for residents to respond | 140 days Two deadlines run together. Within 60 days of the notice the homeowners must deliver a notice of intent to make an offer, and if they miss it the park owner has no further obligation. The executed matching offer is then due within 140 days of the notice. Where no association exists when the offer arrives, the 60-day notice of intent must be signed by more than half of all homeowners, who may then form an association and deliver the offer inside the same 140 days. If the park owner later decides to sell at a lower price or on substantially different terms, the homeowners get a further 30 days to match the revised terms. | N.Y. Real Prop. Law § 233-a (3)(c)(i)-(iv); N.Y. Real Prop. Law § 233-a (3)(d)(i)-(iii) |
| Resident-association threshold | 50% The association must take in more than fifty percent of all homeowners in the park, each having given written consent to forming it, and must have told the park owner it exists and given the names and addresses of its officers. The threshold is expressed as greater than fifty percent rather than a round majority figure. | N.Y. Real Prop. Law § 233-a (1)(b) |
| Transfers exempt from the sale rules |
| N.Y. Real Prop. Law § 233-a (4) |
| Residents may assign the right to a nonprofit or municipality | No state rule The park-sale section gives the right to the homeowners themselves, acting through an association or a cooperative, and says nothing about handing it to a nonprofit, a municipality or a housing authority. It does tell homeowners that purchase financing may be available through New York State Homes and Community Renewal, and it adds that nothing in it forces the park owner to divide the land and sell it to individual homeowners. | N.Y. Real Prop. Law § 233-a (3)(b)(iv); N.Y. Real Prop. Law § 233-a (5) |
| Penalty for violating the sale rules | No state rule The park-sale section states no damages, penalty or remedy for breaking its rules; it ends with the provision about not dividing the land. The Commissioner's power to seek an injunction and the civil penalty of up to $1,500 for each violation sit in the main act and are written against violations of that section. | N.Y. Real Prop. Law § 233-a (5); N.Y. Real Prop. Law § 233 (v) |
G. The resident's home
| Rule | New York law | Source |
|---|---|---|
| Right to sell the home in place | Yes A park owner may not deny a tenant the right to sell the home inside the park, provided the tenant gives 20 days' written notice of the intention to sell, and may not require the home to be moved out solely because it has been sold. The park may not keep a prospective buyer or a seller's representative out of the park unless it shows the restriction is needed to protect the park's property from substantial harm. | N.Y. Real Prop. Law § 233 (i)(1) |
| Park may not take a commission on the sale | Yes The park may not take a commission or fee out of the price the seller realizes unless it acted as the seller's agent under a written contract. | N.Y. Real Prop. Law § 233 (i)(2) |
| Park may screen the buyer | Yes The park may reserve the right to approve the buyer as a tenant for the remainder of the seller's term, but that permission may not be unreasonably withheld. | N.Y. Real Prop. Law § 233 (i)(1) |
| Buyer-approval standard and deadline | Approval may not be unreasonably withheld, and a rejected buyer means the selling tenant must be told the reasons in writing. The act sets no deadline for the park's decision on a buyer. Where a tenant asks instead to sublet, the act does set one: the park has ten days to ask for more information and 30 days to respond, consent may not be unreasonably withheld, and failure to respond counts as consent. | N.Y. Real Prop. Law § 233 (i)(1), (i)(3); N.Y. Real Prop. Law § 233 (t) |
| Home may not be rejected for age, size or style alone | No state rule The subdivision on selling a home says nothing about the age, size or style of the home as a reason to refuse it. What applies instead is the requirement that approval of a buyer not be unreasonably withheld and that park rules not be unreasonable, arbitrary or capricious. | N.Y. Real Prop. Law § 233 (i); N.Y. Real Prop. Law § 233 (f)(1) |
| Park may require repairs before sale | No state rule The subdivision on selling a home does not address repairs, upgrades or improvements as a condition of a sale in place, and no other part of the act does. What applies instead is the lease and the park rules, which must not be unreasonable, arbitrary or capricious. | N.Y. Real Prop. Law § 233 (i); N.Y. Real Prop. Law § 233 (f)(1) |
| Right to post a For Sale sign | Yes The park may not prohibit a for sale sign on a home. It may set a maximum size by rule, so long as the rule allows a sign up to the smaller of three feet by two feet or the largest size the law allows. | N.Y. Real Prop. Law § 233 (f)(5) |
H. The eight federal lender protections — which ones New York 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. New York law requires 7 of 8. All 50 states are compared in our research study, including the 2018 federal survey baseline.
| Protection | New York law | Basis |
|---|---|---|
| One-year renewable lease term unless there is good cause for non-renewal | Required | The park owner must offer every tenant a lease of at least one year before occupancy and renew that offer each year, eviction is limited to the grounds the act lists, and a retaliatory refusal to renew is prohibited. (N.Y. Real Prop. Law § 233) |
| 30-day written notice of rent increases | Required | New York requires at least 90 days' written notice before any increase in rent, fees, charges or assessments, and allows only one increase a year. (N.Y. Real Prop. Law § 233) |
| 5-day grace period for rent payments and the right to cure defaults on rent payments | Required | An eviction for nonpayment requires a demand for the rent served with at least 30 days' written notice, and no late charge may be imposed on a rent payment received within ten days of its due date. (N.Y. Real Prop. Law § 233) |
| Right to sell the manufactured home without having to first relocate it out of the community | Required | A park owner may not deny a tenant the right to sell the home inside the park on 20 days' notice, and may not require the home to be moved out solely because it has been sold. (N.Y. Real Prop. Law § 233) |
| Right to sell the manufactured home in place within 30 days after eviction by the community owner | Partly | New York gives no window to sell the home in place after an eviction; it places the time before the eviction instead, requiring at least 90 days' notice before a warrant is carried out, and 30 days where the ground is nonpayment or an imminent health or safety threat. (N.Y. Real Prop. Law § 233) |
| Right to sublease or assign the pad site lease for the unexpired term to the new buyer of the home without unreasonable restraint | Required | The park may reserve the right to approve the buyer as a tenant for the remainder of the seller's term but may not unreasonably withhold it, and in parks with four or more homes a tenant also has a right to sublease on a ten-day information request and 30-day response, with silence counting as consent. (N.Y. Real Prop. Law § 233) |
| Right to post "For Sale" signs that comply with the community's rules | Required | A park may not prohibit a for sale sign on a home, and a size rule must still allow a sign up to the smaller of three feet by two feet or the largest size the law allows. (N.Y. Real Prop. Law § 233) |
| Right to receive at least 60 days' notice of a planned sale or closure of the community | Required | Homeowners must be notified when the park owner markets the park or receives an offer it intends to accept, with 140 days to exercise the right to buy, and a change of use requires two years' notice before eviction proceedings may begin. (N.Y. Real Prop. Law § 233-a; N.Y. Real Prop. Law § 233) |
Notes and caveats
- Which parks are covered — The act reaches any privately owned parcel accommodating three or more manufactured homes occupied for year-round living. Two of its rules have their own thresholds: the retaliation protections and the sublease right apply in parks with four or more homes, and the interest-bearing deposit rule applies where there are six or more lots.
- Homes the park rents out are partly covered — Someone who rents a manufactured home from the park, rather than renting a lot for their own home, is a tenant under the act, but the eviction warrant in that case may be carried out on 72 hours' notice rather than the longer periods that protect a lot tenant. Rent-to-own contracts have their own requirements, including treble economic damages for a wrongful eviction.
- Rent increases include fees and utilities — For the purposes of the three percent limit, rent means all costs, including rent, fees, charges, assessments and utilities, so a park cannot stay under the limit by moving costs into a separate charge. Parks under a government agreement that preserves affordable housing or otherwise limits increases are outside the rent-increase section.
- The sixty-month rule cites a certification the sale rules no longer carry — The act bars a change-of-use eviction for sixty months after closing where the purchaser certified it did not intend to change the use of the land. That certification was part of the park-sale section before it was rewritten in October 2023 and no longer appears there.
- The sale section carries no penalty of its own — Real Property Law § 233-a sets out the notice and the right to match but states no damages or penalty for a breach. The Commissioner's injunction power and the civil penalty of up to $1,500 for each violation belong to § 233.
- What the act does not reach — There is no abandoned-home procedure, no rule on submetering, no window to sell or move a home after a tenancy ends, no bar on refusing a home because of its age, size or style, and no statute saying whether a city, town or village may regulate park lot rents.
- Where the state numbers are published — Every park owner files a registration statement with New York State Homes and Community Renewal by January 1 each year, listing owners, tenants, services and current park rules, and the agency publishes an annual report of that data on its website without personally identifying anyone.
Common questions: New York 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 New York park give before raising lot rent?
- 90 days. No rent, fee, charge or assessment may be increased unless the notice states the date the increase takes effect, and that date must be at least 90 days after written notice to every tenant.
- Is there a limit on how much lot rent can go up in New York?
- Yes — 3%, or up to 6% on a stated justification. The three justifications that allow an increase above 3% are a rise in the park owner's operating expenses, a rise in the park's property taxes, and costs directly related to capital improvements in the park.
- Can a New York park owner end a lot tenancy without cause?
- No — a New York park may end a lot tenancy only for a listed cause. A park owner may not evict a tenant for any reason other than those the act lists, and a tenant may raise the absence of a listed ground as an affirmative defense in an eviction case.
- How much notice must a New York park give before closing or changing use?
- 24 months. Eviction proceedings based on a change of use may not begin until two years after the notice of the proposed change is served.
- Does a New York park have to pay residents' relocation costs when it closes?
- Yes — New York law requires a relocation payment when a park closes or changes use. On a change of use the park owner must provide each homeowner a stipend of up to $15,000 under a court order, and an eviction warrant may not be carried out until the stipend has been paid.
- Do New York residents get a chance to buy the park when it is sold?
- Yes — a right of first refusal (match the offer). The association has the right to buy the park if it delivers an executed offer meeting the identical price, terms and conditions of the offer or counteroffer set out in the park owner's notice.
- Can a New York resident sell the home in place without moving it out of the park?
- Yes — a New York resident may sell the home in place. A park owner may not deny a tenant the right to sell the home inside the park, provided the tenant gives 20 days' written notice of the intention to sell, and may not require the home to be moved out solely because it has been sold.
Cite this page: "Landlord Atlas, New York Mobile Home Park Laws (verified August 18, 2026), landlordatlas.com/laws/mobile-home-parks/new-york/" — free to cite and quote with a link (how these records are verified).
Citations
- N.Y. Real Prop. Law § 233 (verified 2026) Official source
- N.Y. Real Prop. Law § 233-a (verified 2026) Official source
- N.Y. Real Prop. Law § 233-b (verified 2026) Official source
- N.Y. Real Prop. Law art. 7 (section list) (verified 2026) Official source
- L 2023, ch. 593 (S5881-A) bill page (verified 2026) Official source
- S228-A bill page (2025-2026) (verified 2026) Official source
- A340-A bill page (2025-2026) (verified 2026) Official source
- S7343 bill page (2025-2026) (verified 2026) Official source
- S8698 bill page (2025-2026) (verified 2026) Official source
- NYS Homes and Community Renewal, summary of park tenants' rights under § 233 (verified 2026) Official source
Every row above links the section it rests on. This topic covers all 50 states; the topic hub compares them side by side.