Landlord Atlas

Tennessee Mobile Home Park Laws

Verified August 23, 2026 All Tennessee topics →

Tennessee has no manufactured-home community law: no statute sets lot rent, the lease, the notice before a closure or a resident's right to buy the community, and the general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census.

Cited to Tenn. Code Ann. § 66-28-102 and 4 more sources · Verified August 23, 2026

That act is written around the rental of a dwelling unit, meaning a structure used as a home, so it does not by its own words reach a tenancy in which the resident owns the home and rents only the ground beneath it. In the counties where it applies it gives a five-day grace period before a late fee and caps that fee at ten percent of the rent past due, allows either party to end a month-to-month tenancy on thirty days' written notice, and lets a landlord end the agreement fourteen days after written notice of a breach the tenant does not put right. In the remaining counties the leases chapter of title 66 supplies fourteen days' notice for nonpayment, damage or violent conduct and thirty days for other defaults. Local governments may not control what a community charges for a lot.

Governing actNo manufactured-home tenancy act
General law that also appliesTennessee Uniform Residential Landlord and Tenant Act, Tenn. Code Ann. §§ 66-28-101 to 66-28-523, in counties with a population over 75,000 under the 2010 federal census; Tenn. Code Ann. title 66, chapter 7 (Leases) and common-law tenancy rules elsewhere
Federal lender protections already required by state law0 of 8 (see the table)

Each row below is a state rule (with its citation) or an honest "no state rule" with what governs instead — lease terms and the general landlord-tenant law still apply where the park act is silent. This page covers a resident who owns the home and rents the lot; a home rented from the park is an ordinary Tennessee 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 Tennessee law Source
State agency with a role in park tenancies No state rule No Tennessee agency oversees the rental of lots in mobile-home communities. Disputes between a community owner and a resident are decided by the general sessions and circuit courts, which have original jurisdiction over conduct governed by the general residential landlord and tenant act. The Department of Commerce and Insurance runs a manufactured housing program, but it licenses manufacturers, retailers and installers and inspects installations rather than dealing with rent or tenancy. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-105 (a); Tennessee Department of Commerce and Insurance, Manufactured Housing and Modular Building Section
Resident may sue under the act No state rule There is no manufactured-home community act in Tennessee for a resident to sue under. In the counties where the general residential landlord and tenant act applies, a tenant who gives fourteen days' written notice may recover damages, obtain injunctive relief and recover reasonable attorney's fees for the landlord's noncompliance with the rental agreement or with that act. Whether those remedies reach a tenancy in which the resident owns the home and rents only the ground is not settled by the words of the act. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-501 (a); Tenn. Code Ann. § 66-28-515 (b)
Minimum park size for the act to apply (lots) No state rule No Tennessee statute sets a minimum number of lots for tenancy rules to apply to a mobile-home community. The only threshold in the general residential landlord and tenant act is a county population figure, not a count of lots or spaces: the act applies in counties with a population over 75,000 under the 2010 federal census. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-102 (a)
Other size thresholds that switch rules on No state rule No lot-count threshold switches any rule on or off for mobile-home communities in Tennessee. The general residential landlord and tenant act does carry two thresholds of its own that have nothing to do with lots: the duty to provide waste receptacles at common collection points applies in complexes of four or more units, and landlord registration with the local building-code agency applies only in a county with a metropolitan form of government and a population over 500,000 under the 2000 or a later federal census. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-304 (a)(4); Tenn. Code Ann. § 66-28-107 (c)
Park-owned rental homes Ordinary landlord-tenant law applies A home the community owns and rents out is treated as ordinary rental housing. In the counties where the general residential landlord and tenant act applies, that act governs the rental of a dwelling unit, which it defines as a structure or part of a structure used as a home; a park-owned home is such a structure. In other counties the leases chapter of title 66 and common-law tenancy rules govern the same arrangement. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-104 (3); Tenn. Code Ann. § 66-28-102 (a)
RVs and park-model homes No state rule Nothing in Tennessee's tenancy law addresses recreational vehicles or park-model homes. The general residential landlord and tenant act lists the arrangements it does not govern, and recreational-vehicle occupancy is not among them; the list covers institutional residence, occupancy under a contract of sale, transient hotel and motel occupancy, condominium and cooperative ownership, and premises used mainly for agriculture. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-102 (c)
Local rent regulation of park lots Preempted — local governments may not regulate lot rents Local governments in Tennessee may not set or limit what a community charges for a lot. The rent-control chapter of the property title provides that a local governmental unit, meaning any political subdivision including a county or incorporated municipality, shall not enact, maintain or enforce an ordinance or resolution that would have the effect of controlling the amount of rent charged for leasing private residential or commercial property; a rented community lot is private residential property leased for rent, so the bar reaches it. The only carve-out is government-owned property. Separately, in the counties where the general residential landlord and tenant act applies, that act occupies and preempts the entire field of legislation concerning the regulation of landlords and tenants, so a county governing body may not enact or enforce regulations that conflict with it or add to it. Tenn. Code Ann. § 66-35-102 (a); Tenn. Code Ann. § 66-35-101; Tenn. Code Ann. § 66-28-102 (e)

B. Lot rent, fees and utilities

Rule Tennessee law Source
Notice before a lot-rent increase No state rule No Tennessee statute requires advance notice before lot rent goes up. Rent and the terms on which it may change are left to the rental agreement. In the counties where the general residential landlord and tenant act applies, either party may end a month-to-month tenancy on at least thirty days' written notice before the periodic rental date, which is the route by which terms are commonly renegotiated, but that is a termination notice and not a rent-increase notice. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-201 (a); Tenn. Code Ann. § 66-28-512 (b)
How often rent may be raised No state rule Tennessee law does not limit how often lot rent may be raised. The general residential landlord and tenant act leaves rent to the terms the parties agree on, and no section of it or of the leases chapter of title 66 addresses the timing or frequency of increases. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-201 (a)
Statewide limit on lot-rent increases No state rule Tennessee sets no ceiling on lot-rent increases. No statute caps the amount or the percentage by which rent for a mobile-home lot may rise, and local governments may not impose one either. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-201 (a); Tenn. Code Ann. § 66-28-102 (e); Tenn. Code Ann. § 66-35-102 (a)
How a resident can challenge an increase No state rule Tennessee offers no statutory way to challenge a lot-rent increase. There is no mediation board, petition process or reasonableness test in the general residential landlord and tenant act or in the leases chapter of title 66; a resident's position rests on the rental agreement and on the ordinary contract remedies available in the general sessions and circuit courts. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-201 (a); Tenn. Code Ann. § 66-28-105 (a)
Entrance fee prohibited No state rule No Tennessee statute addresses an entrance fee for moving a home into a community. The general residential landlord and tenant act lists the terms a rental agreement may not contain, and a charge of this kind is not among them; the list covers confession of judgment and clauses that limit the landlord's liability or shift it to the tenant. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-203 (a)
Exit or removal fee prohibited No state rule No Tennessee statute addresses a fee charged when a home leaves a community. The prohibited-provisions section of the general residential landlord and tenant act does not reach charges of this kind, and the leases chapter of title 66 is silent on them. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-203 (a)
Undisclosed fees uncollectible No state rule Tennessee has no rule making an undisclosed charge uncollectible. The one charge the general residential landlord and tenant act does control is the late fee: rent carries a five-day grace period counted from the due date before any late charge may be imposed, no charge may be imposed at all if the last grace day falls on a Sunday or legal holiday and rent is paid the next business day, and the charge may not exceed ten percent of the rent past due. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-201 (d)
Utility billing rules No state rule Tennessee sets no rules for how a community bills residents for utilities at a lot. In the counties where the general residential landlord and tenant act applies, that act protects the supply rather than the billing: a landlord may not recover possession by cutting off electricity, gas, water or another essential service, and a tenant whose essential services fail may buy them and deduct the cost, claim the reduced rental value, or take substitute housing. Where a written agreement requires the tenant to put utilities in the tenant's own name and the tenant does not do so within three days of occupancy, the landlord may have service in the landlord's name ended. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-502 (a)(1); Tenn. Code Ann. § 66-28-511; Tenn. Code Ann. § 66-28-521
Submetering required or regulated No state rule No Tennessee statute addresses submetering or individually metered utility billing at a mobile-home lot. Neither the general residential landlord and tenant act nor the leases chapter of title 66 mentions meters, and no state rule fills the gap. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-502 (a)(3)
Lot security deposit rules No state rule Tennessee has no deposit rule written for mobile-home lots. In the counties where the general residential landlord and tenant act applies, a landlord who takes a deposit must hold it in an account used only for that purpose at a bank or lending institution regulated by the state or the federal government and must tell the tenant where the account is; the tenant may be present at the move-out inspection and the landlord must compile a listing of damage and estimated repair costs. A landlord who neither used such an account nor provided the listing may keep no part of the deposit. No statute caps the amount. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-301 (a); Tenn. Code Ann. § 66-28-301 (c)

C. Lease, rules and disclosure

Rule Tennessee law Source
Written lease Not required A lot tenancy in Tennessee need not be in writing. The general residential landlord and tenant act treats a rental agreement as covering all agreements, written or oral, and provides that where the landlord does not sign a written agreement, accepting rent binds the parties on a month-to-month tenancy. The one writing requirement in the leases chapter of title 66 is for leases of more than three years, which must be in writing and, to bind anyone besides the lessor and those with actual notice, proved and registered. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-104 (12); Tenn. Code Ann. § 66-28-202 (a); Tenn. Code Ann. § 66-7-101
Minimum lease term that must be offered No state rule No Tennessee statute requires a community to offer a lease of any minimum length. The general residential landlord and tenant act leaves the term of the agreement to the parties and treats month-to-month as the default where the landlord has not signed a written agreement. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-201 (a); Tenn. Code Ann. § 66-28-202 (a)
Notice to end a tenancy without cause No state rule Tennessee sets no notice period written for ending a lot tenancy without cause. In the counties where the general residential landlord and tenant act applies, either party may end a month-to-month tenancy on at least thirty days' written notice given before the periodic rental date, and a week-to-week tenancy on at least ten days' notice. The leases chapter of title 66, which governs in the remaining counties, sets notice periods only for terminations based on nonpayment, damage, violence or another default, so a no-cause ending there turns on the agreement and common-law tenancy rules. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-512 (b); Tenn. Code Ann. § 66-7-109 (b)
Notice before park rules change No state rule Tennessee sets no fixed notice period before community rules change. In the counties where the general residential landlord and tenant act applies, a rule adopted after the tenant enters into the rental agreement binds the tenant only if reasonable notice of its adoption is given and it does not work a substantial modification of the agreement; the act does not say how many days that is. A rule must also serve convenience, safety, welfare, the protection of the landlord's property or a fair distribution of services, be reasonably related to that purpose, apply to all tenants and be explicit enough to inform the tenant what is required. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-402 (b); Tenn. Code Ann. § 66-28-402 (a)
Disclosure document None required Tennessee requires no disclosure document for a mobile-home community. The general residential landlord and tenant act requires only that the landlord disclose in writing, at or before the tenancy begins, the name and address of the managing agent and of an owner or agent authorized to accept service and notices, together with a telephone number, electronic mail address or online portal for maintenance; there is no community-specific statement of rules, fees or charges. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-302 (a)
Residents' right to meet and organize No state rule No Tennessee statute protects residents' meetings or a residents' organization in a mobile-home community. Neither the general residential landlord and tenant act nor the leases chapter of title 66 mentions resident associations, meetings or the use of common areas for them. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-402 (a)
Owner entry onto the lot or into the home No state rule Tennessee has no entry rule written for a mobile-home lot. In the counties where the general residential landlord and tenant act applies, the tenant may not unreasonably withhold consent to entry for inspection, repairs, agreed services or showings; the landlord may enter without consent only in an emergency, by court order, on abandonment or surrender, where the tenant has died or is incapacitated or incarcerated, or in the last thirty days of the tenancy to show the premises where the agreement says so and twenty-four hours' notice is given. The landlord may not abuse the right of access or use it to harass the tenant. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-403 (a); Tenn. Code Ann. § 66-28-403 (e)
Retaliation prohibited No state rule Tennessee has no anti-retaliation rule written for mobile-home communities. In the counties where the general residential landlord and tenant act applies, a landlord may not raise rent, cut services or bring or threaten a possession action because the tenant complained about the deposit rules or used a remedy under that act; the ban is narrow, and it does not stop a possession action where the tenant is in default in rent, caused the code violation, or where code compliance requires work that would deprive the tenant of the unit. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-514 (a); Tenn. Code Ann. § 66-28-514 (b)(1)

D. Termination and eviction

Rule Tennessee law Source
Just cause required to end a tenancy No Tennessee does not require a reason to end a lot tenancy. In the counties where the general residential landlord and tenant act applies, either party may end a month-to-month tenancy on at least thirty days' written notice without giving a ground, and the act's termination sections set out what notice a landlord must give for particular defaults rather than limiting the reasons for ending a tenancy. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-512 (b); Tenn. Code Ann. § 66-28-505 (a)
Grounds for termination No state rule Tennessee lists no grounds on which a lot tenancy may be ended, because it does not require a ground. The general residential landlord and tenant act instead names the situations that carry a shorter notice, among them material noncompliance with the agreement, nonpayment of rent, and a violent act or conduct that is a real and present danger to health, safety or welfare, which allows termination three days after the tenant receives written notice. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-505 (a)(1); Tenn. Code Ann. § 66-28-517 (a)
Notice for nonpayment of lot rent No state rule Tennessee sets no nonpayment notice written for a mobile-home lot. In the counties where the general residential landlord and tenant act applies, a landlord who gives written notice of a breach that can be cured by paying may state that the agreement ends if the tenant does not pay within fourteen days, and rent carries a five-day grace period before a late fee may be charged; a tenant may waive that notice only where the waiver is set out in twelve-point bold type or larger in the agreement, and the waiver cannot cut the grace period. In the remaining counties the leases chapter of title 66 makes fourteen days' notice sufficient where rent is due and in arrears upon demand, and the tenancy does not end if the tenant pays before the date in the notice. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-505 (a)(2); Tenn. Code Ann. § 66-28-505 (b); Tenn. Code Ann. § 66-7-109 (a)(1)(A)
Notice for a rule or lease violation No state rule Tennessee sets no rule-violation notice written for a mobile-home lot. In the counties where the general residential landlord and tenant act applies, a landlord must give written notice specifying the acts or omissions; where the breach can be put right by paying money the tenant has fourteen days to do so, and where it cannot, the agreement may end on a date not less than fourteen days after the notice is received. In the remaining counties the leases chapter of title 66 requires thirty days' notice for defaults other than nonpayment, damage or violent conduct. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-505 (a)(3); Tenn. Code Ann. § 66-7-109 (b)
Repeat-violation rule No state rule Tennessee has no repeat-violation rule written for a mobile-home lot. In the counties where the general residential landlord and tenant act applies, if substantially the same act or omission recurs within six months of a notice, the landlord may end the agreement on at least seven days' written notice specifying the breach and the termination date. In the remaining counties the leases chapter of title 66 uses the same six-month test but requires at least fourteen days' notice. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-505 (a)(2)(B); Tenn. Code Ann. § 66-7-109 (a)(2)
Time to sell or remove the home after termination No state rule Tennessee gives a resident no statutory period to sell or move the home after a lot tenancy ends. Neither the general residential landlord and tenant act nor the leases chapter of title 66 contemplates a tenant who owns the structure standing on the rented ground, so neither sets a window for removing or selling it; what happens is governed by the agreement and by the possession judgment. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-510; Tenn. Code Ann. § 66-28-104 (3)
Abandoned-home procedure No state rule Tennessee has no procedure for a manufactured home left behind on a lot. The general residential landlord and tenant act does carry an abandonment procedure for rented premises and the tenant's belongings: absence of thirty days without paying rent is prima facie evidence of abandonment, as is nonpayment for fifteen days together with other circumstances, in which case the landlord posts and mails a notice giving the tenant ten days to make contact, and belongings must then be stored for at least thirty days before they may be sold. That procedure is written for possessions in a rented dwelling, not for a home the resident owns. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-405 (a); Tenn. Code Ann. § 66-28-405 (b)(2); Tenn. Code Ann. § 66-28-405 (c)
Mediation or dispute-resolution requirement No state rule Tennessee requires no mediation or other dispute-resolution step before a community owner and a resident go to court. The general residential landlord and tenant act channels disputes straight to the general sessions and circuit courts, which have original jurisdiction over conduct it governs. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-105 (a)

E. Closure and change of use

Rule Tennessee law Source
Notice before closure or change of use No state rule Tennessee requires no notice before a mobile-home community closes or its land is put to another use. The one closure-style notice in the general residential landlord and tenant act is unrelated: a landlord must give sixty days' notice before evicting a rent-current tenant aged fifty-five or over from a facility providing housing for older persons that receives federal financial assistance, where the eviction is to allow new property development. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-523 (b); Tenn. Code Ann. § 66-28-512 (b)
Variants (by trigger or park size) No state rule Tennessee has no closure regime, so there are no variants by trigger or community size. No statute distinguishes a sale for redevelopment, a conversion or a partial closure of a mobile-home community. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-102 (c)
Relocation payment required No state rule Tennessee requires no relocation payment when a mobile-home community closes. Neither the general residential landlord and tenant act nor the leases chapter of title 66 provides for moving costs, and the state runs no fund for them. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-102 (c)
Relocation amounts No state rule No relocation amounts are set, because Tennessee requires no relocation payment. There is no published figure and no schedule tied to the size of the home or the distance moved. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-102 (c)
Who pays relocation None required Nobody is required to pay relocation costs in Tennessee. There is no community-owner obligation and no state fund, because no statute provides for relocation when a mobile-home community closes. Tenn. Code Ann. § 66-28-102 (c)
Notice to a government body on closure No state rule Tennessee requires no notice to a state or local body when a mobile-home community closes. No filing, registration or notification is required of a community owner who stops renting lots. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-102 (c)

F. Sale of the park

Rule Tennessee law Source
Residents must be told the park is for sale No state rule Tennessee does not require residents to be told that the community is being sold. The general residential landlord and tenant act touches a sale only from the seller's side: a landlord who conveys the premises in a good faith sale to a bona fide purchaser is released from liability for events after written notice of the conveyance is given to the tenant and the deposit is transferred, which is a condition of that release rather than a duty to give notice of a sale. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-305
What triggers the notice No state rule No event triggers a sale notice to residents in Tennessee, because no sale notice is required. Neither an offer, a signed contract nor a completed conveyance obliges a community owner to tell residents. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-305
Residents' purchase right None required Residents in Tennessee have no statutory right to buy the community. There is no right of first refusal, no negotiating window and no notice of a pending sale, and no statute recognizes a residents' association for this purpose. Tenn. Code Ann. § 66-28-305
Time for residents to respond No state rule No response period exists, because Tennessee gives residents no purchase right to respond to. No statute sets a window for residents to make or match an offer for the community. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-305
Resident-association threshold No state rule Tennessee sets no share of households needed to form a residents' association. No statute recognizes such an association in a mobile-home community or attaches any right to it. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-305
Transfers exempt from the sale rules No state rule No transfers are exempt from sale rules in Tennessee, because there are no sale rules. The general residential landlord and tenant act distinguishes only a good faith sale to a bona fide purchaser, and that distinction goes to the seller's continuing liability. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-305
Residents may assign the right to a nonprofit or municipality No state rule Tennessee gives residents no right to hand a purchase opportunity to a nonprofit or a local government, because it gives them no purchase right at all. No statute provides for assigning such a right. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-305
Penalty for violating the sale rules No state rule Tennessee sets no penalty for breaking community-sale rules, because it has none. The general residential landlord and tenant act provides only the ordinary remedies for its own breaches: actual damages, injunctive relief and reasonable attorney's fees after fourteen days' written notice, with punitive damages where a landlord unlawfully removes or excludes a tenant. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-501 (a); Tenn. Code Ann. § 66-28-504

G. The resident's home

Rule Tennessee law Source
Right to sell the home in place No state rule No Tennessee statute protects a resident's right to sell the home where it stands. Neither the general residential landlord and tenant act nor the leases chapter of title 66 addresses the sale of a home on a rented lot, so whether the home may stay on its site after a sale is governed by the rental agreement and the community's rules. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-104 (3); Tenn. Code Ann. § 66-28-402 (a)
Park may not take a commission on the sale No state rule No Tennessee statute stops a community from taking a commission or fee on the sale of a resident's home. The general residential landlord and tenant act limits only late fees and the contents of a rental agreement, and says nothing about a charge tied to a sale. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-203 (a); Tenn. Code Ann. § 66-28-201 (d)
Park may screen the buyer No state rule Tennessee law does not address whether a community may screen the buyer of a resident's home. No statute grants, limits or conditions that step; it is left to the rental agreement and the community's rules, subject to fair housing law. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-402 (a)
Buyer-approval standard and deadline No state rule Tennessee sets no standard or deadline for deciding on a buyer who wants to take over the lot. There is no reasonableness test, no must-accept rule and no response period in the general residential landlord and tenant act or the leases chapter of title 66. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-402 (a)
Home may not be rejected for age, size or style alone No state rule No Tennessee statute stops a community from turning down a home because of its age, size or style. Nothing in the general residential landlord and tenant act or the leases chapter of title 66 addresses the characteristics of a manufactured home on a rented lot. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-402 (a)
Park may require repairs before sale No state rule Tennessee law does not address repairs demanded before a home may be sold in place. In the counties where the general residential landlord and tenant act applies, a landlord may require repairs only through the ordinary maintenance route: written notice of a breach materially affecting health and safety, fourteen days for the tenant to put it right, and then work done by the landlord and billed as rent. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-506
Right to post a For Sale sign No state rule No Tennessee statute protects a For Sale sign on a home in a community. Signs fall under the community's own rules, which in the counties where the general residential landlord and tenant act applies must serve convenience, safety, welfare, the protection of the landlord's property or a fair distribution of services, be reasonably related to that purpose and apply to all tenants. Applies only in part of the state: The general residential landlord and tenant act applies only in counties with a population over 75,000 under the 2010 federal census; elsewhere the leases chapter of title 66 and common-law tenancy rules govern. Tenn. Code Ann. § 66-28-402 (a)

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

ProtectionTennessee lawBasis
One-year renewable lease term unless there is good cause for non-renewal Not required No Tennessee statute requires a lease term of at least a year for a lot tenancy, and none limits the reasons for ending one; in the counties where the general residential landlord and tenant act applies, a month-to-month tenancy ends on thirty days' written notice with no ground given. (Tenn. Code Ann. § 66-28-512; Tenn. Code Ann. § 66-28-201)
30-day written notice of rent increases Not required No statute requires written notice of a lot-rent increase anywhere in Tennessee; rent and its changes are governed by the rental agreement. (Tenn. Code Ann. § 66-28-201)
5-day grace period for rent payments and the right to cure defaults on rent payments Not required No statewide rule gives a lot tenant a grace period or a right to cure. In the counties where the general residential landlord and tenant act applies, rent carries a five-day grace period before a late fee may be charged and a tenant given notice of a breach that money can cure has fourteen days to pay, but the grace period bars only the fee and not a termination, the act reaches rentals of a dwelling unit rather than of a bare lot, and it does not apply in the state's smaller counties. (Tenn. Code Ann. § 66-28-201; Tenn. Code Ann. § 66-28-505; Tenn. Code Ann. § 66-28-102)
Right to sell the manufactured home without having to first relocate it out of the community Not required No Tennessee statute bars a community from requiring that a home be moved off the lot when it is sold; nothing in the general residential landlord and tenant act or the leases chapter of title 66 addresses the sale of a home on rented ground. (Tenn. Code Ann. § 66-28-104)
Right to sell the manufactured home in place within 30 days after eviction by the community owner Not required No statute gives a resident a period to sell the home in place after an eviction; the general residential landlord and tenant act leaves the landlord with a claim for possession and damages and sets no window for the home. (Tenn. Code Ann. § 66-28-510)
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 Tennessee statute lets a buyer take over the lot tenancy or holds a community to a standard when it decides on the buyer; the point is left entirely to the rental agreement and the community's rules. (Tenn. Code Ann. § 66-28-402)
Right to post "For Sale" signs that comply with the community's rules Not required No statute or state rule protects a For Sale sign on a home in a Tennessee community; signs are governed by the community's own rules. (Tenn. Code Ann. § 66-28-402)
Right to receive at least 60 days' notice of a planned sale or closure of the community Not required Tennessee requires notice of neither a sale of the community nor its closure; the only sale provision in the general residential landlord and tenant act sets the condition on which a selling landlord is released from liability. (Tenn. Code Ann. § 66-28-305)

Notes and caveats

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

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

Citations

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