The Eight Federal Tenant Protections in Manufactured Housing Communities: What State Law Requires (2026)

Landlord Atlas research. Published: August 23, 2026. Data as verified: August 23, 2026. Download the 50-state table as CSV; the full records are in the Landlord Atlas dataset, and every state's cells are cited on its mobile home park law page.

Cite this page

Landlord Atlas, "The Eight Federal Tenant Protections in Manufactured Housing Communities: What State Law Requires, 2018 vs 2026," published August 23, 2026; data as verified August 23, 2026. https://landlordatlas.com/research/manufactured-housing-tenant-protections-50-states-2026/

Tables and downloads may be reused under the Landlord Atlas Data License: attribute Landlord Atlas and keep the citations and verification dates with the data.

Summary

When Fannie Mae or Freddie Mac finances a manufactured housing community, the loan can receive federal Duty to Serve credit only if every home site's lease carries eight tenant protections named in the Federal Housing Finance Agency's regulation, 12 C.F.R. § 1282.33(c)(4) — from a one-year renewable lease term to sixty days' notice of a planned sale or closure of the community. Where state law already requires a protection, every resident of every covered community gets it whether or not their landlord seeks such financing. The last public 50-state accounting of that question is Freddie Mac's December 2018 paper, built on a survey of the law as of March 2018. This study re-answers it from the current statutes: we read every state's manufactured-home community law, scored all eight protections under one stated rule set, and compared the result with the 2018 survey recomputed under the same combination rule.

One state — Washington — now requires all eight protections by statute. No state did in the 2018 survey; Washington led it with seven, and its 2019–2025 legislation (a registration and dispute-resolution program, expanded sale notices, and the 2025 rent-increase limits) closed the gap.
13 states require none of the eight (Alabama, Arkansas, Georgia, Hawaii, Indiana, Kentucky, Louisiana, Mississippi, Missouri, North Carolina, Oklahoma, Tennessee, Wyoming). The 2018 survey, recomputed under the paper's own both-halves rule, put nine states at zero. The floor is thinner than the average: most of these states have no manufactured-home community tenancy act at all, so a site lease there carries only what the landlord writes into it.
The most commonly required protection is the right to sell the home in place — 35 states bar a community owner from forcing a home out on sale. The rarest are a defined window to sell the home after an eviction (7 states; the 2018 survey found none) and the full sixty-day notice of both a sale and a closure (7 states).
Partial protection is where most states sit. 28 states meet part of the grace-and-cure protection — typically a right to cure nonpayment without the five-day fee grace — and 28 meet part of the sale-or-closure notice, typically closure notice with no sale notice. A partial never counts toward a state's total here or on the state pages.
7 states require six or more: Washington (8), Massachusetts (7), New York (7), Arizona (6), Colorado (6), Delaware (6), Rhode Island (6). The list is not static: Delaware and Maryland both have amendments already enacted that take effect after this study's data date, flagged on their state pages.

The map

Each tile links to the state's mobile home park law page, where all eight protections are scored with citations. The count is of protections state law fully requires.

WA MA NY AZ CO DE RI CA CT FL ME NH NJ OR VA MD NV UT VT WI IL IA KS MI MN NE OH PA SC AK ID NM TX MT ND SD WV AL AR GA HI IN KY LA MS MO NC OK TN WY

Protection by protection: 2026 vs the 2018 survey

Protection	States requiring it (2026)	Partly (2026)	2018 survey
One-year renewable lease term unless there is good cause for non-renewal	13	16	7
30-day written notice of rent increases	30	3	32
5-day grace period for rent payments and the right to cure defaults on rent payments	12	28	12
Right to sell the manufactured home without having to first relocate it out of the community	35	0	29
Right to sell the manufactured home in place within 30 days after eviction by the community owner	7	6	0
Right to sublease or assign the pad site lease for the unexpired term to the new buyer of the home without unreasonable restraint	22	13	13
Right to post "For Sale" signs that comply with the community's rules	19	0	17
Right to receive at least 60 days' notice of a planned sale or closure of the community	7	28	5

Read the two year columns side by side with care: they are different readings by different reviewers, under a shared combination rule. The 2018 column is the Dickinson Wright survey exactly as Freddie Mac published it, recomputed only in how split columns combine; the 2026 column is our own reading of today's statutes, which counts a protection only where the statute gives it to every resident of every covered community. A state whose number differs between the columns may have changed its law — Washington, New York and Colorado all legislated substantially in the interval, and Maine, Arizona and Maryland expanded sale-notice or termination rules — or may simply have been read differently on the same text. Where a specific change matters, the state page's citations and pending-legislation flags carry it.

The 50-state table

"Required" means the statute grants the protection to every resident of every covered community; "Partly" means part of it (the part is spelled out on the state page); "No" means the statute does not grant it, and the state page cites what governs instead. The 2018 column is the survey count for comparison. Column headers are short forms of the eight protections, in the order the table above lists them; the full protection name appears when you rest the pointer on a header.

State	1-year lease	Rent notice	Grace & cure	Sell in place	Sale after eviction	Assign lease	For Sale signs	Sale/closure notice	2026 total	2018 survey
Washington	Required	Required	Required	Required	Required	Required	Required	Required	8	7
Massachusetts	Required	Required	Required	Required	Required	Required	Required	Partly	7	5
New York	Required	Required	Required	Required	Partly	Required	Required	Required	7	5
Arizona	Required	Required	Required	Required	No	Required	Required	Partly	6	3
Colorado	Partly	Required	Required	Required	Required	Partly	Required	Required	6	3
Delaware	Required	Required	Required	Required	No	Required	Required	Partly	6	6
Rhode Island	Required	Required	Required	Required	No	Required	Required	Partly	6	5
California	Required	Required	Partly	Required	Required	Partly	Required	Partly	5	5
Connecticut	Required	Required	Required	Required	Partly	Required	No	Partly	5	4
Florida	Required	Required	Partly	Required	No	Required	Required	Partly	5	6
Maine	Partly	Required	Required	Required	No	Partly	Required	Required	5	4
New Hampshire	Partly	Required	Required	Required	No	Partly	Required	Required	5	2
New Jersey	Required	Partly	Partly	Required	No	Required	Required	Required	5	2
Oregon	Partly	Required	Partly	Required	No	Required	Required	Required	5	4
Virginia	Required	Required	Partly	Required	Required	Partly	Required	Partly	5	4
Maryland	Required	Partly	Required	Required	No	Required	No	Partly	4	1
Nevada	Partly	Required	Partly	Required	No	Required	Required	Partly	4	3
Utah	Partly	Required	Partly	Required	No	Required	Required	Partly	4	3
Vermont	Partly	Required	Partly	Required	Required	Required	No	Partly	4	4
Wisconsin	Required	No	Partly	Required	No	Required	Required	Partly	4	3
Illinois	Partly	Required	Required	Required	No	Partly	No	Partly	3	3
Iowa	Partly	Required	Partly	Required	No	Required	No	No	3	1
Kansas	No	Required	Partly	Required	No	Required	No	No	3	2
Michigan	Partly	No	Partly	Required	Required	Partly	Required	No	3	3
Minnesota	Partly	Required	Partly	Required	Partly	Partly	Required	Partly	3	2
Nebraska	No	Required	Partly	Required	No	Required	No	No	3	2
Ohio	Partly	Required	No	Required	Partly	Required	No	Partly	3	2
Pennsylvania	Partly	Required	Partly	Required	Partly	Required	No	Partly	3	2
South Carolina	No	Required	Partly	Required	No	Required	No	No	3	2
Alaska	Partly	No	Partly	Required	No	Required	No	Partly	2	2
Idaho	No	Required	Partly	Required	No	Partly	No	Partly	2	1
New Mexico	Partly	Required	Partly	Required	No	Partly	No	Partly	2	2
Texas	No	Required	Partly	Required	Partly	Partly	No	Partly	2	2
Montana	No	No	Partly	Required	No	Partly	No	Partly	1	1
North Dakota	No	Required	No	No	No	No	No	Partly	1	2
South Dakota	No	Required	No	No	No	No	No	Partly	1	1
West Virginia	Partly	No	No	Required	No	Partly	No	Partly	1	1
Alabama	No	No	No	No	No	No	No	No	0	0
Arkansas	No	No	No	No	No	No	No	No	0	1
Georgia	No	No	Partly	No	No	No	No	No	0	0
Hawaii	No	No	No	No	No	No	No	No	0	2
Indiana	No	Partly	Partly	No	No	No	No	Partly	0	1
Kentucky	No	No	Partly	No	No	No	No	No	0	0
Louisiana	No	No	No	No	No	No	No	No	0	0
Mississippi	No	No	Partly	No	No	No	No	No	0	0
Missouri	No	No	Partly	No	No	No	No	Partly	0	0
North Carolina	No	No	Partly	No	No	No	No	Partly	0	0
Oklahoma	No	No	Partly	No	No	No	No	No	0	0
Tennessee	No	No	No	No	No	No	No	No	0	1
Wyoming	No	No	No	No	No	No	No	No	0	0

How the eight are scored

The full rule set is published on the methodology page. In short: one rule set for every state; a protection counts as required only where the statute gives it to every resident of every covered community. The one-year-lease protection needs both a one-year term that must be offered or applies by default and termination only for listed causes; the grace-and-cure protection needs both a five-day period after the due date in which no late fee may be charged and the tenancy may not be ended, and a right to keep the tenancy by paying; the post-eviction sale protection needs a statutory window of at least thirty days; the sale-or-closure notice protection needs at least sixty days' notice of both events. For the 2018 column we apply the survey's own footnoted rule — a split protection is met only when both halves are — and count "Maybe" as not met. Every 2026 cell rests on the statute read on the state legislature's own site, with the citation and verification date on the state page; the 2018 table's own published column totals are recomputed from our transcription at every build as a transcription check.

The dataset behind this study is the mobile home park law topic — 54 rules per state across all 50 states, from rent-increase notice to closure, sale and home-sale rules — and is available as a machine-readable download.