HB 1250 — An Act amending the act of November 24, 1976 (P.L.1176, No.261), known as the Manufactured Home Community Rights Act, providing for resident associations and group meetings; further providing for disclosure of fees; providing for reasonable increases in rent and fees and for justified rent increase to support extraordinary increases in operating expenses; and further providing for damages.

PRINTER'S NO.    1379

                     THE GENERAL ASSEMBLY OF PENNSYLVANIA



                         HOUSE BILL
                         No. 1250
                                               Session of
                                                 2025

     INTRODUCED BY HANBIDGE, CERRATO, WEBSTER, MOUL, GILLEN, PIELLI,
        HILL-EVANS, OTTEN, HOWARD, GIRAL, SANCHEZ, STEELE, MALAGARI,
        D. WILLIAMS, GREEN, CIRESI, SHUSTERMAN, FREEMAN, PROBST,
        POWELL, MULLINS, ECKER, K.HARRIS, MERSKI AND ABNEY,
        APRIL 16, 2025

     REFERRED TO COMMITTEE ON HOUSING AND COMMUNITY DEVELOPMENT,
        APRIL 16, 2025


                                    AN ACT
 1   Amending the act of November 24, 1976 (P.L.1176, No.261),
 2      entitled "An act providing for the rights and duties of
 3      manufactured home owners or operators and manufactured home
 4      lessees," providing for resident associations and group
 5      meetings; further providing for disclosure of fees; providing
 6      for reasonable increases in rent and fees and for justified
 7      rent increase to support extraordinary increases in operating
 8      expenses; and further providing for damages.
 9      The General Assembly of the Commonwealth of Pennsylvania
10   hereby enacts as follows:
11      Section 1.    The General Assembly recognizes the following
12   public policy purposes and declares that the following
13   objectives of the Commonwealth are to be served by this act:
14          (1)   Pennsylvania faces a significant shortage of
15      affordable housing units that contributes to higher rates of
16      homelessness and housing instability, impacting the well-
17      being of many residents.
18          (2)   The lack of affordable housing also affects this
19      Commonwealth's economic competitiveness and educational and
 1    health outcomes.
 2           (3)    Manufactured homes are a vital part of the
 3    affordable housing market because buying a manufactured home
 4    remains a relatively affordable alternative to purchasing a
 5    higher-cost traditional home.
 6           (4)    Manufactured home communities in this Commonwealth
 7    are home to many low-income to moderate-income individuals
 8    and families.
 9           (5)    Homes in manufactured home communities, however, are
10    subject to lot leases with ever-increasing rents determined
11    by the landowner who controls the land on which the homes
12    sit.
13           (6)    It is difficult and expensive to move a manufactured
14    home once it has been set on a foundation making the
15    residents of manufactured home communities especially
16    vulnerable to exploitation.
17           (7)    For manufactured home community owners, the
18    difficulty residents face in moving their homes means a
19    consistent source of revenue, including during economic
20    downturns.
21           (8)    Large corporations and private equity firms have
22    been buying up manufactured home communities in this
23    Commonwealth, leading to resident complaints of drastic
24    increases in lot rents, a lack of onsite management and a
25    lack of repairs.
26           (9)    Unlike traditional homes which appreciate over time,
27    the value of manufactured homes decreases over time and this
28    decrease can be accelerated by predatory lot rent increases
29    disguised as necessary improvements.
30           (10)    Homeowners who are unable to pay unaffordable rent

20250HB1250PN1379                    - 2 -
 1    increases face eviction and the loss of their home due to the
 2    high cost and extreme difficulty of moving it.
 3        (11)   Homeowners who are able to remain struggle to pay
 4    the increased rent and are often faced with deteriorating
 5    living conditions and a loss of value in their homes.
 6        (12)   The public good and the general welfare of the
 7    residents of this Commonwealth require the exercise of the
 8    police powers of the Commonwealth to regulate lot rents in
 9    manufactured home communities.
10        (13)   Regulating lot rents in manufactured home
11    communities is a valid means of exercising the police powers
12    of the Commonwealth to protect the public health, safety and
13    welfare of the residents of this Commonwealth and safeguard
14    vulnerable residents of manufactured home communities from
15    exploitation.
16        (14)   Regulating lot rents in manufactured home
17    communities by providing for reasonable annual lot rent
18    increases up to the average Consumer Price Index for All
19    Urban Consumers (CPI-U) for the Northeast Region, for the
20    most recently available 12-month period, but no less than 2%
21    nor more than 4%, with exceptions for extraordinary increases
22    in operating expenses, ensures that landowners can get a fair
23    return on their investment.
24        (15)   Regulating lot rents in manufactured home
25    communities by providing for reasonable annual lot rent
26    increases up to the average Consumer Price Index for All
27    Urban Consumers (CPI-U) for the Northeast Region, for the
28    most recently available 12-month period, but no less than 2%
29    nor more than 4%, with exceptions for extraordinary increases
30    in operating expenses, is not unreasonable, unduly burdensome

20250HB1250PN1379                - 3 -
 1      or patently beyond what is necessary to protect the public
 2      health, safety and welfare of the residents of this
 3      Commonwealth and safeguard vulnerable residents of
 4      manufactured home communities from exploitation.
 5            (16)   Prohibiting landowners from increasing the lot rent
 6      during the pendency of an unresolved health or safety
 7      violation, except under conditions designed to ensure the
 8      correction of all health or safety violations, is a valid
 9      means of exercising the police powers of the Commonwealth to
10      protect the public health, safety and welfare of the
11      residents of this Commonwealth and safeguard vulnerable
12      residents of manufactured home communities from exploitation.
13            (17)   With stable land tenure and prohibition against
14      predatory rent practices, a manufactured home becomes a
15      wealth-building asset for a family, and residents are more
16      likely to become active stakeholders in the improvement and
17      upkeep of their community.
18      Section 2.    The act of November 24, 1976 (P.L.1176, No.261),
19   known as the Manufactured Home Community Rights Act, is amended
20   by adding a section to read:
21      Section 4.2.    Resident Associations and Group Meetings.--(a)
22   A manufactured home community owner may not prohibit or
23   interfere with the operation of a resident association.
24      (b)   A manufactured home community owner shall allow group
25   meetings on site between residents without any limitations
26   related to the number of residents, location of the meetings and
27   the timing of meetings.
28      Section 3.    Section 6(c) and (e) introductory paragraph and
29   (2) of the act are amended to read:
30      Section 6.    Disclosure of Fees.--* * *

20250HB1250PN1379                    - 4 -
 1      (c)   Failure to disclose such rent, fees, service charges and
 2   assessments shall render them void and unenforceable in the
 3   courts of the Commonwealth. Increases in such rent, fees,
 4   service charges and assessments payable to the owner shall be
 5   unenforceable until [30] 90 days after notice thereof has been
 6   posted in the public portion of the community office or other
 7   conspicuous and readily accessible place in the manufactured
 8   home community and mailed to the manufactured home lessee.
 9   However, rent shall not be increased during the term of the
10   lease.
11      * * *
12      (e)   All new leases, lease extensions and lease renewals[,
13   which are for more than a 60-day period,] shall contain the
14   following full disclosures:
15      * * *
16      (2)   An explanation of the manner in which the manufactured
17   home space rental amount will be increased, including, but not
18   limited to, notification to the manufactured home lessee at
19   least [60] 90 days in advance of the increase.
20      * * *
21      Section 4.   The act is amended by adding sections to read:
22      Section 6.1.   Reasonable Increases in Rent and Fees.--(a)    A
23   manufactured home community owner or operator may increase rent,
24   fees, service charges or assessments for any 12-month period,
25   effective upon the renewal or extension of a lease for a
26   manufactured home lot on or after the effective date of this
27   subsection, if all of the following conditions are satisfied:
28      (1)   The community owner or operator must notify all
29   manufactured home lessees and manufactured home tenants of the
30   proposed rent increase by hand delivery or mail addressed to

20250HB1250PN1379                  - 5 -
 1   their residences at least 90 days prior to the effective date of
 2   the increase.
 3      (2)     Except as provided in section 6.2, and except for
 4   charges imposed by a limited equity cooperative association
 5   subject to 68 Pa.C.S. Pt. II Subpt. C (relating to
 6   cooperatives), the aggregate increase in rent, fees, service
 7   charges and assessments does not exceed the average Consumer
 8   Price Index for All Urban Consumers (CPI-U) for the Northeast
 9   Region, for the most recently available 12-month period. If the
10   average 12-month CPI-U is:
11      (i)     lower than 2%, the community owner or operator may
12   increase rent, fees, service charges and assessments by up to
13   2%; and
14      (ii)     greater than 4%, the community owner or operator may
15   increase rent, fees, service charges and assessments by no more
16   than 4%.
17      (3)     The community owner or operator has not been found by a
18   local code official, the Department of Environmental Protection,
19   other enforcement entity or court to be in violation of any
20   applicable health or safety law or regulation, unless the
21   violation has been fully resolved at least 90 days prior to the
22   effective date of the increase.
23      (b)     Failure to comply with the procedures in this section
24   shall render any attempted increase in rent, fees, service
25   charges or assessments void and unenforceable in the courts of
26   the Commonwealth.
27      Section 6.2.     Justified Rent Increase to Support
28   Extraordinary Increases in Operating Expenses.--(a)      A
29   manufactured home community owner or operator may increase rent,
30   fees, service charges or assessments under section 6.1(a) that

20250HB1250PN1379                    - 6 -
 1   exceed the limits in section 6.1(a)(2), as necessary to support
 2   extraordinary increases in operating expenses, if:
 3      (1)    The community owner or operator must notify all
 4   manufactured home lessees and manufactured home tenants of the
 5   proposed extraordinary rent increase by hand delivery or mail
 6   addressed to their residences at least 90 days prior to the
 7   effective date of the increase. The notice must include copies
 8   of a financial summary certified as accurate by the owner or its
 9   accounting firm, to include:
10      (i)    a description of the operating cost item or items which
11   have increased, the amount of the increase and the impact of
12   such increase on the owner's or operator's revenues, expenses
13   and profit.
14      (ii)    an estimate of the amount of revenue that will be
15   generated as a result of the proposed increase in rent, fees,
16   service charges or assessments; and
17      (iii)   an explanation of the lessees' rights to request a
18   meeting with the owner or operator under this section and to
19   oppose the extraordinary increase by filing a complaint with the
20   Attorney General or filing a legal action in the court of common
21   pleas.
22      (2)    A resident association, if one exists, or a committee
23   designated by a petition signed by at least 25% of the
24   households residing on the lots that would be subject to the
25   proposed increase, may request a meeting with the owner or
26   operator in writing at any time within 30 days of the delivery
27   of the notice. The owner or operator must meet with the resident
28   association or committee in person at a mutually convenient
29   place and time within 15 days of the request. The meeting must
30   be open to all residents who wish to attend. At the meeting, the

20250HB1250PN1379                   - 7 -
 1   owner or operator shall in good faith disclose and explain all
 2   material factors resulting in the decision to propose the
 3   increase, as well as any other matter concerning the operation
 4   and management of the community that the resident association or
 5   committee wishes to discuss.
 6      (b)   At any time after 45 days from the delivery of the
 7   notice, any lessee, group of lessees or resident association, if
 8   one exists, may challenge the reasonableness of the proposed
 9   increase by filing a complaint with the Attorney General or by
10   initiating a civil action in the court of common pleas. In
11   either case, the owner or operator has the burden to demonstrate
12   that the amount of the requested increase is an accurate
13   estimate of the amount needed to cover the documented increase
14   in the owner's eligible operating expenses. If the Attorney
15   General attempts to resolve the dispute through mediation and
16   the owner or operator declines to participate, the increase
17   shall be void and unenforceable.
18      (c)   As used in this section, the following words and phrases
19   shall have the meanings given to them in this subsection unless
20   the context clearly indicates otherwise:
21      "Maintenance costs for which the owner is solely
22   responsible."   Include:
23      (1)   the cost of regular maintenance and repair of all roads,
24   sidewalks, parking pads, storm water drainage systems and common
25   areas;
26      (2)   the maintenance, care, removal and replacement of all
27   trees within the community; and
28      (3)   the routine maintenance and repair of all sewer lines,
29   water lines, utility service lines and related connections owned
30   and provided by the owner or operator to the utility pedestal or

20250HB1250PN1379                   - 8 -
 1   manufactured home space.
 2      "Operating expense."    Taxes, insurance, utility charges,
 3   onsite employee costs, maintenance costs for which the owner is
 4   solely responsible and third party charges directly necessary
 5   for the operation of the community. The term does not include
 6   any cost related to acquisition, capital improvements, debt
 7   service or any increase in the return on the owner's investment.
 8      Section 5.    Section 13(e) and (f) of the act are amended and
 9   the section is amended by adding a subsection to read:
10      Section 13.   Damages.--* * *
11      (e)   When the manufactured home community owner or operator
12   and a manufactured home lessee execute a new, renewed or
13   extended lease for a manufactured home space, which increases
14   rent or payables to the lessor, the manufactured home community
15   owner or operator may not collect increased rent or fee payable
16   rent from the manufactured home lessee until the manufactured
17   home community owner or operator and the manufactured home
18   lessee have entered into the new, renewed or extended lease.
19   After receiving 60 days' notice of the community owner's or
20   operator's intent to offer a new lease, the manufactured home
21   occupant shall have [30] 60 days to either accept the new,
22   renewed or extended rental agreement or to notify the
23   manufactured home community owner or operator of intent to
24   vacate within [30 days.] 60 days from the latest to occur of the
25   following:
26      (1)   receipt of the community owner's or operator's intent to
27   offer a new lease;
28      (2)   receipt of notification by the Attorney General that the
29   lessee's complaint challenging the reasonableness of the
30   proposed increase in rent, fees, service charges or assessments

20250HB1250PN1379                   - 9 -
 1   has been closed; or
 2      (3)   the issuance of a final decision on any legal challenge
 3   to the proposed increase in rent, fees, service charges or
 4   assessments.
 5   No increased rent or fee lease charges shall be effective
 6   against a lessee prior to the 61st day after receiving the owner
 7   or operator notice.
 8      (f)   A manufactured home lessee who chooses not to enter into
 9   a new, renewed or extended rental agreement shall have [60] 90
10   days from the date of notification of intent to vacate the
11   manufactured home community to enter into a contract to sell or
12   to relocate the manufactured home. No increased rent fee or
13   lease charge shall apply during this period. So long as the
14   manufactured home community owner or operator complied with
15   [disclosure as provided in section 6] the requirements of
16   sections 6, 6.1 and 6.2, as applicable, the manufactured home
17   lessee who does not enter into a new, extended or renewed rental
18   agreement shall not be entitled to relocation costs.
19      (g)   In addition to all other available rights, remedies and
20   damages, an affected lessee may file an action for abatement,
21   nullification or restitution of any increase in rent, fees,
22   service charges or assessments imposed in violation of the
23   requirements in section 6, 6.1 or 6.2.
24      Section 6.   This act shall take effect immediately.




20250HB1250PN1379                  - 10 -