| 🎉 Purchasing a manufactured home in a community (park) is different from buying a traditional house. You're buying a home, but you're renting the land
it sits on. In Washington State, this process is governed by specific laws—primarily the Manufactured/Mobile Home Landlord-Tenant Act (MHLTA) (RCW 59.20)
—that protect you. Knowing these rules is your superpower!
Part 1: The Landlord & Lease - Know Your Rights!
Your first step is understanding your future landlord and your lease agreement.
🔍 1. Researching the Park Owner (Red Flags)
Before you fall in love with a home, investigate the park management.
| High Turnover
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Frequent "For Sale" signs can signal problems with management. |
| Maintenance Issues
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Neglected common areas (roads, lighting) suggests poor upkeep. |
| History with AG's Office
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Search for complaints filed with the WA Attorney General's MHDRP. |
- The Right:
The existing rental agreement is assignable
to you. Landlord consent cannot be unreasonably withheld.
- Your Step:
The seller must notify the landlord in writing of the transfer at least 15 days
in advance.
- Annual Cap:
The max increase is **5%** over any 12-month period (except the initial increase after a sale).
- Notice:
Landlords must provide **90 days** prior written notice for any rent increase.
⚠️ WARNING: The Landlord's One-Time Rent Increase
The law governing this exception is in RCW 59.20.380. The RCW states:
If a rental agreement is transferred under RCW 59.20.073 due to a former tenant's sale of a manufactured/mobile home, the landlord has the option to make a one-time increase in an amount not limited by RCW 59.20.370 to the rent for the manufactured/mobile home lot at the time of the first renewal of the rental agreement after the transfer. A landlord must provide the manufactured/mobile home buyer with notice of this one-time increase option prior to the final transfer of the rental agreement to the buyer. If a landlord exercises this one-time increase option, evidence that the proper notice was provided to the buyer prior to the final transfer of the rental agreement must be included along with the notice required under RCW 59.20.390.
**Example:** If the previous owner paid $500/month, the landlord can raise the rent to $800/month for the new buyer. After that initial $800 rate is set, the rent cannot be raised again for 12 months, and all future increases are limited to the 5% cap.
Part 2: The Home Structure - Safety First!
Get a professional inspection! Here are key areas to check:
🏗️ Commonsense Structural Checks
- Leveling:
Ensure the home is sitting level on its supports to prevent structural damage.
- Skirting/Vapor Barrier:
Check for intact skirting and a solid vapor barrier underneath to prevent moisture damage.
- Roof/Siding:
Look for any signs of leaks or soft spots from water intrusion.
⚡ The Aluminum Wiring Warning (1965 to 1973)
If the home was built in this timeframe, **assume it has aluminum wiring**.
- The Danger:
Aluminum expands and contracts ("cold creep") more than copper, causing loose connections, overheating, and fire hazards at outlets/switches.
- Solution:
Professional remediation is required using CPSC-approved connectors like COPALUM or AlumiConn.
Aluminum wiring was effectively banned for mobile homes in 1976, when the Department of Housing and Urban Development (HUD) prohibited its use in manufactured homes built under its jurisdiction. Before this official ban, its use had declined in the early to mid-1970s due to safety concerns and changes to electrical code requirements that specified the use of compatible devices.
- Pre-1976:
Homes built before 1976 may have aluminum wiring, as it was common from the mid-1960s to the mid-1970s due to its lower cost.
- 1973:
A change in electrical code required new, compatible devices (like switches and receptacles) rated for use with aluminum wiring. This "new technology" was required for any mobile homes built or wired after that point, even before the 1976 full ban.
- 1976:
The HUD code explicitly banned the use of aluminum for branch circuit wiring in manufactured homes.
- After 1976:
Aluminum wiring was no longer used for branch circuits in manufactured homes that met the HUD code, although it can still be used for other purposes like larger service entrance conductors.
Part 3: What If Things Go Wrong?
☎️ Filing a Complaint with the AG's Office
The Manufactured Housing Dispute Resolution Program (MHDRP)
provides a low-cost alternative to court.
- When to File:
If your landlord violates the MHLTA, including an illegal rent increase, failure to maintain common areas, denial of lease assignment, or violates any other provision of the MHLTA (RCW 59.20).
- How to File:
File a formal complaint using their online or paper form.
Crucial Contact Information:
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