Buying a residential park home is different from buying a traditional bricks-and-mortar property. While you own your home, you usually rent the pitch it stands on from the site owner. This unique arrangement means your rights are protected by specific legislation—the Mobile Homes Act 1983, as amended by the Mobile Homes Act 2013.
Understanding these rights can help you make informed decisions, resolve disputes and enjoy greater peace of mind.
The Mobile Homes Act sets out the legal relationship between a residential park home owner and the site owner.
It applies to protected residential sites in England, where residents use their park home as their only or main residence. It does not generally apply to holiday parks or holiday lodges.
One of the most important protections is that you cannot simply be asked to leave because the site owner wants you to.
Provided you comply with the terms of your agreement, you have the right to keep your home on its pitch indefinitely. A site owner must follow the legal process if they wish to terminate an agreement, and in many cases a court or tribunal must be involved.
Many people are surprised to learn that you have the legal right to sell your residential park home on the open market.
Since changes introduced by the Mobile Homes Act 2013, site owners can no longer approve or block prospective buyers in the way they once could. The sale follows a prescribed legal process instead.
The site owner is still entitled to receive a commission of up to 10% of the sale price, as set out in the legislation.
Pitch fees cannot simply be increased at any time.
Generally:
Every residential park home agreement includes certain “implied terms”.
These are minimum legal rights that apply even if they are not written into your contract. They cover areas such as:
Site owners must act within the law.
If you experience harassment, intimidation or unlawful attempts to force you from your home, there are legal protections available. Local authorities also have enforcement powers relating to site licences and certain breaches of the law.
If disagreements arise, they don’t always have to end up in court.
Many issues—including pitch fees and some contractual disputes—can be referred to the First-tier Tribunal (Property Chamber).
The Tribunal provides an independent way of resolving many disputes between residents and site owners.
Residential parks often have site rules covering matters such as:
However, site owners cannot simply invent or change rules whenever they choose. There is a legal process for making or changing site rules on protected sites.
Before purchasing a residential park home, make sure you:
The Government has published detailed guidance for buyers covering these points.
The UK Government publishes free guidance explaining the rights and responsibilities of residential park home owners.
Useful resources include:
The Mobile Homes Act provides important protections for people living permanently in residential park homes. Understanding your rights—from selling your home to challenging pitch fee increases—can help you make informed decisions and avoid common misunderstandings.
At 360 Park Homes, we encourage all buyers and homeowners to familiarise themselves with the official guidance and seek independent legal advice where necessary.
Have you ever relied on your rights under the Mobile Homes Act? Share your experience in the comments—your insight could help other park home owners.
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