Mobile home law | Maryland People's Law Library (2023)

Topics on this page:

  • Definitions
  • Rent contract
  • qualified residents
  • security deposits
  • Park regulation
  • Park owner responsibilities
  • park fees
  • Activities prohibited by the park owner
  • additional resources


A "mobile home" is a portable structure at least 8 feet wide by 30 feet long, built on a fixed structure and designed to be used as a home when connected to necessary utilities.

A "park owner" is anyone who owns a park or anyone who manages or operates a park on their behalf.

A "rental agreement" is any written agreement between a resident and the park owner allowing a resident to place their caravan on land in the park in exchange for a fee.

A "resident" is a caravan owner who rents a place in a caravan park and lives there. This includes someone who lives permanently with the caravan owner or who inherits the home upon the owner's death.

Read the law:Kod MD, Real Prop. § 8A-101

Rent contract

Park owner responsibilities and necessary provisions

Before a current or potential resident signs a lease or moves in, the park owner must provide written notice specifying the availability, capacity, and connection fee for all utilities at the proposed location. The park owner must also provide a copy of the park bylaws, explaining how the rules may change, and a copy of the lease agreement, which must include the following:

  1. Specific identification of the land to be leased;
  2. Term of at least one year;
  3. A statement of the total amount of the annual rental fee, the due date (monthly, quarterly, etc.), the amount due for each payment, the amount of each late fee, any park fees, and the service provided to each;
  4. Description of all responsibilities of the park owner and resident;
  5. The exact legal definition of "authorized resident" (see below);
  6. A description of each facility, tools, and other services the park owner will provide;
  7. A description of any termination or renewal option; AND
  8. Reference to the Maryland Mobile Home Park Act as the law governing the relationship between the resident and the park owner.

Read the law:Kod MD, Real Prop. § 8A-201

Responsibilities of the future resident

Once the park owner has provided a prospective resident with written notice of availability, capacity and connection fees for all utilities at the proposed site, the prospective resident must acknowledge receipt of this notice in writing. The prospective resident must also provide the landlord with this written confirmation along with acceptance of the proposed location.

Read the law:Kod MD, Real Prop. § 8A-201

Automatic lease renewal

After the expiration of the first annual period, the resident continues month to month unless the parties agree on a longer period.

If the contract contains an auto-renewal clause, the park owner cannot enforce it unless it is separated from the other terms of the contract and includes a space for the resident's written confirmation.

Read the law:Kod MD, Real Prop. § 8A-202

Prohibited Provisions

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The lease agreement cannot contain words in which the tenant:

  1. He agrees to a sentence without due process;
  2. waives the rights provided by law;
  3. Waiver of right to trial by jury;
  4. Allows the park owner to take possession of a resident's caravan or personal property without the parties first terminating the contract or without the resident relinquishing their personal property.

Any one-year lease must have the same terms, including rent, fees, conditions, etc., as a monthly lease.

Read the law:Kod MD, Real Prop. § 8A-202

qualified residents

An "Authorized Resident" is a year-round resident of a caravan park who:

  1. Paid the rent on time or within the grace period allowed in the previous year;
  2. has not repeatedly violated any rule or provision of the lease in the past six months; AND
  3. It has a mobile home that meets park standards.

Park owner must offer a one-year lease to each "eligible resident"

  • Before the expiration of each annual lease;
  • Or at the request of a resident at any time during the month

This offer must be delivered to the resident up to 30 days before the end of the current lease period. It must clearly explain the resident's entitlement to a one-year lease and must state that if the resident does not agree to a one-year lease, the lease will continue from month to month. Monthly rental agreement may be terminated by resident or park owner with 30 days notice.

If a resident's lease is not renewed because the resident is not an "Eligible Resident", the park owner must provide the resident with a written statement of why the lease is not renewed. This notification must be made within five days.

A resident who has been offered a one-year lease but has opted for a monthly lease is not entitled to a one-year lease after the park landlord has served notice of lease termination by registered letter.

If the owners of the park intend to renew the lease with arent increase, the park owner must inform the resident of the rent increase up to 60 days before the end of the current lease agreement.

Read the law:Kod MD, Real Prop. § 8A-202

security deposits


Deposit cannot exceed two months' rent or $50, whichever is greater. If greater, the resident can recover up to three times the additional amount plus reasonable attorneys' fees. A resident may file a security deposit claim during the lease or within two years after the lease ends.

Read the law:Kod MD, Real Prop. § 8A-1001

prohibited actions

The park owner cannot increase the deposit after the resident has paid the initial deposit and cannot impose a deposit on a resident who was not required to pay the previous lease deposit.

Read the law:Kod MD, Real Prop. § 8A-1001

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Receipt; declaration of damages

The park owner must issue a written receipt for the deposit or is liable to the resident for $25. The invoice can be attached to the rental agreement. You must inform the resident of their right to a written list of existing damages upon written request within the first 15 days of residence. If the owner of the park does not immediately provide the requested list, he is liable to the resident in the amount of three times the value of the deposit.

Read the law:Kod MD, Real Prop. § 8A-1001

margin location

The park owner must deposit all margin deposits in an interest-bearing Maryland bank or savings account used only for margin deposits within 30 days of receipt. The deposit is secured against seizure by creditors and is binding on any heirs.

Read the law:Kod MD, Real Prop. § 8A-1001

Return of Deposit; Interest

For any deposit of $50 or more, the park owner must return the deposit within 45 days of the end of the rental.

For terms beginning before January 1, 2015: The park owner must return the deposit plus simple interest of three percent per annum, calculated in semi-annual installments, less any damages reasonably retained.

For terms beginning after January 1, 2015: The park owner must return the security deposit plus accrued ordinary interest at the U.S. Treasury Daily Yield Curve rate for one year, beginning on the first business day of each year, or 1 .5 percent per annum, whichever is greater, less any damages properly withheld. [See Department of Housing and Community Developmentrent deposit calculator.

If the park owner fails to return any portion of the security deposit within 45 days of the lease ending without good reason, the resident may claim up to three times the amount illegally withheld plus reasonable attorneys' fees.

Read the law:Kod MD, Real Prop. § 8A-1001

holding the deposit

The security deposit may be held against unpaid rent, damage caused by breach of the tenancy agreement or damage to premises rented by the tenant, his family or social guests, which exceeds normal wear and tear.

The resident has the right to be present during the inspection of the premises by the owner or his representative for damages. To participate, the resident must give written notice 15 days in advance of their intention to move, specifying the date of the move and their new address.

When the landlord receives notice from the resident, he shall notify the resident in writing of the time and date of the inspection. This must be done within five days of moving the resident. The resident must be advised in writing of his inspection rights at the time of payment of the deposit. This information can be included in the lease agreement. If the landlord does not meet these requirements, he cannot keep any part of the deposit.

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Read the law:Kod MD, Real Prop. § 8A-1001

Park regulation

The park owner must establish reasonable rules regarding mobile home standards and the peace, order, health and safety of residents and the operation of the park. To enforce these rules, the park owner must put them in writing and provide them to all park residents.

The owner must create reasonable written standards for the appearance and construction of mobile homes in the park. These rules must apply equally to all residents. The new rule cannot be enforced against a resident who already resided in the park at the time of its enactment. The owner must also set out reasonable written standards for the maintenance of trailers in the park or in the areas immediately surrounding the trailers. They must comply with state and local health laws and regulations.

The above rules and standards are not applicable unless the park owner provides a copy of the policy or standard to each affected resident.EUhang it in a prominent place in the park. A change to a policy or policy does not become effective until the date specified in the change or 30 days after the landlord delivers a copy to each resident, whichever is later.

Read the law:Kod MD, Real Prop. § 8A-301

Park owner responsibilities

Maryland law requires that a park owner always meet certain requirements, including:

  • compliance with all applicable building, housing, zoning, and health regulations
  • keep the leased land and all fixed equipment in good condition
  • keeping common areas and buildings in good condition, repairs, safety and cleanliness
  • provide common spaces for the benefit of all residents
  • and ensure proper media handling

In addition, "The owner of the park or operator of an RV park, or its agent or employee, may not refuse, deny or deny any person accommodation, benefits, amenities or privileges of an RV park or rental on the premises based on of that person's race, religion, colour, sex or national origin.

Read the law:md. Code, Real Estate § 8A-801

If the park owner enters into an RV parking agreement, he must notify each park resident in writing within 5 days. In addition, the park owner must post a for-sale notice in the public part of the park.

Read the law:Kod MD, Real Prop. § 8A-202

park fees

prohibited charges

There may be no entry or exit fees, or fees related to renewing a lease or determining whether a resident is a "qualified resident". Also, unless there has been a significant change that has caused the caravan to deteriorate, the park owner cannot charge a home inspection fee for resale more than once in a 12 month period. The inspection fee must not exceed $60.

Read the law:Kod MD, Real Prop. § 8A-402

Service fee, late fee, guest fee

The park owner may charge a reasonable service fee to cover the cost of installing or moving the mobile home. The park owner must provide the resident with a written statement of the fee.

Read the law:Kod MD, Real Prop. § 8A-403

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If the lease includes a late payment fee, the fee cannot exceed 5% of the rent due or $5.00, whichever is greater. It can only be applied if rent is not paid within five days of the due date.

Read the law:Kod MD, Real Prop. § 8A-404

The park owner may only charge a guest if the guest stays for more than 15 consecutive days or a total of 30 days in a year, without the consent of the park owner.

Read the law:Kod MD, Real Prop. § 8A-405

rate increase

The park owner may increase fees if he notifies each resident in writing at least 30 days before the increase takes effect. If the landlord fails to give the necessary notice, he may not charge the increased rate.

Read the law:Kod MD, Real Prop. § 8A-401

The lot owner must provide a written receipt for each payment requested by a resident.

Read the law:Kod MD, Real Prop. § 8A-406

Activities prohibited by the park owner

The park owner may not require a resident or prospective resident to purchase any permanent improvements that would become their property. In addition, a landlord may not require a current or potential resident to purchase a mobile home, materials or equipment from a specific person, unless it relates to newly constructed land that has not previously been leased.

Read the law:Kod MD, Real Prop. § 8A-501

Except for security reasons, the Park Owner may not restrict providers of any products or services that the Park Owner does not provide to all Park Residents. Nor can you limit interior renovations, installations or maintenance of gas or electric appliances, provided they comply with all applicable laws.

Read the law:Kod MD, Real Prop. § 8A-501

The park owner may not accept, directly or indirectly, facilitation payments to gain an advantage over other potential residents in connection with the lease, use or occupancy of the land. In a tip refund proceeding, the court will award double the tip and court costs.

Read the law:Kod MD, Real Prop. § 8A-502

If a park owner purchases gas, electricity, or other utilities for resale to residents, the owner may not charge residents more than they cost.

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Read the law:Kod MD, Real Prop. § 8A-503

An owner may designate an adults-only portion of the park and apply it to a current non-compliant resident only if the resident is offered reasonably equivalent space in another portion of the park. The resident has 60 days to accept or reject the new location. The owner covers the cost of moving the caravan to a new location.

Read the law:Kod MD, Real Prop. § 8A-501

additional resources

  • OProduced housing programof the Federal Department of Housing and Urban Development (HUD), sets out the requirements that manufacturers must meet. The site also provides information about warranty, installation and setup, purchase and claims.
  • Institute of Manufactured Housingconsumer side.


Can I put a trailer home on my property in Maryland? ›

The rights of mobile home residents are protected by the Maryland Mobile Home Parks Act of 1980. Before you buy. Unless you own a piece of property that you want to put your mobile home on, you'll have to rent space at a mobile home park, or buy a mobile home that is already in place at a park.

What is the Illinois mobile home Act? ›

The Illinois Mobile Home Tiedown Act requires all manufactured homes that are moved or set up on site after January 1, 1980 to be tied down in accordance with rules promulgated by the Illinois Department of Public Health.

Can I put a mobile home on my land in Maryland? ›

I want to put a mobile home on my property. What are the legal requirements? You can put a mobile home on your own land in most cases. However, you will need to ensure that the land is zoned for mobile homes and that the proper permits and inspections are completed before you can set up the mobile home.

What a landlord Cannot do in Maryland? ›

​It's illegal in Maryland for a landlord to retaliate and evict a tenant primarily because the tenant or a housing inspector sends a notice to the landlord informing them that there are lead hazards in the property or that there is a child with an elevated blood lead level living in the property.

Do you pay taxes on a mobile home in Maryland? ›

Sales of new mobile homes are subject to the Maryland 6 percent sales and use tax and the rate is applied to 60 percent of the taxable price.

Can I turn my trailer into a house? ›

The Uniform Manufactured Housing Act requires you to do two things to legally convert a mobile home into a real house: Relocate the mobile home onto a particular piece of land. File for a certificate of location with the land records office of where your new home will be located.

What is the legal term for mobile home? ›

Even California Law (the Mobilehome Residency Law or MRL) still refers to manufactured homes as mobile homes.

Do you pay property taxes on a mobile home in Illinois? ›

Mobile homes and manufactured homes outside of mobile home parks are assessed and taxed as real property whether or not such mobile homes and manufactured homes are affixed to a permanent foundation.

How much can a mobile home park raise rent in Illinois? ›

The park owner must offer you a written, 24-month lease. Rent cannot be increased unless the park gives you notice 90 days in advance of the lease termination date.

Does Maryland allow modular homes? ›

The modules are built in a controlled environment and transported to the building site for final assembly. Modular home builders in Maryland must ensure that their structures comply with the same local building codes and meet the same quality standards as site-built homes.

Can you put a modular home on land in Maryland? ›

A modular home may be placed on a private property just as a site built home. In Maryland, a modular home displays green certification labels provided by the state in the interior of the home, generally inside the cabinets under the kitchen sink.

Can I build my own house in Maryland? ›

Yes, you can build your own house in Maryland. Apply for the residential home building permit at your local authorities by filling out the forms and paying the permit fee – head to for more information.

What is the maximum rent increase in Maryland? ›

Raise Rent in Maryland

There are currently no restrictions on rent increases in the state.

What is the Maryland Code 8 203? ›

If a landlord consents to a surety bond but requires the surety bond to be in an amount in excess of two months' rent, the tenant may recover up to three times the extra amount charged for the surety bond, plus reasonable attorney's fees.

Is the sale of a mobile home taxable IRS? ›

Therefore, whether a mobile-home sale is treated as a sale of realty or of personal property, the sale must be reported on Form 8300 if more than $10,000 in cash is exchanged. "Cash" is defined as the coin and currency of the United States or a foreign country. I.R.C.

What is the property tax exemption in Mobile County? ›

Homestead Exemption is granted to all Class III single family owner occupied properties. This exemption allows the property owner to deduct up to $4,000.00 in state tax and $2,000.00 in county tax from the total assessed value of the property. You must own and occupy the property as your primary residential address.

Is a truck personal property in Maryland? ›

Motor vehicles registered in Maryland are generally exempt. Vehicles with interchangeable registrations, such as dealers and finance companies, (classes 1-5) are taxed as personal property. All personal property is exempt from state property taxes.

Can you permanently live in a trailer? ›

You can live permanently in an RV as long as you've established and maintained a domicile address with the associated taxes and legal requirements.

How can I make my mobile home look like a house? ›

How to enhance the exterior of your mobile home
  1. Install a unique front door and matching architectural accents. ...
  2. Repaint or repair your siding. ...
  3. Spruce up the skirting. ...
  4. Replace plain steps with a porch or a deck. ...
  5. Get creative with your carport. ...
  6. Play around with plants. ...
  7. Maximize any outdoor living space.
Oct 26, 2020

Can you live in a trailer next to your house? ›

While technically it might be unlawful to permanently live in your camper even if it is on your property (depending on your municipality and HOA) you most likely won't face legal trouble if you sleep in it from time to time or if you use it as an extension of your home to house guests (there could be exceptions though ...

Is owning a mobile home an asset? ›

As a result, you might find an affordable mobile home that will last you a long time. And although mobile homes go down in value and can be difficult to sell, a mobile home is an asset that you can sell when you are ready to move (unlike an apartment you rent).

Why do they call it a mobile home? ›

It was derived from the travel trailer (often referred to during the early years as "house trailers" or "trailer coaches"), a small unit with wheels attached permanently, often used for camping or extended travel. The original rationale for this type of housing was its mobility.

Do you have to register a mobile home in Illinois? ›

The Illinois Statutes require each owner of an inhabited mobile home in Illinois to file this registration form with the township assessor's office (Lake County Treasurer's office) where the home is located.

How much is tax on a mobile home in Illinois? ›

Mandatory Registration
Model year and 1st and 2nd year following15 ¢ per square foot
6th, 7th and 8th years following model year12¢ per square foot
9th, 10th and 11th years following model year10.5¢ per square foot
12th, 13th, and 14th years following model years9¢ per square foot
2 more rows
Feb 14, 2023

Do you have to have a title for a mobile home in Illinois? ›

Mobile homes are classified as motor vehicles under Illinois law. Therefore, just like cars, mobile homes have certificates of title. When a mobile home is sold, its title is supposed to be transferred to the new owner, just like in a car sale.

What is the maximum rent increase in Illinois? ›

How Much Can a Landlord Raise Rent By in Illinois? In Illinois, landlords can raise rent by any amount that they wish. There is no legal limit or cap on the amount of a rent increase.

What are the renters rights in Illinois? ›

Illinois Tenant Rights and Responsibilities

It is against the law in Illinois to discriminate in all aspects of real estate transactions, including renting or leasing, based on your source of income. This includes non-employment income, such Housing Choice Vouchers (Section 8) or disability payments.

What's the difference between a manufactured home and a modular? ›

The primary difference between modular and manufactured homes is that modular homes are held to the same local, state and regional building codes required for on-site homes. Manufactured homes are held to a federal code set by the Department of Housing and Urban Development (HUD) and have the ability to move.

Does Fannie Mae accept modular homes? ›

Fannie Mae affords modular, prefabricated, panelized, or sectional housing homes the same treatment as site-built housing. Therefore, Fannie Mae does not have minimum requirements for width, size, roof pitch, or any other specific construction details.

Can you build around a modular home? ›

It is possible to add onto a modular home, including a second floor, side addition or an in-law apartment. With a modular home addition, the contractors will build the majority of your addition off-site. This means the only disruption you may experience is when the rooms are set into their proper location.

Can I put a mobile home on my property in California? ›

Manufactured homes may be installed on a permanent basis on private property subject to a permit and approval by the Building and Safety Division. Whether a manufactured home is permitted or not is determined by the land use zoning district of the intended location.

Can you build modular homes in Florida? ›

A modular home must be designed, permitted, built, and inspected in accordance with the Florida Building Code (FBC) and installed on a permanent foundation designed and built specifically for that home.

Do you need a license to build a house Maryland? ›

The Home Improvement Commission license does not cover new home construction. All builders who build homes in Maryland must be registered with the Home Builder Registration Unit of the Office of the Attorney General. For more information, please visit the OAG website.

Do I need a permit to remodel my house in Maryland? ›

When do I need a permit? A permit is required prior to reconstruction or renovation to an existing structure other than repair or addition. Reconstruction includes partial demolition (that does not require a demolition permit) and rebuilding a structure or building.

Can a homeowner pull a building permit in Maryland? ›

You may only apply for permits as a homeowner if you are the property owner.

How often can a landlord raise rent in Maryland? ›

No rent increase (month-to-month, one-year or two year) can occur until 90 days after the landlord gives the tenant written notice of the increase. Landlords can increase a tenant's rent only once every 12 months.

How much notice does a landlord have to give in Maryland? ›

The landlord must give written notice, at least two months for single-family and multi-family units, if there is no breach of lease.

Is Maryland a landlord friendly state? ›

Is Maryland a Landlord-Friendly State? Maryland is considered a landlord-friendly state since rental prices are usually high. Additionally, most Maryland areas don't enforce rent control policies, meaning that they may charge any amount of rent without any issues.

What is Maryland Code 9 109? ›

§ 9-109. (a) (1) "Authorized representative" means a person authorized by the patient to assert the privilege granted by this section and until permitted by the patient to make disclosure, the person whose communications are privileged.

What is Maryland Code 13 107? ›

Section 13-107 - Register of Wills. If appropriate to proceedings under this title, the powers and duties of the register of wills in proceedings in the orphans' court are the same as the powers and duties of the registers under Title 2, Subtitle 2 of this article.

What is Maryland Code 11 103? ›

Rule 11-103 - MAGISTRATES (a)General Authority; Applicability (1)Generally A magistrate appointed for juvenile causes is authorized to hear any cases and matters under this Title assigned by the court, except a hearing to terminate parental rights under Rule 11-312, a hearing on a waiver petition under Rule 11-410, or ...

What are landlords biggest fears? ›

The Biggest Fears of Becoming a Landlord and How to Overcome Them | Owings Mills, MD. Our landlords usually have two major concerns when it comes to renting out their properties. First, they are afraid the tenant won't pay the rent on time or ever. Second, they are afraid the tenant will trash the property.

How do you respond to a rude landlord? ›

If your landlord is chatty or tends to be forgetful, perhaps the best way to communicate with them isn't over the phone. Instead, send an email or if they're really informal, a text. That way, there is record of your conversation, and you can point back to it if needed.

How do you deal with evil landlords? ›

So, to protect yourself from a bad landlord, you may take legal actions against them. Collect some solid proofs like security camera recordings and notices in written form, file a complaint against the landlords and get an injunctive order from the court to stop the harassing behaviors.

Does Maryland require a title for a trailer? ›

All trailers are subject to the same motor vehicle laws as passenger vehicles. They must be titled and if registration is desired, they must be safety inspected (if they are used vehicles).

What do I need to title a trailer in Maryland? ›

Application – The Application for Certificate of Title must be submitted to request the new title (and registration, if applicable). Proof of purchase price – You must submit the bills of sale and/or receipts for all parts and labor. Odometer disclosure statement - Not required for a trailer.

Can I put a manufactured home next to my house? ›

Luckily, putting a manufactured home on land you already own is a possibility. In fact, 63% of new manufactured homes are set on private property. However, there are various zoning laws and local building regulations that need to be examined before doing so, as it is not legal everywhere.

How high off the ground is a modular home? ›

Because manufactured homes must conform to state transportation guidelines, the maximum allowable height stands at 13 feet, 6 inches from the ground to rooftop. This generally equals the ceiling height norm in site-built homes, which typically runs between 9 and 10 feet.

What is the average cost to build a modular home in Maryland? ›

The average sales price of a site-built home in Maryland is $334,000. The average price range of constructing a modular home is $65 to $95 per square foot.

Do trailers need inspection in MD? ›

In Maryland, most used vehicles, trailers, RVs and motorhomes are required by law to undergo a safety inspection prior to its sale or transfer. Generally, the seller or transferor of the vehicle or trailer is required to obtain the inspection certificate.

Do trailers need insurance in Maryland? ›

Am I Required to Carry Trailer Insurance in Maryland? Though not required by MD law, trailer insurance is one of those forms of protection that you can never appreciate until you need it following an accident. The state does require some trailers to be inspected and tagged, however.

Can you sell a trailer without a title in Maryland? ›

The quick answer is no, you cannot sell (or purchase) any vehicle in Maryland without the title to the vehicle. If you are selling or buying a car, truck, trailer, motorcycle (including mopeds, scooters and ATVs) or any other motor vehicle in Maryland you must have the title.

How much does it cost to transfer a trailer title in Maryland? ›

To perform a vehicle title transfer in Maryland, you will pay $100. You may be required to pay additional fees based on your situation.

How do I transfer a trailer in Maryland? ›

Maryland Title Transfer Requirements
  1. Exercise tax (based on purchase price, age and mileage).
  2. Proof of auto insurance.
  3. Apply and pay required $50 titling fee.
  4. Apply for Certificate of Title (when the title originally come from another state).
  5. Submit a Certificate of Inspection (if possible) and lastly,

What is 20 years historic tags in Maryland? ›

Historic: To qualify as a historic vehicle, your vehicle must not have been substantially altered, remodeled, or remanufactured from its original design, and must be a passenger vehicle, motorcycle or truck (with a GVWR of 10,000 pounds or less) and is 20 calendar years or older.


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