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What Your Mobile Home Community Landlord Can and Cannot Do

Read this in: Español

Author: Daniel Rezai

If you own your mobile home and rent the lot it sits on, there are specific rules about what your landlord is and is not allowed to do.

This guide includes code numbers, like (Virginia Law 55.1-1302). You do not need to memorize these. They are there in case you ever need to show your landlord or a court exactly where the rule comes from. If you are working with a lawyer or legal aid, they will know how to use them.

Can my landlord enter my home?

Your landlord generally cannot enter your home without your agreement. The exception is a genuine emergency, like a gas leak.

Your landlord does have the right to access your lot and the area around your home. But entering the home itself is different. If your landlord is insisting on coming inside without your permission, contact your legal aid office right away. You can also call the police and tell them your landlord is trespassing in your home.

Can my landlord charge my guests a fee?

No. Your landlord cannot charge your guests a fee just to come visit you (Virginia Law 55.1-1306). Your lease should spell out clearly what the difference is between a guest and an occupant.

A guest is usually someone visiting for a short time. An occupant is someone who lives with you regularly. If you are unsure, read your lease or ask your legal aid office.

Can my landlord set rules for the community?

Yes, your landlord can make rules for the community. But not just any rule is allowed (Virginia Law 55.1-1228).

A rule has to meet several requirements:

  • The rule must serve a real purpose. That means protecting the safety, health, or convenience of tenants, protecting the property from damage, or fairly managing shared services. A rule that does not serve one of those purposes is not valid.
  • The rule also has to be fair and clear. It must apply to all tenants the same way. It must be specific enough that you can actually understand what you are and are not allowed to do. A rule cannot let your landlord off the hook for something they are required to do.

Your landlord must give you a copy of any rules when you sign your lease. If a rule is added or changed later, your landlord must give you reasonable notice.

What if a new rule changes my original deal?

A new rule cannot make a major change to what you agreed to when you signed your lease. If it does, that rule is not valid unless you agree to it in writing. Read things carefully before signing. You can say no.

If you break a valid community rule, your landlord may be able to claim you violated your lease.

If you think a rule is unfair or does not meet these requirements, contact your local legal aid office.

Is my home real estate or personal property? 

If your home still has its wheels and axles attached and has a title through the DMV, it is treated as a vehicle and personal property. 

If the wheels have been removed, the home has been placed on land you own or attached to a foundation, and the DMV title has been canceled, it may be treated as real estate.

Knowing which applies to your home matters, especially if you are thinking about selling or taking out a loan. It also affects your taxes.

A legal aid attorney can help you figure out which type of home you have.

Where can I get free or low-cost help?

Things to remember

  • Your landlord owns the lot, not your home. They are two different things.
  • Your landlord cannot enter your home without your agreement except in a true emergency.
  • Your landlord cannot charge guests a fee just to visit you.
  • If you are not sure whether your home is real estate or personal property, ask a legal aid attorney.