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Repairs and Maintenance in a Mobile Home Community

Read this in: Español

Author: Daniel Rezai

When you rent a lot in a manufactured home community, your landlord is responsible for keeping the shared parts of the community in good shape. This includes things like roads, water lines, lighting, and shared facilities.

This article explains what you can do when things need fixing and your landlord will not act.

What is my landlord responsible for maintaining?

Your landlord is responsible for keeping the community safe and livable. The law in Virginia requires several specific things:

  • Your landlord must maintain all roads and lighting within the community.
  • If your community uses well water, your landlord must keep that water clean and safe to drink.
  • If your community uses a septic system, your landlord must keep it working properly. That means preventing sewage from backing up into your home and keeping drainage fields from flooding.
  • Any common areas that are part of your lease agreement must also be kept in good working condition. This includes things like shared facilities, common outdoor spaces, and any other shared amenities listed in your lease.

What should I do if something needs to be fixed?

If something in the common areas needs repair, start by putting your request in writing. Keep a copy. A written request creates a record and gives you something to point to later if your landlord does not respond.

Your letter does not need to be complicated. It should include your name and lot number, a clear description of the problem, why it is a health or safety concern, and a deadline for the repair. Asking for the repair to be completed within 30 days is reasonable.

Here is an example of what your letter might look like:

Dear landlord:

 

I rent lot 10 in your mobile home community and I am writing to request some tree trimming be done on the oak tree that sits above my home. I have noticed some limbs appear to be ready to fall and this presents a serious potential health and safety hazard to my home and my family. Please fix this issue as soon as possible, but not more than 30 days from today. 

 

[Your name]

Can I withhold rent to force repairs?

No, you cannot withhold rent to force repairs. Under Virginia law, tenants in manufactured home communities do not have the right to withhold rent to force repairs.

“Repair and deduct” does not apply here. That approach allows some renters to pay for a repair themselves and subtract the cost from their rent. But in a manufactured home community, the repairs that are your landlord's responsibility, such as water lines, sewer, and electrical systems, are not something you can legally hire someone to fix yourself. So there is nothing to deduct.

The better path is called a "tenant's assertion." This is a legal process where you ask a court to order your landlord to make repairs. If you need to force your landlord to act, this is the route to take. 

Read more: How to Take Your Landlord to Court to Fix Problems (Tenant's Assertion) or contact your local legal aid once the 30 days has expired.

Is there help paying for repairs to my own home?

If you are in Fairfax County or Richmond City, you could qualify for help paying for repairs.

Where can I get free or low-cost help?

Things to remember

  • Your landlord is responsible for roads, water lines, and other common areas.
  • Always put repair requests in writing and keep a copy.
  • Do not withhold rent to force repairs. Talk to a legal aid attorney first.
  • If your landlord does not respond, legal aid can help you figure out next steps.