Lot Rent Increase Notice Laws by State: What Mobile Home Park Owners Must Do Before Raising Rent

This guide shows how much written notice you must give residents before a lot rent increase in seven states, which of those states cap the size of the increase, and how to time a notice so it counts. It ends with a sample timeline and a way to find the rule in your own state.

This is general information, not legal advice. Rules vary by state and by city, and they change. Check the current statute for your state, and talk to a real estate attorney before you send a notice.

Why the notice matters

A rent increase is only as good as the notice behind it. A notice that arrives late, goes to the wrong people, or leaves out something the law requires may not count at all. In Colorado, for example, a notice sent while the park is not in good standing has no effect. The result elsewhere depends on the statute and lease that apply.

If you are weighing a park purchase, this also affects your numbers. A rent increase you plan for month one may not be legal until month three or later. Our guide on how to evaluate a mobile home park looks at lot rent from the buyer's side of the same homes.

The table: seven states at a glance

Each row links to the statute it comes from. The statutory pages were checked on September 29, 2026; confirm the current text before acting because legislatures amend statutes.

California, Florida and Texas in detail

California

California's Mobilehome Residency Law requires 90 days' written notice before a rent increase (Civil Code §798.30, California, checked September 29, 2026).

There are two exceptions to watch:

• Qualified mobilehome parks. Civil Code §798.30.5 caps increases in this defined group at 3% plus the change in the cost of living, or 5%, whichever is lower, over 12 months. The statute defines this group narrowly: the park must be within and governed by two or more incorporated cities. Check the statute to confirm whether your park qualifies.
• Local rent control. Fremont limits mobile home space rent by ordinance (Fremont Municipal Code, Fremont, California, checked September 29, 2026). Before you buy a California park, check the ordinances that apply to its address.

Florida

Florida requires at least 90 days' written notice before any lot rental increase (Fla. Stat. §723.037, 2025 Florida Statutes). The notice goes to each affected home owner and to the homeowners' association board, if an association has been formed. One notice may cover increases on multiple anniversary dates. Florida uses a market-rent standard for deciding whether a lot rental amount is unreasonable; it is not a percentage formula.

The statute sets a discussion and mediation process for disputes. It does not say that a disputed increase is automatically void.

Texas

Texas works differently. It ties notice to the end of the lease, not to a chosen effective date. Under Property Code §94.055 (current), the landlord must give written notice at least 60 days before the lease ends. That notice is either an offer to renew, which must state the proposed rent and changes to the lease, or a notice to vacate.

The tenant then has until 30 days before the lease ends to reject the offer and give notice of intent to vacate. If they do not, the lease renews on the offered terms. Section 94.055 does not set a numeric or percentage limit on the proposed rent.

The statute does not say what happens if the landlord never sends the 60-day notice. You may read claims online that the tenancy becomes month-to-month; we could not confirm that from the statute.

Four more states

• Oregon. For a month-to-month tenancy, ORS 90.600 requires 90 days' written notice. It incorporates the maximum rent-increase calculation in ORS 90.324. Because that calculation and its exceptions can change, check the current statutory text before setting an amount.
• Washington. RCW 59.20.090(2) requires three months' written notice of an increase at the end of the rental agreement. RCW 59.20.370 generally caps increases on manufactured and mobile home lots at 5% in any 12-month period, subject to its exceptions.
• Arizona. The Mobile Home Parks Residential Landlord and Tenant Act requires 90 days' written notice sent by first-class or certified mail or delivered in person (A.R.S. §33-1432(F), Arizona, checked September 29, 2026). That notice section does not state a percentage cap.
• Colorado. C.R.S. §38-12-204 (Colorado, amended through 2024) requires 60 days' written notice and allows an increase no more than once in 12 months. That section does not state a percentage cap. A notice is invalid and has no effect if the park lacks active state registration, owes penalties, has not complied with a final government order, or has not complied with the specified water-quality rule. Check the park's registration before you send anything.

Does any state cap the increase?

Keep two questions apart: how much notice you must give, and how much you may raise the rent. All seven states set a notice period. Only some limit the amount:

• Capped statewide: Oregon uses the maximum in ORS 90.324, which can change, and Washington generally limits increases to 5%.
• Capped for some parks: California, for "qualified mobilehome parks" under §798.30.5.
• Capped by some cities: California allows local rent control ordinances, such as Fremont's.
• Not a percentage formula in the cited rule: Florida uses a market-rent standard. Texas §94.055, Arizona §33-1432(F) and Colorado §38-12-204 do not state a percentage cap.

What a notice should contain

The statutes above differ, but the same elements come up again and again. Use this as a checklist, then compare it with your own state's law:

1. It is in writing. Each state in the table requires written notice in the circumstance described.
2. The new rent. Texas requires the renewal offer to state the proposed rent. Check whether your state's statute or lease also requires the amount in the notice.
3. The effective date, far enough out to meet the notice period.
4. The right recipients. Every affected resident, plus the homeowners' association in Florida.
5. A permitted delivery method. Arizona names first-class mail, certified mail or personal delivery.
6. Timing limits. Colorado allows one increase per 12 months. Washington's 5% cap runs over 12 months.
7. Park in good standing. In Colorado, check registration and orders before sending.

Keep a copy of every notice and a record of how and when it was delivered. A lease template or leasing software built for park owners can help keep notices consistent, and a real estate attorney can review your first one.

Worked example: timing a 90-day notice

This is an example with made-up dates. It is not a real park or a real deal.

A park owner in a 90-day state, such as California, Florida or Arizona, wants a rent increase to take effect on January 1, 2027.

1. Count back 90 days from January 1, 2027. That lands on October 3, 2026. This is the latest date the resident may have the notice in hand.
2. Allow for mail. California requires the written notice at least 90 days before the increase. If the delivery date is uncertain, do not rely on October 3. For this example, mailing by September 26, 2026 gives a one-week buffer; your statute or lease may require a different method or timing.
3. Check the other rules. Is there a local ordinance or a state cap? In Florida, has the homeowners' association been sent a copy?
4. Record delivery. Keep proof of the date each notice was mailed or handed over.

The same increase in a 60-day state (Colorado). For January 1, 2027, count back 60 days to November 2, 2026. The owner must also confirm that no increase took effect in the past 12 months and that the park's state registration is active.

The same idea in Texas, where notice follows the lease. Suppose a lease ends on December 31, 2026. The renewal offer, stating the new rent, must go out at least 60 days earlier, by November 1, 2026. The resident then has until December 1, 2026 to reject it. If they don't, the lease renews on the offered terms.

How to find the rule in your own state

1. Go to your state legislature's official website and find the state's code or statutes.
2. Search for "mobile home park", "manufactured home community" or "manufactured housing". Many states have a separate landlord-tenant act for parks, such as Florida's chapter 723 or Washington's chapter 59.20.
3. In that act, look for the sections on rent increases and on notices. Note the number of days, who must receive the notice and any cap.
4. Check your state housing agency. Some publish the act as a single document, as the Arizona Department of Housing does.
5. Check the city and county too. Local rent control can apply on top of state law, as it does in parts of California.

If you are still at the buying stage, work through these rules before you set your rent assumptions. Our article on key differences beginners must know about mobile homes covers other ways mobile homes differ from ordinary houses.