Pennsylvania HB 1250: An Act amending the act of November 24, 1976 (P.L.1176, No.261), known as the Manufactured Home Community Rights Act, providing for resident associations and group meetings; further providing for disclosure of fees; providing for reasonable increases in rent and fees and for justified rent increase to support extraordinary increases in operating expenses; and further providing for damages.

Bill Text

PRINTER'S NO. 1379
THE GENERAL ASSEMBLY OF PENNSYLVANIA
HOUSE BILL
No. 1250
Session of
2025
INTRODUCED BY HANBIDGE, CERRATO, WEBSTER, MOUL, GILLEN, PIELLI,
HILL-EVANS, OTTEN, HOWARD, GIRAL, SANCHEZ, STEELE, MALAGARI,
D. WILLIAMS, GREEN, CIRESI, SHUSTERMAN, FREEMAN, PROBST,
POWELL, MULLINS, ECKER, K.HARRIS, MERSKI AND ABNEY,
APRIL 16, 2025
REFERRED TO COMMITTEE ON HOUSING AND COMMUNITY DEVELOPMENT,
APRIL 16, 2025
AN ACT
Amending the act of November 24, 1976 (P.L.1176, No.261),
entitled "An act providing for the rights and duties of
manufactured home owners or operators and manufactured home
lessees," providing for resident associations and group
meetings; further providing for disclosure of fees; providing
for reasonable increases in rent and fees and for justified
rent increase to support extraordinary increases in operating
expenses; and further providing for damages.
The General Assembly of the Commonwealth of Pennsylvania
hereby enacts as follows:
Section 1. The General Assembly recognizes the following
public policy purposes and declares that the following
objectives of the Commonwealth are to be served by this act:
(1) Pennsylvania faces a significant shortage of
affordable housing units that contributes to higher rates of
homelessness and housing instability, impacting the well-
being of many residents.
(2) The lack of affordable housing also affects this
Commonwealth's economic competitiveness and educational and
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19

health outcomes.
(3) Manufactured homes are a vital part of the
affordable housing market because buying a manufactured home
remains a relatively affordable alternative to purchasing a
higher-cost traditional home.
(4) Manufactured home communities in this Commonwealth
are home to many low-income to moderate-income individuals
and families.
(5) Homes in manufactured home communities, however, are
subject to lot leases with ever-increasing rents determined
by the landowner who controls the land on which the homes
sit.
(6) It is difficult and expensive to move a manufactured
home once it has been set on a foundation making the
residents of manufactured home communities especially
vulnerable to exploitation.
(7) For manufactured home community owners, the
difficulty residents face in moving their homes means a
consistent source of revenue, including during economic
downturns.
(8) Large corporations and private equity firms have
been buying up manufactured home communities in this
Commonwealth, leading to resident complaints of drastic
increases in lot rents, a lack of onsite management and a
lack of repairs.
(9) Unlike traditional homes which appreciate over time,
the value of manufactured homes decreases over time and this
decrease can be accelerated by predatory lot rent increases
disguised as necessary improvements.
(10) Homeowners who are unable to pay unaffordable rent
20250HB1250PN1379 - 2 -
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30

increases face eviction and the loss of their home due to the
high cost and extreme difficulty of moving it.
(11) Homeowners who are able to remain struggle to pay
the increased rent and are often faced with deteriorating
living conditions and a loss of value in their homes.
(12) The public good and the general welfare of the
residents of this Commonwealth require the exercise of the
police powers of the Commonwealth to regulate lot rents in
manufactured home communities.
(13) Regulating lot rents in manufactured home
communities is a valid means of exercising the police powers
of the Commonwealth to protect the public health, safety and
welfare of the residents of this Commonwealth and safeguard
vulnerable residents of manufactured home communities from
exploitation.
(14) Regulating lot rents in manufactured home
communities by providing for reasonable annual lot rent
increases up to the average Consumer Price Index for All
Urban Consumers (CPI-U) for the Northeast Region, for the
most recently available 12-month period, but no less than 2%
nor more than 4%, with exceptions for extraordinary increases
in operating expenses, ensures that landowners can get a fair
return on their investment.
(15) Regulating lot rents in manufactured home
communities by providing for reasonable annual lot rent
increases up to the average Consumer Price Index for All
Urban Consumers (CPI-U) for the Northeast Region, for the
most recently available 12-month period, but no less than 2%
nor more than 4%, with exceptions for extraordinary increases
in operating expenses, is not unreasonable, unduly burdensome
20250HB1250PN1379 - 3 -
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30

or patently beyond what is necessary to protect the public
health, safety and welfare of the residents of this
Commonwealth and safeguard vulnerable residents of
manufactured home communities from exploitation.
(16) Prohibiting landowners from increasing the lot rent
during the pendency