What Does the Mobile Homes Act Cover?
The Act applies to agreements that allow a person to keep a mobile home on a protected site and occupy it as their residence. In most cases, the resident owns the park home itself, while the park owner owns the land and grants the resident the right to occupy a particular pitch.
The law adds certain terms to the pitch agreement automatically. These are called implied terms. They form the minimum legal rights and obligations of both the resident and the park owner, even when every point is not written into the agreement itself.
The Written Statement and Pitch Agreement
Your written statement is one of the most important documents connected with a park home purchase. It records the terms on which you may station your home on the pitch and live there. It should set out practical and financial information, including the pitch fee, the review date and the responsibilities of each party.
The agreement normally continues indefinitely, although it may be affected by matters such as the length of the park owner’s interest in the land or time-limited planning permission. Read the written statement carefully before committing to a purchase and take independent professional advice where needed.
You are buying the home, not the land beneath it. That distinction explains why a pitch fee is payable and why the agreement matters so much.
Your Right to Keep the Home on the Pitch
A park owner cannot simply ask a resident to leave without following the legal process. The agreement may only be ended on specific grounds, and a park owner normally needs an order from the court or tribunal.
Grounds can include a serious breach of the agreement, persistent non-payment of the pitch fee or a finding that the condition of the home is having a detrimental effect on the site. The circumstances must be considered properly. Eviction without the required legal process is not permitted.
Pitch Fees and Annual Reviews
The pitch fee is the amount paid to the park owner for the right to keep the home on the pitch and use the site’s communal areas. It is separate from council tax, household utilities, insurance and the cost of maintaining the home.
A park owner may propose a pitch-fee change once a year. They must give the resident at least 28 days’ written notice and use the prescribed pitch-fee review form. Since 2 July 2023, the Consumer Prices Index, known as CPI, has replaced the Retail Prices Index as the inflation measure used in the statutory review process in England.
A proposed increase does not automatically take effect simply because it has been requested. Where the resident and park owner cannot agree, either party may use the tribunal process to resolve the dispute. Residents should continue paying the existing fee while the matter is being decided.
Utilities and Other Charges
Residents may receive gas, electricity or water through the park owner rather than directly from a utility company. Rules limit what may be charged. For gas and electricity, the park owner cannot charge more than they paid, including applicable connection charges. Water charges are also controlled, although a reasonable administration fee may be added.
Ask for a clear breakdown whenever a charge is unclear. Keeping copies of bills, notices and correspondence makes it much easier to resolve a disagreement later.
Park Rules
Park Rules cover everyday matters on the park. They may include age restrictions, parking arrangements, pets, the appearance of pitches and the use of communal areas. Residents are expected to follow valid rules, but park owners cannot use them to remove rights given by law.
For example, a rule cannot give the park owner a general right to approve a buyer or prevent a resident from selling their home. Park Rules must also follow the proper consultation and deposit process before they become enforceable.
Before buying, ask for the current park rules and read them alongside the written statement. This is especially important where a rule could affect your day-to-day plans, such as keeping a dog, parking a commercial vehicle or allowing another person to live with you.
Selling Your Park Home
Residential park home owners have the right to sell their home on the open market. The pitch agreement is assigned to the buyer as part of the transaction, provided the correct procedure and statutory forms are used.
The exact process can depend on when the seller first became the occupier. For some older agreements, the park owner may apply to a tribunal if there is evidence that the proposed buyer does not meet relevant park rules. This is not the same as having a general right to choose or interview the buyer.
When a park home is sold, the park owner is currently entitled to commission of up to 10% of the sale price. In March 2026, the government opened a review into the reasons for this commission, but the maximum rate remains unchanged at the time of writing.
Park home sales use specific forms and do not follow exactly the same process as selling a conventional house. Independent legal advice from someone familiar with park home law is strongly recommended.
Gifting and Inheriting a Park Home
An owner may be able to gift a park home and assign the pitch agreement to a qualifying family member. The formal notice procedure must still be followed, although no sale commission is payable where there is no sale.
Rights after the death of an owner depend on the circumstances, including the person’s relationship to the resident and whether they were living in the home. Wills and inheritance arrangements should therefore be discussed with an independent solicitor rather than left until later.
Repairs and Responsibilities
The resident is generally responsible for looking after the park home, their pitch, anything on or hanging over their pitch. The park owner may be responsible for areas and services under their control depending on the agreement – this may include roads, communal spaces, site infrastructure and utilities supplied through the park.
The written statement should explain where responsibility sits.
Residents’ Associations
Residents can form a qualifying residents’ association when the legal conditions are met. A recognised association has consultation rights on certain matters, including proposed improvements and changes to the way the park is managed.
This gives residents a formal route for raising shared concerns. It does not replace individual legal rights, but it can make communication clearer when an issue affects several homes.
Resolving a Dispute
Many disagreements can be settled by checking the written statement, gathering the relevant paperwork and speaking directly with the park owner. Put important points in writing, particularly where money, repairs or a deadline are involved.
If the issue cannot be resolved, the First-tier Tribunal (Property Chamber) deals with many disputes under the Mobile Homes Act in England. Local councils are responsible for enforcing site-licence conditions and may also deal with harassment or other offences. The Leasehold Advisory Service, known as LEASE, provides free initial guidance on park home rights.
What to Check Before Buying a Park Home
Before completing a purchase, make sure you understand:
- Whether the park has a residential site licence.
- The written statement and all express terms.
- The current pitch fee and annual review date.
- The park’s rules, including age, pet and parking restrictions.
- How utilities are supplied and charged.
- The process and commission that would apply when you later sell.
- Any planning, licence or land-interest limit that could affect the agreement.
A careful purchase starts with the paperwork, not just the appearance of the home. Once you are comfortable with the legal and practical details, you can explore residential parks across the UK and arrange visits to the locations that suit you.
Frequently Asked Questions
Does the Mobile Homes Act apply to every caravan or holiday home?
No. The rights discussed here mainly apply to people who own a mobile home and occupy it as their residence on a protected site. Holiday homes, holiday parks, rented mobile homes and local-authority traveller sites can fall under different rules.
Can a park owner increase the pitch fee whenever they choose?
No. A pitch fee is normally reviewed once a year. The park owner must give at least 28 days’ written notice and use the prescribed form. If the new amount is not agreed, the dispute may be referred to a tribunal.
Can I sell my park home myself?
Yes. Park home owners have a legal right to sell on the open market, but the statutory procedure and forms must be followed. A park owner cannot simply insist on choosing or interviewing the buyer.
How much commission is paid when a park home is sold?
The park owner can currently receive up to 10% of the sale price. A government review was launched in March 2026, but no change to the maximum rate had taken effect when this guide was checked in July 2026.
Can a park owner evict a resident without going to court?
No. A park owner normally needs a court or tribunal order and must rely on one of the legal grounds for ending the agreement.
Where can I get help with a park home dispute?
LEASE provides free initial guidance. Depending on the issue, you may also need to contact the local council, the First-tier Tribunal or an independent solicitor with experience in park home law.
Conclusion
The Mobile Homes Act gives residential park home owners a clear legal framework. It protects the right to occupy a pitch, regulates annual pitch-fee reviews and sets rules for selling, gifting and managing a home. It also places responsibilities on residents, particularly around payments, maintenance and compliance with valid park rules.
The written statement remains the best place to start. Read it closely, keep every notice and form, and ask for independent advice before making a major decision. Good paperwork may not be the most exciting part of park home living, but it is what keeps everyone clear about where they stand.
