Texas Mobile Home Park Resident Rights: A 2026 Tenant Guide

Manufactured home park residents in Texas occupy a unique legal category: most own their home but rent the land beneath it. This hybrid creates complicated rights that regular landlord-tenant law does not fully cover. In 2001, the Texas Legislature passed the Manufactured Home Tenancies Act, codified as Texas Property Code Chapter 94, to close those gaps. This guide explains your Chapter 94 rights in plain language, including required lease disclosures, rent increase rules, eviction notice, and the critical 180-day park-closure notice that has protected Texas residents from displacement for over two decades.

Quick Answer: Texas manufactured home park residents are protected under Texas Property Code Chapter 94. Key rights include: a written lease with specific disclosures (Sec. 94.052), limits on fees and rent changes (Sec. 94.053), a minimum 180-day written notice before park closure (Sec. 94.054), and specific eviction procedures with a 10-day notice for non-payment and 30-day notice to cure other lease violations (Sec. 94.206).

What Property Code Chapter 94 Covers

Chapter 94 applies to any arrangement where a resident places a manufactured home on rented space in a manufactured home community. It governs both the land lease and related services (water, sewer, trash, utilities billed through the park). It does not apply when the resident owns both the home and the land, or when the resident is renting the physical home from the park (that falls under standard Chapter 92 residential landlord-tenant law).

• Covers: Lot-rent leases in manufactured home parks and subdivisions.
• Does not cover: Homeowners on owned land (regular property law applies).
• Does not cover: Park residents renting the home itself (Ch. 92 applies).
• Enforced by: Justice courts, district courts, and the Texas Attorney General for deceptive practices.

You can read the full chapter at the Texas Statutes website (Property Code Ch. 94). For broader context on state rules, see our Texas manufactured home regulations guide.

Required Written Lease and Disclosures

Under Section 94.052, every manufactured home park in Texas must offer a written lease to each resident. The lease must run for an initial term of at least 6 months unless the resident voluntarily agrees in writing to a shorter term. The park cannot force a month-to-month lease on a resident who wants a longer term.

Section 94.052 and 94.055 require specific disclosures in the lease:

1. The exact amount of rent and any other fees.
2. The services included in rent (water, sewer, trash, etc.).
3. Any services the landlord bills separately and the method of billing.
4. The use of security deposits and the conditions for return.
5. All park rules and regulations in writing, as part of or attached to the lease.
6. The procedures for rule changes (with advance notice to residents).
7. Specific grounds for eviction and the notice each requires.
8. Contact information for the park owner or property manager.
9. Disclosure of whether the park is zoned for continued manufactured home use.

A park that fails to provide a written lease with these disclosures may be limited in the fees it can collect and the eviction remedies it can pursue.

Rent Increases and Fee Rules

One of the biggest concerns for manufactured home park residents is the vulnerability to steep lot-rent hikes, especially since moving a home can cost $8,000 to $15,000. Chapter 94 does not cap rent increases but it does regulate how and when they can happen.

Situation	Rent Increase Rule	Notice Required
During fixed-term lease	Only if lease specifically allows	Per lease terms
Month-to-month lease	Allowed with notice	Typically 30 to 60 days written (per lease)
Lease renewal	Allowed with notice	Written notice before renewal term begins
New fees mid-lease	Not allowed unless lease permits	Requires mutual written amendment

Section 94.053 further prohibits a landlord from charging fees for services the tenant already pays for separately (such as a water meter fee when the tenant has their own direct utility account). It also bans retaliatory fees imposed because a tenant exercised a legal right like filing a complaint or requesting a repair.

The 180-Day Park Closure Notice (Section 94.054)

This is the single most important protection in Chapter 94. Before a park owner can close, redevelop, or change the use of a manufactured home community, they must give every resident at least 180 days (approximately 6 months) written notice of the closure. The notice must state the date the park will stop operating.

Why this matters: moving a manufactured home requires permits, a licensed TDHCA installer, a new lot or park, utility disconnections and reconnections, and insurance coordination. Six months is the minimum realistic window to relocate. Without this protection, residents would be displaced on 30 days notice like standard renters, but with a $60,000+ asset they cannot easily move.

Section 94.054 additional rules:

• The notice must be written, not verbal.
• It must be delivered to each resident individually.
• During the 180 days, the park cannot raise rent beyond the amount stated in the current lease.
• The park cannot terminate residents except for serious lease violations (non-payment, criminal activity, endangerment).
• The park must cooperate with residents who are relocating or selling their home during the notice period.

If a park owner violates the 180-day notice requirement, residents may have a cause of action for damages including relocation costs, lost property value, and attorney's fees. If you receive anything less than a written 180-day notice, contact the Texas Attorney General's Consumer Protection Division or a consumer attorney immediately.

Eviction: Grounds and Notice Requirements

Section 94.206 lays out the eviction process for manufactured home park residents. Unlike standard rental eviction, which can happen on 3 days notice for non-payment, Chapter 94 requires longer notice periods reflecting the practical reality that a resident cannot just pack a suitcase and leave.

Reason for Eviction	Minimum Notice	Right to Cure?
Non-payment of rent	10 days written notice to vacate	Yes (pay before 10 days)
Non-criminal lease violation	30 days written notice to cure	Yes (fix before 30 days)
Repeated lease violation	30 days notice to vacate	Limited
Criminal activity / endangerment	3 days written notice to vacate	No
Park closure	180 days written notice	N/A (relocation)

After the notice period expires and the tenant has not cured or vacated, the park must file a forcible detainer (eviction) lawsuit in justice court. Residents have the right to appear, present defenses, and appeal. Self-help eviction (cutting utilities, removing doors, changing locks) is illegal in Texas and exposes the landlord to damages.

Sale of the Park: Tenant Rights

When a park is sold to a new owner who plans to continue operating it, existing leases typically transfer to the new owner. Residents cannot be forced out simply because the park changed hands. The 180-day closure notice only applies if the new owner intends to close or change the park's use.

Some states have passed "right of first refusal" laws giving residents a chance to buy the park collectively before an outside sale. Texas has not adopted such a law as of 2026, though the idea is periodically discussed in the legislature. If you are in a Texas park, you can organize residents and submit a competitive offer, but the owner is not obligated to accept or even consider it.

How to File a Complaint or Enforce Your Rights

If you believe your park is violating Chapter 94, Texas offers several channels for enforcement.

1. Texas Attorney General Consumer Protection Division: File a complaint at texasattorneygeneral.gov for deceptive trade practices, illegal self-help eviction, or notice violations.
2. TDHCA Manufactured Housing Division: File at tdhca.texas.gov/manufactured-housing for installation, licensing, or Statement of Ownership disputes. See our article on the Texas manufactured home regulations for TDHCA's scope.
3. Local Justice Court: Small-claims-style disputes over security deposits, rent, and repairs can be filed in the county's justice court. Filing fees run $50 to $80.
4. Legal Aid Organizations: Texas RioGrande Legal Aid, Lone Star Legal Aid, and Texas Legal Services Center offer free representation to qualifying low-income residents in eviction and park-closure cases.
5. State Bar of Texas Lawyer Referral Service: Find a landlord-tenant attorney for a paid consultation.

For residents considering purchasing their home outright (and the land under it) to escape park-rent risk, our park vs private land guide walks through the cost-benefit math.

Practical Tips for Every Park Resident

Chapter 94 gives you rights, but enforcing them is easier if you have good habits from move-in day.

• Get every agreement in writing. Verbal promises from park managers almost never hold up.
• Keep copies of everything: lease, rule changes, rent receipts, notices, texts, emails, and photos of lot conditions.
• Pay rent by check or electronic transfer (never cash without a signed receipt).
• Request repairs in writing and keep a copy. Texas Property Code has implied warranty-of-habitability requirements that apply to common areas.
• Know your Statement of Ownership. The park does not hold your title; TDHCA does. Keep a copy of your SOL secure.
• Attend residents' meetings and communicate with neighbors. Collective knowledge protects everyone.
• Document any retaliation. A rent hike or repair slowdown right after a complaint filing is evidence.

Frequently Asked Questions

Can a park owner evict me without a written lease?

Texas law presumes a month-to-month tenancy even without a written lease, but Chapter 94 requires a written lease for any manufactured home park arrangement. If the park never gave you a written lease, their eviction rights are limited, and you may have an affirmative defense. Document the absence of a written lease and consult a landlord-tenant attorney before any court hearing.

What happens to my home if I cannot afford to move it when the park closes?

You have three practical options during the 180-day notice period: (1) relocate the home to another park or private land (cost: $6,000 to $15,000 plus permits), (2) sell the home to a new buyer who can afford the move or who the park will accept, or (3) abandon the home, which risks disposal fees if it cannot be removed. Some parks offer small relocation allowances; it never hurts to ask in writing.

Can a park prevent me from selling my home to a new buyer?

The park can reasonably approve or reject the new resident (based on credit, background, and park standards), but cannot unreasonably prevent you from selling the home itself. Some parks require a new resident to sign a new lease before taking occupancy. Make sure the prospective buyer passes the park's screening before you finalize the sale.

Are security deposits regulated in Texas manufactured home parks?

Yes. Under Chapter 94 and general Texas landlord-tenant law, security deposits must be returned within 30 days of move-out, minus documented damages. Normal wear and tear cannot be deducted. The landlord must provide an itemized statement of any deductions. Deposits cannot be used as last month's rent unless the lease explicitly allows.

What if the park refuses to make repairs to the lot or utilities?

The park is responsible for common areas, access roads, water/sewer lines up to the lot connection, and any other services included in rent. If the park refuses to repair, send a written request by certified mail, allow a reasonable period to fix, and then file in justice court for specific performance or a rent offset. Texas Property Code Section 94.109 addresses landlord duties for services and utilities. Do not stop paying rent unilaterally, as that gives grounds for eviction.

Facing a park closure, steep rent hike, or eviction notice? Mobile Buy Buy represents buyers and sellers across Central Texas and can help you sell fast to relocate, or buy a new home on safer ground. Call (737) 777-9437 or contact us. For legal representation, we refer residents to qualified Texas landlord-tenant attorneys.