Manufactured Housing Tenant’s Bill of Rights Act of 2025

This bill ties federal-backed loans for manufactured home communities to basic tenant rights. Six months after it becomes law, an owner can only get loans insured by HUD or bought by Fannie Mae or Freddie Mac if every lease in all of their communities includes these protections and they show proof. State or local laws that give tenants more protection still apply.

Key protections in the lease include: 1-year leases that renew unless there’s good cause not to; clear, written notice and reasons for any rent or new fee increase, with at least 60 days’ notice and more time for larger hikes; a 5-day grace period and 15 days to fix a missed payment; the right to sell your home in place (including after an eviction, with at least 45 days); the right to sublease or assign the lot lease to a buyer unless they don’t meet fair, uniform rules, plus written reasons if denied; the right to post “For Sale” signs; at least 60 days’ written notice if the park will be sold or closed (with the price and terms), and the owner must wait 60 days and negotiate in good faith if tenants want to buy; and protection from eviction except for specific, stated reasons, with written notice.

• Who is affected: People who live in manufactured home communities, and community owners seeking federally backed financing through HUD, Fannie Mae, or Freddie Mac.
• What changes: Loan discounts must reward owners who go beyond the minimum protections; the government will post a public list of covered properties, including those already under Fannie Mae/Freddie Mac tenant-protection programs, with an explanation of differences; and a new commission will propose even stronger standards within a year.
• When: Most rules kick in 180 days after enactment. The commission’s report and a new standard site lease are due within one year.

If an owner willfully breaks these rules, they can lose access to future federally backed financing for at least two years and must compensate tenants. For example, tenants can get refunds of improper rent hikes or fees with interest plus extra, months of rent in some cases, or other payments spelled out in the bill.

No new federal money is authorized; agencies must use existing funds. The housing regulator will also create a standard lot-lease form to help make mortgages on homes in these communities eligible for purchase by Fannie Mae and Freddie Mac.