H.R. 2461

119th CONGRESS 1st Session

To ensure that federally backed financing for the construction, rehabilitation, or purchase of manufactured home communities is available only for communities whose owner has implemented minimum consumer protections in the lease agreements with residents of all manufactured home communities owned by such owner, and for other purposes.

IN THE HOUSE OF REPRESENTATIVES · March 27, 2025 · Sponsor: Ms. Pettersen · Committee: Committee on Financial Services

Table of contents

• H.R. 2461
  • SEC. 1. Short title
  • SEC. 2. Definitions
  • SEC. 3. Requirements for covered loan programs
  • SEC. 4. Manufactured Home Community Lending Standards Commission
  • SEC. 5. Funding
  • SEC. 6. Standard lease

SEC. 1. Short title

• This Act may be cited as the Manufactured Housing Tenant’s Bill of Rights Act of 2025.

SEC. 2. Definitions

• For purposes of this Act, the following definitions shall apply:
  • Except as provided by the Secretary or the Director, as applicable, the term affiliate means, with respect to a borrower referred to in section 3(a), any entity that controls, is controlled by, or is under common control with, the borrower.
  • The term covered loan program means any of the following programs:
  • The term covered pricing incentive means any pricing discount available to borrowers under any of the covered loan programs that rewards the borrower’s implementation of 1 or more specific resident protections and is designed to ensure that the benefits of a covered loan program are provided at a lower cost for manufactured home communities based on the extent to which residents of a manufactured home community are better protected from predatory rent increases and management practices.
  • The term Director means the Director of the Federal Housing Finance Agency.
  • The term enterprise has the meaning given the term in section 1303 of the Federal Housing Enterprises Financial Safety and Soundness Act of 1992 (). 12 U.S.C. 4502
  • The term — manufactured home
  • The term manufactured home community means any community, court, or park equipped to accommodate manufactured homes for which pad sites or pad sites and the manufactured homes, or both, are leased to residents to be used primarily for residential purposes, including any manufactured home community, as the term is used for purposes of a program described in subparagraph (B) or (C) of paragraph (2).
  • The term Secretary means the Secretary of Housing and Urban Development.

SEC. 3. Requirements for covered loan programs

• (a) Requirements
  • On and after the date that is 180 days after the date of enactment of this Act, no loan shall be eligible for insurance by the Secretary or purchase by an enterprise, as applicable, under a covered loan program unless—
    • the borrower under the loan certifies to the Secretary or the applicable enterprise that the borrower will include, in any lease agreement for a pad site, or a pad site and manufactured home, located in any manufactured home community that the borrower or an affiliate of the borrower owns, the minimum consumer protections described in subsection (b); and
    • the borrower complies with regulations issued by the Secretary or the Director, as applicable, that require the borrower to submit documentation to the Secretary, or to the applicable enterprise and the Director, that is sufficient, as determined by the Secretary or the Director, to ensure that the borrower is complying with the certification described in paragraph (1), which shall include a copy of the standard lease agreement used by the borrower that includes the minimum protections described in subsection (b).
• (b) Minimum consumer protections
  • (1) In general
    • The minimum consumer protections described in this subsection are as follows:
    • In general
      • 1-year lease terms that are renewable for additional 1-year terms unless there is good cause for non-renewal.
    • (B)
      • (i) A right to receive written notice of any newly required charges (including water and other utilities) or increase in the rents for pad sites, or pad sites and manufactured homes, located in the community, including a written justification of the increase with information on increases in the costs of operating, maintaining, or improving the community.
      • (ii) A written notice described in clause (i) shall—
      • be provided to the tenant not less than 60 days before the effective date of any newly required charge or increase in the rents, except that, in the case of any increase exceeding 5 percent of the previous monthly rent, an additional 30-days notice shall be provided for each additional 2.5-percent increase in the rent; and
      • include identification of the amount of, and a description of, any newly required charges (including water and other utilities) that the tenant is not currently responsible for but will be responsible for upon the rent increase and, if available, an estimate of the monthly amount of those charges.
      • (iii) For purposes of the calculation in clause (i)(I)—
      • the amount of any increase in the monthly rent for a dwelling unit shall be considered to include any newly required charges described in clause (i)(II); and
      • any newly required charges without an estimate of the monthly amount shall be estimated at 5 percent of the previous monthly rent.
      • A 5-day grace period for rent payments.

SEC. 4. Manufactured Home Community Lending Standards Commission

• (a) Establishment
  • There is established a commission to be known as the Manufactured Home Community Lending Standards Commission.
• (b) Duties
  • (1) Proposed standards
    • Not later than 1 year after the date of enactment of this Act, the Commission shall submit to Congress, the Secretary, and the Director a report that sets forth proposed consumer protection standards for covered loan programs that—
      • are in addition to and provide greater protection than the requirements described in section 3(b); and
      • could be used as a basis for establishing covered pricing incentives under the covered loan programs that comply with section 3(c).
  • (2) Standard for determinations
    • Any determination by the Commission to approve a consumer protection in the proposed standards required under paragraph (1) shall be made by a vote of a simple majority of the members of the Commission.
• (c) Membership
  • (1) Number and appointment
    • The Commission shall be composed of 16 members, as follows:
      • The Secretary (or the Secretary’s designee).
      • The Director (or the Director’s designee).
      • 1 representative from each enterprise.
      • 3 each shall be appointed by the Speaker of the House of Representatives, the minority leader of the House of Representatives, the majority leader of the Senate, and the minority leader of the Senate. Of the 3 members appointed by each such officer—
        • (i) 1 shall be employed at the time of appointment as a professor or academic researcher with demonstrated background in housing and consumer protection issues, especially as they relate to manufactured home;
        • (ii) 1 shall be a current or former member of Congress; and
        • (iii) 1 shall be a current resident and homeowner at a manufactured home community.
  • (2) Chairperson and co-chairperson
    • (A) Chairperson
      • The chairperson of the Commission shall be designated by the President from among the members of the Commission.
    • (B) Co-chairperson
      • The co-chairperson of the Commission shall be selected as follows:
        • (i) If, on the date of appointment, the Speaker of the House of Representatives is of a different political party than the President, the Speaker of the House of Representatives shall designate the co-chairperson from among the members of the Commission.
        • (ii) If, on the date of appointment, the Speaker of the House of Representatives is of the same political party as the President, the minority leader of the House of Representatives shall designate the co-chairperson from among the members of the Commission.
  • (3) Timing of appointments

SEC. 5. Funding

• (a) Prohibition
  • No additional funds are authorized to be appropriated to carry out this Act.
  • Prohibition
• (b) Use of existing funds
  • Any expenses required to carry out this Act shall be funded using amounts otherwise available to the Department of Housing and Urban Development or to the Federal Housing Finance Agency.

SEC. 6. Standard lease

• (a) In general
  • The Director shall, in consultation with the enterprises, develop a standard site-lease agreement that the enterprises will certify provides sufficient certainty to ensure that the mortgage loans secured by homes in manufactured home communities utilizing the standard lease will be eligible for purchase under the single-family mortgage programs of the enterprises.
  • In general
• (b) Submission to Congress
  • Not later than 1 year after the date of enactment of this Act, the Director shall submit to the Committee on Banking, Housing, and Urban Affairs and the Committee on Financial Services of the House of Representatives a copy of the standard site-lease agreement developed under subsection (a).

• Appointments to the Commission shall be made not later than 45 days after the date of enactment of this Act.