Hanbidge legislation to cap lot fees in manufactured home communities passes House
Rep. Joe Webster June 10, 2025 | 4:20 PM
HARRISBURG, June 10 – Legislation introduced by state Reps. Liz Hanbidge, Melissa Cerrato and Joe Webster to stabilize rent prices and strengthen protections for residents in manufactured home communities passed the House with bipartisan support today.
House Bill 1250 addresses the issue of manufactured homeowners being priced out of their homes due to the rising cost of rent. While residents own their home, they don’t own the land on which it sits, and therefore must pay property rent.
Hanbidge said that the bill is narrowly tailored to create a fairer system that balances the rights of property owners with the need for housing security.
Under the bill, lot rent increases would be tied to inflation. However, it does include a provision which allows for rent increases that exceed inflation necessary to cover extraordinary increases in operating expenses through a disclosure process. This measure is to protect residents from predatory rental practices while still allowing for growth in this market.
“House Bill 1250 isn’t just about policy, it’s about dignity, stability and protecting people living in manufactured home communities,” Hanbidge said. “Manufactured homes are an affordable and stable living option in an increasingly unaffordable market. In crafting this legislation, I heard from many people who said that price gouging is forcing them to make choices between paying lot rent, or paying for essentials like medications and food. Everyone deserves a safe, affordable place to call home, and protection from exploitative practices. This legislation works to uphold that principle by protecting these residents from financial exploitation.”
The bill’s co-prime sponsors, Cerrato and Webster, said the following:
“Manufactured homeowners deserve a fair deal,” Cerrato said. “They’ve invested in their homes and their communities, yet they often have no control over rising lot fees that threaten their stability. This bill gives residents a stronger voice and sets clear boundaries to prevent price gouging — because homeownership should come with security, not uncertainty.”
“Today’s success in advancing H.B.?1250 out of the Pennsylvania House is a decisive step forward for Pennsylvania’s manufactured home communities,” Webster said. “This legislation isn’t only about adjusting fee structures— it’s about reinforcing transparency and fairness and providing an opportunity for stability. By clearly disclosing fees and ensuring that increases in rent are both reasonable and truly justified, we are strengthening our commitment to the dignity and security of every resident. I am proud to stand with my colleagues in delivering a future where accountability and community empowerment lead the way.”
Additional consumer protections outlined in the bill include the requirement of fee disclosures so residents are not subject to surprise billing, allowing resident associations and group meetings among residents, and slightly lengthened notice timelines to give residents more ample ability to sell units if they need to move.
House Bill 1250 now advances to the Senate for its consideration.