Straight answers for mobile-home-park owners.
No fluff. Just the things you search for at 11 p.m.: water billing, rent-increase rules, and what to check before you buy a park.
What small-park owners actually use (and pay) for billing software: a decade of forum evidence
We read thirteen years of park-owner forum threads, 2013 to 2026. What owners of 10-to-100-lot parks really run, what it costs, and the one job nothing does.
NoticesNo Percentage Cap on Lot Rent Doesn't Mean No Limit
Colorado can freeze an increase at zero. New York caps at 6%. Rhode Island can force arbitration. No percentage cap on paper doesn't mean no limit.
Water billingNorth Dakota water billing: the $3 cap and no-meter rule
North Dakota caps your water admin fee at $3 and won't let you bill water at all without a meter on every lot — two rules most owners have never seen.
NoticesColorado Rent Increases: Blocked If Registration Lapses
Colorado sets no cap on lot-rent increases, just 60 days' notice — but a lapsed park registration or unpaid penalty blocks any increase outright.
Water billingHow to read a water meter (and catch the leak eating your profit)
Straight-read faces, dial faces, gallons vs. cubic feet, the little leak triangle, and the park-wide audit trick that finds a broken line in one night.
NoticesRaising rent in a Washington mobile-home community: the 5% cap (2026)
HB 1217's flat 5% cap, the first-12-months freeze, three months' notice on the state's required form, and the exemptions — including the home-sale reset.
NoticesRaising space rent in Oregon: the 2026 caps, exemptions, and penalties
6% or 9.5% depending on park size, 90 days' notice, once a year — plus HB 3054's new 12% infrastructure increase and the three-months'-rent penalty for getting it wrong.
NoticesRaising lot rent in Florida: the 90-day process, step by step (2026)
No cap — but Chapter 723's process has teeth: notice to homeowners AND the HOA board, a required committee meeting, comparable-park disclosure, and mandatory mediation.
NoticesRaising space rent in California: the 90-day rule, local caps, and what's changing (2026)
The MRL requires 90 days by mail or in person, a hundred-plus cities cap the number, the long-term-lease escape hatch is gone — and a statewide cap bill is moving.
NoticesRaising lot rent in Texas: notice rules, caps, and the law (2026)
No state cap and no local rent control — but Chapter 94's 60-day renewal notice and the initialed-clause rule still void sloppy increases.
SoftwareRent Manager vs. a spreadsheet vs. park software
Three ways to run a small park's books compared head-to-head: Rent Manager, a spreadsheet, and software built for parks — what each is good at and which fits yours.
Water billingWashington water billing rules for mobile-home parks (2026)
The statewide rule is shorter than the internet says: disclose it in the lease, bill at actual cost, cut rent if you unbundle — and ignore the phantom RUBS statute.
SoftwareSoftware for mobile-home parks: what owners actually use
A plain tour of the real stacks small-park owners run — QuickBooks, Excel, budget-app bundles, and purpose-built park software — and where each one falls short.
Buying a parkThe mobile-home-park due-diligence checklist
What to verify before you close: utilities, permits, and the rent roll that hides the surprises.
Running a parkRunning a park remotely: the 4 places money leaks
Absentee owner? Here's where money actually leaks — rent collection, meter reads, vendor bills, petty cash — and the simple control for each.
Water billingOregon submetered water billing rules for manufactured-home parks (2026)
ORS 90.562–90.574 in plain English: the five billing methods, the no-markup rule, the required rent cut, and the three-bill trial period when you convert.
Buying a parkFirst 30 days after buying a mobile-home park (checklist)
The tenant letters to send, the systems to set up, and the checks to run before the last owner's bad habits become yours.
CollectionsDue day, grace period, late fee: what gets rent paid on time
Due on the 1st, grace to the 5th, fee on the 6th. Why the calendar matters more than the dollar amount.
Water billingFlorida water billing for parks: the 9% cap and 1-year clock
Chapter 723's at-cost resale rule, the 9% meter-reading allowance, and the one-year deadline most Florida park owners have never heard of.
NoticesHow to raise lot rent without losing the increase
A step-by-step for a rent increase that holds up: the right notice, the right date, and proof you sent it.
Water billingCalifornia submetered water billing rules for mobile-home parks (2026)
The MRL's billing rules, AB 604's service-charge cap, the required rent cut when you unbundle water from rent, and the meter-testing rule owners forget.
Water billingMobile-home park water billing rules, state by state (2026)
Every state requires billing water at cost, no markup. Here's the fine print for Texas, California, Florida, Oregon, and Washington.
Water billingTexas submetered water billing rules for mobile-home parks (2026)
Register with the PUC, pass water through at cost, cap the service charge at 9% — Texas's submetering rules for manufactured-home communities, in plain English.
CollectionsHow to collect rent from tenants who don't have a bank account
Money orders, cash at the store, and the receipts that keep it all straight.
NoticesRent increase notice periods by state: 30, 60, or 90 days?
Notice periods and rent caps for the five biggest park states, plus a full deep-dive guide for each one.
Water billingRUBS is on borrowed time. How to switch your park to submeters.
Why formula-based water billing is getting squeezed, and the step-by-step to move your park onto real meters.
Running a parkWho pays for utilities in a mobile home park?
The typical split for electric, gas, water, sewer, and trash — and the four ways parks recover water costs, from all-in rent to submeters.
Water billingHow to bill mobile-home tenants for water (and stay legal)
Submeters, the no-markup rule, and exactly what has to appear on the bill, in plain English, not legal jargon.
NoticesOregon and Washington 2026 rent caps: 6–9.5% and 5%
Oregon caps lot-rent hikes at 6% (9.5% for parks with 30 or fewer spaces). Washington caps at a flat 5%. Here is the notice you owe tenants in each state.