What is a park home and what legislation applies?
A residential park home (mobile home/residential caravan) is a factory-built structure permanently sited on a licensed caravan site, used as the occupier's only or main residence. The Mobile Homes Act 1983 governs the relationship between the site owner and the occupier — providing far stronger security of tenure than mainstream residential tenancy law. The site owner can only end the pitch agreement by applying to the First-tier Tribunal (Property Chamber) on one of three specific grounds.
The pitch agreement and implied terms
- Pitch agreement: the written contract between the site owner and the park home occupier, governing the right to station and occupy the home on the pitch — must be in writing
- Written statement: the site owner must give the occupier a written statement (prescribed form) at least 28 days before the occupier signs, setting out the proposed terms
- Key implied terms (cannot be contracted out of): quiet enjoyment of the home throughout the agreement; site owner obligation to maintain common areas in reasonable repair; site owner can only move the home in specified circumstances; succession rights — family member or partner can occupy if occupier dies or permanently leaves
- Site licence: the caravan site must be licensed by the local authority under the Caravan Sites and Control of Development Act 1960; licence conditions cover layout; density; amenity facilities; drainage; fire safety — non-compliance is a criminal offence
Pitch fee: annual CPI review under the Mobile Homes (Pitch Fees) Act 2013
- Pitch fee: the amount the occupier pays the site owner for the right to station and occupy the home on the pitch — it is NOT rent for the home (the occupier typically owns the mobile home)
- Annual review: pitch fees are reviewed annually under the Mobile Homes (Pitch Fees) Act 2013
- CPI basis: the default increase is limited to the Consumer Price Index (CPI) measured in September of the preceding year
- 28-day notice: the site owner must give the occupier at least 28 days' written notice before the review date, specifying: the proposed new pitch fee; the CPI figure used; the calculation; and the review date
- Disputes: if the occupier disputes the proposed increase, they can apply to the First-tier Tribunal (Property Chamber) in England; Residential Property Tribunal Wales — the site owner cannot increase above CPI without tribunal consent or occupier agreement
Grounds for termination — tribunal order required
The site owner cannot simply issue notice to end a pitch agreement. Termination requires an application to the First-tier Tribunal (Property Chamber) in England or Residential Property Tribunal Wales and proving one of three specific grounds:
- Ground A (breach): the occupier has breached a term of the pitch agreement (most commonly non-payment of pitch fee; anti-social behaviour; breach of park rules) AND it is reasonable for the tribunal to end the agreement — the site owner must give 4 weeks' written notice of the breach before applying; tribunal has a discretion and considers whether the breach is remediable and whether it is reasonable to terminate
- Ground B (detrimental condition): the occupier's home is having a detrimental effect on the amenity of the site (typically very poor structural condition) — the site owner must first give the occupier written notice identifying the condition and a reasonable period to repair or renew
- Ground C (redevelopment): the site owner wishes to redevelop the site for non-residential use — must hold planning permission for the new use; give at least 1 year's notice; pay the occupier compensation (reasonable removal costs plus, in England, the current second-hand value of the home)
Sale of the park home and commission cap
- Occupier's right to sell: the occupier has the right to sell their home to an approved buyer who will take over the pitch agreement
- Approval process: the occupier notifies the site owner of the proposed sale and the buyer's identity; the site owner must approve the buyer within 28 days (or give written reasons for refusal); cannot unreasonably refuse
- Commission cap: the site owner is entitled to a commission on the sale — capped at 10% of the sale price under the Mobile Homes Act 1983 s.2(1); the 10% cap cannot be increased by agreement
- Disputes: all disputes under the Act go to the First-tier Tribunal (Property Chamber) — Residential Property in England; Residential Property Tribunal Wales
Wales, Scotland and the Renters' Rights Act 2025
- Wales: the Mobile Homes (Wales) Act 2013 introduced enhanced protections — site licensing reform; additional implied terms; tighter controls on site owner conduct; disputes to Residential Property Tribunal Wales
- Scotland: the Mobile Homes Act 2013 (Scotland) (in force 2014) introduced residential site licensing; pitch agreement protections; disputes to the Lands Tribunal for Scotland or the sheriff court; site owners in Scotland must hold a residential site licence from the local authority
- Renters' Rights Act 2025: the RRA 2025 applies to assured tenancies under the Housing Act 1988 — it does NOT apply to park home pitch agreements under the Mobile Homes Act 1983; the RRA 2025 reforms (abolition of Section 21; new possession grounds) do not affect park home site owners