Residential Park Home Guide 2026 — Mobile Homes Act 1983, Pitch Agreements, CPI Pitch Fees and Eviction Grounds

Pitch agreements, pitch fees, grounds for termination and the sale procedure

The key elements of park home law under the Mobile Homes Act 1983 for site owners:

• The pitch agreement, implied terms and pitch fee (annual review): The pitch agreement: the contract between the site owner and the park home occupier — it governs the occupier's right to station their home on the pitch and to occupy it as their residence. The Mobile Homes Act 1983 requires the pitch agreement to be in writing; the site owner must give the occupier a written statement (in the prescribed form) at least 28 days before the occupier signs, setting out the proposed terms. Implied terms: certain terms are implied into every pitch agreement by the Act regardless of what the written agreement says — they cannot be contracted out of. Key implied terms include: (a) the occupier's right to quiet enjoyment of the home throughout the agreement; (b) the site owner's right to move the home on the pitch in specified circumstances only; (c) the site owner's obligation to maintain the common areas of the site in reasonable repair; (d) the occupier's right to have a family member or partner occupy the home as their home if the occupier dies or permanently leaves. Pitch fee: the pitch fee is the payment the occupier makes to 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 outright). The pitch fee is reviewed annually under the Mobile Homes (Pitch Fees) Act 2013: the default basis is CPI (Consumer Price Index for September of the preceding year); the site owner must give the occupier at least 28 days' written notice before the review date, specifying: the proposed new pitch fee; the relevant CPI figure used; the calculation; and the review date. If the occupier disputes the proposed pitch fee increase, they can apply to the First-tier Tribunal (Property Chamber) in England. The site owner cannot increase the pitch fee by more than CPI without the occupier's agreement (or tribunal consent). Site licence: the caravan site on which the park homes are located must be licensed by the local authority under the Caravan Sites and Control of Development Act 1960. The local authority sets licence conditions (layout; density; amenity facilities; drainage; fire safety). Failure to hold or comply with a site licence is a criminal offence and can result in site closure.
• Grounds for termination, the sale procedure and Scotland/Wales: Grounds for termination — the site owner can only end the pitch agreement by applying to the First-tier Tribunal (Property Chamber — England) or Residential Property Tribunal Wales on one of three grounds: Ground A (breach of pitch agreement): the occupier has breached a term of the agreement (most commonly non-payment of pitch fee, anti-social behaviour, or breach of park rules) and it is reasonable for the tribunal to end the agreement. Before applying to the tribunal, the site owner must give the occupier at least 4 weeks' written notice of the breach. The tribunal has a discretion and must consider whether it is reasonable to end the agreement — it will take into account whether the breach is remediable; whether the occupier has remedied or is remedying it; the history of the occupier's conduct; and whether the site owner gave the occupier a fair opportunity to remedy. Ground B (home in detrimental condition): the occupier's home is having a detrimental effect on the amenity of the site — typically because it is in very poor structural condition. The site owner must first give the occupier written notice identifying the condition and a reasonable period (typically several months) to repair or renew the home. If the occupier fails to remedy, the site owner can apply to the tribunal. Ground C (redevelopment): the site owner wishes to redevelop the site for other purposes and requires the pitch for that purpose. The site owner must: (a) hold planning permission for the new use; (b) give the occupier at least 1 year's notice (the notice must expire at the end of a period of the agreement); (c) pay the occupier compensation — the site owner pays the occupier's reasonable costs of removal and, in England, the current second-hand value of the home. Sale of the park home: the occupier has the right to sell their home to an approved buyer (who will then take over the pitch agreement from the current occupier). Procedure: the occupier notifies the site owner of the proposed sale and the identity of the buyer; the site owner must approve the buyer as a person entitled to occupy under the agreement within 28 days (or give written reasons for refusal); the site owner cannot unreasonably refuse approval; 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 commission cannot be increased beyond 10% by agreement. Disputes: all disputes under the Act (pitch fee; termination; sale; commission; implied terms) go to the First-tier Tribunal (Property Chamber) — Residential Property in England. Wales: the Residential Property Tribunal Wales hears park home disputes under the Mobile Homes (Wales) Act 2013, which introduced enhanced protections — including site licensing reform; additional implied terms; tighter controls on site owner conduct. Scotland: the Mobile Homes Act 2013 (Scotland) came into force in 2014 and introduced equivalent protections — residential site licensing by local authorities; pitch agreement protections; tribunal 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

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