Living in a mobile home or land-lease community in Alberta comes with unique legal protections. If you rent either a mobile home site or a home within a land-lease community, the Residential Tenancies Act (RTA) sets out your rights and responsibilities. This guide explains what Alberta tenants should know about renting in these special communities.

What Is a Mobile Home or Land-Lease Rental?

In Alberta, you might either:

• Own your mobile home and rent the site/lot in a mobile home park
• Rent a mobile home from its owner
• Lease both the land and a manufactured home (land-lease community)

In all these situations, your tenancy is governed mainly by Alberta’s Residential Tenancies Act (RTA)¹, along with extra rules for mobile home site tenancies under the Mobile Home Sites Tenancies Act (MHSTA)². These laws clarify your rights about rent, deposits, eviction, rent increases, and park rules.

Your Lease Agreement and what It Should Include

Tenancy agreements can be written, verbal, or implied, but having a written lease is best. For mobile home site rentals, the agreement should clearly show:

• Rental amount and payment schedule
• Park/community rules (such as noise, common areas, repairs)
• Details about service charges or additional fees (water, utilities, etc.)
• Amount of security deposit taken (cannot exceed one month’s rent)

Deposits and Park Fees: What You Need to Know

Just like other Alberta tenants, those in mobile home parks or land-lease communities typically pay a security deposit up to one month’s rent. The landlord must hold the deposit in trust and pay interest as set out by law.

For help understanding what counts as a legal deposit and your rights around returns, see Understanding Rental Deposits: What Tenants Need to Know.

Paying Rent and Rent Increases

You must pay rent on time per your agreement. Landlords in mobile home parks can only raise rent once every 12 months and must give at least 180 days written notice². Each notice must include:

• The new rent amount
• The date it will take effect (must be at least 180 days away)

Tip: Keep rent receipts or records. For excellent advice on managing rent, see Tenant's Guide to Paying Rent: Rights, Responsibilities, and Tips.

Ending or Renewing Your Mobile Home Tenancy

Mobile home site tenancies often renew automatically on a month-to-month basis after a fixed term ends. Landlords must provide written notice if they want to end a tenancy:

• 365 days notice for most cases (unless for cause, like non-payment of rent)
• 14 days notice if terminating for serious cause, such as significant lease violations or unpaid rent

Always ask for a written reason for eviction. Many terminations for cause require specific forms and must comply with the MHSTA.

Official Forms for Alberta Mobile Home Tenancy

• Notice of Rent Increase (Form 3): Used by landlords to formally notify tenants of an upcoming legal rent increase.
  Available at MHSTA Official Forms. For example, if your landlord is raising your rent after a year of stable payments, they must give this notice at least 180 days in advance.
• 14-Day Notice of Termination (Form 4): Used when terminating a tenancy for significant breaches (e.g. unpaid rent). This must be clearly written and delivered properly to be valid.
  Find it also on MHSTA Official Forms.

Disputes: Where to Get Help

If you have a disagreement about eviction, return of deposit, park rules, or repairs, you can apply for dispute resolution with the Residential Tenancy Dispute Resolution Service (RTDRS). The RTDRS handles landlord-tenant disputes quickly and informally, and decisions are enforceable like a court order.

Maintenance and Health & Safety

Your landlord is responsible for ensuring your site or home is safe, follows building and health codes, and that common areas are properly maintained. Tenants are responsible for maintaining their own homes and yards as specified in the lease. For more about health and safety rights when renting, see Health and Safety Issues Every Tenant Should Know When Renting.

Helpful Resources for Finding Rentals

If you’re searching for your next manufactured home site or land-lease rental, Find rental homes across Canada on Houseme and filter listings by type, location, and price.

For a quick overview of your rights and obligations as a tenant or landlord in Alberta, visit Tenant Rights and Landlord Rights in Alberta.

Frequently Asked Questions (FAQs)

1. When can my landlord raise the rent in a mobile home park in Alberta?
   Landlords can only increase rent once every 12 months and must give you at least 180 days’ written notice using the correct form.
2. What are my rights if my landlord tries to evict me from a land-lease community?
   Except for serious breaches, your landlord must give you 365 days’ written notice. For non-payment or significant violations, just 14 days’ notice is required, along with a clear written reason and proper serving of the notice.
3. Is my security deposit refundable in a mobile home park?
   Yes – deposits are limited to one month’s rent, must be kept in trust, and refunded (with interest) unless deductions are legally justified by damages or rent owed.
4. Where can I resolve disputes about repairs or rule enforcement?
   You can apply to the Residential Tenancy Dispute Resolution Service (RTDRS) for decisions about deposit refunds, eviction, rent, and other disputes.
5. Do I have unique rights as a mobile home tenant vs. apartment tenants?
   Yes – timeframes for notice are different, park rules apply, and rent increase notice periods are longer. Special legal forms and processes under the MHSTA apply only to mobile home sites.

Key Takeaways

• Mobile home and land-lease tenants in Alberta have extra legal protections under both the Residential Tenancies Act and the Mobile Home Sites Tenancies Act.
• Notice periods for rent increases and eviction are longer than for typical apartments.
• In disputes, use the RTDRS, and always insist on clear written communication.

Need Help? Resources for Tenants

• Residential Tenancy Dispute Resolution Service (RTDRS): File applications, learn more about your rights, and get forms.
• Alberta Mobile Home Sites Tenancies Act Guide: Comprehensive information on mobile home tenancy laws.
• Alberta Housing Supports: Help with housing, legal information, and support for tenants.
• Contact Service Alberta at 1-780-644-3000 for information or complaints about mobile home tenancies.

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1. Alberta Residential Tenancies Act: Residential Tenancies Act (Alberta)
2. Mobile Home Sites Tenancies Act: Mobile Home Sites Tenancies Act

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