Renting a mobile home or a pad in a land-lease (manufactured home) community in British Columbia comes with unique rules and protections under provincial tenancy law. This article guides BC tenants through key differences, essential forms, and where to get help—so you can rent with confidence and clarity.

Mobile Home and Land-Lease Community Rentals in BC: An Overview

In British Columbia, if you rent a mobile home or a pad in a manufactured home park, you are protected by the Residential Tenancy Act^[1]. These tenancies are sometimes called "manufactured home site tenancies." Your rental agreement may cover just the pad (if you own your home but rent the land) or both the home and the pad.

Key Differences from Standard Rental Housing

• You may own your mobile or manufactured home and rent only the pad (site), or rent both the home and pad together.
• Extra rules apply around notice periods, rent increases, and assignment (selling or subletting the home on-site).
• Parks must follow special health, safety, and maintenance standards set by BC law.

Tenants have rights to quiet enjoyment, security of tenure, and fair treatment within their communities. To learn more about general tenant and landlord obligations, see Obligations of Landlords and Tenants: Rights and Responsibilities Explained.

Your Rights and Responsibilities in Mobile Home Parks

As a tenant, you are entitled to live in a safe, well-maintained community. Here are some key rights under the Act:

• Reasonable privacy and peaceful enjoyment of your home and pad
• Fair notice for rent increases and landlord entry
• Proper written notice for eviction or ending tenancy
• Maintenance of shared facilities (roads, parks, common areas)
• Health and safety in the park

Landlords (park owners) have responsibilities for essential repairs and maintaining the site according to the law. Tenants are responsible for keeping their individual home and site in reasonable condition and following park rules.

Security Deposits

Mobile home park landlords can require a security deposit (up to half month's rent for the pad), and possibly pet or key deposits. For more details on limits and refund rules, see Understanding Rental Deposits: What Tenants Need to Know.

Rent Increases and Rent Control

BC regulates how much—and how often—rent can be raised in mobile home parks. Landlords must:

• Follow the rent increase limits set each year by the province
• Give at least three months’ written notice using the official form
• Use the approved Notice of Rent Increase – Manufactured Home Site Tenancy (RTB-11)

Download the RTB-11 form here. For full rules and how to respond if you believe the notice is improper, visit the Residential Tenancy Branch (RTB) website^[2].

Ending a Tenancy and Evictions

Special notice periods and protections apply for evictions in manufactured home parks. Landlords must use the correct form—generally, tenants are entitled to:

• 12 months' notice for ending tenancy to convert the park to another use (for pad tenants)
• 1–4 months’ notice for other valid grounds such as sale or demolition
• Proper written notice and option to dispute at the RTB

If you wish to end your tenancy, you must give at least one month's written notice with the Tenant’s Notice to End Tenancy (RTB-46). Submit this to your landlord and keep a copy for your records.

Health, Safety, and Maintenance in Your Community

Both landlords and tenants are responsible for following provincial health and safety rules. If your community is facing issues like unsafe conditions, poor water or sewer systems, or neglected maintenance, there are steps you can take.

• Notify your landlord in writing about the problem
• Request prompt repairs or emergency service as required
• Escalate ongoing health risks or infestations through the Health and Safety Issues Every Tenant Should Know When Renting resource
• If unresolved, file a complaint with the Residential Tenancy Branch

The RTB can order repairs, mediation, or other solutions as needed.

Official Forms for BC Mobile Home and Pad Tenants

• Residential Tenancy Agreement (RTB-1): Use for all new mobile home or pad tenancy agreements. Ensure it clearly states whether you are renting just the pad or both home and pad. Get the RTB-1 here.
• Notice of Rent Increase – Manufactured Home Site Tenancy (RTB-11): Landlord must use this exact form to notify of rent increases. Access RTB-11 here.
• Tenant’s Notice to End Tenancy (RTB-46): Use if you wish to move out. Download RTB-46 here.
• Dispute Resolution Request (RTB-12): To challenge rent increases, notices, or park rules you believe violate your rights. Find the RTB-12 form here. Submit to the Residential Tenancy Branch.

Always keep copies of any forms you submit or receive and note the date for your records.

Where to Get More Information

Review your legal rights in detail at Tenant Rights in British Columbia and visit the Residential Tenancy Branch for comprehensive guides and updates.

For more rental options or to find your next home in BC, Explore Houseme for nationwide rental listings.

Frequently Asked Questions (FAQ)

1. Can my landlord raise my pad rent any time in a manufactured home park?
   No. Your landlord must follow the BC annual rent increase guideline and provide at least 3 months’ written notice using the RTB-11 form. You can dispute unlawful increases with the RTB.
2. What if my landlord sells the park or my mobile home?
   If your landlord sells the park, your tenancy usually continues under the new owner. If the park is being closed or converted, you must get 12 months’ notice. If you rent both home and pad, extra notice rules may apply. If you own the home, you can often sell it in place, but the buyer must qualify as a new tenant with the park owner.
3. Do I have to follow special park rules?
   Yes. You must comply with written rules for the manufactured home community—these should be reasonable and attached to your agreement. Rules must comply with the Residential Tenancy Act.
4. How do I report urgent safety or health hazards in my community?
   Notify your landlord in writing first. If not resolved promptly, contact the Residential Tenancy Branch or your municipal bylaw office for further action. For more guidance, see Health and Safety Issues Every Tenant Should Know When Renting.

Conclusion

• Mobile home and pad tenants in BC enjoy strong rights and specific protections under the Residential Tenancy Act.
• Know your forms: use the right paperwork and keep good records to protect your interests.
• Help is available from the Residential Tenancy Branch and tenant resources if you have questions or rental disputes.

If you keep informed, use the proper forms, and document your tenancy, you can enjoy safe and fair housing in BC’s unique mobile home and land-lease communities.

Need Help? Resources for Tenants

• Residential Tenancy Branch (RTB): Main government office for mobile home and pad tenancy rights. Visit the RTB website or call 1-800-665-8779.
• Tenant Resource & Advisory Centre (TRAC): Free legal information and advocacy: tenants.bc.ca
• BC Manufactured Home Park Tenants Association: Community group for mobile home residents: bcmhpta.ca
• General Info: See Tenant Rights in British Columbia for more BC rental facts and links.

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1. Residential Tenancy Act (British Columbia): Read the full Residential Tenancy Act
2. Residential Tenancy Branch, Government of BC: Get forms and dispute info here

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