Mobile Home and Land-Lease Tenants’ Rights in Manitoba

Living in a mobile home or renting a site in a land-lease community in Manitoba brings unique considerations for tenants. Understanding your rights, how Manitoba’s tenancy laws apply, and where to get official help is key to maintaining a secure and happy home. This guide covers essentials from moving in to resolving issues, with clear steps, forms, and resources—all based on official Manitoba law.

Your Rights and Responsibilities as a Mobile Home or Land-Lease Tenant

Mobile home tenants in Manitoba may either rent both the mobile home and the lot, or own the home and rent just the site. Whichever your situation, most of your rights and responsibilities are covered by the Residential Tenancies Act (Manitoba) (RTA), with some special rules for mobile home parks and land-lease arrangements.^[1]

• Written tenancy agreements are highly recommended and often required.
• Your landlord can only increase the rent or change terms according to strict regulations—special rules may apply to lot increases versus home rental increases.
• Landlords and tenants share obligation for keeping the site, community facilities, and rental units in good repair. See Obligations of Landlords and Tenants: Rights and Responsibilities Explained for more insight.

Deposits and Initial Inspections

In Manitoba, your landlord may request a security deposit (also called a damage deposit), but there are maximum limits they must follow. For mobile home and land-lease tenants, the rules mirror regular rentals:

• Security deposit cannot exceed half a month’s rent or lot fees.
• Deposits must be returned (plus interest) when you move out, unless there’s damage or valid deductions.

Before moving in, ensure you complete an inspection with the landlord. This protects your rights if disputes arise at the end of your tenancy. For detailed advice on move-in inspections, see Guide to the Initial Rental Property Inspection for Tenants.

Rent, Fees, and Increases: What to Expect

Mobile home and land-lease tenants are protected by Manitoba’s rules about rent increases and allowable extra fees. Here are key points:

• Your landlord generally must provide written notice at least 3 months before any rent increase.
• Rent increases can typically be made only once every 12 months.
• For just lot rentals, there may be special rules about passing on property tax increases or community upgrades.

If you face a rent increase, make sure the notice is in writing and meets all legal requirements. If you feel an increase is unfair or notice you’re being charged extra fees, you can apply to the Residential Tenancies Branch to dispute the change.

Dealing with Repairs, Maintenance, and Community Rules

Good upkeep and safe conditions are required by law in all rental communities. In mobile home or land-lease parks:

• Landlords must maintain common areas (roads, lighting, shared utilities) and keep the site safe.
• You’re responsible for maintaining your own home and yard, in compliance with park rules.

If there are health or safety issues, you have the right to file a complaint and request repairs. For general tips, see Health and Safety Issues Every Tenant Should Know When Renting.

Emergency and Routine Repairs

If urgent repairs are needed (e.g., no heat in winter, unsafe conditions), notify your landlord as soon as possible. For emergencies that aren’t addressed quickly, you may have recourse through the Residential Tenancies Branch.

Eviction, Ending Your Tenancy, and Moving Out

Ending a mobile home or site tenancy in Manitoba is governed by special procedures. Reasons for eviction are limited by law and notice periods may be longer than in other rental situations.

• If you own your mobile home but rent the site, you usually have the right to sell your home on-site or seek assignment to a new tenant—with some restrictions.
• Landlords must use proper forms and follow all notice requirements for terminations.
• Tenants must also use the correct forms to give notice of moving out. See official forms below.

Key Forms for Mobile Home & Lot Tenancies

• Notice of Termination by Tenant – Mobile Home Site (Form RTB-13):
  Use this to give written notice when ending your rental of a mobile home site. Typically, at least 1 month’s notice is required. Download from the Residential Tenancies Branch official forms page.
• Notice of Objection to Rent Increase – Mobile Home Site (Form RTB-18):
  Submit this if you dispute a proposed rent or lot fee increase. Must be submitted before the increase takes effect. Download and submit to the Residential Tenancies Branch: Official form and instructions.
• Application for Order of Possession (Form RTB-12):
  If you receive an eviction notice you wish to challenge, file this form to request a hearing. See full details at Manitoba Residential Tenancies Branch.

Who Handles Tenant Disputes in Manitoba?

All disputes and questions about mobile home or site tenancies are handled by the Manitoba Residential Tenancies Branch. They oversee enforcement, provide official forms, and offer guidance if you have concerns about your tenancy.

For a province-wide overview, see Tenant Rights and Landlord Rights in Manitoba.

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Frequently Asked Questions

1. I own my mobile home but rent the site—can I be evicted?
   Landlords cannot evict site-only tenants without a valid legal reason (e.g., nonpayment, serious breaches, or redeveloping the land). Notice periods are generally longer than for apartment rentals.
2. How much notice must I provide before moving out?
   Usually, you must give at least 1 month’s written notice—provided with the correct form—to end your site or unit rental. Always check your agreement and local rules.
3. Can the landlord increase the lot rent every year?
   Rent or lot fee increases are limited to once every 12 months and require at least 3 months’ written notice. You have the right to dispute proposed increases.
4. What should I do if the landlord doesn’t make necessary repairs?
   Document your requests in writing and contact the Residential Tenancies Branch for advice and possible investigation.
5. Is my security deposit protected, and how do I get it back?
   Your deposit is regulated by law. After moving out and a final inspection, it must be returned with interest unless there are valid deductions for damage or unpaid fees.

Key Takeaways

• Mobile home and land-lease tenancies in Manitoba have special protections under the Residential Tenancies Act.
• Use official forms for notice of termination, deposit disputes, or rent increase objections to protect your rights.
• The Residential Tenancies Branch is your main resource for assistance and dispute resolution.

Need Help? Resources for Tenants

• Manitoba Residential Tenancies Branch — information, forms, and help with disputes
• Manitoba Ombudsman, Housing and Tenancies: 1-800-665-0531
• Legal Help Centre – Tenant Support Line: 204-258-3096
• Manitoba Interfaith Immigration Council (for newcomer tenant support)

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1. ^[1] See the Residential Tenancies Act (Manitoba)

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