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Resources for MANUFACTURED HOUSING COMMUNITY Owners and Managers

Date postedNovember 20, 2025
Posted By: Denise Myers Law, Manufactured Housing,

SUMMARY OF RECENT STATE AND LOCAL LAW CHANGES

In Washington’s 2025 legislative session, two bills had a huge impact on manufactured/mobile housing communities (MHC). While HB 1003 impacted both types of housing exactly the same, HB 1217 has several sections – some for MHC and some for Residential. Several local governments have enacted rental regulations that apply equally to both residential and manufactured housing communities.

MHC Move-In Cost Caps
  • New Move-in cost caps will vary based on the presence of pets in the home.
  • If the tenant moves in without pets, move-in fees and deposits combined cannot exceed one month’s rent.
  • If the tenant moves in with pets, move-in fees and deposits combined cannot exceed two months’ rent.
  • This does not apply to any tenancies that began prior to May 7, 2025.
Related Local Law Requirements:

Move-in fees and deposits cannot exceed one month’s rent:

  • City of Kenmore (KMC 8.55)
  • City of Kirkland (KMC 7.75)
  • City of Redmond (RMC 9.54)
  • City of SeaTac (SMC 4.05)
  • City of Woodinville (WMC 8.16)
  • King County (KCC 12.25.040-140)
Late Rent Fee Cap

Late rent fees are limited on a scale based on the number of months late:

  • 1 month = 2%
  • 2 months = 3%
  • 3 months or more = 5%.
Related Local Law Requirements:
  • Fees or costs shall not exceed 2% of one month's rent.
      - City of SeaTac (SMC 4.05)
  • Fees or costs shall not exceed 1.5% of one month's rent.
      - City of Kenmore (KMC 8.55)
      - City of Redmond (RMC 9.54)
      - King County (KCC 12.25.040-140)
Rent Increase Cap and Notice Requirements

Any rent increase notice that did not take effect prior to May 7th must have complied with the following, or is invalid and should be served AGAIN under new regulations, including:

  • Annual rent increase must not exceed 5%.
  • Notices to increase rent must be served per 59.12.040 like an eviction notice. See the Notice Service Instructions + Declaration of Service referenced in the Tenant Notices pages for updated, detailed procedures on serving notices.
  • Statutory notice form must be used for all rent increases detailed in HB 1217 for MHC properties.
Related Local Law Requirements:

Any total rent increase greater than 3% requires 120 days’ notice.

  • City of Issaquah (IMC 5.52)
  • City of Kenmore (KMC 8.55)
  • City of Kirkland (KMC 7.75)
  • City of Redmond (RMC 9.54)
  • City of SeaTac (SMC 4.05)
  • City of Woodinville (WMC 8.16)
  • King County (KCC 12.25.040-140)
RHAWA LEGAL FORMS

These forms provided by RHAWA are designed for use by MHC community owner/managers where the tenant owns their home and rents only the lot from management.

Application & Screening
  • Adverse Action Notice (RHAWA Screening)
  • Adverse Action Notice (Other Screening)
  • Adverse Action Notice (Azibo Screening)
  • Alternate Identification List
  • Application Criteria Guidelines
  • Application for Tenancy
  • Washington Fair Housing Poster 
Lease Documents
  • Rental Agreement*
  • Rules and Regulations (example)*
  • Additional Clause Addendum
  • Assistance Animal Addendum
  • Crime Free Addendum
  • Military Clause Addendum
  • Older Person Housing Fair Housing Exemption Addendum
  • Septic Tank Addendum
  • Tenant Designee Addendum
Tenant Notices & Other Communications
  • Rent And Fee Increase Notice To Tenants (MHC) (AKA, 3-Month Rent Increase Notice)*
  • 14 or 30-Day Pay or Vacate Notice*
  • 20-Day Notice to Comply*
  • Assignment of Rental Agreement*
  • Notice Service Instructions & Declaration of Service*
  • Invoice and Payment Schedule for Past Due Rent
  • Maintenance Request Notice
  • Notice of Mediation
  • Notice to Owner/Agent of Intent to Sell
  • Occupancy Agreement
  • Rent / Fee Invoice
  • Tenant Complaint Notice
  • Tenant's Payment Receipt
  • Tenant's Termination of Tenancy Notice
  • Transfer Ownership/Management Notice
  • Transient Storage Agreement (29 Day)
  • Waiver of One-Year Rental Agreement

*Revised in 2025 to comply with new laws.

RHAWA Education & Support

All MHC Members receive access to education and support designed specifically for manufactured housing community owners/managers in Washington State.

Manufactured Housing Communities Workshop

Review the state and local laws that govern the operation of manufactured housing communities in the State of Washington. Attorney Brad Drury will discuss various aspects of the MHLTA as it relates to all phases of a tenancy, including screening of applicants, the rental agreement, legal duties of the landlord and the tenant, preparing and serving notices, and the unlawful detainer process. We will also review laws enacted in several local governments across the state. This course will be offered live on November 13 and will then update last year’s version, currently available in Free OnDemand Education.

Manufactured Housing Resources + Support

Get answers to your questions about operating manufactured housing communities in Washington State. If you are unable to find an answer to your question in an article, submit your question and our Support Center staff will respond with help from a Member MHC Attorney.

Articles:
  • 2025 Changes to Notices and Rent Increases (MHC)
  • Landlord’s Prohibited Acts (MHC)
  • Landlord Duties (MHC)
  • Serving of Notices (MHC)
  • Enforceable Rules (MHC)

Formal legal advice and review is recommended prior to selection and use of this information. RHAWA does not represent your selection or execution of this information as appropriate for your specific circumstance. The material contained and represented herein, although obtained from reliable sources, is not considered legal advice or to be used as a substitution for legal counsel.

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