(The Center Square) – Pennsylvania lawmakers are weighing bills to protect residents in the state’s nearly 2,300 manufactured home communities.
But for many facing steep land rent hikes, should the legislation pass, it will come too late.
Homeowners from half a dozen communities in the Lehigh Valley gathered last week to learn about the Coalition of Manufactured Home Communities’ efforts on their behalf. Many shared emotional accounts of having to choose between paying rising lot rents and affording basic necessities.
Coalition founder Bob Besecker and advisory team member Reggie Hockenberry provided updates on House Bill 1250 and Senate Bills 745 and 746 – all currently waiting in the Senate Urban Affairs and Housing Committee.
The bills would tie lot rent increases to the consumer price index, while allowing increases to cover extraordinary operating expenses or repairs.
Private equity firms are increasingly buying up these communities, often imposing large lot rent increases while allowing maintenance to decline – making their once-affordable homes unaffordable.
Many in attendance live in Mayo Park and Red Maples, communities several miles apart in Lower and Upper Macungie Townships, owned by Mayo Homes.
The two communities were owned by family-owned Mayo Homes for over 70 years before they were sold in February 2024, after which lot rents began to skyrocket.
Multiple sources list lot rents for manufactured home parks in the area between $390 and $994 per month. According to the 2021 American Housing Survey, median monthly lot rent in Pennsylvania was $370.
Mayo Park and Red Maples residents said their lot rents have increased from $395 to $819 in the last four years.
A gentleman from Red Maples noted that despite the increase in rent, there is little maintenance performed on the property, to which others stated they did much of their own.
When stating that residents raising concerns over rising costs to owners were told, “If you don’t like it, move,” the room erupted in agreement. Many indicated they had received similar responses, noting it has become difficult to sell their homes since the steep lot rents deter potential buyers.
There were also complaints of a lack of communication from community owners – aside from notices about rent hikes or certified letters warning that their sheds or skirting aren’t up to par. Those upgrades, they said, are difficult to afford when they’re already struggling with rising lot rents.
Many took the opportunity to explain how the increases affected them personally. Their frustration and desperation about the financial strain and sense of injustice threatening their ability to remain in their homes was shared by all.
The group ranged in age from young families to seniors, but older residents felt the greatest strain. Some described having to choose between rent and essentials, while others reported taking on extra jobs or longer work hours just to get by.
Peggy Hoffman said she has been forced to increase her work hours, give up vacations, skip food and medicine, and drain her savings.
She cares for her granddaughter and stated she struggles week-to-week to make sure there’s enough in the home, adding that it’s nothing compared to what she was able to provide for her daughter, who passed away.
“It hurts me every time the lot rent goes up,” Hoffman said. “It takes away from my ability to be able to care for the one person that God has left me in this world, that granddaughter of mine.”
Rich from Red Maples bought his home in May 2024, when the lot rent was just over $300. In 16 months’ time, it has increased to over $800. At the age of 74, he said he has to go back to work, taking on two part-time jobs to be able to afford the rent.
The stories heard that evening are being played out across the state, as evidenced by posts to the coalition’s Facebook page.
The coalition has been instrumental in rallying support for the bills and now represents 104 communities. They plan to continue their efforts.
“The greed of Private Equity Firms seemingly knows no bounds,” Besecker told The Center Square. “They don’t care how much pain and suffering they inflict on homeowners in Manufactured Home Communities.”
“The Senate now has an opportunity to provide those boundaries,” he continued. “There aren’t any reasons why this can’t be done, and Senators should not attempt to create any. If you live by the code of “help other people at all times”, then now is the time. Let’s get this done!”