This guide is maintained as a current resource for July 2026 and covers only the laws of England and Wales. Information is for general guidance, not legal advice. Consult a qualified solicitor for advice specific to your situation.
Discover the rights of tenants and owners living in mobile homes on protected sites in England and Wales, including eviction protections, pitch fees, written agreements, and how statutory law safeguards your home and occupation. Fully explained for residents, students, and solicitors.
Living in a mobile home or park home can offer affordable and flexible housing, but the legal rights of residents differ from those in conventional rented houses or flats. In England and Wales, the law distinguishes between people who own their mobile home and rent the land (pitch) and those who rent the mobile home itself, and between living on a protected residential site and an unprotected holiday site. Understanding your rights as a tenant, homeowner, or occupier is essential to protect your home, challenge unfair treatment, and secure long‑term occupation.
This article explains the rights of mobile home tenants and owners, the legal framework that applies, key protections against eviction and harassment, how pitch fees and agreements work, and practical steps to defend your rights.
1. What is a Mobile Home and a Protected Site?
A mobile home (often called a park home) is a residential structure that is stationed on a site and used as a person's main home, even though it could be moved. It is distinct from holiday caravans and static homes intended only for occasional leisure use.
A protected site is a residential mobile home park that:
- Has planning permission allowing year‑round living, and
- Holds a site licence from the local authority.
On a protected site, occupiers and owners have statutory rights under laws such as the Mobile Homes Act 1983 (as amended) and the Caravan Sites Act 1968. These rights include protection from eviction, regulated pitch‑fee increases, and safeguards in agreements.
By contrast, unprotected sites include holiday parks or land without a site licence or planning permission for residential use. Occupiers on unprotected sites generally have fewer statutory protections.
2. Tenancy and Occupation Agreements
A. Written Agreements
When you move into a mobile home on a protected site, you should be given a written agreement or written statement of the terms. This document sets out key rights, responsibilities, pitch fees, services provided, and the procedures for ending occupancy.
You have at least 28 days to review the terms before signing.
B. If There Is No Written Contract
If you do not have a written agreement but pay rent for the pitch:
- You should still be able to stay for a reasonable period (often at least a year) based on customary practice.
- Your contract can still give you rights, even if it exists only through correspondence or conduct.
3. Key Rights for Mobile Home Tenants and Owners
A. Right to Occupy Your Home
On a protected residential site, you cannot be made to leave your pitch or mobile home without:
- Proper legal process by the site owner, and
- In most cases, a court order for possession.
This protection applies whether you own your mobile home and rent the pitch or rent the mobile home from someone else, provided it is genuinely used as your main residence.
B. Protection Against Harassment and Unlawful Eviction
Site owners, managers, or others must not:
- Harass you or interfere with your peaceful occupation of your home and pitch,
- Intimidate you into leaving,
- Interrupt essential services (such as electricity or water) to force you out, or
- Impose conditions that breach your rights under the agreement or applicable law.
These protections are central to ensuring quiet enjoyment, a legal concept that means you can live without unjustified interference.
4. Ending the Agreement and Eviction Process
A. On a Protected Site
Even if the site owner wishes you to leave, they must follow strict legal procedures:
- Issue proper notice in accordance with the agreement and relevant statutes, and
- Apply to the County Court for a possession order if you do not leave voluntarily.
If you rent the mobile home itself, you might also have protection under the Protection from Eviction Act 1977, which prevents landlords from forcing you out without a court order where the home qualifies as a dwelling house.
B. On an Unprotected Site
On holiday or other unprotected sites:
- There is no automatic statutory protection against eviction.
- The site owner can usually ask you to leave with the notice period set out in your contract.
- The Protection from Eviction Act might apply only if you have a tenancy of a dwelling house.
5. Pitch Fees, Reviews, and Tribunals
A. Pitch Fees
Pitch fees are payments you make to the site owner for the right to station your mobile home on the land.
Under the Mobile Homes Act 1983 and in Wales under the Mobile Homes (Wales) Act 2013, pitch‑fee review procedures are regulated:
- Site owners must usually provide advance notice of fee changes.
- You may be able to challenge increases by applying to a Residential Property Tribunal if the proposed increase is unjustified.
B. Sale, Gifting, and Assignment
If you own your mobile home:
- You normally have the right to sell it on the open market without unreasonable interference from the site owner.
- The site owner may only charge a reasonable commission, often capped (for example, at 10% in Wales).
You may also be able to gift or assign your occupancy rights to family members, subject to conditions and, in some cases, site owner consent.
6. Obligations and Responsibilities
As a tenant or owner on a mobile home site:
- You must keep your home and pitch in good condition and comply with site rules.
- You must pay pitch fees and other charges as agreed.
- You should co‑operate with reasonable site management requirements, provided these do not breach your rights.
Site owners also have obligations under their licence conditions, including maintaining amenities and complying with health and safety standards. Local councils can inspect sites and enforce compliance.
7. Common Challenges and Practical Tips
A. Disputes Over Eviction
If you receive a notice to leave and you believe your site is a protected site, check:
- Whether the site licence and planning permission allow year‑round residential use, and
- Whether the correct procedures and notice periods have been followed.
Seek independent advice (for example from Citizens Advice, Shelter, or a housing solicitor) before responding to eviction notices.
B. Pitch Fee Increases
Review any proposal from the site owner and, if you disagree:
- Ask for the evidence underpinning the increase, and
- Consider applying to the appropriate tribunal if statutory review procedures apply.
C. Written Agreements
Ensure you have a clear, written contract that states your rights and responsibilities, including:
- How long you can stay,
- Pitch fees and review periods, and
- Grounds and notice periods for ending the agreement.
If you do not have a written agreement, keep records of communications that could help establish terms.
Key Takeaways
Tenants and owners of mobile homes on protected residential sites in England and Wales have statutory rights designed to secure their occupation, regulate pitch fees, protect against harassment and unlawful eviction, and provide mechanisms to challenge unfair practices. These rights are stronger than those on holiday or unprotected sites, where fewer statutory protections apply. Written agreements, site licences, planning permission, and applicable legislation (such as the Mobile Homes Act 1983 and, in Wales, the Mobile Homes (Wales) Act 2013) are central to these protections. Residents should understand their agreements, seek independent advice when disputes arise, and use statutory processes to protect their rights.
