Rent Control in Mobile Home Parks: Which States Have It in 2026

MHP-specific rent control varies wildly by state and even by city. The 2020s have seen a wave of new caps, especially in West Coast and Northeast states. Here's the state-by-state map and the proposals worth watching.

States with active caps

Oregon caps annual increases statewide at the lesser of 10% or 7% plus CPI (SB 611, 2023). Washington enacted a statewide cap in 2025 that covers manufactured-home lots (HB 1217). California is not what most operators assume: AB 1482's statewide cap does not apply to mobilehome park lots — MHP rent control in California comes almost entirely from local ordinances layered on the Mobilehome Residency Law. Maine, New York, and New Jersey have local-level caps in some jurisdictions. Cap formulas and coverage change session to session — verify current law for every state you operate in before setting an increase.

States without statewide caps

Most of the country — Texas, Florida, Arizona, Tennessee, North Carolina, and much of the South and Midwest — has no state-level MHP rent cap as of 2026, though local ordinances exist in scattered jurisdictions. This landscape moves quickly — verify current law for your state and locality rather than relying on any static list.

What to watch in 2026

New York is the most likely state to add an MHP-specific cap — the bill has cleared committee twice. Massachusetts has had repeated proposals. Minnesota and Illinois have had local-level proposals that haven't moved yet.

If you operate in a state on this list, brief your investors and underwriting on a 5–10% cap as a downside scenario for 2027–2028 underwriting.

What rent control means for operations

A 5% cap doesn't mean every increase is 5%. It means you can increase up to 5% — and you should, every year, in stable markets. Operators who skip annual increases for 2–3 years and then try to catch up at 8% in a single year both leave revenue on the table and create a tenant relations problem.