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

California (statewide, 5% + CPI capped at 10%), Oregon (7% statewide), Washington (limited, but expanding), Maine (some local), New York (some local), and New Jersey (some local). Each has nuances — California's statute, for instance, has a sale-of-home loophole that affects new applicants differently from existing residents.

States without statewide caps

Most of the country — Texas, Florida, Arizona, Colorado, Tennessee, North Carolina, and the rest of the South and Midwest — has no state-level MHP rent control as of 2026. A few cities (Boulder, CO; Portland, OR before the state cap; some California cities) had local caps before state preemption, but these are rare.

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.