Manufactured homeowners hopeful for change after renewed interest

(The Center Square) – Some of the state’s most vulnerable residents recently saw renewed efforts from Pennsylvania lawmakers to protect the affordability of their homes.

The House Housing and Community Development Committee last week debated the pros and cons of a proposal to amend the Manufactured Home Community Rights Act.

House Bill 1250, introduced by Rep. Liz Hanbidge, D-Blue Bell, would cap lot rent increases in manufactured home communities, or MHCs, to the consumer price index, or CPI – and community owners could request higher increases by submitting financial justification. The bill would also extend notification deadlines and allow residents to hold group meetings without interference.

Hanbidge said the bill is narrowly tailored to stabilize rent hikes while strengthening resident protections – calling it an appropriate exercise of legislative authority that also respects the rights of community owners.

Opponents argued it could discourage good-faith investments, penalize responsible community owners, and worsen the affordable housing shortage. Still, many agreed the bill is a useful starting point, and welcomed continued bipartisan discussions.

The bill cleared its first hurdle, passing by a vote of 15-11.

Hanbidge urged support from her colleagues noting that MHCs provide affordable housing for more than 55,000 Pennsylvanians. Because residents typically own their homes but not the land beneath them, she said they are vulnerable to financial exploitation when new investors raise rents significantly – making once affordable housing unaffordable.

She has heard from seniors, veterans, first-time homeowners, and people with disabilities who are forced to make choices between paying rent and essentials like food and medicine.

She cited specific examples: Douglass Village in Douglassville has seen annual lot rent hikes of 13%-15% for several years; Stone Hill Village in Annville had increases of 9.7% in 2022, 10.1% in 2023, and 13.7% in 2024; and Oak Springs Manufactured Home Park in Cranberry Township experienced a 47% increase in 2024.

Rep. Dan Moul, R-Gettysburg, a cosponsor and MHC owner, testified on behalf of the bill.

“I’m supposed to be on the other side of this issue, but I see it firsthand, and I have to look these people in the face, unlike the people that run these private equity firms,” he said.

Moul acknowledged that the vote may be a heavy lift for some because “it’s right on the verge of rent fixing, but it gets the conversation started.” He emphasized their responsibility as legislators to protect people from getting priced out of their homes.

While having similar goals, the committee’s Minority Chair Rich Irvin, R-Huntingdon, said they have different ideas on how to get there.

Irvin echoed the need for affordable housing and stated that MHCs in his district face the same issues. However, he believes the bill could discourage investment and make it difficult for existing owners to operate and stay afloat.

Though he voted against it, he felt the proposal was effective in sparking the discussion and he is committed to finding a better solution.

Bob Besecker, founder of the Coalition of Manufactured Home Communities of Pennsylvania, told The Center Square that their membership has grown to 82 communities. Of those, he is aware of only two that maintain traditional “mom-and-pop” ownership.

He said residents often pay $700 to $1,000 per month simply to rent the land their home sits on – and they can’t be easily or inexpensively moved without significant damage.

He stressed that seniors do not want taxpayer-funded support, but neither do they want to be the “personal piggy bank for investors who see only dollars signs – not the people affected by the greed.”

Their PA Manufactured Housing Issues Facebook page now has more than 700 members. With the bill gaining traction, they are prepared to reach out to their elected officials and ask for their support.