You don’t need the park’s permission to sell your home, but your buyer does need the park’s approval to live there. Arizona law lets you sell your mobile home at a price you choose. The park gets to approve or reject the buyer as a new tenant, and it can’t do that unreasonably.
Can the park stop you from selling?
No. Under Arizona’s Mobile Home Parks Residential Landlord and Tenant Act, a park can’t deny your right to sell your home during your rental agreement. The park also can’t force you to use a specific agent or dealer. And it can’t charge you a commission unless you signed a written agreement for it to act as your agent.
You can usually put a small “for sale” sign in the window, too. The law protects that, with size limits.
What does the park get to decide?
The park decides whether your buyer can become a tenant. That usually means an application, a background check and agreeing to the park’s rules.
If the park turns down your buyer, it has to give written reasons within ten days of a written request. That’s a real protection. A park can’t just say no without explaining why.
When we buy a home, we handle the park side ourselves. We know most of the park offices across the Phoenix metro, and we know what each one asks for.
Can the park require repairs or removal when you sell?
Sometimes. If a home is run down or doesn’t meet the park’s current rules, the park can require repairs, or in some cases removal, when the home is sold. Parks can also treat very old homes, built on or before June 15, 1976, differently.
This is one of the biggest reasons sellers get stuck. A buyer finds the home, then learns the park wants a new roof, skirting or paint before approving the sale. When we buy, we take that on. You don’t have to make the repairs first.
What if the park says no to your buyer?
Ask for the reasons in writing. The park has to give them within ten days of a written request, and the reasons have to be reasonable. Most denials come from a failed background check or an incomplete application, not from the home itself.
If your buyer can’t get approved, you can still sell to someone who can. A cash buyer who already works with the park is often the quickest way past a denial, because we know the park’s process and what it looks for.
Can the park charge you fees when you sell?
Only in limited ways. A park can’t charge entrance or exit fees unless they cover services it actually provides or you agreed to them in writing. It also can’t make you add someone’s name to your title as a condition of living there. If the park hands you a bill when you sell, ask what each charge is for.
Should you talk to the park manager before you sell?
Yes, and early. Ask three things:
- Is your lot rent current, and is there any balance?
- What does the park require from a new buyer?
- Are there any repairs or rule issues on your home the park will want fixed?
Get the answers in writing if you can. They tell you what you’re working with before you ever list the home.
It also helps to keep the conversation friendly. Park managers deal with a lot of sales, and a seller who calls ahead, answers questions and keeps rent current usually has a smoother time. A tense relationship with the office can slow every step, from the buyer’s application to the final sign-off.
Does a park approval slow down a cash sale?
A little, but not much when the paperwork is ready. Most of the wait is the buyer’s application. Because we buy homes all over the Valley, we can usually get the park’s paperwork moving quickly and close on the timeline you pick.
Thinking about selling your mobile home? Call or text us at (602) 641-3237. We’ll handle the park approval for you.