Congress·In Committee·S. 1194

Sen. Shaheen Introduces Bill to Protect Mobile Home Tenants from Predatory Rent Hikes

Manufactured Housing Tenant’s Bill of Rights Act of 2025

12 months ago·View on Congress.gov

Legislative Progress

Senate

House

President

Law

Key Points

Mobile home park owners who use federal loans (from HUD, Fannie Mae, or Freddie Mac) would be required to include specific tenant protections in every lease agreement across all communities they own — not just the one being financed.
From policy text
“no loan shall be eligible for insurance by the Secretary or purchase by an enterprise, as applicable, under a covered loan program unless-- (1) the borrower under the loan certifies to the Secretary or the applicable enterprise that the borrower will include, in any lease agreement for a pad site”
View in full text
Tenants would get renewable one-year leases and advance written notice before rent increases, with at least 60 days' notice for standard hikes and extra time for larger increases above 5%. Owners must justify the increase with written explanations of rising costs.
From policy text
“1-year lease terms that are renewable for additional 1-year terms unless there is good cause for non-renewal”
View in full text
Homeowners in mobile home parks would gain the right to sell their manufactured home in place without being forced to move it, post "For Sale" signs, and transfer their lot lease to the new buyer — protections that address a major power imbalance in the industry.
From policy text
“A right for a tenant who owns a manufactured home to sell a manufactured home owned by the tenant without having to first relocate the manufactured home out of the community”
View in full text
If a park owner plans to sell or close the community, residents must get 60 days' advance notice including the sale price and terms. The owner must negotiate in good faith with tenants who want to purchase the park themselves during that period.
From policy text
“the owner shall negotiate in good faith with the tenants if they wish to purchase the manufactured home community during that 60-day period”
View in full text
Owners who willfully violate these protections face a minimum two-year ban from all federally backed financing plus mandatory payments to harmed tenants, such as six months' rent for wrongful evictions or full repayment of illegal rent hikes plus 25% interest.
From policy text
“prohibit a borrower or an affiliate of the borrower from securing future federally backed financing or other housing-related Federal assistance for a period of not less than 2 years beginning on the date of the violation”
View in full text
A 16-member commission would be created to propose even stronger consumer protection standards within one year, including four manufactured home community residents as members to ensure tenants have a direct voice.
From policy text
“There is established a commission to be known as the Manufactured Home Community Lending Standards Commission”
View in full text

HousingEconomy Finance

Impact Analysis

Personal Impact

Who is affectedScoreImpactCertaintyScopeDurationSentiment

Scores: 1 = low, 5 = highSentiment: -5 to +5 (net benefit)

Milestones

2 milestones2 actions

Mar 27, 2025Senate

Read twice and referred to the Committee on Banking, Housing, and Urban Affairs.

Mar 27, 2025

Introduced in Senate

What Happens Next

Projected impacts based on AI analysis

180 days after enactment

New tenant protections take effect for all federally backed manufactured home community loans

Starting 180 days after the bill becomes law, any mobile home park owner seeking a government-backed loan must include all the new tenant rights in their lease agreements — not just for the financed community, but for every community they own.

1 year after enactment

New Manufactured Home Community Lending Standards Commission delivers its report to Congress

The 16-member commission, which includes mobile home residents, must submit proposed consumer protections that go beyond the bill's baseline requirements, potentially leading to even stronger tenant rights in the future.

1 year after enactment

Standard site-lease agreement submitted to Congress

The FHFA Director must develop and submit a model lease for manufactured home communities, giving tenants and lenders a clear template that ensures mortgage eligibility for homes in these communities.