Skip To Content
Published By David L. Black

May 19, 2026

Overview

House Bill 1250 (HB 1250) proposes to amend the Pennsylvania Manufactured Home Community Rights Act (MHCRA) by limiting the amount by which manufactured home community owners may increase rental prices and defining the circumstances under which such increases are justified. The legislation was approved by the Pennsylvania House of Representatives on June 10, 2025, and is currently under review by the Senate Committee on Urban Affairs and Housing.

Increased Scrutiny Amid Legislative Review

As the Senate considers HB 1250, residents are taking interim measures to respond to rent increases imposed by manufactured home community owners. Community owners and operators should remain mindful of existing statutory protections and ensure that all actions comply with the MHCRA.

In Montgomery County, a manufactured housing community implemented a 50% increase in lot rents. The increase took effect in September 2025 following one month’s notice to residents. The increase at that community has drawn significant criticism from community members and supporters of HB 1250.

Resident Organizing and Political Support

In response to rising rental rates, some residents have begun organizing in opposition to rent increases and in support of HB 1250. In June 2025, the Coalition of Manufactured Home Communities of Pennsylvania, joined by two Pennsylvania State Senators, organized in Harrisburg to advocate for the bill and oppose excessive increases in lot rental fees.

Governor Josh Shapiro has also expressed support for HB 1250 in his most recent budget address and has indicated that he would sign the legislation if approved by the Senate. In support of his position, Governor Shapiro has cited the ownership of private equity companies as a significant factor in his support of HB 1250.

Legal Considerations for Community Owners

Owners of Manufactured Home Communities are subject to both Pennsylvania’s Consumer Protection Law and the MHCRA. As such, residents are permitted to:

  • File a complaint with the Pennsylvania Attorney General; and/or 
  • Pursue a private action against a manufactured home community owner for alleged violations of the MHCRA or the Consumer Protection Law.

Both legal options create potentially significant legal risk for manufactured home community owners and operators, who must ensure that their actions are compliant with Pennsylvania law prior to proceeding with rental measures and other operational decisions.

Key Takeaways

  • HB 1250 remains under Senate consideration but is already influencing resident activity and public discourse. 
  • Residents are increasingly organizing and pursuing both political and legal avenues in response to rent increases. 
  • Community owners retain the ability to raise rents but must do so in strict compliance with the MHCRA and other applicable laws. 
  • Failure to comply may result in regulatory complaints or private litigation. 

For more information or if you have questions, please contact Reger Rizzo & Darnall LLP Partner David L. Black, dblack@regerlaw.com or 610-235-4686.