An Act amending the act of November 24, 1976 (P.L.1176, No.261), known as the Manufactured Home Community Rights Act, providing for residents' right to purchase manufactured home community; and further providing for remedies.

PRIOR PRINTER'S NO. 873 PRINTER'S NO. 1793
THE GENERAL ASSEMBLY OF PENNSYLVANIA
SENATE BILL
No. 746
Session of
2025
INTRODUCED BY SCHWANK, COSTA, PENNYCUICK, KEARNEY, SAVAL, KANE,
BAKER, MUTH, CAPPELLETTI, VOGEL, FONTANA, L. WILLIAMS,
HAYWOOD, MILLER, MASTRIANO, SANTARSIERO, COLLETT, STREET,
COMITTA, MALONE AND BOSCOLA, JUNE 3, 2025
SENATOR PICOZZI, URBAN AFFAIRS AND HOUSING, AS AMENDED,
JUNE 8, 2026
AN ACT
Amending the act of November 24, 1976 (P.L.1176, No.261),
entitled "An act providing for the rights and duties of
manufactured home owners or operators and manufactured home
lessees," providing for residents' right to purchase
manufactured home community; and further providing for
remedies.
The General Assembly of the Commonwealth of Pennsylvania
hereby enacts as follows:
Section 1. The act of November 24, 1976 (P.L.1176, No.261),
known as the Manufactured Home Community Rights Act, is amended
by adding a section to read:
Section 11.4. Residents' Right to Purchase Manufactured Home
Community.--(a) When a manufactured home community owner
markets or offers the community for sale, or receives a bona
fide purchase offer that the community owner intends to accept
or counter, the community owner shall notify prospective
purchasers that the sale, acceptance or counteroffer is subject
to the residents' right to purchase the community under this
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
section. Notwithstanding any law or agreement to the contrary,
an agreement for the sale of a manufactured home community shall
be subject to the residents' right to purchase under this
section and shall not include terms that favor a nonresident
purchaser or impose penalties on the community owner for
complying with the requirements under this section.
(b) The following shall apply:
(1) At least 90 days before entering into an agreement to
sell a manufactured home community, the manufactured home
community owner shall provide written notice of the opportunity
to purchase by certified mail to all of the following:
(i) Each resident.
(ii) The resident association, if a resident association
exists.
(iii) The Pennsylvania Housing Finance Agency. DEPARTMENT OF
COMMUNITY AND ECONOMIC DEVELOPMENT.
(iv) The local housing authority.
(v) The municipality where the community is located.
(2) The notice under paragraph (1) shall specify the price,
terms and conditions of the proposed sale and state that
residents have 90 days to submit a competing offer.
(c) The following shall apply:
(1) A resident association representing at least 25% of the
manufactured home spaces or a nonprofit organization, including
a community development corporation, housing authority or
redevelopment authority acting on behalf of the residents of at
least 25% of the spaces, may exercise the residents' right to
purchase the community under this section.
(2) To exercise the right under paragraph (1), the resident
association or nonprofit organization shall deliver to the
20250SB0746PN1793 - 2 -
<--
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
community owner, within the 90-day period under subsection (b)
(1), a written notice of intent to make an offer to purchase the
community. The resident association or nonprofit organization
may file a copy of the notice under this paragraph with the
recorder of deeds.
(d) If a notice of intent is timely delivered under
subsection (c)(2), the resident association or nonprofit
organization shall have the right to purchase the community by
delivering to the community owner, within 120 days of the notice
of intent, an executed offer matching the price with
substantially the same terms and conditions in the notice under
subsection (b)(2). During the 120-day period under this
subsection, the community owner shall not accept any other
purchase offer for the community.
(e) Within 10 days of a written request from the resident
association or nonprofit organization, the community owner shall
provide documents, data and other information relevant to the
sale of the community and cooperate with requests for
inspections, testing or surveys to enable the resident
association or nonprofit organization to prepare an offer under
subsection (d).
(f) The community owner shall negotiate the sale of the
community in good faith, including evaluating offers without
regard to financing or payment type or contingencies, including
appraisals or title work, and provide a written response within
seven days of receiving an offer to the prospective purchaser.
If an offer is rejected by the community owner, the response
shall explain the rejection and specify terms required for
acceptance of the offer.
(g) The following shall apply:
20250SB0746PN1793 - 3 -
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
(1) All time periods specified in this section may be
extended by mutual agreement between the community owner and the
prospective purchaser.
(2) The 120-day period to deliver an offer under subsection
(d) shall be tolled during the following:
(i) A delay caused by the community owner failing to comply
with subsection (e) within 10 days.
(ii) A reasonable delay in obtaining financing, inspection,
testings or surveys beyond the control of the resident
association or nonprofit organization.
(iii) The filing of a nonfrivolous complaint with the
agency alleging a violation of this section until the agency
issues a written decision or the parties sign a settlement
agreement approved by the agency.
(h) The following shall apply:
(1) If a notice of intent is not timely delivered under
subsection (c)(2), the requirements under this section shall not
apply to the community owner unless the community owner later
offers the community for sale at a lower price or on
substantially different terms than specified in the original
notice.
(2) If the community owner offers the community at a lower
price or substantially different terms after the 90-day period
under subsection (c)(2) or receives an offer that the community
owner intends to accept, the resident association or nonprofit
organization shall receive notice of the revised terms and have
60 days from receipt to deliver an executed offer matching the
revised price, terms and conditions.
(i) A lease for a space in a manufactured home community
shall include a clause notifying residents of their right under
20250SB0746PN1793 - 4 -
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
this section to offer to purchase the community before the sale
of the community.
(j) The Pennsylvania Housing Finance Agency shall post model
lease language and notices to assist compliance with this
section on the Pennsylvania Housing Finance Agency's publicly
accessible Internet website.
(J) THE DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
SHALL POST MODEL LEASE LANGUAGE AND NOTICES TO ASSIST WITH
COMPLIANCE WITH THIS SECTION ON THE PUBLICLY ACCESSIBLE INTERNET
WEBSITE OF THE DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT.
(k) The residents' right to purchase a community under this
section shall constitute a property interest. Noncompliance with
this section shall be grounds to set aside the sale or transfer
of title of the community if an action to enforce compliance
with this section is filed within 90 days after the recording of
the transfer instrument.
(l) This section shall not apply to any of the following:
(1) Sales to a spouse, parent, sibling, aunt, uncle, first
cousin or legally recognized child of the community owner.
(2) Transfers by gift, devise or operation of law.
(3) Foreclosure.
(4) Eminent domain.
(m) As used in this section, the term "sale" includes a
master lease of the community.
Section 2. Section 16.1 of the act is amended by adding
subsections to read:
Section 16.1. Remedies.--* * *
(c) Residents, a resident association representing at least
25% of the manufactured home space or a nonprofit organization
as specified under section 11.4(c)(1) shall have the right to
20250SB0746PN1793 - 5 -
<--
<--
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
seek injunctive relief to enforce compliance with the
requirements of section 11.4, including, but not limited to, the
community owner's obligations to provide notice, disclose
information and negotiate in good faith as required under
section 11.4.
(d) Residents, a resident association representing at least
25% of the manufactured home spaces, a nonprofit organization as
specified under section 11.4(c)(1) or the agency may initiate an
action in a court of competent jurisdiction to set aside the
sale or transfer of title of a manufactured home community if
the community owner fails to comply with the requirements of
section 11.4. The action must be filed within 90 days after the
recording of the transfer instrument as required under section
11.4(k).
(e) In addition to all other powers and remedies under this
act, if a community owner attempts to sell or transfer title to
a manufactured home community without complying with section
11.4, the agency may initiate an action in a court of competent
jurisdiction to impose a civil penalty on the community owner
not to exceed 30% of the sale price or the listing price of the
community, whichever is greater. The court shall distribute 50%
of the civil penalty awarded under this subsection to the agency
and the remaining 50% pro rata to the residents of the community
as of the date of the violation of section 11.4.
Section 3. This act shall take effect in 60 days.
20250SB0746PN1793 - 6 -
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25