The Mobile Home Parks Fix Kit
Built for mobile home park and RV park owners.
If you bill your residents for water and sewer off a formula instead of the master meter, you don't actually know whether you're collecting what your lease and your state's law allow — or leaving real money on the table, or drifting into a markup several states bar outright. This kit finds where the money leaks in your own work and gives you the steps and the words to close each one.
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The 7 leaks it covers
2 you can close it · 3 the other side owes it · 2 a pro decides
- Planning a lot-rent increase without checking new manufactured-housing rent capsWhere to look first: Before you write your next increase notice, look up your state's current law for manufactured housing communities — not the general apartment law. Check your state legislature's site or your state's manufactured housing office.Keep it from coming back: Re-check your state's manufactured-housing law every time, right before you draft a notice — never from memory or last year's notice.You can close it
- Rent-increase notice shorter than the state requires — the increase may not holdWhere to look first: Pull your last rent-increase notice. Write down the date you served it, how you delivered it, and the date the increase took effect.Keep it from coming back: Put the serve-by date on the calendar the moment you choose an effective date. Keep proof of delivery for every notice.You can close it
- RUBS or flat utility billing never checked against the master meterWhere to look first: Pull the last 3 months of your master water/sewer bills.Keep it from coming back: Run the master-meter comparison every month the day the utility bill arrives.The other side owes it
- Master utility bill and resident billing register never reconciled month to monthWhere to look first: Pick a day each month — the day the master utility bill arrives.Keep it from coming back: Monthly reconciliation on a fixed day, every month, without exception.The other side owes it
- Utility passthrough set without knowing the state ceiling — under-collected or over-billedWhere to look first: Pull one month of your master water/sewer bill from the utility and your billing register to residents for the same month.Keep it from coming back: Run the side-by-side every month before resident bills go out. Re-check the state rule whenever the utility changes its rates.The other side owes it
- Self-employment tax not set aside on net income (boundary, not a recoverable leak)Where to look first: Nothing recovers this one — it is a real tax, not missing money. Here is how you stop it surprising you: Pull your last 3 months of park income and your business costs for the same months.Keep it from coming back: Move the tax share out of every deposit the day it lands. Re-check the share with your CPA when your net changes a lot.A pro decides
- Reselling utilities at volume can make the park the regulated utilityWhere to look first: This is a boundary to know, not money to chase. Write down every utility you resell or pass through (electric, water, sewer, gas), how you bill it, and whether a billing company does it for you.Keep it from coming back: Before signing any new utility billing contract or adding a utility you resell, ask the commission or your attorney first.A pro decides
Free: one full leak from this kit
No sign-up, no email. Here is leak 1 of 7 exactly as it appears in the kit, so you can see what you get before you buy.
Planning a lot-rent increase without checking new manufactured-housing rent caps
You can close it- Before you write your next increase notice, look up your state's current law for manufactured housing communities — not the general apartment law. Check your state legislature's site or your state's manufactured housing office.
- Look for three things: a cap on how much rent can go up in a year, how much notice you must give, and how often you can raise it.
- Write down the law's name, the date you checked, and what it says, and keep it with your notice.
- If your state has a cap, set your increase inside it before you announce anything.
- If the law is new, changing, or in court (for example, Washington's 2025 manufactured-housing rent cap is being challenged in court by park owners), ask a landlord-tenant attorney in your state before you send the notice — they decide what applies to your park.
Your part: Decide the increase, approve the notice, and serve it.
Email to my attorney: Subject: Rent increase check — [PARK NAME], [STATE] Hi [ATTORNEY NAME], I plan to raise lot rent at [PARK NAME] from [CURRENT RENT] to [NEW RENT], effective [DATE]. Before I send notices, please confirm: 1. Any annual cap on manufactured-housing-community rent increases in [STATE] right now. 2. The notice period and how notice must be delivered. 3. Any limit on how often I can raise rent. 4. Whether any pending law or court case could change this before [DATE]. Thanks, [YOUR NAME] [PHONE]
Re-check your state's manufactured-housing law every time, right before you draft a notice — never from memory or last year's notice.
What this kit can't decide for you: Which cap applies to your park, and whether a planned increase is lawful, are legal questions for a landlord-tenant attorney. We do not interpret the statute for you.
That's 1 of 7. The other 6 come the same way in the kit: steps, words to send, a habit to keep each one closed.
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What people in this work look up
When mobile home park owners go looking for answers, they search things like “rubs utility billing”, “mobile home park investing”, “mobile home park lot rent” and “mobile home park management”. Those searches turn up forms, averages and other people's numbers. This kit starts from your own records instead: the 7 places money leaks in this work, where to look first and the words to send to close each one.
What you get for each leak
- Numbered steps to close each leak
- Your part, spelled out
- Words you can use: letters and scripts, ready to send (fill in the brackets)
- A habit that keeps each leak from coming back
- An honest line on what the kit can't decide for you
A page from the kit
Questions people ask
How much notice do I need to raise lot rent?
States set the notice, and some now cap manufactured-housing rent. The kit has you check both before the increase.
Is my RUBS utility billing right?
Check it against the master meter every month. The kit shows how.
Can reselling utilities make the park a utility?
At volume, it can. The kit flags it.
What it can't decide for you
This kit works from your own records. It doesn't give legal, tax, licensing or financial advice, and it never tells you what to charge. Where a CPA, attorney, insurer or state board makes the call, the kit says so and gets your records ready for them.
11-page PDF · instant download after payment · Code VYR-KIT-PARKER-01
Opens secure checkout. Instant download after payment. 30 days to ask for a refund — refund policy · terms
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