Utilities in a Mobile Home Park: Submetering, Markups, and Shutoffs

When you rent a lot in a mobile home park, you may not receive utility service the same way a house or apartment resident does. Parks often buy water, electricity, or gas in bulk and then divide the cost among residents through a process called submetering. Whether that is legal, how much the park can mark up the bill, and what the park can and cannot do if you do not pay are all governed by state law—and the rules vary widely.

How Utility Service Works in a Mobile Home Park

In many parks, the park itself is the customer of record with the utility company—not the individual residents. The park purchases electricity, water, or sewer service in bulk, installs meters or submeter systems at each home, and then bills residents for their share. This arrangement is called submetering or master metering.

In other parks, residents have a direct account with the utility company and the park has nothing to do with those bills. Which arrangement applies to you should be spelled out in your lot lease. If the lease is unclear, ask the park manager to explain in writing how utility accounts are structured and whose name the accounts are in.

What Is a Submeter?

A submeter is a secondary meter installed by the park—separate from the utility company's master meter—that tracks how much electricity, water, or gas your individual home uses. The park reads the submeters, calculates each resident's share of the master bill, and sends individual invoices.

Submetering itself is legal in many states, but state law often controls how it must be done: whether meters must be calibrated and tested regularly, how often the park must provide readings, what information must appear on the bill, and whether the park must give residents access to their usage data. These procedural requirements vary by state.

Are Markups Allowed?

Whether a park can charge more than what it actually pays the utility company varies by state. Some states prohibit any markup above the park's actual per-unit cost. Others allow a reasonable administrative fee to cover the cost of billing and meter maintenance. A few states are silent on the question, leaving the matter to the lease.

The key rule in many states: the park cannot profit from reselling utility service. It may only pass through its actual cost, sometimes plus a capped administrative charge. But the exact rule—what is allowed, how it must be documented, and what remedies you have for overcharges—is set by your state's mobile home park statute or utility regulations. Check both your state's manufactured home park act and any rules from your state's public utilities commission.

What Information Must the Park Give You?

Many states require parks that submeter utilities to give residents a written bill that shows the meter reading at the start and end of the billing period, the rate used to calculate the charge, any fees or surcharges, and information about how to dispute a charge. Some states also require the park to make its own master utility bill available for resident inspection so residents can verify the math behind their individual invoices.

If your park provides a utility bill that shows only a lump amount with no breakdown, that may violate your state's submetering rules. Check your state's manufactured home park act or utility commission regulations to see what disclosures are required.

Can the Park Shut Off Your Utilities if You Fall Behind?

This is one of the most important protections in mobile home park law. Many states explicitly prohibit a park from shutting off utilities as a way to force a resident out or to collect overdue lot rent or other charges. Using a utility shutoff as a self-help eviction tactic is illegal in many states that have a manufactured home park act.

The legal path to address nonpayment is through the court eviction process, not through cutting power or water. If a park shuts off your utilities outside of a court order, you may have the right to emergency relief from a court, and the park may face damages or civil penalties under state law.

However, the specifics—what counts as an illegal shutoff, what remedies are available, and whether any exceptions apply—vary by state. A few states allow shutoff for nonpayment of utility charges specifically, particularly if the utility account is in the park's name and the resident has not paid a separate utility invoice. Read your lease carefully and check your state's law.

What About Home Construction Defects That Affect Utilities?

If the problem is not with the park's billing or infrastructure but with how your manufactured home was built—faulty electrical wiring, defective plumbing inside the unit—federal law may be relevant. The National Manufactured Housing Construction and Safety Standards Act, 42 U.S.C. § 5401 et seq., and the HUD Manufactured Home Construction and Safety Standards (24 C.F.R. Part 3280) set federal construction and safety requirements for homes built on or after June 15, 1976. For disputes specifically about construction or installation defects, the HUD Manufactured Home Dispute Resolution Program (24 C.F.R. Part 3288) may offer a resolution path in states that do not have their own qualifying program.

These federal rules govern the home itself—not the park's billing practices or lot-rent disputes.

Common Scenarios and What to Watch For

• Bill with no breakdown: Ask the park for an itemized bill showing meter readings and the rate applied. In many states the park is required to provide this information.
• Charges above the utility company's rate: Compare your per-unit rate to what the utility company charges. An unexplained markup may violate your state's rules.
• Shutoff threat for lot-rent nonpayment: A threat to cut utilities over unpaid lot rent (not a direct utility bill) is a red flag. In many states this is illegal. Document the threat in writing.
• No direct utility account: If your account is in the park's name, ask how disputes are handled and what happens if the park fails to pay the utility company's master bill—potentially leaving residents without service through no fault of their own.

What You Can Do

• Read your lease. Your lot lease should describe who holds the utility accounts, how charges are calculated, and what fees or markups apply.
• Request itemized bills. Ask for bills that show meter readings, billing periods, the rate per unit, and any fees. Keep copies of every bill you receive.
• Document everything. If the park threatens a shutoff or actually cuts service, write down dates, times, and who you spoke with. Save any written notices.
• File a complaint. Your state's manufactured-housing division, public utilities commission, or attorney general's office may accept complaints about illegal shutoffs or improper billing practices. Look up which agency handles park utility disputes in your state.
• Seek legal help immediately if utilities are shut off. A court may grant emergency relief requiring the park to restore service. Contact a legal aid office or a licensed attorney in your state without delay.

This article is general legal information, not legal advice. Utility rules in mobile home parks are highly state-specific and change frequently. Read your lot lease, check your state's manufactured home park statute and public utility commission rules, and consult a licensed attorney in your state if you have a specific dispute.

Check your state and local law

Landlord-tenant rules vary significantly from state to state — security-deposit caps, return deadlines, notice periods, and eviction procedures all differ. This article explains the general principles; for the rules that actually apply to you, look up your own state's law.

Local ordinances may apply. Your city or county may add protections — such as rent control, just-cause eviction, rental registration, or stricter housing codes — beyond state law. Check your local city or county ordinances too. This is general legal information, not legal advice.

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