Selling a Mobile Home in the UK: Your Legal Rights

A mobile home – sometimes called a park home, residential mobile home, or static caravan used as a permanent residence – is a popular and affordable housing option across the UK. According to the GOV.UK park homes guidance, there are an estimated 85,000 park homes on around 2,000 residential sites in England alone.

Selling a mobile home on a residential park site is fundamentally different from selling a traditional bricks-and-mortar property. There is no Land Registry transfer, no standard mortgage chain, and the site owner plays a central role in the transaction. If you are considering selling, understanding your legal rights under the Mobile Homes Act 1983 is essential. For the closely related topic of park homes specifically, see our dedicated guide on selling a park home.

What counts as a mobile home under the law?

The Mobile Homes Act 1983 applies to any structure designed or adapted for human habitation that is capable of being moved from one place to another and is stationed on a protected site as the occupier's only or main residence. This includes:

• Park homes – purpose-built residential units manufactured to BS 3632 standard, stationed permanently on licensed park sites.
• Residential mobile homes – older or smaller units used as permanent dwellings on protected sites.
• Twin-unit homes – two sections transported separately and joined on site, common on modern residential parks.

The Act does not cover static caravans on holiday parks (which are governed by holiday licence agreements), touring caravans, or mobile homes on sites without a residential licence. The distinction matters because the legal protections described in this guide only apply to homes on protected residential sites.

The Mobile Homes Act 1983: your legal rights as a seller

The Mobile Homes Act 1983 (as amended by the Mobile Homes Act 2013) is the primary legislation governing mobile home ownership on protected sites in England and Wales. Key seller protections include:

• Right to sell. You have the right to sell your mobile home to a person of your choosing, subject only to the site owner's right to approve the buyer on reasonable grounds.
• Right to gift. You can assign (gift) the home to a family member without paying the site owner's commission.
• Written statement. The site owner must provide a written statement setting out the terms of the pitch agreement within 28 days of first occupation.
• Commission cap. The site owner's commission on a sale is capped at 10% of the sale price by law.
• 28-day approval rule. The site owner must approve or reject a proposed buyer within 28 days. If they fail to respond, approval is deemed given automatically.
• Tribunal recourse. If the site owner unreasonably refuses a buyer, you can apply to a residential property tribunal to challenge the decision.

Site owner consent and the 28-day approval process

The site owner's right to approve buyers is one of the most important features of mobile home sales. Understanding how it works protects you from delays and obstruction:

1. Serve written notice. You must give the site owner formal written notice of the proposed sale, including the buyer's name and any information the site owner reasonably requires.
2. 28-day window. The site owner has exactly 28 days to approve or reject the buyer from the date they receive the notice.
3. Deemed approval. If the site owner does not respond within 28 days, approval is automatically deemed to have been given and the sale can proceed.
4. Reasonable grounds only. The site owner can only refuse the buyer on reasonable grounds. Examples of reasonable grounds include the buyer not meeting the site's minimum age requirement. Personal dislike or wanting to sell the pitch to someone else are not reasonable grounds.
5. Tribunal challenge. If the site owner refuses unreasonably, you can apply to a residential property tribunal to have the decision overturned.

The 28-day rule was strengthened by the Mobile Homes Act 2013 to prevent site owners from blocking or unreasonably delaying sales. Before this amendment, some owners experienced significant delays that effectively gave site owners a veto over transactions.

Site owner commission: the 10% cap

The most significant cost of selling a mobile home is the site owner's commission. Under the Mobile Homes Act 1983, the maximum commission is 10% of the sale price. The exact percentage should be stated in your written statement. Here is how the commission affects your proceeds at different price points:

This commission is substantially higher than a typical estate agent fee for a traditional house sale, which averages around 1.2% plus VAT. For a £100,000 property, that would be roughly £1,440 in agent fees versus £10,000 in site owner commission. For more on the costs of selling a traditional property, see our guide on how much it costs to sell a house in 2026 and our breakdown of hidden costs of selling a house.

Important: If your written statement states a commission rate above 10%, that term is unlawful. You should seek legal advice and can challenge the rate at a residential property tribunal.

Your written statement: what to check before selling

The written statement is the most important document in any mobile home sale. It is the legal agreement between you and the site owner, and its terms transfer to the buyer upon completion. Before marketing your home, review the following:

• Commission rate. Confirm the percentage. It must not exceed 10% of the sale price.
• Pitch fee. Check the current pitch fee, the date of the last review, and the basis for future increases. Pitch fees typically range from £100 to £400 per month depending on the site and location.
• Site rules. Review any rules that could affect the sale or deter buyers, such as age restrictions, pet policies, or conditions on external modifications.
• Gifting and assignment terms. Ensure the statement reflects the statutory terms from the Mobile Homes Act regarding your right to sell or gift the home.
• Maintenance responsibilities. Clarify who is responsible for what. This is a common area of dispute and something buyers will ask about.

If your written statement contains terms that conflict with the statutory implied terms under the Mobile Homes Act, the statutory terms override. The Leasehold Advisory Service (Lease) provides free guidance on written statement rights.

Pitch fees: what buyers will want to know

The pitch fee is the monthly or annual charge you pay to the site owner for the right to station your mobile home on the pitch. It typically covers use of the land and contributions to site maintenance and communal facilities. Buyers will scrutinise the pitch fee closely because it represents an ongoing cost.

• The site owner can propose a pitch fee increase once a year, but any increase must be reasonable and in line with the Retail Prices Index (RPI) unless a tribunal determines otherwise.
• You have the right to challenge any proposed increase you consider excessive by applying to a residential property tribunal.
• When you sell, the buyer inherits the current pitch fee and terms. The site owner cannot impose a higher fee on the new owner as a condition of approving the sale.

Be transparent about the pitch fee and share recent invoices with prospective buyers. A competitive pitch fee helps your home sell more quickly, while a high fee may reduce the price buyers are willing to offer.

Gifting vs selling: how to avoid the 10% commission

The Mobile Homes Act 1983 draws a clear distinction between selling and gifting a mobile home:

• Selling – The site owner is entitled to charge up to 10% commission on the sale price.
• Gifting (assigning) – If you gift the home to a family member, no commission is payable. The site owner still has the right to approve the recipient within 28 days.

“Family member” for the purposes of the Act includes a spouse, civil partner, or any member of your family who has lived with you for at least 12 months before the gift. This provision protects residents who want to pass their home to a partner or close relative without losing 10% of its value to the site owner.

Warning: Attempting to disguise a sale as a gift to avoid commission is likely to be challenged by the site owner and could constitute fraud. The gift must be genuine, with no money changing hands for the home itself. If you receive any payment, the transaction is a sale and the commission applies.

Valuation methods: how mobile homes are priced

Valuing a mobile home is different from valuing a traditional property because you are valuing the structure only, not the land beneath it. Key factors that influence the price include:

• Age and manufacturer. Newer homes from reputable manufacturers (such as Omar, Willerby, or Tingdene) command higher prices. Older units typically sell for less.
• Condition and upgrades. Double glazing, central heating, modern kitchens and bathrooms, and a well-maintained exterior all add value.
• Size and layout. Two-bedroom and larger homes with open-plan living tend to be more desirable.
• Pitch and site quality. A well-maintained site with good facilities, a quiet pitch, and pleasant surroundings commands a premium.
• Pitch fee level. A high pitch fee deters buyers and effectively reduces what they will pay for the unit itself.
• Regional location. Mobile homes in the South of England, particularly near the coast, sell for considerably more than those in the Midlands or North.

Depreciation vs appreciation. Unlike bricks-and-mortar properties, mobile homes generally depreciate over time. However, well-maintained units on desirable sites in high-demand areas can hold their value or appreciate modestly. This is an important consideration for both sellers and buyers.

Marketing your mobile home

You have several options for marketing your mobile home, and the site owner cannot force you to use a particular agent or marketing method. Your options include:

• Specialist park home agents. Agents such as Quickmove Properties or local specialists understand the market and can value your home accurately. Some offer portal listings on Rightmove or Zoopla, although this is less common than with traditional property sales.
• Park home sales websites. Websites dedicated to park home and mobile home sales attract buyers already looking for this type of property.
• Private sale. You can advertise and sell directly, saving on agent fees. Word of mouth and local advertising can be effective, especially if the site is well known.
• Site owner waiting lists. Some site owners maintain waiting lists of interested buyers and may help match you with a purchaser. Be aware that the site owner cannot charge an additional fee for this beyond the statutory commission.

Whichever method you choose, ensure you have all the documents needed to sell ready for prospective buyers, including your written statement, recent pitch fee invoices, and any warranties or service records for the home.

The legal process: step by step

The process for selling a mobile home on a protected site follows these steps:

1. Review your written statement. Check the commission rate, pitch fee, site rules, and any restrictions before you begin marketing.
2. Get a valuation. Instruct a specialist park home agent or valuer to assess the market value. Obtain at least two valuations.
3. Market the home. List with a specialist agent, advertise on park home sales websites, or sell privately.
4. Agree a price with the buyer. Put the agreed sale price in writing. There is no formal offer and acceptance process as with traditional house sales.
5. Serve written notice on the site owner. Formally notify the site owner of the proposed sale and provide the buyer's details. This starts the 28-day clock.
6. Await site owner approval. The site owner has 28 days to approve or reject the buyer. If they do not respond, approval is deemed given.
7. Complete the sale. Transfer ownership of the home to the buyer. The pitch agreement passes to the buyer on the same terms. The site owner deducts their commission from the sale proceeds.
8. Notify relevant parties. Inform your insurance provider, the local authority (for council tax purposes), and any utility companies of the change of ownership.

Site rules and buyer approval

Every residential park site has its own set of site rules, which are separate from the written statement. Common rules include:

• Minimum age requirements. Many sites are restricted to residents aged 50 or 55 and over. If your buyer does not meet the age requirement, the site owner has reasonable grounds to refuse approval.
• Pet restrictions. Some sites limit the number or type of pets allowed.
• External modifications. Rules may restrict what changes the buyer can make to the home's exterior, such as adding a conservatory or changing the cladding.
• Subletting. Most sites prohibit subletting the home, which means the buyer must intend to use it as their own residence.

It is important to share the site rules with prospective buyers early in the process. A buyer who cannot comply with the rules is likely to be rejected by the site owner, wasting time for everyone involved. Understanding what to disclose when selling helps you stay transparent and avoid problems after the sale.

Insurance considerations

Mobile home insurance is a specialist product that covers the structure, contents, and sometimes the pitch itself. When selling, you should:

• Maintain your insurance until completion day. Do not cancel your policy before the buyer has taken ownership.
• Provide the buyer with details of your current insurer, as they will need to arrange their own cover from the date of completion.
• Check whether your policy has any transfer provisions that could benefit the buyer.

Specialist mobile home insurers such as Park Home Assist offer tailored policies for residential park home owners. Buyers will want to know that the home is insurable and what typical premiums look like.

Mobile home sales vs traditional house sales: key differences

Common problems and how to avoid them

• Site owner blocking the sale. Some site owners attempt to delay or obstruct sales by failing to respond to written notice or imposing unreasonable conditions. The 28-day deemed approval rule is your protection. If the site owner acts unreasonably, contact the Independent Park Home Advisory Service (IPHAS) or apply to a tribunal.
• Commission overcharging. If the site owner attempts to charge more than 10%, or deducts commission from a gifted transfer, seek legal advice immediately.
• Buyer financing difficulties. Mobile homes cannot be purchased with a standard mortgage. Buyers typically pay cash or use specialist finance, which limits your buyer pool. Be prepared for this to affect how quickly you sell.
• Missing or defective written statement. If your written statement is missing, incomplete, or contains terms that conflict with the Mobile Homes Act, this can complicate the sale. A solicitor experienced in mobile home law can advise on how to proceed.
• Unrealistic pricing. Overpricing is a common mistake. Because mobile homes typically depreciate, sellers sometimes struggle to accept that their home is worth less than they paid. Two independent valuations help set realistic expectations.

Sources and further reading

• Mobile Homes Act 1983 (legislation.gov.uk)
• Mobile Homes Act 2013 (legislation.gov.uk)
• Park Homes: Know Your Rights (GOV.UK)
• Park Homes Guidance (Leasehold Advisory Service / Lease)
• Independent Park Home Advisory Service (IPHAS)
• Residential Property Tribunals (GOV.UK)
• Park Home Assist (specialist mobile home insurance)

Frequently asked questions