Selling a Park Home: Process and Rules

Park homes – also known as residential mobile homes or static caravans used as permanent residences – are a popular housing option across the UK, particularly for retirees and downsizers. There are an estimated 85,000 park homes on around 2,000 sites in England alone, according to the GOV.UK park homes guidance.

However, selling a park home is fundamentally different from selling a traditional bricks-and-mortar property. There is no Land Registry transfer, no conventional mortgage chain, and the site owner plays a central role in the process. This guide explains exactly how selling a park home works, what your legal rights are, and what costs to expect.

If you are selling a traditional house instead, our guide on how to sell your house fast covers the standard process in detail.

What makes park home sales different?

When you buy a park home, you own the physical structure of the home but not the land it sits on. Instead, you occupy the pitch under a licence agreement with the site owner, governed by the Mobile Homes Act 1983 (as amended by the Mobile Homes Act 2013). This distinction has several important consequences for sellers:

• No Land Registry involvement. Because you do not own the land, there is no registered title to transfer. The sale is a transfer of ownership of the home itself, plus the assignment of your pitch agreement.
• Site owner approval required. The site owner has the right to approve or reject the proposed buyer, although this right is limited by law.
• Commission payable to the site owner. The site owner is entitled to charge a commission of up to 10% of the sale price, deducted from your proceeds.
• No standard conveyancing process. Because there is no land transfer, the usual conveyancing costs associated with property searches, Land Registry fees, and title checks do not apply in the same way.
• Different valuation methods. Park homes are valued based on the unit itself, not on land value, and depreciate rather than appreciate over time in most cases.

The legal framework: Mobile Homes Act 1983

The Mobile Homes Act 1983 is the primary legislation governing park home ownership in England and Wales. It was significantly strengthened by the Mobile Homes Act 2013, which introduced additional protections for residents including a licensing regime for site operators. Key provisions relevant to sellers include:

• Right to sell. You have the right to sell your park home to a person of your choosing, subject to the site owner's right to approve the buyer.
• Right to gift. You can assign (gift) the home to a family member without the site owner's commission applying.
• Written statement. The site owner must provide a written statement setting out the terms of the pitch agreement, including the commission rate, pitch fee, and site rules.
• 28-day approval rule. The site owner must approve or reject a proposed buyer within 28 days of receiving written notice. If they fail to respond, approval is automatically deemed to have been given.
• Reasonable grounds only. The site owner can only refuse a buyer on reasonable grounds, and you can challenge an unreasonable refusal at a residential property tribunal.

Step-by-step: how to sell a park home

The process for selling a park home is simpler than a traditional house sale in some respects but involves unique steps that you must follow carefully:

1. Check your written statement. Before putting your home on the market, review your written statement (pitch agreement) to confirm the commission rate, any restrictions on selling, and the terms that will transfer to the buyer. If you do not have a copy, request one from the site owner.
2. Get a valuation. Instruct a specialist park home agent or valuer to assess the market value of your home. Standard estate agents may not have the expertise to value park homes accurately, as the valuation considers the unit's age, condition, and specification rather than land value. Our guide on pricing your property to sell covers general pricing principles that also apply here.
3. Market your home. You can sell through a specialist park home agent, advertise on park home sales websites, or sell privately. Some site owners also maintain waiting lists of interested buyers. Unlike traditional sales, you are unlikely to list on Rightmove or Zoopla, although some specialist agents do offer portal listings.
4. Agree a sale price with the buyer. Once you find a buyer, agree the sale price in writing. There is no formal offer and acceptance process as with traditional house sales, but putting everything in writing protects both parties.
5. Serve written notice on the site owner. You must give the site owner formal written notice of the proposed sale, including the buyer's details. This triggers the 28-day approval period.
6. Wait for site owner approval. The site owner has 28 days to approve or reject the buyer. If they do not respond within this period, approval is deemed given. If they reject the buyer, they must provide their reasons, and you can challenge the decision at a tribunal.
7. Complete the sale. Once the buyer is approved, you transfer ownership of the home. The pitch agreement passes to the buyer on the same terms. The site owner deducts their commission from the sale proceeds.

Site owner commission: what you will pay

One of the biggest costs of selling a park 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 sale proceeds at different price points:

The commission is significantly higher than a typical estate agent fee, which averages around 1.2% plus VAT. For comparison, selling a £150,000 traditional property through a high street estate agent would cost roughly £2,160 in agent fees, versus £15,000 in site owner commission for a park home at the same price. See our estate agent fees guide for full details on traditional agent costs.

Important: If the commission stated in your written statement is above 10%, it is unlawful. You should seek legal advice and can challenge this at a residential property tribunal.

The 28-day buyer approval process

The site owner's right to approve or reject a buyer is one of the most distinctive features of park home sales. The process works as follows:

1. You serve written notice on the site owner, providing the buyer's name and any information the site owner reasonably requires.
2. The site owner has 28 days to respond.
3. If the site owner approves the buyer (or fails to respond within 28 days), the sale can proceed.
4. If the site owner rejects the buyer, they must give their reasons in writing. Acceptable grounds for refusal are limited – for example, the buyer not meeting the site's age restriction is a valid reason; personal dislike of the buyer is not.
5. If you believe the refusal is unreasonable, you can apply to a residential property tribunal to challenge the decision. The tribunal can order the site owner to approve the buyer.

The 28-day rule was introduced by the Mobile Homes Act 2013 to prevent site owners from delaying sales indefinitely. Before this amendment, some sellers experienced long waits for approval, which effectively gave site owners a veto over sales. The Independent Park Home Advisory Service (IPHAS) provides guidance on how to handle disputes with site owners during the approval process.

Gifting a park home vs selling

The Mobile Homes Act 1983 draws an important distinction between selling and gifting a park home:

• Selling – The site owner can charge up to 10% commission on the sale price.
• Gifting (assigning) – If you gift the home to a family member, no commission is payable to the site owner. The site owner still has the right to approve the recipient, and the same 28-day rule applies.

"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 relative without losing 10% of its value to the site owner.

Be aware that gifting a high-value park home could have tax implications, particularly if the recipient later sells. Our guide on capital gains tax explains the general rules, although park home sales are treated differently in some respects.

How park homes are valued

Park home valuations work differently from traditional property valuations because you are valuing the structure only, not the land. Key factors that affect value include:

• Age and manufacturer. Newer homes from reputable manufacturers (such as Omar, Willerby, or Tingdene) command higher prices. Park homes typically depreciate over time, unlike bricks-and-mortar properties.
• Size and layout. Larger homes with two or more bedrooms, open-plan living, and modern kitchens and bathrooms are more desirable.
• Condition and upgrades. Well-maintained homes with double glazing, central heating, and updated interiors sell for more than those in poor condition.
• Pitch location and site quality. A quiet corner pitch on a well-maintained site with good facilities will add value, while a busy or poorly managed site will reduce it.
• Pitch fee level. A high pitch fee can deter buyers, as it represents an ongoing cost. The pitch fee typically ranges from £100 to £400 per month depending on the site and location.
• Regional demand. Prices vary significantly by region. Park homes in the South of England, particularly near the coast, tend to sell for considerably more than those in the Midlands or North.

Specialist park home agents can provide valuations based on recent sales of similar units on the same or comparable sites. You should obtain at least two valuations before setting your asking price. General pricing advice in our guide to getting the best price also applies, particularly the importance of realistic pricing.

Your written statement: what to check before selling

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

• Commission rate. Confirm the commission percentage. It must not exceed 10%.
• Pitch fee. Check the current pitch fee and the date of the last review. Buyers will want to know what they will be paying.
• Site rules. Review any restrictions that could affect the sale, such as age limits, pet policies, or conditions on external modifications.
• Assignment and gifting terms. Ensure the statement reflects the statutory terms from the Mobile Homes Act regarding your right to sell or gift.
• Maintenance obligations. 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 do not match the statutory implied terms under the Mobile Homes Act, the statutory terms override. The Leasehold Advisory Service (Lease) provides free guidance on written statement terms and your rights.

What sellers need to disclose

While park home sales do not involve the same formal disclosure process as traditional house sales (such as completing a property information form), you still have a duty to be honest with the buyer. You should disclose:

• Any known defects with the home, such as damp, structural issues, or faulty heating
• Any ongoing disputes with the site owner or other residents
• The current pitch fee and the date of the last review
• Any planned pitch fee increases you are aware of
• Details of the site owner's commission and how it is deducted

Failing to disclose material issues could leave you exposed to a claim from the buyer after the sale. Transparency benefits everyone and reduces the risk of the sale falling through.

Preparing your park home for viewings

Presentation matters just as much with park homes as with traditional houses. Buyers will be assessing the condition of the unit, the pitch, and the surrounding site. Our guide on how to handle viewings has general advice that applies equally to park home showings. In addition, consider:

• External appearance. Clean the exterior, tidy the garden or decking area, and make sure pathways are clear. First impressions set the tone.
• Interior condition. Declutter, carry out minor repairs, and ensure the home is warm and well-lit during viewings.
• Documentation. Have copies of the written statement, recent pitch fee invoices, and any warranties or service records available for interested buyers.
• Site information. Be prepared to answer questions about site facilities, management, communal areas, and the quality of the site owner's maintenance.

Common problems and how to resolve them

Park home sales can encounter specific problems that do not arise with traditional property transactions. Being aware of these issues helps you prepare and respond effectively:

• Site owner blocking the sale. Some site owners attempt to delay or obstruct sales, for example by failing to respond to written notice or imposing unreasonable conditions on buyers. The 28-day rule provides a clear timeframe, and you can apply to a tribunal if the site owner acts unreasonably. The Park Home Owners Justice Campaign offers support and advice for residents facing obstructive site owners.
• Commission disputes. If the site owner attempts to charge more than 10%, or deducts commission from a gifted transfer, seek legal advice and consider a tribunal application.
• Buyer financing difficulties. Park homes cannot be purchased with a standard mortgage. Buyers typically pay cash or use specialist park home finance. This can limit your pool of potential buyers and affect how quickly you can sell.
• Written statement issues. If your written statement is missing, incomplete, or contains unlawful terms, this can complicate the sale. A solicitor experienced in park home law can advise on how to proceed.

Park home sales vs traditional house sales: key differences

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)
• Park Home Owners Justice Campaign
• Independent Park Home Advisory Service (IPHAS)
• Residential Property Tribunals (GOV.UK)

Related guides

• Selling a Mobile Home in the UK

Frequently asked questions