Pennsylvania lawmakers have taken the first step in a controversial effort to cap rising lot rents for manufactured home residents. House Bill 1250, which passed the House Housing and Community Development Committee by a 15-11 vote, would tie rent increases to the consumer price index (CPI), with exceptions allowed for owners who provide financial justification.
Sponsored by Rep. Liz Hanbidge (D-Blue Bell), the bill is designed to protect over 55,000 Pennsylvanians—many of them seniors, veterans, and low-income families—who own their homes but rent the land underneath. Hanbidge argued that residents are vulnerable to financial exploitation by large investors who impose steep rent hikes, sometimes forcing families to choose between rent and essentials like food or medicine.
The bill would also grant residents more time for rent increase notifications and the right to hold group meetings without interference. Hanbidge pointed to recent examples of excessive rent hikes: Stone Hill Village in Annville saw increases nearing 14% annually; Oak Springs Manufactured Home Park in Cranberry Township reported a 47% jump in 2024.
Rep. Dan Moul (R-Gettysburg), a cosponsor and manufactured home community owner, supported the bill. He acknowledged the concerns over rent control but emphasized the need to protect residents from being priced out by private equity firms. “I have to look these people in the face, unlike the people that run these private equity firms,” Moul said.
Committee Minority Chair Rep. Rich Irvin (R-Huntingdon) agreed on the urgency of affordable housing but voted against the bill, citing concerns that it could discourage investment and hurt existing community owners. He committed to continuing the discussion to find better solutions.
Bob Besecker, who leads the Coalition of Manufactured Home Communities of Pennsylvania, emphasized that most community ownership has shifted away from traditional “mom-and-pop” models to large investors. He noted that lot rents often run between $700 and $1,000 monthly, with relocation being nearly impossible.
Committee Chair Brandon Markosek (D-Monroeville) shared a personal account of a Vietnam veteran whose lot rent skyrocketed after his wife passed. “This is a way for us to get the ball moving in the right direction,” he said.
Sen. Judith Schwank (D-Reading) is preparing to introduce a related legislative package to expand protections for manufactured home residents across the state.
