Effective mobile home park management involves finding the right property manager, implementing consistent rules and regulations, keeping common areas well-maintained, fixing critical infrastructure elements, budgeting correctly, and constantly finding ways to stay competitive.
At MHP Sales Manager, we specialize in marketing and sales solutions tailored specifically for the mobile home park sector. To provide deeper insights, we also draw from the experience of our partner, Rick Bergman, a long-time MHP owner, investor, and operator.
Keep reading to learn more.
1. For Owners: Find the Right Mobile Home Park Manager
According to Rick, this is by far the most important tip to keep in mind when it comes to proper mobile home park management, as choosing the right mobile home manager is crucial for the success of your park.
2. Offer Friendly and Responsive Management
Residents respond better when mobile home park managers are approachable and attentive. Make it a priority to address concerns promptly and communicate clearly, creating a sense that their needs are valued. Friendly, responsive management fosters trust and encourages residents to cooperate with community standards, contributing to a smoother day-to-day operation of the park.
3. Implement Consistent Rules and Regulations
Clear rules, applied consistently, are one of the key foundations of a properly managed mobile home park. Enforce policies uniformly, including procedures for handling late payments or other delinquent behavior. When residents know what is expected and see fair and consistent enforcement, they are more likely to comply, which creates a stable and orderly community environment.
4. Keep Common Areas Well-Maintained
Maintaining common areas demonstrates your commitment to the park and its residents. Upkeep can include improving signage, landscaping, trimming trees, removing abandoned or heavily damaged homes, and keeping shared spaces clean. We’ve found that this gives residents faith in the new management and also makes them more inclined to do what we are asking of them.
5. Re-Train Your Property Manager
If you recently acquired the park, you may find that the existing property manager lacks the necessary skills or training. Invest time in re-training them to align with your standards and expectations. If retraining is not feasible, consider hiring a new manager who can effectively uphold park policies and maintain a high level of service for residents.
6. Stay on Good Terms
When letting someone go, it is wise to maintain a positive relationship. These individuals may later become valuable resources who can help you locate important elements like sewer cleanouts and water shutoff points. They may also provide helpful resident histories or insights that can save you or your new manager time when addressing unexpected issues.
7. Collect as Much Information as You Can
Before or shortly after transitioning to new management, gather as much background information as possible. Start by identifying the people who have handled the park’s repairs and maintenance in the past. Long-time contributors often have deep knowledge of the property and can help you troubleshoot problems as they arise.
8. Prioritize and Fix Critical Infrastructure Items
Determine which repairs need immediate attention by evaluating potential risks and costs. Issues that involve major expenses, such as leaking water lines that are driving up utility bills, are far more urgent than minor repairs like small potholes.
Essential infrastructure to inspect includes:
- Water and sewer systems
- Electrical and gas services
- Roads
- Large trees
- Any additional structures
Categorize repairs based on urgency: what needs to be fixed now, in the near future, and over the long term.
9. Evaluate What Homes Are Worth Fixing
Take a careful look at any park-owned homes to determine their condition. Identify what repairs are necessary, who will complete them, and how much they will cost. Some homes are cost-effective to restore and lease, while others should be replaced entirely.
Inspect each unit and assess the needed repairs using a checklist that covers:
- Undercarriage or bottom board
- Skirting
- Tie-down components
- Stairs
- Heating and cooling systems
- Electrical wiring
- Ducts
- Insulation
- Roof and walls
- Septic system
- Plumbing
- Exterior drainage
- Smoke and CO2 detectors
10. Learn How to Budget
Create a clear budget and financial plan on how the park will operate. Ideally, this should be done before purchasing the property, but it’s never too late to start. Ask yourself key questions such as:
- What improvements does the park need, and what will they cost?
- What are the costs to repair existing homes?
- What is the full cost of purchasing, installing, and preparing new homes?
- What will it cost to market and fill vacant homes?
- How much will you need to pay staff members?
- Are there any additional operating expenses?
- How will you cover these costs?
11. Educate Residents
Helping residents properly maintain their homes reduces long-term repair expenses and keeps the community in better condition. Provide guidance on basic upkeep so homes remain in good shape for many years. Helpful topics include:
- How to prevent rainwater from entering the home
- Proper garbage disposal locations and practices
- Basic yard care
- The importance of reporting maintenance or safety issues promptly
12. Don’t Forget Older Homes
Even in higher-end communities, older homes can remain part of the park if they are in good condition. Make sure these units are maintained with fresh exterior paint, clean skirting, and overall good appearance so they contribute positively to the park’s image and revenue.
13. Find Ways to Stay Competitive
Keeping your park full and retaining residents is essential, especially in areas with competing communities. Instead of lowering prices, look for improvements that justify higher rents compared to nearby options. In addition to previous recommendations, consider the following ideas:
- Remove clutter, trash, and abandoned items throughout the property.
- Create a welcoming entrance.
- Update the park’s name to better reflect the image you want to convey.
- Pave internal roads.
- Add recreational areas such as a playground or picnic space.
- Organize community events.
- Install adequate lighting for safety and visibility in the evenings.
- Strengthen screening procedures with background checks to improve resident profiles.
14. Learn How to Advertise
Effective marketing helps fill homes faster. Consider strategies such as:
- Create Website: Build a simple, professional site that describes your park and available homes.
- Digital Marketing: SEO, paid media, and social media marketing are channels that you can use to start attracting leads to your park.
- Online Listings: Post homes on marketplaces like Facebook and Zillow to increase visibility.
- Quality Signage: Use clear, attractive signs to make a strong first impression on visitors.
- Word-of-Mouth: Encourage current residents to recommend the park to friends and family.
- Community Events: Host gatherings and events so that possible residents can experience your community first-hand.
- Incentives and Promotions: Offer limited-time discounts or bonuses to encourage new applicants to take action.
Introducing MHP Sales Manager
If your goal is to improve occupancy without adding additional tasks to your workload, MHP Sales Manager provides you with comprehensive solutions to sell or lease your park-owned homes without financial risks. With our unique business model, you only pay after a successful move-in, not before. Here’s how it works:
- Lead Generation and Qualification: We launch compliant ad campaigns within a week, and our trained AI responds immediately to every inquiry while screening and qualifying prospects for you.
- Manage Showings + Applications: We take care of scheduling, reminders, and confirmations, while guiding leads through park applications and available financing options.
- Drive to Executed Docs + Keys: Upon approval, we coordinate the final arrangements and ensure that the handover of keys proceeds smoothly.
Learn more about how we can help you generate more mobile home leads.
15. Learn How to Find Good Contractors
When repairing homes, it is important to work with contractors who are qualified and experienced. You can find potential contacts through the following options:
- Craigslist
- Angie’s List
- Houzz
- Go to Mobile Home Supply Stores and ask for referrals
- Referrals from other MHP Owners in your area
Whenever possible, choose contractors who specialize in mobile homes, as they are more familiar with the unique construction and repair requirements. Contractors who belong to your state’s MH association are often reliable choices as well.
16. Learn About Taxes and Insurance
Mobile home parks come with specific tax considerations, all of which can influence your overall financial performance.
In addition to taxes, you also need insurance coverage designed to protect your business from potential risks such as lawsuits, theft, and weather damage. A policy tailored for mobile home parks takes these unique challenges into account and helps safeguard your operations against both common and unexpected events.
How Do You Approach Turning Around a Poorly Managed Park?
Our partner, Rick Bergman, an experienced mobile home park investor, owner, and operator, has a few tips on how to turn around a poorly managed park:
Common Challenges in Mobile Home Park Management
These are some common challenges owners and managers face when operating a mobile home park. Many of these insights come from the experiences of our partner Rick Bergman, who has spent years managing communities. Being aware of these issues can help you prepare and respond effectively.
Consistent Rule Enforcement – Consistent enforcement of community rules and delinquency policies is essential for stability. This can be especially difficult when on-site managers show favoritism toward friends or relatives.
Infrastructure and Maintenance – Keeping common areas in good condition takes ongoing effort, and some repairs require significant planning and budgeting. It can also be challenging to encourage residents to maintain their lots in good condition.
Low-Income Residents – Some residents may struggle financially, making it harder for them to keep up with basic upkeep or repairs.
Finding and Dealing With Contractors – Locating reliable contractors is often difficult, and some may present challenges related to reliability or professionalism.
Attracting the Right Residents – Screening applicants carefully is important because certain residents may create issues or require more intervention from management.
Time Management – Running a mobile home park is time-intensive, and determining which tasks to handle first can be a consistent challenge.
Sell Your Park-Owned Homes With MHP Sales Manager
At MHP Sales Manager, we offer marketing and sales solutions that help you sell or lease your park-owned homes with no risk. We operate on a pay-per-move-in model, and the ads are fully funded by us. In addition to that, we pre-qualify leads with an innovative mobile home-trained AI, schedule showings, and more!
Book a 15-minute call to get started today.
Frequently Asked Questions
Here are some of the most common questions about mobile home park management.
What Strategies Improve Mobile Home Park Occupancy?
Improving occupancy often starts with keeping the community clean, appealing, and well-maintained. Make sure each available home looks inviting and free of obvious issues. Pricing homes reasonably while offering flexible terms can also help attract more applicants. Responding quickly to calls or messages increases the likelihood of converting leads.
For a deeper explanation, you can visit our blog post on how to sell a mobile home.
What Skills Are Essential for Mobile Home Park Managers?
- Handle daily operations and keep the park running smoothly.
- Apply community rules fairly and consistently.
- Respond to resident questions and resolve concerns.
- Manage rent collection and basic financial duties.
- Oversee maintenance work and coordinate necessary repairs.
- Stay informed about all relevant laws and regulatory requirements.
- Plan and track the park’s financial needs through budgeting.
- Direct the work of staff and contractors.
- Support a positive community atmosphere through occasional events.
- Maintain organized records and prepare required documentation.
- Monitor safety issues and promote a secure environment for residents.
What Are the Best Practices for Justifying Lot Rent Increases?
To justify rent increases, focus on improvements that add clear value to the community compared to nearby alternatives. Enhancements may include removing debris across the property, improving the entrance with landscaping or signage, updating the park’s name, paving roads, adding recreational areas, hosting community events, and installing adequate lighting.
