AMHRO Association of Manufactured Home Residents in Ohio
Here are the Laws Pertaining to Manufactured Home Issues

Ohio Administrative Code for Manufactured Home Residents
You need to know these laws!

Contents

4781-12-23 Rules
4781-12-29 Rental agreements; disclosures; rules; prohibited conditions.

4781-12-30 Resident duties.
4781-12-31 Intimidation Prohibited

Ohio Revised Codes
4781.36 WhistleBlower Protection

Ohio Administration Codes

4781-12-23 Rules.

(A) The park operator shall establish rules governing the operation and maintenance of the manufactured home park. Such rules, or any changes thereto, shall be conspicuously posted and provided to each occupant as they initially enter the manufactured home park.

(B) If the park operator amends the rules, he/she shall provide a copy of any such amendment to each resident in the manufactured home park by either personally delivering a copy or by sending a copy by first class mail to each home. The rules shall also be conspicuously posted in the park. Any new rules shall be effective thirty days after they have been provided to all residents pursuant to this rule.

(C) If the park operator fails to provide a copy of the rules or any amendment to any resident as prescribed in paragraph (A) or (B) of this rule, such rule may not be enforced against the resident..

4781-12-28 Manufactured home parks; resident's remedies; retaliation prohibited.

(A) Subject to section 4781.37 of the Revised Code, a park operator shall not retaliate against a resident by increasing the resident's rent, decreasing services that are due to the resident, refusing to renew or threatening to refuse to renew the rental agreement with the resident, or bringing or threatening to bring an action for possession of the resident's premises because:

(1  The resident has complained to an appropriate governmental agency of a violation of a building, housing, health, or safety code that is applicable to the premises, and the violation materially affects health and safety;

(2  The resident has complained to the park operator of any violation of section    4781.38 of the Revised Code; or

(    The resident joined with other residents for the purpose of negotiating or dealing collectively with the park operator on any of the terms and conditions of a rental agreement.

(B) If a park operator acts in violation of paragraph (A) of this rule, the resident may:

(1  Use the retaliatory action of the park operator as a defense to an action by the park operator to recover possession of the premises;

(2  Recover possession of the premises; or

(3  Terminate the rental agreement.

In addition, the resident may recover from the park operator any actual damages together with reasonable attorney's fees.

(C) Nothing in paragraph (A) of this rule prohibits a park operator from increasing the rent to reflect the cost of improvements installed by the park operator in or about the premises or to reflect an increase in other costs of operation of the premises.

(D) In the event that a court of competent jurisdiction determines that a park operator has violated division (A) of section 4781.36 of the Revised Code, the commission shall consider such violation a violation of this rule and may take action pursuant to section 4781.121 of the Revised Code.

Effective: 12/01/2012

4781-12-29 Rental agreements; disclosures; rules; prohibited conditions.

(A) The park operator shall offer each home owner a written rental agreement for a manufactured home park lot for a term of one year or more that contains terms essentially the same as any alternative month-to-month rental agreement offered to current and prospective t tenants and owners. The park operator shall offer the minimum one-year rental agreement to the owner prior to installation of the home in the manufactured home park or, if the home is in the manufactured home park, prior to the expiration of the owner's existing rental agreement.

The park operator shall deliver the offer to the owner by certified mail, return receipt requested, or in person. If the park operator delivers the offer to the owner in person, the owner shall complete a return showing receipt of the offer. If the owner does not accept the offer, the park operator is discharged from any obligation to make any further such offers. If the owner accepts the offer, the park operator shall, at the expiration of each successive rental  agreement, offer the owner another rental agreement, for a term that is mutually agreed upon,  and that contains terms essentially the same as the alternative month-to-month agreement.  The park operator shall deliver subsequent rental offers by ordinary mail or personal delivery.  If the park operator sells the manufactured home park to another manufactured home park  operator, the purchaser is bound by the rental agreements entered into by the purchaser's  predecessor.

(B) If the park operator sells the manufactured home park for a use other than as a manufactured home park, the park operator shall give each tenant and owner a written notification by certified mail, return receipt requested, or by handing it to the tenant or owner in person. If the park operator delivers the notification in person, the recipient shall complete a r return showing receipt of the notification. This notification shall contain notice of the sale of the manufactured home park and notice of the date by which the tenant or owner shall vacate. The date by which the tenant shall vacate shall be at least one hundred twenty days after  receipt of the written notification, and the date by which the owner shall vacate shall be at least  one hundred eighty days after receipt of the written notification.

(C) A park operator shall fully disclose in writing all fees, charges, assessments, including rental fees, and rules prior to a tenant or owner executing a rental agreement and assuming occupancy in the manufactured home park. No fees, charges, assessments, or rental fees so disclosed may be increased nor rules changed by a park operator without specifying the date of implementation of the changed fees, charges, assessments, rental fees, or rules, which date shall be not less than thirty days after written notice of the change and its effective date to  all tenants or owners in the manufactured home park, and no fee, charge, assessment, or  rental fee shall be increased during the term of any tenant's or owner's rental agreement.  Failure on the part of the park operator to fully disclose all fees, charges, or assessments shall  prevent the park operator from collecting the undisclosed fees, charges, or assessments. If a  tenant or owner refuses to pay any undisclosed fees, charges, or assessments, the refusal  shall not be used by the park operator as a cause for eviction in any court.

(D) A park operator shall promulgate rules governing the rental or occupancy of a lot in the manufactured home park. The rules shall not be unreasonable, arbitrary, or capricious. A copy of the rules and any amendments to them shall be delivered by the park operator to the tenant or owner prior to signing the rental agreement. A copy of the rules and any amendments to them shall be posted in a conspicuous place upon the manufactured home park grounds.

(E) No park operator shall require an owner to purchase from the park operator any personal property. The park operator may determine by rule the style or quality of skirting, equipment for tying down homes, manufactured or mobile home accessories, or other equipment to be purchased by an owner from a vendor of the owner's choosing, provided that the equipment is readily available to the owner. Any such equipment shall be installed in accordance with the manufactured home park rules.

(F) No park operator shall charge any owner who chooses to install an electric or gas appliance in a home an additional fee solely on the basis of the installation, unless the installation is performed by the park operator at the request of the owner, nor shall the park operator restrict the installation, service, or maintenance of the appliance, restrict the ingress or egress of repair persons to the manufactured home park for the purpose of installation, service, or maintenance of the appliance, nor restrict the making of any interior improvement in a home, if  the installation or improvement is in compliance with applicable building codes and other provisions of law and if adequate utility services are available for the installation or  improvement.

(G) No park operator shall require a tenant to lease or an owner to purchase a manufactured or mobile home from the park operator or any specific person as a condition of or prerequisite to entering into a rental agreement.

(H) No park operator shall require an owner to use the services of the park operator or any other specific person for installation of the manufactured or mobile home on the residential premises or for the performance of any service.

(I) No park operator shall:

     Deny any owner the right to sell the owner's manufactured home within the manufactured home park if the owner gives the park operator ten days' notice of the intention to sell the home;

(2)    Require the owner to remove the home from the manufactured home park solely on the basis of the sale of the home;

(3)    Unreasonably refuse to enter into a rental agreement with a purchaser of a home located within the operator's manufactured home park;

(4)    Charge any tenant or owner any fee, charge, or assessment, including a rental fee, that is not set forth in the rental agreement or, if the rental agreement is oral, is not set forth in a written disclosure given to the tenant or owner prior to the tenant or owner entering into a rental agreement; or

(5)    Charge any owner any fee, charge, or assessment because of the transfer of ownership of a home or because a home is moved out of or into the manufactured home park, except a charge for the actual costs and expenses that are incurred by the park operator in moving the home out of or into the manufactured home park, or in installing the home in the manufactured home park and that have not been reimbursed by another tenant or owner.

(J) If the park operator violates any provision of paragraphs (A) to (H) of this rule, the tenant or owner may recover actual damages resulting from the violation, and, if the tenant or owner obtains a judgment, reasonable attorneys' fees, or terminate the rental agreement.

(K) No rental agreement shall require a tenant or owner to sell, lease, or sublet the tenant's or owner's interest in the rental agreement or the manufactured or mobile home that is or will be located on the lot that is the subject of the rental agreement to any specific person or through any specific person as the person's agent.

(L) No park operator shall enter into a rental agreement with the owner of a manufactured or mobile home for the use of residential premises, if the rental agreement requires the owner of the home, as a condition to the owner's renting, occupying, or remaining on the residential premises, to pay the park operator or any other person specified in the rental agreement a fee or any sum of money based on the sale of the home, unless the owner of the home uses the park operator or other person as the owner's agent in the sale of the home.

(M) A park operator and a tenant or owner may include in a rental agreement any terms and conditions, including any term relating to rent, the duration of an agreement, and any other provisions governing the rights and obligations of the parties that are not inconsistent with or prohibited by sections 4781.36 to 4781.52 of the Revised Code or any other rule of law.

(N) Notwithstanding any other provision of the Revised Code, the owner of a manufactured or mobile home may utilize the services of a manufactured housing dealer or broker licensed under Chapter 4781. of the Revised Code or a person properly licensed under Chapter 4735. of the Revised Code to sell or lease the home.

(O) In the event that a court of competent jurisdiction determines that a park operator has violated any of the divisions of section 4781.40 of the Revised Code, the commission shall consider such violation of this rule and may take action pursuant to section 4781.121 of the Revised Code.

4781-12-30 Resident duties.

(A) A resident who is a party to a rental agreement shall:

     Keep that part of the premises that the resident occupies and uses safe and sanitary;

Dispose of all rubbish, garbage, and other waste in a clean, safe, and sanitary manner.

      Comply with the requirements imposed on residents by all applicable state and local housing, health, and safety codes, rules of the commission, and rules of the manufactured home park;

      Personally refrain, and forbid any other person who is on the premises with the resident's permission, from intentionally or negligently destroying, defacing, damaging, or removing any fixture, appliance, or other part of the residential premises; and

(    Conduct self and require other persons on the premises with the resident's consent to conduct themselves in a manner that will not disturb the resident's neighbor's peaceful enjoyment of the manufactured home park.

(B) The resident shall not unreasonably withhold consent for the park operator to enter the home to inspect utility connections, or enter onto the premises in order to inspect the premises, make ordinary, necessary, or agreed repairs, decorations, alterations, or  improvements, deliver parcels which are too large for the resident's mail facilities, or supply  necessary or agreed services.

(C) If the resident violates any provision of this section, the park operator may recover any actual damages which result from the violation and reasonable attorney's fees. This remedy is in addition to any right of the park operator to terminate the rental agreement, to maintain an action for the possession of the premises, or injunctive relief to compel access under paragraph (B) of this rule.

Effective: 12/01/2012

4781-12-31 Intimidation prohibited.

(A) No park operator of residential premises shall initiate any act, including termination of utilities or services, exclusion from the premises, or threat of any unlawful act, against a resident, or a resident whose right to possession has terminated, for the purpose of recovering possession of residential premises, other than as provided in Chapters 1923., 4781., and 5303. of the Revised Code.

(B) No park operator of residential premises shall seize the furnishings or possessions of a resident, or of a resident whose right to possession was terminated, for the purpose of recovering rent payments, other than in accordance with an order issued by a court of competent jurisdiction.

(C) A park operator who violates this section is liable in a civil action for all damages caused to a resident, or to a resident whose right to possession has terminated, together with reasonable attorney's fees.

(D) A park operator who violates this section is liable in a civil action for all damages caused to a resident, or to a resident whose right to possession has terminated, together with reasonable attorney's fees.

(E) In the event that a court of competent jurisdiction determines that a park operator has violated any of the divisions of section 4781.49 of the Revised Code, the commission shall consider such violation a violation of this rule and may take action pursuant to section 4781.121 of the Revised Code.

Effective: 12/01/2012

4781.36 Whistleblower protection.

(A) Subject to section 4781.37 of the Revised Code, a park operator shall not retaliate against a resident by increasing the resident's rent, decreasing services that are due to the resident, refusing to renew or threatening to refuse to renew the rental agreement with the resident, or bringing or threatening to bring an action for possession of the resident's premises because:

     The resident has complained to an appropriate governmental agency of a violation of a building, housing, health, or safety code that is applicable to the premises, and the violation materially affects health and safety; 

The resident has complained to the park operator of any violation of section 4781.38 of the Revised Code.

     The resident joined with other residents for the purpose of negotiating or dealing collectively with the park operator on any of the terms and conditions of a rental agreement.

(B) If a park operator acts in violation of division (A) of this section, the resident may:

(    Use the retaliatory action of the park operator as a defense to an action by the park operator to recover possession of the premises;

(    Recover possession of the premises;

(    Terminate the rental agreement.

In addition, the resident may recover from the park operator any actual damages together with reasonable attorney’s fees.

(C) Nothing in division (A) of this section prohibits a park operator from increasing the rent to reflect the cost of improvements installed by the park operator in or about the premises or to reflect an increase in other costs of operation of the premises.

Renumbered from § 3733.09 and amended by 129th General Assembly File No.127, HB 487, §101.01, eff. 9/10/2012.

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Olmsted Township, Ohio 44138

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