I 
119TH CONGRESS 
1ST SESSION H. R. 2461 
To ensure that federally backed financing for the construction, rehabilitation, 
or purchase of manufactured home communities is available only for 
communities whose owner has implemented minimum consumer protec-
tions in the lease agreements with residents of all manufactured home 
communities owned by such owner, and for other purposes. 
IN THE HOUSE OF REPRESENTATIVES 
MARCH 27, 2025 
Ms. PETTERSEN (for herself, Ms. BONAMICI, Mr. LARSON of Connecticut, and 
Ms. TLAIB) introduced the following bill; which was referred to the Com-
mittee on Financial Services 
A BILL 
To ensure that federally backed financing for the construc-
tion, rehabilitation, or purchase of manufactured home 
communities is available only for communities whose 
owner has implemented minimum consumer protections 
in the lease agreements with residents of all manufac-
tured home communities owned by such owner, and for 
other purposes. 
Be it enacted by the Senate and House of Representa-
tives of the United States of America in Congress assembled, 
VerDate Sep 11 2014 
21:00 Apr 03, 2025
Jkt 059200
PO 00000
Frm 00001
Fmt 6652
Sfmt 6201
E:\BILLS\H2461.IH
H2461
ssavage on LAPJG3WLY3PROD with BILLS
SECTION 1. SHORT TITLE. 
This Act may be cited as the ‘‘Manufactured Housing 
Tenant’s Bill of Rights Act of 2025’’. 
SEC. 2. DEFINITIONS. 
For purposes of this Act, the following definitions 
shall apply: 
(1) AFFILIATE.—Except as provided by the 
Secretary or the Director, as applicable, the term 
‘‘affiliate’’ means, with respect to a borrower re-
ferred to in section 3(a), any entity that controls, is 
controlled by, or is under common control with, the 
borrower. 
(2) COVERED LOAN PROGRAM.—The term ‘‘cov-
ered loan program’’ means any of the following pro-
grams: 
(A) The program under section 207 of the 
National Housing Act (12 U.S.C. 1713) for in-
surance of loans for financing for the construc-
tion or substantial rehabilitation of manufac-
tured home parks. 
(B) The program of the Federal National 
Mortgage Association for multifamily loans for 
manufactured home communities. 
(C) The program of the Federal Home 
Loan Mortgage Corporation for loans for manu-
factured home communities. 
VerDate Sep 11 2014 
21:00 Apr 03, 2025
Jkt 059200
PO 00000
Frm 00002
Fmt 6652
Sfmt 6201
E:\BILLS\H2461.IH
H2461
ssavage on LAPJG3WLY3PROD with BILLS
(B) includes any structure described in 
such section 603 without regard to— 
(i) whether the structure complies 
with any standards under such Act; and 
(ii) the date of the manufacture of the 
structure. 
(7) MANUFACTURED HOME COMMUNITY.—The 
term ‘‘manufactured home community’’ means any 
community, court, or park equipped to accommodate 
manufactured homes for which pad sites or pad sites 
and the manufactured homes, or both, are leased to 
residents to be used primarily for residential pur-
poses, including any manufactured home community, 
as the term is used for purposes of a program de-
scribed in subparagraph (B) or (C) of paragraph 
(2). 
(8) SECRETARY.—The term ‘‘Secretary’’ means 
the Secretary of Housing and Urban Development. 
SEC. 3. REQUIREMENTS FOR COVERED LOAN PROGRAMS. 
(a) REQUIREMENTS.—On and after the date that is 
180 days after the date of enactment of this Act, no loan 
shall be eligible for insurance by the Secretary or purchase 
by an enterprise, as applicable, under a covered loan pro-
gram unless— 
VerDate Sep 11 2014 
21:00 Apr 03, 2025
Jkt 059200
PO 00000
Frm 00004
Fmt 6652
Sfmt 6201
E:\BILLS\H2461.IH
H2461
ssavage on LAPJG3WLY3PROD with BILLS
(1) the borrower under the loan certifies to the 
Secretary or the applicable enterprise that the bor-
rower will include, in any lease agreement for a pad 
site, or a pad site and manufactured home, located 
in any manufactured home community that the bor-
rower or an affiliate of the borrower owns, the min-
imum consumer protections described in subsection 
(b); and 
(2) the borrower complies with regulations 
issued by the Secretary or the Director, as applica-
ble, that require the borrower to submit documenta-
tion to the Secretary, or to the applicable enterprise 
and the Director, that is sufficient, as determined by 
the Secretary or the Director, to ensure that the 
borrower is complying with the certification de-
scribed in paragraph (1), which shall include a copy 
of the standard lease agreement used by the bor-
rower that includes the minimum protections de-
scribed in subsection (b). 
(b) MINIMUM CONSUMER PROTECTIONS.— 
(1) IN
GENERAL.—The minimum consumer 
protections described in this subsection are as fol-
lows: 
VerDate Sep 11 2014 
21:00 Apr 03, 2025
Jkt 059200
PO 00000
Frm 00005
Fmt 6652
Sfmt 6201
E:\BILLS\H2461.IH
H2461
ssavage on LAPJG3WLY3PROD with BILLS
(A) 1-year lease terms that are renewable 
for additional 1-year terms unless there is good 
cause for non-renewal. 
(B)(i) A right to receive written notice of 
any newly required charges (including water 
and other utilities) or increase in the rents for 
pad sites, or pad sites and manufactured 
homes, located in the community, including a 
written justification of the increase with infor-
mation on increases in the costs of operating, 
maintaining, or improving the community. 
(ii) A written notice described in clause (i) 
shall— 
(I) be provided to the tenant not less 
than 60 days before the effective date of 
any newly required charge or increase in 
the rents, except that, in the case of any 
increase exceeding 5 percent of the pre-
vious monthly rent, an additional 30-days 
notice shall be provided for each additional 
2.5-percent increase in the rent; and 
(II) include identification of the 
amount of, and a description of, any newly 
required charges (including water and 
other utilities) that the tenant is not cur-
VerDate Sep 11 2014 
21:00 Apr 03, 2025
Jkt 059200
PO 00000
Frm 00006
Fmt 6652
Sfmt 6201
E:\BILLS\H2461.IH
H2461
ssavage on LAPJG3WLY3PROD with BILLS
rently responsible for but will be respon-
sible for upon the rent increase and, if 
available, an estimate of the monthly 
amount of those charges. 
(iii) For purposes of the calculation in 
clause (i)(I)— 
(I) the amount of any increase in the 
monthly rent for a dwelling unit shall be 
considered to include any newly required 
charges described in clause (i)(II); and 
(II) any newly required charges with-
out an estimate of the monthly amount 
shall be estimated at 5 percent of the pre-
vious monthly rent. 
(C) A 5-day grace period for rent pay-
ments. 
(D) A right to cure defaults on rent pay-
ments within 15 days of the due date. 
(E) A right for a tenant who owns a man-
ufactured home to sell a manufactured home 
owned by the tenant without having to first re-
locate the manufactured home out of the com-
munity. 
(F) A right for a tenant who owns a man-
ufactured home to sell a manufactured home 
VerDate Sep 11 2014 
21:00 Apr 03, 2025
Jkt 059200
PO 00000
Frm 00007
Fmt 6652
Sfmt 6201
E:\BILLS\H2461.IH
H2461
ssavage on LAPJG3WLY3PROD with BILLS
owned by the tenant in place within a reason-
able time period, but not earlier than 45 days, 
after eviction by the owner of the manufactured 
home community. 
(G) A right for a tenant who owns a man-
ufactured home— 
(i) to sublease or assign the pad site 
lease for the unexpired term to a new 
buyer of the manufactured home unless the 
prospective tenant fails to meet the reason-
able and uniformly applied application cri-
teria of the manufactured home commu-
nity; and 
(ii) in such a case of denial, a right to 
written notice provided by the owner of the 
manufactured home community informing 
the tenant of the denial and the prospec-
tive tenant of the denial and the specific 
reason or reasons for denial. 
(H) A right for a tenant who owns a man-
ufactured home to post ‘‘For Sale’’ signs. 
(I) A right to receive 60-day advance writ-
ten notice of the planned sale or closure of the 
manufactured home community, which shall— 
VerDate Sep 11 2014 
21:00 Apr 03, 2025
Jkt 059200
PO 00000
Frm 00008
Fmt 6652
Sfmt 6201
E:\BILLS\H2461.IH
H2461
ssavage on LAPJG3WLY3PROD with BILLS
(i) include the price, terms and condi-
tions for the sale of the manufactured 
home community; and 
(ii) provide that— 
(I) no final acceptance of an 
offer to sell the manufactured home 
community may be made for 60 days; 
and 
(II) the owner shall negotiate in 
good faith with the tenants if they 
wish to purchase the manufactured 
home community during that 60-day 
period; 
(J)(i) A right against termination of ten-
ancy except in cases in which a tenant engages 
in a material noncompliance with the rental 
agreement, a tenant commits a material viola-
tion of the manufactured home community rea-
sonable rules or regulations, or the community 
has a material, legitimate, and uniformly ap-
plied business reason for termination that was 
included in the lease agreement as grounds for 
termination. 
(ii) In the case of a termination described 
in clause (i), a right to written notice provided 
VerDate Sep 11 2014 
21:00 Apr 03, 2025
Jkt 059200
PO 00000
Frm 00009
Fmt 6652
Sfmt 6201
E:\BILLS\H2461.IH
H2461
ssavage on LAPJG3WLY3PROD with BILLS
by the owner of the community informing the 
tenant of the termination and the specific rea-
son or reasons for termination. 
(2) RULE OF CONSTRUCTION.—Nothing in this 
subsection may be construed to annul, alter, or af-
fect any State or local law providing greater protec-
tions to tenants of manufactured home communities 
than the protections afforded under this subsection. 
(c) PRICING INCENTIVES.— 
(1) IN GENERAL.—Any covered pricing incen-
tive offered for loans purchased under a covered loan 
program on or after the date that is 180 days after 
the date of enactment of this Act shall reward imple-
mentation of resident protections that are more pro-
tective than those specified in subsection (b). 
(2) PROHIBITION.—Any covered pricing incen-
tive described in paragraph (1) that does not comply 
with the requirement described in that paragraph 
may not be offered for any loan purchased under a 
covered loan program on or after the date that is 
180 days after the date of enactment of this Act. 
(d) PUBLICATION.— 
(1) IN GENERAL.—The Secretary and the Di-
rector shall make the list of properties covered by 
VerDate Sep 11 2014 
21:00 Apr 03, 2025
Jkt 059200
PO 00000
Frm 00010
Fmt 6652
Sfmt 6201
E:\BILLS\H2461.IH
H2461
ssavage on LAPJG3WLY3PROD with BILLS
the protections described in subsection (b) publicly 
available on a single website. 
(2) OTHER COVERED PROPERTIES.—Properties 
that are covered as of the date of enactment of this 
Act by the Federal National Mortgage Association’s 
Tenant Site Lease Protections or the Federal Home 
Loan Mortgage Corporation’s MHC Tenant Protec-
tions shall— 
(A) be made publicly available; and 
(B) include an explanation of the dif-
ferences between those protections and the min-
imum consumer protections described in sub-
section (b). 
(e) PENALTIES.— 
(1) IN GENERAL.—The Secretary and the Di-
rector shall— 
(A) prohibit a borrower or an affiliate of 
the borrower from securing future federally 
backed financing or other housing-related Fed-
eral assistance for a period of not less than 2 
years beginning on the date of the violation or 
failure if the borrower or affiliate, as applicable, 
willfully and materially— 
(i) violates a consumer protection de-
scribed in subsection (b); or 
VerDate Sep 11 2014 
21:00 Apr 03, 2025
Jkt 059200
PO 00000
Frm 00011
Fmt 6652
Sfmt 6201
E:\BILLS\H2461.IH
H2461
ssavage on LAPJG3WLY3PROD with BILLS
(ii) fails to include the consumer pro-
tections described in subsection (b) in any 
lease agreement; and 
(B) determine appropriate penalties for 
any borrower who fails to— 
(i) include the consumer protections 
described in subsection (b) in any lease 
agreement; or 
(ii) comply with a lease agreement in-
cluding the protections described in sub-
section (b). 
(2) NATURE OF PENALTIES.—The penalties de-
termined under paragraph (1)(B) shall be in addi-
tion to minimum payments to the injured tenant as 
follows: 
(A) For a material violation of subpara-
graph (A) or (J) of subsection (b)(1), 6 months 
of the current monthly rent. 
(B) For a material violation of subsection 
(b)(1)(B), any increased rent must be paid back 
to the tenant with interest, plus 25 percent. 
(C) For a material violation of subsection 
(b)(1)(C), any penalties or late fees must be 
paid back to the tenant with interest, plus 25 
percent. 
VerDate Sep 11 2014 
21:00 Apr 03, 2025
Jkt 059200
PO 00000
Frm 00012
Fmt 6652
Sfmt 6201
E:\BILLS\H2461.IH
H2461
ssavage on LAPJG3WLY3PROD with BILLS
(D) For a material violation of subpara-
graph (D), (E), or (F) of subsection (b)(1), the 
greater of— 
(i) the sale price of the manufactured 
home, if the borrower or an affiliate sells 
it within 12 months of the violation; or 
(ii) 12 months of the prior monthly 
rent. 
(E) For a material violation of subpara-
graph (G) or (H) of subsection (b)(1), the total 
remaining monthly rent owed on the tenant’s 
lease. 
(F) For a material violation of subsection 
(b)(1)(I), the greater of 2 months rent or 10 
percent of the sale price of the community di-
vided by the number of tenants in the manufac-
tured home community. 
SEC. 4. MANUFACTURED HOME COMMUNITY LENDING 
STANDARDS COMMISSION. 
(a) ESTABLISHMENT.—There is established a com-
mission to be known as the Manufactured Home Commu-
nity Lending Standards Commission. 
(b) DUTIES.— 
(1) PROPOSED STANDARDS.—Not later than 1 
year after the date of enactment of this Act, the 
VerDate Sep 11 2014 
21:00 Apr 03, 2025
Jkt 059200
PO 00000
Frm 00013
Fmt 6652
Sfmt 6201
E:\BILLS\H2461.IH
H2461
ssavage on LAPJG3WLY3PROD with BILLS
Commission shall submit to Congress, the Secretary, 
and the Director a report that sets forth proposed 
consumer protection standards for covered loan pro-
grams that— 
(A) are in addition to and provide greater 
protection than the requirements described in 
section 3(b); and 
(B) could be used as a basis for estab-
lishing covered pricing incentives under the cov-
ered loan programs that comply with section 
3(c). 
(2) STANDARD
FOR
DETERMINATIONS.—Any 
determination by the Commission to approve a con-
sumer protection in the proposed standards required 
under paragraph (1) shall be made by a vote of a 
simple majority of the members of the Commission. 
(c) MEMBERSHIP.— 
(1) NUMBER AND APPOINTMENT.—The Com-
mission shall be composed of 16 members, as fol-
lows: 
(A) The Secretary (or the Secretary’s des-
ignee). 
(B) The Director (or the Director’s des-
ignee). 
(C) 1 representative from each enterprise. 
VerDate Sep 11 2014 
21:00 Apr 03, 2025
Jkt 059200
PO 00000
Frm 00014
Fmt 6652
Sfmt 6201
E:\BILLS\H2461.IH
H2461
ssavage on LAPJG3WLY3PROD with BILLS
(D) 3 each shall be appointed by the 
Speaker of the House of Representatives, the 
minority leader of the House of Representa-
tives, the majority leader of the Senate, and the 
minority leader of the Senate. Of the 3 mem-
bers appointed by each such officer— 
(i) 1 shall be employed at the time of 
appointment as a professor or academic re-
searcher with demonstrated background in 
housing and consumer protection issues, 
especially as they relate to manufactured 
home; 
(ii) 1 shall be a current or former 
member of Congress; and 
(iii) 1 shall be a current resident and 
homeowner at a manufactured home com-
munity. 
(2) CHAIRPERSON AND CO-CHAIRPERSON.— 
(A) CHAIRPERSON.—The chairperson of 
the Commission shall be designated by the 
President from among the members of the 
Commission. 
(B) 
CO-CHAIRPERSON.—The 
co-chair-
person of the Commission shall be selected as 
follows: 
VerDate Sep 11 2014 
21:00 Apr 03, 2025
Jkt 059200
PO 00000
Frm 00015
Fmt 6652
Sfmt 6201
E:\BILLS\H2461.IH
H2461
ssavage on LAPJG3WLY3PROD with BILLS
(i) DESIGNATION
BY
SPEAKER
OF 
THE HOUSE.—If, on the date of appoint-
ment, the Speaker of the House of Rep-
resentatives is of a different political party 
than the President, the Speaker of the 
House of Representatives shall designate 
the co-chairperson from among the mem-
bers of the Commission. 
(ii) DESIGNATION BY MINORITY LEAD-
ER OF THE HOUSE.—If, on the date of ap-
pointment, the Speaker of the House of 
Representatives is of the same political 
party as the President, the minority leader 
of the House of Representatives shall des-
ignate the co-chairperson from among the 
members of the Commission. 
(3) TIMING OF APPOINTMENTS.—Appointments 
to the Commission shall be made not later than 45 
days after the date of enactment of this Act. 
(4) TERMS; VACANCIES.— 
(A) TERMS.—Each member shall be ap-
pointed for the life of the Commission. 
(B) VACANCIES.—Any vacancy in the 
Commission shall— 
VerDate Sep 11 2014 
21:00 Apr 03, 2025
Jkt 059200
PO 00000
Frm 00016
Fmt 6652
Sfmt 6201
E:\BILLS\H2461.IH
H2461
ssavage on LAPJG3WLY3PROD with BILLS