Cal. Civ. Code § 398.3
Evictions
Operative Text
(a) A manufactured home community owner may terminate or refuse to renew the lease of a lessee or may evict a lessee and manufactured home occupants only for one of the following reasons: (1) Nonpayment of rent. (2) A second or subsequent violation of the rules of the manufactured home community occurring within a six-month period. (3) If there is a change in use of the community land or parts thereof. (4) Termination of the manufactured home community. (b) A manufactured home lessee shall only be evicted in accordance with the following procedure: (1) A lessee shall not be evicted by any self-help measure. (2) Prior to the commencement of any eviction proceeding or the termination of or failure to renew the lease of a lessee, the manufactured home community owner shall notify the manufactured home community lessee in writing of the particular breach or violation of the lease or community rules by certified or registered mail. (i) In the case of nonpayment of rent, the notice shall state that an eviction proceeding may be commenced if the manufactured home lessee does not pay the overdue rent within 20 days from the date of service if the notice is given on or after April 1 and before September 1, and 30 days if given on or after September 1 and before April 1 or an additional nonpayment of rent occurring within six months of the giving of the notice may result in immediate eviction proceedings. (ii) In the case of a breach of the lease or violation of the community rules, other than nonpayment of rent, the notice shall describe the particular breach or violation. No eviction action shall be commenced nor shall the manufactured home community owner terminate or refuse to renew the lease of the manufactured home community lessee unless the manufactured home community lessee has been notified as required by this section, and, upon a second or subsequent violation or breach occurring within six months, the manufactured home community owner may commence eviction proceedings at any time within 60 days of the last violation or breach. (c) A manufactured home community lessee shall not be evicted nor shall the manufactured home community owner terminate or refuse to renew the lease of a manufactured home community lessee when there is proof that the rules the lessee is accused of violating are not enforced with respect to the other manufactured home lessees or nonresidents on the community premises. (3 amended Oct. 19, 2010, P.L.546, No.80) Compiler's Note: Section 5 of Act 80 of 2010, which amended section 3, provided that Act 80 shall apply to: (1) New sales and leases of manufactured home community spaces entered into after the effective date of section 5. (2) Extensions and renewals of leases of manufactured home community spaces entered into after effective date of section 5.
Under 68 P.S. § 398.3, a manufactured home community owner in Pennsylvania may only terminate, non-renew, or pursue eviction of a lessee for one of four specific reasons: nonpayment of rent, a second or subsequent rule violation within six months, a change in use of the community land, or termination of the community itself. Before any eviction proceeding can begin, the owner must send written notice by certified or registered mail describing the specific breach, with cure periods for nonpayment that vary by season — 20 days during warmer months and 30 days during cooler months. Self-help evictions are prohibited, and selective enforcement of community rules is a recognized bar to eviction under this statute.
Plain English — not legal advice.
Operators of manufactured home communities in Pennsylvania governed by 68 P.S. § 398.3 are generally expected to limit lease terminations and eviction actions to the four enumerated grounds and to follow the statute's notice requirements precisely. Compliant operators send written notice via certified or registered mail that identifies the specific breach, observe the seasonal cure windows for nonpayment of rent, and initiate any rule-violation eviction within 60 days of the last offense in a six-month pattern. Operators also apply community rules consistently across all lessees and non-residents on the premises, since selective enforcement can defeat an eviction action under this provision.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Manufactured home lessees in Pennsylvania have significant procedural protections under 68 P.S. § 398.3, including the right to receive written certified-mail notice before any eviction proceeding begins and a seasonal cure period to pay overdue rent before proceedings can commence. Tenants accused of rule violations may raise selective enforcement as a defense if those same rules are not applied to other lessees or non-residents on the property. Tenants who believe these procedures have not been followed may consider consulting a tenant-rights organization, a legal aid office, or raising the statutory requirements as a defense in any eviction proceeding brought against them.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated October 10, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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