Buying a residential park home is different from buying a conventional bricks-and-mortar house. In most cases, you own the park home itself, while the park owner owns the land on which it sits. You then pay a pitch fee for the right to keep your home on its pitch, with the arrangement governed by a written agreement and the relevant park-home legislation.
For anyone considering a residential park home, understanding how ownership works, what your agreement covers, and who is responsible for what can make the buying process much clearer. It is also important to understand the ongoing costs, park rules, and the legal status of the site before committing to a purchase.
The rules differ between England and Wales, so this guide focuses on the key principles buyers should understand and highlights where the legislation differs.
How Does Residential Park Home Ownership Work?
A residential park home is a type of mobile home intended to be occupied as the owner’s only or main residence on a protected residential site. The arrangement is different from buying a conventional property because the homeowner generally owns the home but not the land beneath it.
The site owner owns the land and grants the homeowner the right to station the park home on a particular pitch. In return, the homeowner normally pays a regular pitch fee. The written agreement sets out the terms of this arrangement, including rights, responsibilities, charges and rules.
For a privately owned site in England, the park must have the appropriate site licence, while the relevant planning permission must allow residential use. GOV.UK specifically warns that a person could be required to leave if they live on a site without planning permission for residential use.
Residential park homes are commonly built to the relevant British Standard for residential caravans, including BS 3632. The standard relates to the construction of the home, however, it does not by itself determine whether a particular park can be used for permanent residential occupation. Planning permission, site licensing, and the terms of the agreement remain important.
Owning the Home but Not the Land
The distinction between the home and the land is one of the most important things to understand when buying a residential park home.
You own the park home, while the park owner owns the land. Your pitch agreement gives you the right to keep your home on the allocated pitch, subject to the terms of the agreement and the law.
The pitch fee is therefore not simply rent for the home. It is the fee associated with occupying the pitch on the residential park. GOV.UK describes the pitch fee as payment to the park owner for renting the land on which the park home sits.
Residential Parks Versus Holiday Parks
It is also important not to confuse residential park homes with holiday lodges or static caravans situated on holiday parks.
A residential park needs the appropriate planning permission and site licensing arrangements for permanent residential occupation. A holiday park may have different permissions and restrictions, even if it is open for much of the year.
If you are looking for a home to live in permanently, always establish that the particular park is authorised for residential occupation before making a commitment.
Understanding Your Residential Park Home Agreement
Your written agreement is one of the most important documents you will receive when buying a residential park home.
It sets out the terms under which you can keep and occupy your home on its pitch, as well as the charges, services and obligations that apply. GOV.UK explains that the written agreement sets out minimum legal rights and obligations, alongside rules, charges and services.
What Is a Written Statement or Pitch Agreement?
The terminology can vary depending on the circumstances and whether you are buying in England or Wales, but the purpose is broadly to establish the contractual relationship between the homeowner and site owner.
The agreement should make clear matters such as the pitch, pitch fee and relevant terms governing occupation. You should also be provided with the applicable site rules.
For buyers in England, GOV.UK guidance states that the written statement should be provided before the contract is entered into, normally giving the prospective buyer 28 days to review it. The buyer can agree in writing to receive it less than 28 days before completion, but the site owner cannot require them to waive that period.
Implied and Express Terms
Park home agreements contain both express and implied terms.
Express terms are the specific terms included in your agreement with the site owner. Implied terms are terms that apply because they are provided for by legislation.
In England, statutory implied terms form part of park-home pitch agreements covered by the Mobile Homes Act 1983. Government guidance confirms that these legal terms apply whether or not they are physically written into the agreement and cannot simply be excluded or waived.
This is important because an agreement cannot simply remove statutory rights by inserting a conflicting clause.
Reviewing the Agreement Before Committing
Take time to read the written statement, pitch agreement and site rules carefully. If anything is unclear, ask questions before signing.
It can also be sensible to obtain independent professional advice, particularly if you are unsure about the legal effect of any provision or about your responsibilities as a homeowner.
The government recommends obtaining independent professional advice where appropriate, rather than relying solely on advice from the site owner.
Your Rights as a Residential Park Homeowner
Residential park home legislation provides important protections for homeowners. The exact rights and procedures depend on whether the park is in England or Wales.
Your Right to Occupy the Home
For a protected residential site, the agreement provides the homeowner with the right to station the park home on the pitch and occupy it as their only or main residence, subject to the terms of the agreement and relevant legislation.
Homeowners also have a right to quiet enjoyment of their home and pitch, subject to the circumstances and rights of entry set out in the applicable legislation.
Protection Against the Agreement Being Ended Unfairly
The site owner cannot simply decide to end a protected residential park-home agreement without following the applicable legal process.
In England, statutory provisions set out circumstances in which an agreement can be terminated and generally involve the appropriate court or tribunal process. For example, where an occupier has breached an agreement, the legislation provides for notice to remedy the breach and judicial consideration before termination in the circumstances covered by the legislation.
This is one reason why understanding your agreement and your legal rights is so important.
Selling or Gifting Your Park Home
Park homeowners generally have the right to sell their home, subject to the statutory process and applicable site rules.
In England, the park owner can receive a commission of up to 10% of the sale price when a park home is sold. The seller must also provide the required information and complete the relevant process for transferring the pitch agreement.
The resale process and commission arrangements should therefore be understood before you buy, rather than only when you eventually decide to sell.
Your Responsibilities as a Park Homeowner
Ownership also comes with responsibilities. These will be set out in the agreement and can include both financial obligations and responsibilities for maintaining your home and pitch.
Paying Pitch Fees and Other Charges
Your regular costs may include the pitch fee, utilities, council tax, insurance and other charges that apply under your particular agreement.
Pitch fees can be reviewed under the statutory process. In England, the park owner can propose a change once a year and must give the required written notice. If the parties cannot agree, the matter can be referred to the appropriate tribunal.
Utilities such as gas, electricity and water may be charged separately, depending on how services are supplied and the terms of the agreement.
Before buying, it is worth looking at the total cost of ownership rather than focusing solely on the purchase price of the home.
Maintaining Your Home and Following the Park Rules
Homeowners are generally responsible for keeping their park home in a sound state of repair and maintaining the outside of the home and pitch in a clean and tidy condition.
For example, the statutory implied terms in England place responsibility on the occupier for the home’s condition and for maintaining the outside of the home and pitch, including fences and outbuildings belonging to or enjoyed with the home.
The precise division of responsibilities should always be checked against your agreement.
Depending on the individual park, site rules may cover matters such as minimum age requirements, pets, parking, commercial vehicles, noise, external alterations, fences, sheds and other additions. They may also set out expectations around the appearance and maintenance of individual pitches and the use of the home as a main residence.
Make sure you receive and read the rules for the particular park you are considering.
The Park Owner’s Responsibilities
The site owner also has responsibilities towards residents.
These can include matters relating to the park’s infrastructure, communal areas, services, boundaries and other aspects of the site that are not the homeowner’s responsibility.
In England, statutory terms include obligations relating to matters such as the provision of information about the pitch and base, certain services and charges, consultation about improvements and the maintenance of parts of the site that fall within the owner’s responsibility.
The exact division of responsibility will depend on the agreement, the park and the applicable legislation. If you are unsure who is responsible for a particular repair or service, check the agreement and speak to the park management team.
What Should You Check Before Buying a Residential Park Home?
Buying a park home is an exciting step, but taking time to check the practical details can give you much greater confidence in your decision.
Check the Site Licence and Planning Permission
First, establish that the park is suitable for permanent residential occupation.
Ask to see evidence of the relevant site licence and confirm that the planning position allows residential use. GOV.UK advises buyers to check that the site has the relevant planning permission for residential use.
Do not assume that because a park is open all year, it is automatically a residential park.
Read the Pitch Agreement and Site Rules
Before committing, make sure you understand the written documentation.
Check that:
- The home and pitch are correctly identified.
- The duration and terms of the agreement are clear.
- The current pitch fee is stated.
- The pitch-fee review process is explained.
- Other charges are clearly identified.
- Maintenance responsibilities are understood.
- Age, pet, parking and alteration restrictions are acceptable.
- The site rules match what you have been told during the buying process.
GOV.UK’s buying guidance specifically recommends checking the written statement, pitch agreement and site rules before agreeing to purchase.
Understand the Complete Cost
Look beyond the purchase price.
Consider the pitch fee, utilities, council tax, insurance, maintenance and any other ongoing charges. You should also understand what happens when you eventually sell the home, including any applicable resale commission.
Having a clear picture of these costs from the beginning can help you decide whether a particular park home is right for your budget and lifestyle.
Check the Home’s Condition and Warranty
If you are buying a new park home, look carefully at the specification and understand exactly what is included.
Consider the manufacturer and model, fixtures and furnishings, appliances, construction standard, manufacturer’s warranty and any separate arrangements covering the base, installation or siting work.
It is also useful to understand how defects are reported and who you should contact if something needs attention.
For a previously occupied park home, consider arranging an independent survey with someone familiar with park-home construction. GOV.UK also recommends considering a survey or checking any available warranty when buying a park home.
Visit the Park and Ask Questions
A brochure and website can only tell you so much.
Visit the park and take time to look at the surrounding area, communal spaces, roads, landscaping and general condition. Consider visiting at different times of day if possible.
You may also find it useful to speak to existing residents about their experience of living there.
Do Park Home Rights Differ Between England and Wales?
Yes. Park-home legislation differs between England and Wales, so it is important to check the rules that apply to the park you are considering.
Residential Park Homes in England
In England, residential park homes are principally governed by the Mobile Homes Act 1983, as amended.
GOV.UK provides guidance covering residents’ rights and obligations, pitch fees, buying and selling a park home, site licensing and other aspects of park-home living.
Residential Park Homes in Wales
In Wales, the Mobile Homes (Wales) Act 2013 provides the legislative framework for regulated mobile-home sites, including agreements, site licensing and protections for residents.
Welsh Government guidance also provides information for people buying, selling or living in a park home, including guidance on mobile-home agreements, site rules and pitch fees.
Welsh Government park-home guidance
The Welsh Government’s buying and selling guidance explains that buyers should receive the relevant information and documentation before completing the purchase, including the written statement, site rules and details of applicable charges.
Questions to Ask Before Reserving a Park Home
Before reserving a home, it is worth having a straightforward conversation with the park owner or developer.
Ask:
- Is the park licensed for permanent residential use?
- What planning permission applies?
- What is the current pitch fee?
- How is the pitch fee reviewed?
- What other charges apply?
- What are the age, pet and parking rules?
- Who is responsible for maintaining the home, pitch and communal areas?
- What warranty is included?
- What happens if I sell the home in the future?
- When will I receive the written statement and site rules?
- Are there any planned changes or developments at the park?
Don’t be afraid to ask questions. A reputable park operator should be happy to explain the practical arrangements and provide the relevant information you need to make an informed decision.
Speak to EKOS Homes Before Reserving a Home
Choosing a residential park home is about more than finding a home you love. It is about finding the right park, understanding the agreement and feeling confident about how the community will work for you over the long term.
At EKOS Homes, our team can help you understand the homes and residential parks available, explain the practical aspects of the purchase and answer questions about pitch fees, site rules and the buying process.
If you are considering a move, take the time to ask questions, review the paperwork carefully and make sure you understand both your rights and your responsibilities before you reserve.
Ready to explore residential park home living? Speak to the team at EKOS Homes to find out more about available homes, individual park arrangements and the next steps towards your move.