HARRISBURG, Pa. – Pennsylvania lawmakers have reignited efforts to protect affordable homeownership for vulnerable populations. Bills related to mobile home lot rent regulation have been introduced and are currently under discussion in both the House and Senate. Notably, a bill passed by the House has moved to the Senate with bipartisan support, and unlike similar bills that failed in the past, it is expected to have a higher chance of passing.
House Bill 1250: Limiting Rent Increases and Enhancing Consumer Protection
House Bill 1250, recently passed by the House with an overwhelming 144-59 vote (including 42 Republican votes), has been referred to the Senate Urban Affairs and Housing Committee. This bill aims to rectify shortcomings of similar legislation that failed in previous sessions by focusing on balancing the rights of homeowners and property owners.
Democratic State Representative Liz Hanbidge (Blue Bell district), the bill's sponsor, stated in a press release that "manufactured housing is an affordable and stable housing option in an increasingly unaffordable housing market," emphasizing that her bill is not just about policy but about "dignity." She pointed out that many residents are experiencing "price gouging," being forced to choose between paying lot rent and essential necessities like medicine and groceries. Residents own their homes but not the land, requiring them to pay land rent. Rep. Hanbidge stated that her bill would protect these residents from financial exploitation.
HB 1250 ties lot rent increases to the Consumer Price Index (CPI). It also includes provisions allowing for rent increases due to special operating costs or repairs through a public process. Additional consumer protections outlined in the bill include mandatory disclosure of fees, allowing resident associations and group meetings, and slightly extending notice periods.
Ahead of the final House vote, Republican State Representative Dan Moul (Gettysburg district) notably supported the bill. Despite owning a manufactured home community in Adams County, he stated, "I figured I was supposed to be on the other side of this issue, but I’m not that guy." He added, "I have a lot of senior citizens in my park living on Social Security. It is the job of us legislators to protect people who need help, not private equity firms with unlimited amounts of money to exploit our most vulnerable citizens and run them out of their homes." His support further strengthened the bill's bipartisan backing.
Senate Discussions and Outlook: "Mom-and-Pop" Operations vs. Private Equity
Bob Besecker, founder of the Coalition of Manufactured Home Communities of Pennsylvania, credited the group's efforts for the bill's progress. Besecker told 'The Center Square' that their member communities have grown to 89, and their Facebook page, 'PA Manufactured Housing Issues,' has over 750 members.
Their efforts have now shifted to the Senate Urban Affairs and Housing Committee. In the last session, similar legislation failed to even receive a hearing in this committee, but this time, there is cautious optimism that the bill's bipartisan support could increase its chances of passage.
Besecker emphasized that their activism is primarily against private equity firms, not against "mom-and-pop" small operations like Rep. Moul's community. He argued that large private equity firms have a flaw in one of the four pillars of business: ethical responsibility. While current law (Act 261) does not restrict land rent increases, making their actions legal, he criticized, "What they’re doing is never ethical to the residents of the manufactured home communities of Pennsylvania."
Companion Senate Bills: Enhancing Tenant Rights and Providing Community Purchase Opportunities
Companion legislation recently introduced by Democratic State Senator Judith Schwank (Reading district) has also been referred to the Senate Urban Affairs and Housing Committee.
Senate Bill 745 mandates annual rent increases tied to the Consumer Price Index (CPI) and allows for higher increases for legitimate reasons such as repairs or operating costs. This mirrors the rent increase limitations in HB 1250.
Senate Bill 746 requires owners to provide residents with 90 days' prior notice if they intend to sell or close a community, and it provides residents with the opportunity to purchase the community. This would serve as a crucial safeguard for residents seeking to maintain their communities.
Senator Schwank acknowledged that manufactured home community owners have property rights and the right to a reasonable return on their investment. However, she emphasized the state's important role in balancing these rights while affirming homeowners' rights.
Besecker stated that the coalition would not give up. They have identified senators on the committee who represent districts with more than 20 manufactured home communities, and residents in those districts will actively voice their concerns to these lawmakers.
Best Philadelphia Suburbs (Data provided by Niche.com)
The following is a list of the best Philadelphia suburbs, ranked by Stacker based on Niche.com's ratings. This information is not directly related to the main article but provides additional context on the broader housing landscape in Pennsylvania.
Berwyn, PA
Population: 3,700
Median Home Value: $654,400
Median Rent: $1,610
Overall Niche Grade: A+
Buckingham Township, PA
Population: 20,820
Median Home Value: $644,300
Median Rent: $1,475
Overall Niche Grade: A+
Spring House, PA
Population: 4,840
Median Home Value: $620,300
Median Rent: $2,450
Overall Niche Grade: A+
Plymouth Meeting, PA
Population: 6,756
Median Home Value: $449,600
Median Rent: $1,803
Overall Niche Grade: A+
Narberth, PA
Population: 4,478
Median Home Value: $620,300
Median Rent: $1,738
Overall Niche Grade: A+
Radnor Township, PA
Population: 33,260
Median Home Value: $762,400
Median Rent: $1,795
Overall Niche Grade: A+
Charlestown Township, PA
Population: 6,093
Median Home Value: $719,200
Median Rent: $2,098
Overall Niche Grade: A+
Haverford Township, PA
Population: 50,375
Median Home Value: $413,000
Median Rent: $1,584
Overall Niche Grade: A+
West Conshohocken, PA
Population: 1,516
Median Home Value: $391,100
Median Rent: $1,875
Overall Niche Grade: A+
Blue Bell, PA
Population: 6,428
Median Home Value: $532,600
Median Rent: $2,813
Overall Niche Grade: A+
East Whiteland Township, PA
Population: 14,143
Median Home Value: $562,600
Median Rent: $1,862
Overall Niche Grade: A+
Exton, PA
Population: 6,272
Median Home Value: $535,100
Median Rent: $1,943
Overall Niche Grade: A+
King of Prussia, PA
Population: 24,423
Median Home Value: $375,700
Median Rent: $1,854
Overall Niche Grade: A+
East Marlborough Township, PA
Population: 7,432
Median Home Value: $537,700
Median Rent: $896
Overall Niche Grade: A+
Upper Uwchlan Township, PA
Population: 12,474
Median Home Value: $561,600
Median Rent: $2,994
Overall Niche Grade: A+
Paoli, PA
Population: 6,121
Median Home Value: $445,300
Median Rent: $1,803
Overall Niche Grade: A+
Nether Providence Township, PA
Population: 14,432
Median Home Value: $400,300
Median Rent: $1,663
Overall Niche Grade: A+
Jenkintown, PA
Population: 4,703
Median Home Value: $331,600
Median Rent: $1,288
Overall Niche Grade: A+
Conshohocken, PA
Population: 9,182
Median Home Value: $381,100
Median Rent: $1,892
Overall Niche Grade: A+
Rose Valley, PA
Population: 1,187
Median Home Value: $679,700
Median Rent: $3,250
Overall Niche Grade: A+
Devon, PA
Population: 1,890
Median Home Value: $655,700
Median Rent: $2,177
Overall Niche Grade: A+
Swarthmore, PA
Population: 6,507
Median Home Value: $504,900
Median Rent: $1,376
Overall Niche Grade: A+
Penn Wynne, PA
Population: 6,127
Median Home Value: $465,300
Median Rent: $1,838
Overall Niche Grade: A+
Ardmore, PA
Population: 14,075
Median Home Value: $424,100
Median Rent: $1,615
Overall Niche Grade: A+
Chesterbrook, PA
Population: 5,428
Median Home Value: $406,200
Median Rent: $2,554
Overall Niche Grade: A+
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