Active Resort Properties Management Group, LLC Copyright 2024
Manufactured Home Buyer’s Guide & Resource Advisory
Arizona Land-Lease Communities
This Buyer’s Guide & Resource Advisory is provided to help prospective buyers understand important considerations when purchasing a mobile or manufactured home in an Arizona land-lease community and to provide access to official resources and important information.
Manufactured/Mobile Home Buyer’s Guide & Resource Advisory
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Manufactured/Mobile Home Buyers Guide
Plain-Language Overview for Arizona Land-Lease Communities
Updated: July 2, 2026
This advisory is provided to help buyers understand some of the important things to research before purchasing a mobile or manufactured home in an Arizona land-lease community.
Buying a manufactured home in a land-lease community is different from buying traditional real estate. In many cases, the buyer purchases the home but does not own the land underneath it. The buyer becomes a resident of the community and pays monthly lot rent to the community owner or management company.
This advisory is for general informational purposes only. It is not legal, financial, tax, lending, insurance, inspection, or construction advice.
Buyer Responsibility
Buyer understands that mobile home brokers and salespersons are not licensed or qualified to perform inspections, legal review, financial review, tax review, insurance review, community approval review, or full due diligence on the home, lot, community, or surrounding area.
Buyer is encouraged to consult with qualified professionals, including inspectors, lenders, insurance agents, tax professionals, attorneys, contractors, pest companies, and community management before purchasing.
Buyer is responsible for investigating all matters that are important to Buyer before completing the purchase.
1. Home Inspections
A professional home inspection is strongly recommended before purchasing.
Manufactured homes can vary greatly in condition. Buyer should consider hiring an inspector who has experience inspecting mobile/manufactured homes.
Broker is not qualified to determine the condition, safety, or fitness of the home.
Items Buyer may wish to have inspected include:
- Roof
- HVAC system
- Plumbing
- Water heater
- Electrical
- Windows
- Flooring and subfloor
- Signs of leaks or moisture
- Additions or Arizona rooms
- Crawl space or sub-area
- Foundation/support system
- Safety concerns
- Air quality/mold inspections
- Sewer scope
2. Sub-Area, Crawl Space, and Home Installation
Manufactured homes may be installed above ground, ground-set, or partially ground-set.
Some homes have crawl spaces under the home. Some ground-set homes have a deeper sub-area below grade. These areas may contain plumbing, support systems, vapor barrier, insulation, and other important components.
Buyer should inspect or have a qualified professional inspect the crawl space or sub-area if these items are important to Buyer.
Potential areas of concern include:
- Plumbing leaks
- Damaged or missing insulation
- Damaged vapor barrier
- Moisture issues
- Pest activity
- Termites
- Foundation/support concerns
- Retaining wall or soil movement issues
- Unsafe or limited access
3. Community Approval and Community Documents
In a land-lease community, the buyer must usually be approved by the community before completing the purchase.
Community approval may include review of:
- Credit score
- Income
- Background
- Rental history
- Pets
- Occupancy requirements
- Age restrictions, if applicable
- Number of vehicles
- Community rules
Buyer should contact community management directly to obtain and review community documents before purchasing.
Buyer should not assume they will be approved by a community until written approval has been received.
Important documents and information may include:
- Application for residency
- Approval criteria
- Rental agreement or lease
- Statement of policy
- Lot rent amount
- Rent increase history
- Utility information
- Pet rules
- Parking rules
- Guest rules
- Requirements for improvements or alterations
4. Lot Rent and Utility Costs
In most land-lease communities, the buyer owns the home but pays monthly rent for the lot.
Lot rent can change over time and often increases. Buyer should verify the current lot rent and ask community management about rent increase history.
Buyer should also verify which utilities are included and which utilities are paid separately, including:
- Water
- Sewer
- Trash
- Electric
- Gas
- Cable
- Internet
- Other community charges or fees
5. Pest and Termite Inspections
Termites and pests are common in Arizona.
Buyer should consider obtaining a termite inspection and pest inspection before purchasing.
Buyer should not rely on Broker to determine whether pests or termites are present.
Potential pests and wildlife may include:
- Subterranean termites
- Ants
- Roaches
- Scorpions
- Spiders
- Rodents
- Snakes
- Coyotes
- Rabbits
- Pigeons
- Other insects, animals, or organisms
6. Older Homes and Pre-HUD Mobile Homes
Homes built on or before June 15, 1976 are generally considered pre-HUD mobile homes and were not built under the later federal manufactured home construction and safety standards.
Older homes may have different construction, safety, financing, insurance, resale, repair, and placement considerations.
Buyer should research pre-HUD homes carefully before making an offer if the age of the home is important to Buyer.
7. Hazardous Materials
Depending on the age and construction of the home, certain materials may be present, including asbestos, formaldehyde, lead-based paint, or other materials.
Homes built before 1978 may contain lead-based paint.
Buyer should obtain specialized inspections or testing if hazardous materials are a concern.
8. Insurance and Supplemental Coverage
Buyer should investigate homeowner’s insurance before purchasing.
If Buyer is financing the home, the lender will usually require insurance.
Buyer should also ask whether supplemental fire, ambulance, or other coverage is needed or recommended for the community if located in a County Island.
Buyer should verify insurance availability, cost, and coverage before closing.
9. Sewer, Septic, Water, and Gas Lines
Buyer should investigate utility connections and responsibilities before purchasing.
Buyer should ask community management what the resident is responsible for maintaining or repairing, including:
- Sewer connection
- Septic or alternative systems
- Water supply lines
- Water pressure
- Water risers and valves
- Gas meters
- Gas lines
- Possible gas leaks
- Responsibility for repairs or maintenance
10. Internet, Cable, Satellite, and Phone Service
Buyer should verify service availability before purchasing if internet, cable, satellite, or phone service is important.
Buyer should contact service providers directly to confirm availability, speed, cost, and installation requirements.
11. Improvements, Permits, and Community Approval
Buyer should investigate whether improvements or alterations have been properly approved or permitted.
Most communities require approval before a resident makes changes to the home or lot. Some work may also require permits from the city, county, or state.
Buyer should verify these matters before purchasing if they are important to Buyer.
This may include:
- Arizona rooms
- Decks
- Porches
- Sheds
- Carports
- Patios
- Room additions
- Electrical work
- Plumbing work
- Structural changes
12. Ownership and Title Transfer
Mobile and manufactured homes on leased land are typically transferred through a title process, not a traditional real estate deed.
Ownership transfer may be handled through the Arizona Department of Transportation / Motor Vehicle Division or an authorized third-party title service.
Buyer is responsible for verifying title, ownership, liens, taxes, and transfer requirements before completing the purchase.
13. Property Taxes
Manufactured homes on leased land may have personal property taxes assessed by the county.
Buyer should verify whether any taxes are owed and confirm that the county has the correct owner and mailing address after purchase.
Buyer should also verify how taxes will be prorated between buyer and seller, if applicable.
14. Crime, Noise, Nuisances, and Surrounding Area
Buyer is responsible for researching the community and surrounding area.
Buyer should not rely on verbal statements from Broker, Seller, or community management as a substitute for Buyer’s own research.
Buyer may wish to investigate:
- Crime statistics
- Noise
- Traffic
- Nearby businesses
- Odors
- Lighting
- Train or airport noise
- Neighboring properties
- Community atmosphere
- Other conditions that may affect Buyer’s enjoyment of the home
15. Legal Differences Between Manufactured Home Transactions and Real Estate
A home-only transaction in a land-lease community is different from a traditional real estate purchase.
Buyer should understand the differences between:
- Buying a home with land
- Buying only the manufactured home
- Leasing the lot from a community
- Becoming a resident under community rules
- Being subject to landlord/tenant laws and community documents
Buyer is encouraged to seek legal advice if they have questions about their rights, responsibilities, or protections.
16. Buyer’s Final Acknowledgment
By signing the Manufactured Home Buyer Advisory, Buyer acknowledges that:
- Buyer has received the advisory.
- Buyer understands that the advisory is for general information only.
- Buyer understands that Broker is not providing legal, financial, tax, insurance, inspection, construction, or lending advice.
- Buyer is responsible for conducting their own due diligence.
- Buyer is encouraged to consult qualified professionals before purchasing.
- Buyer understands that community approval is separate from the purchase of the home.
- Buyer understands that lot rent, community rules, and community requirements are important parts of the decision.
- Buyer accepts responsibility for researching all matters that are important to Buyer before completing the purchase.
Note: This plain-language advisory is intended as a simplified buyer education document.
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Buyer Resources
The following official resources are provided to assist buyers with their independent research and due diligence.
[Place the Arizona Department of Housing contact information, Mobile Home Parks Residential Landlord and Tenant Act, Long-Term Rental Space Act, and other official resource links here.]
Official Arizona Resources & Contact Information
Buyers are strongly encouraged to review the laws, regulations, community documents, and other official information that may apply to their particular home and community.
Arizona Department of Housing — Office of Manufactured Housing
The Arizona Department of Housing, Office of Manufactured Housing, provides information and resources relating to manufactured housing in Arizona.
Arizona Department of Housing
1110 W. Washington St., Suite 280
Phoenix, AZ 85007
Phone: 
602-771-1000
TTY: 711 Relay Service
Office of Manufactured Housing:
https://housing.az.gov/programs/office-of-manufactured-housing
Arizona Mobile Home Parks Residential Landlord and Tenant Act
Buyers purchasing a mobile or manufactured home located on a rented space in a mobile home park are encouraged to review the Arizona Mobile Home Parks Residential Landlord and Tenant Act and the Arizona Department of Housing’s summary of the Act.
Arizona Department of Housing — Mobile Home Landlord & Tenant Act Information:
Full Arizona Mobile Home Parks Residential Landlord and Tenant Act:
https://housing.az.gov/resources/mobile-home-residential-landlord-and-tenant-act
Summary of the Mobile Home Parks Residential Landlord and Tenant Act:
https://housing.az.gov/resources/summary-mobile-home-parks-residential-landlord-and-tenant-act-0
Arizona Recreational Vehicle Long Term Rental Space Act
Park models and recreational vehicles may be subject to different laws than mobile and manufactured homes. Buyers considering a park model or recreational vehicle located on a long-term rented space should review the Arizona Recreational Vehicle Long Term Rental Space Act to determine whether it may apply to their situation.
Arizona Department of Housing — Arizona Recreational Vehicle Long Term Rental Space Act:
https://housing.az.gov/resources/arizona-recreation-vehicle-long-term-rental-space-act
Important Reminder
The laws that apply to a particular transaction may depend on the type of home, how the home is titled or classified, the type of community, and the nature of the rental arrangement.
Buyers should not assume that the same laws apply to every mobile home, manufactured home, park model, recreational vehicle, or land-lease community.
Buyers are encouraged to review the applicable laws and community documents and to consult a qualified Arizona attorney if they have questions regarding their legal rights or responsibilities.
Active Resort Properties Management Group, LLC
Arizona Manufactured Home Broker License #8149
License Scope: D8-B
Qualifying Party: Kara Holt