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:

https://housing.az.gov/programs/office-of-manufactured-housing/mobile-home-landlord-tenant-act-relocation-fund

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

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