Florida Mobile Home Park Law Resources

Reviewed by Jason Hamilton Mikes, JD, MBA · September 23, 2026 · Florida Statutes as of July 1, 2026

Florida mobile home communities are governed by Chapter 723, Florida Statutes (the Florida Mobile Home Act), which regulates the relationship between the owner of a mobile home park and the homeowners who own their homes but rent the lots beneath them. The chapter applies to parks in which ten or more lots are offered for rent, and it is administered by the Division of Florida Condominiums, Timeshares, and Mobile Homes.

The Florida Mobile Home Community Law Center provides practical educational information for park owners and operators, homeowners' committees, homeowners' associations, and the managers and professionals who serve them. Resident-owned communities organized as cooperatives, condominiums, or homeowners associations are governed by Chapters 719, 718, or 720 and should consult those sections of the Knowledge Center as well.

Published Guides

All 25 published guides that apply to Florida mobile home communities, grouped by topic. A guide that addresses more than one kind of association appears in every section it applies to; the “Applies to” line on each card shows which.

Start Here: Fundamentals

What Chapter 723 Governs

Which communities the Florida Mobile Home Act reaches, the 10-lot and 26-lot thresholds, the exclusions, and where resident-owned communities are governed instead.

Mobile home communities

Jason Hamilton Mikes · September 25, 2026

Prospectus Requirements

Filing and delivery of the park prospectus, Division review, the two separate 15-day voidability rules, required contents, and what the document authorizes later.

Mobile home communities

Jason Hamilton Mikes · September 25, 2026

Lot Rental Agreements

Required terms and the one-year minimum, how the lease reads against the prospectus and rules, the three mid-term increase exceptions, assumption, and common drafting errors.

Mobile home communities

Jason Hamilton Mikes · September 25, 2026

Governance and Board Operations

Homeowners' Committees and Meetings

The committee of five, forming an association on two-thirds consent, what it may and may not do, and the 45-day right to purchase the park.

Mobile home communities

Jason Hamilton Mikes · September 25, 2026

Assessments, Collections and Liens

Lot Rental Increase Procedure

The 90-day notice, the 60-day committee meeting, comparable-park disclosure, pass-through charges, and the market rent test for an unreasonable increase.

Mobile home communities

Jason Hamilton Mikes · September 25, 2026

Rules, Enforcement and Owner Conduct

Park Rules and Enforcement

How park rules are adopted and changed under section 723.037, what makes a rule reasonable, and the notice and cure sequence enforcement requires.

Mobile home communities

Jason Hamilton Mikes · September 25, 2026

Replacement Homes and Lot Improvements

Why the prospectus decides what a park may require on a replacement home or an improvement, plus siting, tie-down and permitting standards.

Mobile home communities

Jason Hamilton Mikes · September 25, 2026

Occupancy and Resident Approval

The park owner's approval right over a purchaser, what screening rules may require, guest and occupancy limits, and the fair housing and credit reporting limits.

Mobile home communities

Jason Hamilton Mikes · September 25, 2026

Insurance, Hurricane and Disaster Recovery

Hurricane Recovery for Mobile Home Communities

Storm recovery in a Chapter 723 community: who repairs what, destroyed and abandoned homes, whether rent keeps running, and the same-density rebuild rule.

Mobile home communities

Jason Hamilton Mikes · September 25, 2026

Restoration Contracts After a Hurricane

What Florida boards must check before signing post-storm roofing and restoration contracts: license, insurance, no AOB, no advance payments and lien releases.

Condominiums
HOAs
Cooperatives
Mobile home communities

Jason Hamilton Mikes · September 23, 2026

Disputes, Mediation and Litigation

Chapter 723 Mediation

Who may petition and when, the Division's role, selecting the mediator, the $250 fee, confidentiality, and what happens after a failed mediation.

Mobile home communities

Jason Hamilton Mikes · September 25, 2026

Evictions Under Chapter 723

The five exclusive grounds for eviction from a mobile home lot, the notice each one requires, the court process, and the defects that sink a case.

Mobile home communities

Jason Hamilton Mikes · September 25, 2026

Change of Use and Relocation

How a Florida park closure works: the six-month notice, the residents' purchase window, relocation and abandonment payments, and who pays whom.

Mobile home communities

Jason Hamilton Mikes · September 25, 2026

The Prospectus and the Rental Agreement

The prospectus is the foundation of a mobile home park's legal relationship with its residents. A park with 26 or more lots must file a prospectus with the Division and deliver the approved prospectus to each homeowner before entering into an enforceable rental agreement; once the prospectus is delivered, the rental agreement is voidable by the homeowner for 15 days. The prospectus discloses the park owner's representations about the community: the lot rental amount and the factors that may increase it, pass-through charges, services and utilities, the park rules, and the owner's plans for the property. Because the prospectus and the rental agreement define what the park owner may charge and change, both documents deserve careful drafting when the park is developed and careful reading whenever a dispute arises.

Lot Rental Increases, Rule Changes, and Mediation

Section 723.037 sets the procedure that produces most Chapter 723 disputes. A park owner must give each affected homeowner and the board of the homeowners' association, if one exists, at least 90 days' written notice before any increase in the lot rental amount, reduction in services or utilities, or change in rules and regulations. A homeowners' committee of up to five members may request a meeting with the park owner, which must occur no later than 60 days before the change takes effect, to discuss the reasons for the change. If a majority of the affected homeowners consider a rental increase unreasonable, they may petition the Division for mediation within 30 days after the last scheduled meeting, and disputes that survive mediation proceed to court. Each step has a deadline, and a missed deadline on either side changes the outcome.

Homeowners' Associations Under Chapter 723

Homeowners in a park may incorporate a homeowners' association under sections 723.075 through 723.079 and give the park owner notice of its formation. Once formed, the association may represent the homeowners in the committee meetings and mediation described above, and it holds the statutory right to purchase the park when the owner offers it for sale. Chapter 723 associations are not Chapter 720 homeowners associations: they do not levy assessments secured by liens or enforce recorded covenants, and their powers come from Chapter 723 and their own bylaws.

Evictions, Change of Use, and Relocation

A park owner may terminate a tenancy and evict only on the grounds section 723.061 lists, following the notice procedures the statute prescribes. A change in the use of the land that displaces homeowners requires extended notice and triggers the relocation payments administered by the Florida Mobile Home Relocation Corporation. These matters are heavily procedural and are the ones most often litigated.

Mobile Home Community Topics

Need Advice About a Mobile Home Community Matter?

Educational materials cannot account for a particular prospectus, rental agreement, or set of facts. Contact Hamilton Mikes before acting on a lot rental increase, rule change, eviction, sale, redevelopment, or recovery decision.

Contact

About this page. This page is published by Hamilton Mikes, P.A. for general educational purposes. It is not legal advice, it is not a legal opinion, and it is not a substitute for advice from a lawyer who has reviewed your association's governing documents and the facts of your situation. Reading it, downloading it, or corresponding with the firm about it does not create an attorney-client relationship. No such relationship arises until the firm and the client have signed a written engagement agreement. Please do not send confidential or time-sensitive information to the firm until a conflicts check has been completed and an engagement is confirmed in writing; information sent before that point may not be treated as privileged.

Scope and currency. This article addresses Florida law as applied to Florida community associations, and the firm is licensed to practice in Florida only. Nothing here should be taken as a statement of the law of any other jurisdiction. Florida's community association statutes have been amended in every regular session since 2021, and subsection numbering has moved more than once in that period. Each page states the edition of the Florida Statutes it was written against. The law may have changed after that date, an appellate court may have construed a provision differently, and an administrative rule or a local ordinance may impose requirements this page does not address.

Your governing documents control. Much of what governs a Florida association is not in the statutes at all. Declarations, articles of incorporation, bylaws, rules, plats and recorded amendments differ from community to community, and on many questions they set the rule while the statute sets only a floor or a default. A procedure that is correct in one association may be a breach of the documents in the association next door. No general page can tell you which is which for your community.

Why general information is not advice. Legal questions are resolved by applying the law to particular facts as a judge, jury, arbitrator or hearing officer finds them. An outcome that appears clear in the abstract frequently turns on the documents, the chronology, the board's own prior conduct, and the procedural posture, none of which a general page can anticipate. A lawyer supplies what information cannot: the judgment to identify which facts matter, the experience to know how a court or the Division is likely to treat them, the ability to choose among the courses of action actually available, and the advocacy to carry the association's position through negotiation, hearing or trial.

The standard of care, and the protection the statute attaches to counsel. A director of a Florida community association is held to the standard in section 617.0830, Florida Statutes: to act in good faith, in a manner the director reasonably believes to be in the best interests of the corporation, and to discharge the duties of the office with the care an ordinary prudent person in a like position would reasonably believe appropriate under similar circumstances. That standard is measured against the decision the board actually faced, on the record actually before it. The same statute supplies the protection that goes with the duty. Under section 617.0830(4) and (5)(b), a director who has no knowledge making reliance unwarranted is entitled to rely on information, opinions, reports and statements prepared or presented by legal counsel retained by the association as to matters the director reasonably believes are within counsel's professional competence. The Legislature has written the prudent course into the statute. A board that obtains advice on its own documents and its own facts, and acts on that advice, is standing on ground the statute expressly protects. Nothing on this website confers that protection. General information, however carefully prepared, is not advice on your declaration, your amendments, your board's history or your dispute, and a director who relies on it in place of counsel forgoes a statutory protection that was available for the asking.

Personal exposure is real. Service on an association board is usually uncompensated, but volunteer status is not itself immunity. Under section 617.0834, Florida Statutes, a director or an officer is not personally liable in monetary damages for a statement, vote, decision, or failure to act in that role unless two things are both true: the director or officer breached or failed to perform the duties of the office, and that breach was a violation of the criminal law, a transaction from which the director or officer derived an improper personal benefit, conscious disregard or willful misconduct in a proceeding brought by or in the right of the corporation, or recklessness or bad faith in a proceeding brought by anyone else. That protection turns on how the director acted, not on whether the director was paid. Chapters 718, 719 and 720 add consequences of their own, including removal from office, civil penalties assessed against the individual for certain willful and knowing violations, and in defined circumstances criminal liability. Whether any of that reaches a particular director depends entirely on the facts and on the director's conduct. The practical point is narrower and more useful: the decisions that generate this exposure — levying an assessment, enforcing a covenant, denying a transfer, withholding a record, entering a unit, terminating a contract, signing for construction work — are precisely the decisions on which general information is least adequate, and on which counsel costs least relative to what is at stake.

No guarantee; prior results. The firm makes no representation or warranty that the information on this page is complete, current or applicable to any particular matter, and disclaims liability to any person for any action taken or not taken in reliance on it. Any description of prior results does not guarantee or predict a similar outcome in any other matter; every case turns on its own facts, documents and record.

Do not act on this page alone. If your association faces a decision of consequence, obtain advice from a Florida-licensed attorney who has read your governing documents and the relevant record before the board votes, signs, sends or forecloses. Hamilton Mikes, P.A. represents community associations throughout Southwest Florida and can be reached at 239-594-7227.

Florida Mobile Home Community Law Center

Published Guides

Start Here: Fundamentals

Governance and Board Operations

Assessments, Collections and Liens

Rules, Enforcement and Owner Conduct

Insurance, Hurricane and Disaster Recovery

Disputes, Mediation and Litigation

The Prospectus and the Rental Agreement

Lot Rental Increases, Rule Changes, and Mediation

Homeowners' Associations Under Chapter 723

Evictions, Change of Use, and Relocation

Mobile Home Community Topics

Related Resources

Need Advice About a Mobile Home Community Matter?

Speak with a Florida community association attorney