Buying a park home is a big life changing decision, especially if you plan to live in it full-time.
With an increasing number of people in the UK downsizing or retiring into residential parks, it’s more important than ever to understand what you're signing up for. Unlike traditional property purchases, park home living involves unique legal agreements, ongoing pitch fees, and community-based rules.
Why asking the right questions matters
Asking the right questions early on cannot only help to protect your investment, but ensures the park aligns with your personal needs and expectation, saving you from costly misunderstandings or disappointment down the line.
Questions to ask before you buy a park home
Can I live in the park home all year round?
Not all parks are residential. Some are holiday parks with seasonal restrictions. If you’re looking for a permanent residence, confirm the park is licensed for full-time occupation.
Is the park a licensed residential park?
A licensed residential park will have planning permission and a site license to allow permanent residency. This is vital for your security as a park homeowner, as an unlicensed park may leave you without legal protection. You can always check with the local council, if required.
Can I see the written agreement?
Under the Mobile Homes Act 1983, the park must give you a written agreement. This should outline your rights and responsibilities including:
- Pitch fee details
- Utility charges
- Terms of sale or gifting
- Maintenance responsibilities
What are the park rules and can I have a copy?
Each park will have its own set of rules. Ask for a copy and read them carefully. Make sure you’re happy to live by them.
Can I meet the park owners or management?
Good communication with the park owner or manager is essential as you’ll be dealing with them for years. Arrange a meeting to see how approachable and transparent they are. Are they clear about fees, rules, and future plans?
What are the energy supply arrangements?
This should be outlined in in the written agreement, but it can still be helpful to get a clear explanation of how utilities are supplied and billed. Some parks resell gas and electricity, which can be more expensive than making your own arrangements.
Some key points for consideration are:
Metering and billing – Ask whether electricity, gas and water are individually metered for your home or if they’re estimated or shared. Individually metered services tend to be more transparent, allowing you to track your actual usage and costs. Make sure you're clear on how you'll receive your bills and whether they're issued monthly, quarterly or annually.
Standing charges – These are fixed daily or monthly fees added to your utility bills, regardless of how much you use. Find out what standing charges apply, how much they are, and whether they’re in line with what you might expect from standard domestic utility providers.
How often readings are taken – Some parks take readings monthly, while others may only do it once or twice a year. Less frequent readings can make it harder to budget or challenge incorrect bills. Clarify how and when readings are taken, and whether you’ll have access to your own meter for regular checks.
What security measures are in place at the park?
A secure park can offer peace of mind, especially for older residents. Ask about:
- Gated entrances
- CCTV systems
- On-site warden presence
- Emergency procedures
What are the age restrictions for residents?
Many parks cater to people aged 55 and over, and some have a minimum age limit of 50. Make sure the age rules suit your situation. Also, if you have grandchildren, it may be worth checking if they are allowed to stay overnight or during holidays.
Are pets allowed on the park?
Park rules vary widely. Some parks welcome pets, others restrict certain breeds or the number of animals. Ask for the park’s pet policy in writing.
What are the pitch fees and what do they cover?
Pitch fees (also known as ground rent) are regular payments you make to the park owner for the right to keep your home on their land. These are typically charged monthly or annually and can vary significantly depending on the park's location, facilities, and services offered.
Pitch fees usually contribute to the upkeep and running of the park, which may include:
Park maintenance – General upkeep of communal areas, including landscaping, green spaces, and shared amenities.
Road upkeep – Repairs and maintenance of internal roadways, pathways, and signage within the park.
Street lighting – Installation and maintenance of lighting throughout the park to ensure safe movement at night.
Waste and drainage – Management of waste collection, recycling services, and maintenance of drainage or sewer systems.
It's essential to ask how often the pitch fees are reviewed and by how much they typically increase, year on year. Under the Mobile Homes Act 1983, full details of your pitch fees, including what they cover, how they're calculated, and the process for any increases should be clearly outlined in your written agreement. Always review this document carefully and seek clarification if anything is unclear to you.
What’s the policy on selling my park home?
Although you own your park home outright, the land it sits on belongs to the park owner. This means that while you can sell or gift your home, the process isn’t quite as straightforward as selling a traditional bricks-and-mortar property.
There are specific rules under the Mobile Homes Act 1983 that govern how and when you can sell. So, it’s important to understand the park’s policy on resales, as well as your own rights.
Some key questions to ask include:
Can I sell to anyone? – In most cases, yes. However, if the park has age restrictions (e.g., over 50s only), your buyer will need to meet those conditions.
Does the park need to approve the buyer? – While the park owner cannot prevent a sale without good reason, they are entitled to be informed and may need to meet or approve the incoming resident.
Is commission payable to the park? – Yes. By law, park owners are entitled to receive up to 10% of the sale price when you sell your home. This commission applies whether the sale is handled privately or through an agent.
You should also check:
- Whether the buyer must enter into a new pitch agreement or continue your existing one
- How utility accounts and fees are handled during the sale process
- Any paperwork or transfer forms required by the park
These details should all be clearly explained in your written agreement, but don’t be afraid to ask for clarification or seek legal advice so you know what’s what.
Are there any planned developments or changes to the park?
Future plans for the park could affect your day-to-day living and even the resale value of your home. It’s important to know what’s on the horizon so you’re not caught off guard.
Ask questions like:
Are new homes being added? – More homes could mean more neighbours, traffic, or changes to the layout and feel of the park.
Are roads, drainage, or utilities likely to be upgraded? – While improvements can be positive, they may also cause temporary disruption or affect your pitch fees.
Will there be any changes to park rules or fees? – Planned updates could affect pet policies, age restrictions, or result in higher costs down the line.
A transparent park owner should be upfront about future plans. You have the right to ask and get honest answers before committing.
Other considerations
Park reputation
A park may look ideal on the surface, but it’s worth digging a little deeper to understand what it’s really like to live there.
Speaking directly with current residents can provide valuable insight into daily life on the park. Ask if they’re happy, how responsive the park management is to issues, and whether there have been any long-running disputes or concerns.
It’s also worth checking independent sources such as:
Google reviews – These can highlight both positive experiences and recurring problems.
Online forums and social media groups – Other Park home owners often share honest, first-hand experiences.
Local news – A quick search may uncover past legal issues, licensing problems, or planning disputes.
A well-run park should have a stable, supportive community and minimal complaints. If you notice repeated negative comments or residents seem reluctant to speak openly, consider it a red flag.
Specialist park home insurance to offer peace of mind
Lifesure’s park home insurance offers cover to protect your park home from everyday risks, as well as unexpected events. With damage cover and emergency assistance, our policy can provide you with added security, to offer peace of mind. It even includes legal expenses cover* as standard!
What does the legal expenses cover include?
Lifesure's legal expenses cover offers up to £50,000 in legal costs and access to a 24/7 legal advice helpline. This support encompasses a range of issues that park homeowners might encounter, such as:
- Disputes with park owners or site management: If disagreements arise over pitch fees, maintenance responsibilities, or park rules, the policy can provide legal assistance to help resolve these matters.
- Consumer contract disputes: Assistance is available for issues related to the purchase of goods or services for your park home.
- Property protection: Coverage includes legal support for trespass or nuisance claims affecting your park home.
- Tax advice: Access to specialist guidance on personal tax matters is available from Monday to Friday, 9 am to 5 pm.
This legal support can help to ensure that you have the necessary resources to address potential legal issues that may arise during your time as a park home owner.
Fill in our online form to get an instant quote or call us on 01480 402 460 and one of our team will be happy to help.
Frequently Asked Questions
Can I live in a park home all year round?
Only if the park is a licensed residential park. Always ask to see the license.
Do I need a written agreement?
Yes. It’s a legal requirement under the Mobile Homes Act 1983.
Are pitch fees regulated?
They must be fair, and any increases must follow a set process. The agreement should explain this.
Can I sell or gift my park home?
Yes, but the park owner may need to approve the buyer and may charge commission.
*Family legal expenses and key cover underwritten by ARAG plc, a cover holder of the insurer, ARAG Allgemeine Versicherungs-AG Branch UK
Disclaimer: The sole purpose of this article is to provide guidance on the issues covered. This article is not intended to give legal advice, and, accordingly, it should not be relied upon. It should not be regarded as a comprehensive statement of the law and/or market practice in this area. We make no claims as to the completeness or accuracy of the information contained herein or in the links which were live at the date of publication. You should not act upon (or should refrain from acting upon) information in this publication without first seeking specific legal and/or specialist advice. Arthur J. Gallagher Insurance Brokers Limited trading as Lifesure accepts no liability for any inaccuracy, omission or mistake in this publication, nor will we be responsible for any loss which may be suffered as a result of any person relying on the information contained herein.
FP819-2025
