Everything You Need to Know Before Buying, Living In, or Managing a Park Home
Park homes across the UK offer an affordable, peaceful, and community-driven lifestyle—especially for retirees or people seeking a simpler way of living. However, the world of park homes is often surrounded by confusion: legislation changes, unfair site practices, pitch fee increases, sale-blocking issues, and unclear rights for residents.
At PHHPA.org (Park Home & Holiday Park Association), our mission is to protect, educate, and empower both park home residents and prospective buyers. This guide breaks down everything you need to know—written in a clear, friendly, and fully updated manner for 2025.
What Is a Park Home?
A park home is a detached, bungalow-style home built to British Standard BS 3632 and located on a private residential park. These homes are not the same as caravans or holiday lodges, though they share some visual similarities.
Park Homes vs. Caravans – Key Differences
| Feature | Park Home | Caravan/Holiday Home |
|---|---|---|
| Built to BS 3632 residential standard | ✔ Yes | ✖ No |
| Can be lived in all year | ✔ Yes | ✖ Usually not |
| Usually for residents 45–50+ | ✔ Yes | ✖ Not required |
| Belongs to you? | ✔ Yes | ✔ Yes |
| Land ownership? | ✖ No (you lease the pitch) | ✖ No |
| Protected by Mobile Homes Act | ✔ Yes (in most cases) | ✖ No |
Who Are Park Homes Best For?
Park homes appeal to:
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Retirees wanting low-maintenance living
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People downsizing after selling a larger house
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Individuals seeking a close-knit community
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Those who want countryside or coastal living at lower cost
Most residential parks in the UK have a minimum age of 45 or 50, creating peaceful, adult-only environments.
How Much Do Park Homes Cost in 2025?
Park homes remain far more affordable than traditional brick-and-mortar houses.
Average Costs
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New park home: £120,000 – £350,000
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Pre-owned park home: £70,000 – £200,000
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Annual pitch fees: £2,000 – £4,500 depending on location
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Utilities: Usually charged separately by the park
What Affects Price?
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The region (South England is highest)
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Park quality & amenities
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Age & size of the home
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Whether plot has upgrades (garden, decking, parking)
Your Rights Under the Mobile Homes Act
Most residential park homes fall under the Mobile Homes Act 1983, which gives residents strong protection.
Key Legal Rights Include:
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Protection from unfair eviction
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Written agreement with park owner
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Rules for pitch fee reviews
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Clear rights when selling your home
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Rules preventing harassment or sale-blocking
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The right to quiet enjoyment of your home
The law was strengthened by the Mobile Homes Act 2013, which cracked down on sale interference and improved transparency.
Common Problems Park Home Residents Face
Even with legal protections, many residents experience frustration. PHHPA receives thousands of concerns every year.
Most Common Issues:
1. Unfair Pitch Fee Increases
Some park owners attempt to raise fees well above inflation.
2. Sale Blocking
Residents may find that park owners discourage or delay sales.
3. Poor Maintenance of the Park
This affects safety, aesthetics, and overall quality of life.
4. Overcharging for Utilities
Charging more than the legal resale price of electricity or gas is prohibited.
5. Harassment or Intimidation
Unfortunately, some owners use pressure tactics to force residents to sell cheaply.
PHHPA exists to protect residents from these issues, offering guidance, mediation, and support.
How to Buy a Park Home Safely
Buying a park home is not the same as buying a traditional property. Here’s how to do it safely.
1. Check Whether the Park Is Fully Residential
A residential park must have a 12-month licence issued by the local authority.
If the site has a holiday licence, you cannot live there permanently.
2. Ask for a Written Statement
This legally outlines:
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Your rights
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Pitch fees
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Park rules
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Termination conditions
3. Inspect the Home Carefully
Look for:
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Damp
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Roof issues
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Chassis condition
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Plumbing & electrics
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Insulation level
4. Verify Utility Billing Rules
Ensure the park follows:
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OFGEM resale rules
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Water resale price regulations
5. Understand the Sale Process
Park owners no longer take 10% commission upfront—commission applies only at resale, not when you purchase.
Benefits of Living in a Park Home
1. Lower Cost of Living
Cheaper purchase prices and fewer household expenses.
2. Quiet, Community Lifestyle
Many parks cater to over-50s, creating peaceful, neighborly environments.
3. Modern Luxury Designs
Today’s park homes feature:
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Open-plan living
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High insulation
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Walk-in wardrobes
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Integrated kitchens
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Vaulted ceilings
4. Low Maintenance
Smaller gardens and simpler structure reduce ongoing upkeep.
5. Beautiful Locations
Parks are often situated near countryside, beaches, or scenic areas.
Park Home Maintenance Tips
To keep a park home in good condition:
Annual Checks:
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Roof sealing
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Chassis rust treatment
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Boiler service
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Exterior wall coating
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Ventilation systems
Maintenance Costs:
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Exterior re-coating every 3–5 years
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Decking repairs as needed
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Plumbing/electrical upkeep
Well-maintained homes retain value and attract buyers more easily.
The Future of Park Homes in the UK
Park homes continue to rise in popularity—especially due to rising housing prices. Predictions for 2025–2030 include:
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More eco-friendly park home designs
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Stricter regulations to protect residents
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Better park licensing enforcement
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Modern parks expanding across the UK
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Greater demand from retirees
PHHPA advocates for ongoing legal reforms to protect this essential housing sector.
Frequently Asked Questions (FAQs)
Are park homes a good investment?
They do not typically increase in value like traditional houses, but they offer affordable, quality living with lower long-term costs.
Can you live in a park home all year?
Yes — only on a fully residential licensed park.
Do you own the land a park home sits on?
No. You own the home, not the land. You pay pitch fees to the park owner.
What happens if the park is sold to new owners?
Your legal agreement remains valid and fully enforceable under the Mobile Homes Act.
Do park homes come with council tax?
Yes, most park homes fall under Band A, the lowest council tax bracket.
Are pets allowed on residential parks?
Rules vary by park, but many allow pets with some restrictions.
Can the park owner force me to sell?
No. Harassment or sale-blocking is illegal.
Final Thoughts
Park homes provide an affordable, peaceful lifestyle—especially for retirees or people who want a simpler life. But the industry comes with challenges: legal misunderstandings, unregulated behaviour, unfair pitch fees, and complex sale processes.
PHHPA.org is here to empower residents, protect rights, and improve the park home community across the UK.
