New law protects manufactured home owners

Leased-land homeowners in Delaware will soon benefit from stronger protections with the passage of Senate Bill 56, thanks to the combined efforts of homeowners, advocates and dedicated community partners statewide.

As an associate broker with Keller Williams Realty Delaware Beaches and an advisor to the Delaware Manufactured Home Owners’ Association, I was honored to contribute to this effort and provide testimony during both the House and Senate committee hearings.

Testifying at the House hearing and then again at the Senate hearing were my first experiences speaking before elected officials, and it was an opportunity to help highlight the real-life impact of outdated land-lease laws. The strong support from so many representatives and senators – and the bill’s passage through both chambers – was incredibly rewarding for everyone who worked so hard on SB 56 to protect leased-land homeowners.

SB 56, which now awaits the governor’s signature, brings important updates to longstanding challenges in land-lease transactions, including:

• Right of first refusal: Community owners must now pay 10% above a buyer’s offer and act within seven days of receiving the seller’s notice of sale if they wish to purchase the house
• Two-step notice procedure: Sellers must now give their landlord a notice of intent to sell before listing, and a notice of sales agreement once under contract. These notices can be delivered by mail, in person or by email, eliminating outdated delivery restrictions
• Protections for heirs: Leases and lot rents may now transfer to heirs, who will have one year to decide whether to keep or sell the home. If they choose to keep it, they may be required to pass a criminal background check if one wasn’t done before the original tenant’s death
• Optional lease transfer buyout: Community owners may offer to buy out a tenant’s right to transfer, but homeowners should carefully consider the long-term impact of selling that right.

My advocacy began after seeing both tenants and experienced agents struggle with Delaware’s complex land-lease laws. I’ve seen people threatened with lease termination over small technicalities – like using UPS or email instead of USPS to send a notice of intent to sell. In another situation, a long-term occupant was asked to complete a full application after his mother passed away, putting his right to stay in the only home he’d ever known – for more than 40 years – at risk.

Frustrated by injustices like these, I connected with DMHOA, a dedicated organization that tirelessly advocates for the rights and protections of manufactured home owners across Delaware. Working alongside them has been incredibly rewarding and has deepened my understanding of the law, making me a stronger, more informed agent. It’s been a privilege working with them to help ensure that no one loses their home or equity over a technicality. SB 56 brings much-needed clarity and protection for tenants.

I’ve had the privilege of helping more than 800 families and individuals buy and sell homes of all types – from leased land to new construction and everything in between. I also serve on Keller Williams’ Leadership Council and Regional Associate Leadership Council, was a subcommittee member on the governor’s affordable housing task force, and support housing policy work through the Sussex County Association of Realtors. I’m an active member of the Delaware Association of Realtors and the National Association of Realtors.

I believe that good agents advocate, educate and stand up for people when it matters most. My goal is always to help clients make confident, informed decisions based on their unique circumstances. I dig into the details so clients have the information they need to move forward with peace of mind. What drives me most is being a trusted source of support, information and guidance – and making sure people feel heard and protected.

Homeowners in land-lease communities are encouraged to go to DMHOA.org for more information. I also encourage all leased-land tenants to join their HOA (often only $20 to $25 per year) or contact DMHOA for help getting one started. Resident-run HOAs are essential for supporting tenants and addressing community concerns.

Disclaimer: The Delaware Manufactured Home Owners’ Association provides advocacy and education for manufactured homeowners but does not endorse any individual real estate agents or companies.