How to Sell a Park Home in the UK: The 2026 Seller's Guide

By Lisa Hayes · 17 August 2026

You can sell your park home to whoever you want, and on most parks you no longer need the site owner's permission to do it. The catch is money: the buyer must pay the site owner commission of up to 10% of the price, so you receive 90% of whatever figure you agree. Follow the statutory forms in the right order and a park home sale can complete in weeks rather than the months a bricks-and-mortar sale takes.

This is the guide I wish existed when park home owners started ringing me. Most of the advice online is written either by site operators who profit from the commission, or by house-buying companies who will not actually buy a park home. So here is the honest version: how the law works, what the paperwork is, what your home is really worth, and what to do if your site owner starts making the sale difficult.

What are you actually selling?

This is the part that trips people up, and it explains almost everything else in this guide.

When you own a park home, you own the home itself. You do not own the ground it stands on. You rent that pitch from the site owner under a written statement, sometimes called the pitch agreement, and the Mobile Homes Act 1983 (as amended) implies a set of legally binding terms into that agreement whether the site owner likes them or not. Those implied terms cover how the pitch fee can be raised, how the agreement ends, and precisely how you are allowed to sell.

So a park home sale is not a property transaction in the way a house sale is. There is no title to transfer at the Land Registry. There is no exchange of contracts, no completion statement, no chain of buyers stacked above and below you. What you are doing is selling a chattel and assigning your pitch agreement to the person who buys it.

That is the good news. It is also the reason your buyer cannot get an ordinary mortgage, because there is no land for a lender to take security over. Specialist finance exists but it is thin on the ground and expensive. In practice, nearly every park home buyer is a cash buyer, usually someone who has just sold a house and is downsizing. If you have already read our guide to cash house buyers, the dynamic will feel familiar: a smaller pool of buyers, but the ones you do find can move quickly and rarely fall through for lending reasons.

One more thing worth knowing. Not every home on a park is protected. If the site has planning permission for holiday use only, or a condition restricting occupation to, say, 11 months of the year, it is usually not a "relevant protected site" and the Mobile Homes Act protections do not apply in the same way. Check your written statement and, if you are unsure, check the site licence held by your local council under the Caravan Sites and Control of Development Act 1960. Selling a holiday lodge is a different job with different rules.

The 10% commission: who pays it and what it does to your price

Site owners are entitled to commission of up to 10% of the sale price. That has been the maximum rate since 1983, when it was reduced from 15%.

Here is the bit that is routinely explained wrong. You do not pay the commission. The buyer does. On the agreed date the buyer pays you 90% of the price, and separately pays the remaining 10% to the site owner. That distinction matters legally, because the obligation sits with the buyer, but it makes no difference at all to your bank balance. Price your home at £150,000 and you are getting £135,000.

The official justification is that what changes hands is a blend of two things: the value of the home, and the value of sitting on that particular park. Site owners argue the commission funds reinvestment in roads, drainage and communal areas without pushing pitch fees up. Residents' groups argue it is an outdated charge that traps people in homes they cannot afford to leave, because moving costs you a tenth of your equity before you have paid a penny towards your next home.

My view, for what it is worth: the commission is not going away quickly, and the worst thing you can do is delay a sale you need to make while waiting for a rule change. Plan around the 10%. Do not budget around a reform that has been "under consideration" since 2018.

Do you need the site owner's permission to sell?

Almost certainly not, and this is the single biggest improvement the Mobile Homes Act 2013 delivered.

If you became the occupier of your park home after 26 May 2013 in England, or after 1 October 2014 in Wales, you can sell to any buyer you choose, provided that buyer agrees to abide by the site rules. The site owner has no veto. They do not get to interview your buyer. They do not get to "approve" anybody.

If you became the occupier before those dates, the older regime still applies to you. You and your buyer must serve a notice of proposed sale on the site owner. The site owner can object, but only on narrow grounds, such as the buyer breaching an age restriction on an over-55s park, or falling foul of a genuine site rule about pets or vehicles.

And the objection route is tightly time-limited. To block the sale, the site owner must do two things within 21 days of the date you served your notice: apply to the tribunal for a refusal order, and tell you in writing that they have done so. If you have not received that written notice inside 21 days, the application is not valid. Say so, in writing, and carry on.

The four forms that make a park home sale legal

The procedure is set out in regulations, and if you skip a step the sale can be challenged later. Four forms do all the work in England and Wales. Get them free from GOV.UK or the Welsh Government site. Never pay a site office for a copy.

The buyer's information form is the heart of it. It sets out the agreed sale price, the commission payable to the site owner, the current pitch fee, the site owner's details, the site rules, any other charges such as utilities or maintenance, and the council tax band. Alongside it you must hand over a copy of your written statement, the site rules, details of any utility bills that are due, and any survey of the home carried out in the last 12 months.

Then comes the timing rule almost everyone gets wrong.

The 28-day rule that quietly sets your timetable

You must give the buyer the completed buyer's information form and supporting documents at least 28 days before the sale date. Not 28 days before you start marketing. Not 28 days after you shake hands. Twenty-eight days before the day money changes hands.

So the practical sequence is: find your buyer, agree the price, immediately complete and hand over the buyer's information form, then set your completion date a minimum of four weeks later. If you leave the form until the week before, you have just added a month to your sale, and you will spend that month explaining to an anxious buyer why nothing is happening.

Fill that form in the day you accept an offer. It is the highest-leverage half hour in the whole process.

How the money actually moves

On the agreed date the buyer pays you 90% of the sale price. You then both complete the assignment form, which confirms the purchase price, the commission due, the pitch fee, and your forwarding address for future correspondence. Put a real forwarding address on it. Sellers who leave it blank are the ones still chasing a final utility reconciliation six months later.

After that, the responsibility shifts to the buyer. They must send the site owner a notice of assignment within 7 days of the pitch agreement being transferred, which also asks the site owner for bank details. The buyer then pays the commission within 7 days of receiving those details.

You are not the collection agent for the site owner's 10%. If the site owner starts chasing you for it after completion, point them at the buyer and at the regulations.

How long does it take to sell a park home?

The legal machinery is quick. A park home sale has no chain, no mortgage offer to wait for, no searches and no exchange of contracts. Once you have a committed buyer, the 28-day disclosure period is usually the longest single element, and the paperwork after payment runs on 7-day clocks.

Finding the buyer is the slow part. Park homes sell to a narrow, specific audience: cash buyers, usually over 55, often over 65, frequently downsizing out of a house they must sell first. That last point is the hidden chain. Your buyer may not need a mortgage, but if they need to sell a semi in Hampshire before they can pay you, you are exposed to exactly the same risks any other seller faces. Ask early and directly: where is the money coming from, and is it sitting in an account today?

• 159,000people living in mobile homes in England (2021)
• 1,832mobile home sites in England
• 80%of park home residents aged over 65
• 10%maximum commission on every sale

What is my park home actually worth?

Forget the online valuation tools. Zoopla and Rightmove estimates are built on Land Registry sold prices, and your park home has never appeared on the Land Registry. If you have read our guide on how much your house is worth, everything in it about comparable evidence still applies, but the comparables have to come from somewhere else entirely.

Three things drive the price of a park home:

• The park, not the home. A well-run park with a good reputation, sensible pitch fees and a settled community carries a premium. A park with a difficult owner, rising fees or a poor local reputation drags every home on it down, however smart yours is inside.
• The age and construction of the unit. Park homes generally depreciate. A twin-unit built to BS 3632 residential specification in the last decade holds value far better than a 1980s single unit with original windows. Homes that have been re-roofed, re-clad or re-insulated command real premiums, because buyers know what those jobs cost.
• The pitch fee and running costs. Buyers price these in. A high pitch fee, or a park where electricity is resold by the site owner at an unclear rate, reduces what someone will pay for the home sitting on it.

Get two or three appraisals from estate agents who genuinely specialise in park homes, not the local high street branch who will guess. Look at what has actually sold on your park and neighbouring parks in the last year. And be sceptical of any valuation offered by the site owner themselves, for reasons we come to below. A free valuation is only useful if the person giving it has no interest in the answer.

Should you sell to the site owner?

Some site owners will offer to buy your home directly. That can be a clean, fast exit. It can also be the worst deal you will ever be offered. It depends entirely on the operator.

If you go this route, do one thing first: find out independently what your home would fetch if you sold it yourself. Speak to specialist agents. Look at asking prices on comparable parks. Only then decide whether the certainty is worth the discount. The principle is the same one we set out in our guide to what percentage of market value cash buyers pay: a discount can be entirely rational if you understand its size and you are buying speed with it. It is only a bad deal when you cannot see the number.

Sale blocking: how to spot it and what to do

Sale blocking is where a site owner obstructs your sale, hoping you will give up and sell to them cheaply, so they can resell at a profit. It is illegal. It also still happens.

In November 2025 the government-funded Park Homes Advice Service published an insight report into sale blocking. Its findings were blunt: despite stronger legal protections, sale blocking and associated harassment persist on some parks; the impact on owners' wellbeing and financial security is significant, particularly given that most park home owners are older and on modest incomes; local authorities have the power to act but no duty to act, and some do not intervene; and the burden of gathering evidence and pushing a complaint falls on the very residents least able to carry it.

Know the signs:

• Silence. Emails and letters ignored, notices left unanswered past their deadlines.
• Misleading your buyers. Telling viewers the home is unsafe, that there are structural problems, or that they would not qualify to live there.
• Inventing site rules. Claiming a buyer breaches rules on age, pets or vehicles when they plainly do not.
• Diverting your buyers. Steering people who came to see your home towards a new home from the park's own sales office.
• Intimidation. Pressure or harassment directed at you or at prospective buyers.
• A low offer with a deadline attached. Usually arriving just after one of the above.

What to do about it: write everything down, with dates. Keep every email. Ask for anything said in person to be confirmed in writing, which alone stops a good deal of it. Report the conduct to your local council, which holds enforcement powers over site licensing and harassment. Get free, independent advice from the government-funded Leasehold Advisory Service, which runs a dedicated park homes service. And where the dispute is about your rights under the agreement, the First-tier Tribunal (Property Chamber) in England is the forum that decides it, not the site owner.

Do not fight this alone and do not fight it verbally. Paper wins these arguments.

Selling an inherited park home

Park homes pass differently from houses, and families are often caught out. Where a family member was living in the home, they may have a right to remain, which changes the picture entirely. Where nobody was living there, the home still sits on a pitch accruing fees while the estate is sorted out, and an empty park home deteriorates faster than an empty house.

The practical advice: establish who holds the pitch agreement and on what terms before you list anything, notify the site owner in writing early, keep the pitch fee paid to avoid arrears becoming a bargaining chip, and get the home insured as unoccupied. Then run the same sale process set out above. Our guide to selling an inherited property covers the estate side, though the probate and Land Registry steps in it do not apply to the home itself.

Wales, Scotland and Northern Ireland

Housing is devolved, so the detail changes at the border.

Wales broadly mirrors England, with the permission-free date being 1 October 2014 and its own set of forms from the Welsh Government. In June 2018 Welsh ministers announced the commission rate would fall by one percentage point a year to a maximum of 5%. A judicial review was brought in January 2019, the reduction was shelved, and further evidence-gathering was postponed for the rest of that Senedd term. The rate in Wales today is still 10%.

Scotland consulted on the commission in 2011 and decided to keep it at 10%, and in 2019 confirmed it had no plans to revisit the rate.

Northern Ireland operates under its own framework. If your home is there, take advice specific to the jurisdiction rather than assuming the England and Wales forms apply.

Is the 10% commission about to change?

There is more movement on this than at any point in the last decade, but no change yet.

Research commissioned from the University of Liverpool and Sheffield Hallam University reported in June 2022. It stopped short of recommending a cut, concluding the maximum commission should not be reduced without financial support for smaller parks, and calling for further work to clarify the rationale for the charge in the first place. On 5 March 2026 the government published a call for evidence asking exactly that question: why is commission paid, how is the rate determined, and what role does it play in the sector's business model. It closed on 29 May 2026. On 28 April 2026 the Commons held a backbench debate on government support for park home owners, led by James Naish MP.

Separately, the Mobile Homes (Pitch Fees) Act 2023 switched the pitch fee review index from RPI to the lower CPI, and site owners must now pass a "fit and proper person" test to manage a site. Both were real wins. Neither touches the 10%.

So: if you are watching this closely because reform would materially change your plans, keep watching. If you need to move for health, money or family reasons, do not put your life on hold for a consultation.

The mistakes I see most often

1. Pricing off the gross figure. Sellers agree a price, then discover at completion that 10% of it was never theirs. Do the subtraction on day one.
2. Leaving the buyer's information form until the end. It resets your timetable by 28 days. Complete it the moment you accept an offer.
3. Assuming permission is needed. Owners who bought after May 2013 routinely ask a site owner for approval they do not require, and hand over leverage they did not have to give.
4. Accepting the first offer from the site office. Sometimes it is fair. You will never know unless you check independently.
5. Not checking whether the buyer is truly cash. "No mortgage needed" is not the same as "money available this month".
6. Handling everything by phone. If a dispute develops, and on some parks it will, verbal assurances are worth nothing.
7. Using a solicitor who has never done one. A park home sale is not conveyancing. Ask directly how many they have handled in the last year.

If you need to move quickly

Park home sales that stall usually stall for one of three reasons: the price is set against the wrong comparables, the buyer pool has been narrowed further by an age restriction or pet rule, or the site owner is making life difficult. Each has a different fix, and none of them is "wait and hope".

If the underlying problem is that you need out fast, be honest with yourself about which lever you are pulling. You can hold the price and accept a longer wait, or you can trade price for certainty. That trade-off is the same one facing every seller who needs to sell a house fast, and the same arithmetic on carrying costs applies here as in our breakdown of the costs of selling. Every extra month is another pitch fee, another set of bills and another month of insurance on a home you have already left in your head.

One important caveat, and I would rather say it plainly: most national quick-sale firms and house buying companies do not buy park homes. Their models are built on freehold and leasehold titles they can register and resell. If a company tells you it will buy your park home, ask precisely how the assignment will work, who serves the notice of assignment, and who pays the site owner's commission. If the answers are vague, walk away. You will usually do better with a specialist park home agent and a genuine private buyer, and there is more on judging buyers properly across our seller guides.

If you are weighing up a park home sale against selling a house elsewhere in the same move, or you are simply not sure which route gives you the best net figure, it costs nothing to compare your options and see what offers are actually available before you commit to anything. Look at the numbers side by side, take your time, and pick the one that leaves you with the most in your pocket and the least in your head.