URGENT UPDATE: Pennsylvania Governor Josh Shapiro has called for immediate legislative action to protect seniors and veterans living in manufactured home communities facing skyrocketing rent increases. During his recent budget address, Shapiro highlighted the plight of these residents, many of whom are on fixed incomes and struggling to afford their monthly lot rents, which can soar by as much as 50% in a single year.
The situation is critical; with over 2,200 manufactured home communities across Pennsylvania, residents typically own their homes but do not own the land beneath them. As private equity firms acquire these communities, the financial burden on homeowners has intensified, raising fears of losing their homes altogether. Shapiro’s remarks come as legislation aimed at stabilizing rent increases remains stalled in the state Senate.
The legislation, known as House Bill 1250, sponsored by Rep. Liz Hanbidge, D-Blue Bell, has already passed in the House with a strong bipartisan vote of 144-59. Companion measures in the Senate, Senate Bills 745 and 746, introduced by Sen. Judy Schwank, D-Reading, aim to tie annual rent increases to the consumer price index and enhance consumer protections. Despite the House’s approval, the bills have been languishing in the Senate Urban Affairs and Housing Committee since June 2025.
Advocates like Bob Besecker, founder of the Coalition of Manufactured Home Communities of Pennsylvania, have been vocal about the need for change. Following Shapiro’s address, Besecker confirmed that the governor expressed his support for the legislation, stating he would sign it if it reaches his desk. Besecker founded the coalition after witnessing firsthand the crippling rent hikes affecting his community. “We cannot quit — there are too many people counting on it,” he emphasized.
Current law under Pennsylvania’s Act 261 does not restrict rent increases, allowing private equity firms to exploit the vulnerable situation of residents. The coalition has grown to include 122 member communities from the Delaware River to Lake Erie, advocating for fair treatment and sustainable living conditions.
The emotional toll on residents is significant. Research shared by the coalition shows that for every $100 increase in lot rent, property values drop by approximately $10,000. Many residents have been forced to move in with family or make difficult decisions about their living situations.
Rep. Dan Moul, R-Gettysburg, who owns a manufactured home community, voiced his outrage against the practices of private equity firms. “These white-shirt bastards sitting in their ivory towers are screwing senior citizens,” he said. Moul’s comments underline the urgency for legislative action, emphasizing that unlike traditional renters, manufactured home residents cannot simply relocate if their lot rents become unaffordable.
The coalition’s demographic research reveals that in typical 55-plus communities, 42% of households are male veterans, and 36% are women, many of whom are widows. With the end of the legislative session approaching, advocates are pushing hard for urgent action. If the Senate does not act by the end of the year, the bills will be considered “dead,” forcing advocates to start the legislative process anew.
Social media buzz surrounding the coalition’s efforts showcases the desperation of many residents waiting for relief. Besecker warns, “If the Senate fails to act, the residents lose and private equity firms win.” The stakes are high: for many residents, this legislation is a lifeline to keeping their homes.
As the legislative clock ticks down, advocates and residents alike are calling on the Senate to prioritize this critical issue. The outcome of this legislative session may determine the future for thousands of Pennsylvania homeowners trapped in a cycle of rising rents and diminishing stability.
Stay tuned for updates as this story develops.
