About Housing Cooperatives
A manufactured housing park cooperative is a group of people
organized for the purpose of owning and operating a park for the
benefit of its members on a not for profit basis. Each member
owns one share or membership interest in the corporation. Like
other types of cooperatives, manufactured housing park co-ops
are democratically managed: one home, one vote. Members
elect a Board of Directors who manage the co-op. The
corporation holds one mortgage on the land for the entire co-op,
collects the "rents," makes the mortgage payments, pays the
property taxes on the land, pays the bills, does the bookkeeping
and maintains the property. The corporation is responsible for
major repairs and upkeep, insurance, replacement of worn out
septic systems, etc.
There are many benefits to living in a cooperative, which include
control of monthly charges ("rents"), lifetime security against
unfair evictions, repairs and improvements done as soon as they
are needed, liability protection (members are not personally
liable for co-op loans), extended services (such as day care,
crime watches, laundry facilities, whatever residents agree to),
and a strong sense of community. Everyone has a say in the way
their park is run, and major decisions are made democratically –the members decide by voting.
Manufactured housing park cooperatives are most successful
when a few specific procedures are followed:
the Board of Directors keeps members informed of all its
actions (through meetings, newsletters, etc.);
the co-op maintains adequate cash reserves for emergencies,
replacements, and repairs;
the Board or Membership has the right to approve new
members and can run credit checks and interview prospective
members to see if they are willing to participate in the co-op;
sub-leasing is restricted to cases of hardship as specified in the
membership equity is limited; and
members participate actively in the co-op.
from Manufactured Housing Park Cooperatives < generally applies to
Sumter, Lake and North Orange Counties >
Welcome to Resident Owned Communities.
If you are looking for a retirement home, a getaway "snowbird nest", or just
want to learn more about this unique and affordable way of living,
then this is a good place to start. If you already live in a "roc",
see how your park compares to others.
The term "resident-owned community" most commonly refers
to a manufactured/mobile home or rv community that is
organized as a not-for-profit co-operative, condominium
association or land subdivision. Most in Florida are age 55+
parks for active seniors, and have recreational amenities such as
clubhouses, pools, gyms and shuffleboard courts. Some have
golf courses or marinas. A big appeal is the social club which
arranges activities for the entertainment of the residents, such as
bingo, dances, pot luck dinners, group exercise, art classes,
computer clubs, bowling leagues, golf tournaments, group
outings and cruises, and many other events.
Unlike the common "land lease" type of arrangement, in a roc
the residents own the land underneath them and common areas,
and enjoy most of the benefits of traditional home ownership,
such as tax benefits and potential for equity growth. New
residents, in most cases, must be approved by committee,
adding to the safety and stability of the community. Most
importantly, as owners, they have greater control of their destiny.
This directory lists hundreds of roc communities, many that
have a website. They represent many, but not all the total
number in Florida. The listings with websites are especially helpful.
Although rocs have many similarities, there are important differences.
There are many variations in their design, ambience,
"personality", share price, rules and policies regarding pets,
motorcycles, occupancy limits, storage of boats and rvs, costs,
fees, and so on. If you are considering a resident-owned
community, the information in these sites is invaluable and will
save you a great deal of time in finding the park that is right for
If you live in a roc that does not yet have a web site, I
encourage you to create one. The financial health and future of
any park is dependent upon strong resales. Thousands of
buyers are searching the internet every day for these special
homes, excited about the prospect of living in a resident-owned
community. They are your potential new neighbors, but they
need to know about you first!
Frequently Asked Questions
Does Chapter 723 apply to my park?
Can I increase lot rental amounts?
Can I charge the mobile home owners the real estate taxes, and/or utility charges?
Does a Mobile Home Park need an HOA?
Can the homeowners challenge a rental increase, reduction in services, rule changes, and/or pass through and pass on charges?
What is a right of first refusal and why is it important?
As a park owner of a 55 plus mobile home park, can I rent lots to individuals who are under 55?
What is a 55 plus mobile home park?
What is a prospectus?
Can I do a change in use?
For what reasons can I evict a homeowner?
What does the DBPR have enforcement authority over?
Where can I find the laws on Chapter 723?
Where are the Administrative Rules for mobile home parks?
Where can I find the 55 plus laws?
If a person deeds the mobile home to the park owner, and a new person moves in, can the park owner give a new prospectus?
The DBPR is also an excellent resource for questions and answers relating to Chapter 723.