10 Key Considerations When Buying a Park Home (for a Smooth Move)
Buying a park home is an exciting step that can significantly impact your retirement lifestyle. It’s not quite the same as moving into a traditional brick and mortar home. Instead, you’ll be joining unique communities, often situated in peaceful and charming locations, with their own rules, costs, and legal protections.
Unlike a conventional house, where ownership extends to both the land and the property, a residential park home, like those located on a Tingdene Residential Park, gives you ownership of the home itself, while the site owner retains ownership of the land. That distinction shapes everything from fees and contracts to your legal right to live there year round.
Let’s explore 10 key considerations when buying a park home, helping you understand the process from start to finish – and making sure your decision fits your lifestyle, finances, and future plans.
1. Understanding Park Homes and Residential Parks
A park home is a detached, single-storey bungalow built to British Standard BS3632. These homes are designed for permanent living and can be found on licensed residential parks across England and beyond.
There are three main categories:
- Residential park homes: built for permanent, year round living under a residential licence.
- Holiday park homes: used as seasonal retreats, often requiring residents to vacate for a shorter period each year.
- Mobile homes: an older or more basic type of property, sometimes relocatable, usually forming the cheapest category.
When considering a purchase, always confirm the park’s status with the local authority. Only parks with a valid residential licence allow full-time living.
2. How Park Homes Differ from Brick-and-Mortar Houses
The main difference between a park home and a traditional brick and mortar home lies in ownership. When you buy a park home, you own the property itself but not the land beneath it, which belongs to the site owner. This arrangement brings some key implications: the purchase price is usually lower than a standard house, but you’ll need to budget for ongoing pitch fees.
Traditional mortgages aren’t available, so buyers often rely on the sale of an existing home, personal savings, or specialist finance. Instead of freehold deeds, your rights are protected under the Mobile Homes Act and set out in a legally binding Written Statement. And while council tax still applies, most park homes fall into Band A, making bills more affordable than many conventional houses. Though the structure differs from traditional ownership, it provides flexibility, legal protection, and an accessible route to downsizing.
3. The Park Home Lifestyle
One of the greatest appeals of a residential park home is the lifestyle it offers. Many parks are age-restricted, which creates close-knit communities of like-minded residents at a similar stage of life. Tingdene offers over-45s the chance to enjoy a retirement home that’s easier to manage, with low-maintenance private gardens and single-storey layouts designed for comfort. There’s also the reassurance of an active community and sense of belonging, where neighbours look out for each other.
It’s worth noting that every park operates under its own set of park rules, which can cover areas like pets, parking, and exterior changes to your home. Checking these in advance ensures the lifestyle matches your expectations – but for those seeking a welcoming community, less upkeep, and the freedom to enjoy life’s next chapter, park home living offers a truly appealing choice.
4. Choosing the Right Location and Park
Where you live is just as important as the home itself.
Consider:
- Local area: access to shops, healthcare, and leisure facilities.
- Transport links: especially if you don’t own a car. Some sites are rural or seaside, while others are closer to larger cities.
- Natural surroundings: many buyers value the peace of the countryside, tranquillity of the sea or the convenience of being close to the city.
- Community culture: each park has its own atmosphere. We recommend visiting in person so we can offer a tour and you can speak to existing residents.
The park you choose will shape your daily life, so take time to find one that feels right.
5. Financial Considerations
Buying a park home means budgeting carefully for both upfront and ongoing costs.
Purchase Price
A new park home may cost more but will potentially include warranties and modern design. Pre-owned homes can be more affordable but may involve higher maintenance.
Ongoing Costs
- Pitch fees – monthly payments to the site owner (similar to ground rent), typically reviewed annually.
- Council tax – usually Band A, making it more affordable.
- Utilities – can be supplied directly by the utility provider or recharged through the park. Always check which arrangement applies before you move in.
- Maintenance – exterior work every few years and general upkeep.
Always confirm costs in writing before you purchase, and ask to see the pitch fee history.
Equity Release
Some buyers also wonder if equity release is an option. Unlike a traditional brick-and-mortar property, however, most park homes don’t qualify for equity release schemes. If this is something you’re considering, it’s worth seeking independent advice and exploring alternative ways to fund your move, so you can plan with confidence and peace of mind.
6. Legal Protections Under the Mobile Homes Act
The Mobile Homes Act 1983 provides vital safeguards for park home residents, giving you security of tenure so you can remain in your primary residence indefinitely. It regulates pitch fee increases, caps resale commission at 10% payable to the park owner, and protects against unfair treatment by the site owner.
If disputes do arise, you have the right to take matters to the First Tier Tribunal (Property Chamber) for independent resolution, ensuring fair and transparent outcomes.
7. Contracts and Agreements
Before completing a purchase, you must receive a Written Statement at least 28 days in advance. This outlines:
| Document / Detail | What It Covers |
| Park Rules | Day-to-day regulations on pets, parking, exterior changes, and community living. |
| Pitch Fees | Current charges, review process, and how they may change. |
| Rights under the Mobile Homes Act | Legal protections such as security of tenure and resale commission limits. |
| Responsibilities | Obligations of both the buyer and the site owner. |
You should also review the park’s residential licence and confirm with the local authority that it is valid before proceeding.
8. Talking to Current Residents
Before buying, speak to existing residents. They can highlight both positives and factors that could potentially be an issue for you. Questions might include:
- How well does the site owner maintain facilities?
- Are ongoing costs reasonable?
- What’s the atmosphere of the community like?
- How responsive is management to concerns?
9. Inspecting Homes and Avoiding Issues
Whether you’re buying a new park home or a pre-owned property, a thorough inspection is essential. Look closely at the home’s structural condition, energy efficiency, and compliance with BS3632 standards, and check that it meets insurance requirements.
Commissioning an independent survey is strongly recommended, as it can highlight potential problems before you commit to a purchase, giving you confidence and peace of mind.
10. Planning for Your Future
When buying a park home, it’s important to look ahead and consider the future. We’ve highlighted some key questions to ask – along with Tingdene’s answers – so you can plan with confidence.
| Question to Consider | Tingdene’s Response |
| Does the park allow year-round living? | All Tingdene residential parks are licensed for year-round living, so your home can be your primary residence. |
| What happens if you need to sell in the future? | You have the legal right to sell your home, with the Mobile Homes Act protecting your position. Tingdene makes the proposed sale process clear and transparent. |
| Are there any age restrictions that could affect family members? | Our parks have age restrictions, creating communities of like-minded residents. These are always outlined in the park rules so buyers can make informed choices. |
| Will the agreement suit your financial plans for retirement? | Tingdene provides a full Written Statement and clear breakdown of pitch fees, ensuring you can plan your finances with confidence. |
Wrapping Up
The process of buying a park home is different from that of purchasing a traditional house, but for many, it’s the perfect lifestyle shift. From understanding park rules and pitch fees to knowing your rights under the Mobile Homes Act, each step requires thought and preparation. These same considerations apply if you’re looking to secure a retirement property for your parents. With the right information and support, you can join a welcoming community in a beautiful location suited to your lifestyle.
If you’re considering the move, Tingdene Residential Parks has coastal, rural, town, and countryside retirement properties you can visit to find the one that truly feels like home. You can make your decision with confidence, knowing we have your best interests and lifestyle goals in mind. We’re here to help you take the next step – reach out today to start your journey towards a simpler, more affordable way of life.