A park home is a type of mobile home that you live in all year round, on a licensed residential site. It’s a detached single-storey home that’s made in a factory, and then installed on the site. They’re usually for retirement living, and may be seen as affordable and easy to manage.
They’re usually made from a timber frame on a steel base, with a brick skirting around the base. Legally they’re defined as caravans. Although they must be transportable, they’re not often moved once they’ve been installed on a site.
An example of what typical park homes may look like
A park home:
- must be capable of being moved in one or two pieces, either on wheels or by transporting it on a vehicle
- must be no more than 20 metres (65 feet) long, 6.8 metres (22 feet) wide, and 3.05 metres (10 feet) from floor to ceiling
Park homes must be built to meet a standard called BS 3632, which means they must be structurally sound, energy-efficient, and suitable for living in all year round.
Park homes versus traditional homes
In law, a park home is treated differently from a freehold or leasehold property such as a house, bungalow or flat. This means that:
- you will own the park home but not the land it stands on (you will have a licence to occupy the pitch)
- you cannot get a mortgage to buy a park home
- you do not need to follow the standard conveyancing process when buying a park home, and they’re not registered with the Land Registry
A park home is usually cheaper to buy than a traditional home.
You’ll pay a pitch fee to the site owner, for keeping your home on the site.
What is a park home site?
A park home site is land with planning permission for use as a residential caravan site. Sites can be privately owned or owned by a local authority.
Residential park home sites are sometimes called “protected sites”. This means there are certain legal protections for residents under the Mobile Homes Act 1983.
Most park home sites are retirement communities, with age restrictions, such as 50 years and over. They’re often in rural or seaside locations. They may have site rules that cover things like parking arrangements and whether pets are allowed.
Residential park home sites versus holiday sites
Mobile home sites can have planning permission for either residential use (park homes) or holiday use (holiday homes). Some sites are mixed, containing both residential and holiday homes.
Important
If you’re buying a park home to live in permanently, it’s very important to make sure the site you choose has planning permission and a licence for residential use. If you buy a mobile home on a holiday site you’ll have fewer rights and you will not be able to use it as your main or only home.
| Park home on residential site | Mobile home on holiday park |
|---|---|
| The site will have planning permission and a site licence for residential use | The site will have planning permission and a site licence for holiday use |
| Site is a "protected site" under the mobile homes legislation | Site is not a “protected site” – you have fewer rights |
| You can live in the park home all year round | You can only live in the mobile home for part of the year – how long you can stay depends on the site licence |
| You must use the park home as your only or main home | You cannot use the mobile home as your only or main home – you must have another address |
| You cannot rent out the park home to someone else | You may be able to rent out your mobile home with the site owner’s consent |
| You have the right to keep your park home on the site indefinitely (or as long as the site owner’s legal interest or the site’s planning permission lasts) | You’ll usually be offered an agreement for a fixed length, such as 10 or 25 years |
| The site owner can only end the agreement by applying to the court or tribunal, on certain limited grounds | The site owner can ask you to leave at the end of your rental agreement |
| There are rules about how much your pitch fee can increase | Costs depend on the contract you agree |
| You pay council tax | Exempt from council tax |
| Home must be built to BS3632 standards, designed for permanent year-round use | Holiday homes can be built to EN1647 standards – a lower standard for temporary use |
| Site may be a retirement community with age restrictions | Site is for holiday use and may have extra holiday facilities |
Find out more
Find out about things to consider if you’re thinking of buying a park home.
- Last updated:
- 16 June 2026
- Next review:
- 16 June 2028
Related content
How park home ownership works and finding a home to buy
Advice guideThe process for buying a park home from the site owner or from an existing owner
Advice guideHow to check the main terms of a park home pitch agreement
Advice guide