What is a park home?
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 are designed to be affordable and easy to manage.
They’re usually made from a timber frame on a steel base, with a brick skirting around the base. 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 meet size restrictions:
- it must be capable of being moved in one or two pieces, either on wheels or by transporting it on a vehicle
- it 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 suitable for living in permanently. For example, they must be well insulated and ventilated.
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 own the park home, but not the land it stands on (the pitch)
- you cannot get a mortgage on 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 that is licensed by the local authority for residential use. Sites can be privately owned or owned by a local authority.
Residential park home sites are sometimes called “protected sites”. This means they have 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 be licensed 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 home and the site you choose are correctly licensed 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 live there all year round.
| Park home on residential site | Mobile home on holiday park |
|---|---|
| Site licence and planning permission will be for residential use | Site licence and planning permission will be for holiday use |
| Site is a "protected site" under the mobile homes legislation | Site is not protected – you have fewer rights |
| You can live in the park home all year round | You can only live in the park 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 park 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 the home – for example short-term holiday lets |
| You have the right to keep your park home on the site indefinitely (or as long as the site’s planning permission lasts) | The site is usually licensed for a set time, 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, but you may pay other charges as part of your park fees |
| 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