Orange County, NY Rental Property Rules: No-Fault Evictions (2026)

Local Law No. 7 of 1989 responded to a specific local problem the Legislature described in its findings: roughly 60 registered mobile home parks in Orange County held about 2,500 mobile homes whose owners rent the lot but own the structure, leaving them exposed to eviction and loss of home equity in a way ordinary tenants aren't. Section 3(a) makes the six grounds in the law the exclusive basis for eviction: nonpayment of rent after a rent demand or the RPAPL Section 735 three-day notice; persistent late payment, presumed after more than four late tenders beyond ten days in a twelve-month period following a certified-mail warning; using the premises as a bawdy-house or for illegal trade; a law violation detrimental to other residents' safety and welfare; an uncured lease or park-rule violation after ten days' written notice and a thirty-day vacate notice, with a good-faith cure attempt as an affirmative defense; and a bona fide change in the park's land use, with at least six months' written notice.

Section 3(c) routes the actual eviction proceeding through Real Property Law Section 233(d), and Section 9 states the local law is meant to supersede Section 233 wherever the two conflict. Section 4 backs a mobile home owner's right to sell in place: the park owner can't deny the sale or force removal once given twenty days' notice, though it may reasonably vet the buyer as a new tenant and must decide within twenty days.