Mobile home parks in the Lower Mainland.

The pad rent increase limit for 2027 is 2.2%, announced 27 August 2026 and effective 1 January 2027.

On top of that, if the park's property taxes or regulated utility costs go up, you can pass a share of the increase on to each pad. That is the proportional amount. It covers property taxes and municipal fees, and water, electricity, gas, telephone and cable from a regulated supplier. It does not cover your other operating costs. Use form RTB-45 for the 2.2% on its own, RTB-11a if you are also passing costs through.

Every figure below is the pad rent stated in an active MLS listing, read on 12 September 2026. Each is one pad in one park on one day, and they are not like for like: the Crestway Bays figure includes most of the property tax plus water, sewer and garbage, and the Heath Court figure includes garbage, sewer, management and snow removal. Do not average them into a market rate.

The spread runs from $550 at Selomas in Chilliwack to $1,380 at Breakaway Bays in Surrey, and two listings in Val Maria in Maple Ridge state $800 and $850. None of the nine Abbotsford park listings I read stated a pad rent, and I found no park listings in Richmond.

I have found no regional count of parks or pads, so the census movable dwelling figure, published for every municipality, electoral area and reserve, is the nearest proxy. It is a loose one, because a recreational vehicle or a home on its own lot counts the same as a home in a park.

The Township of Langley recorded 1,970, more than Surrey, Chilliwack and Abbotsford together. In the Fraser Valley the homes sit mostly outside city limits: its eleven reserves and eight electoral areas recorded 1,655 between them, against 1,150 in its six municipalities.

Metro Vancouver's February 2025 Housing Data Book has no park count. Its notes fold mobile homes into an "Other" category and into "Ground Oriented Dwellings", and the word manufactured does not appear in it.

The only municipal count I have found is in a Maple Ridge staff report to Committee of the Whole on 4 March 2025, which put the city at seven manufactured home park sites and about 205 manufactured homes. It took a review of tenant protections to produce it.

Tenancy disputes rarely fill the gap, because the Residential Tenancy Branch leaves names and addresses out of its hearing decisions. Monetary orders are the exception, carrying both parties' names and the rental address, and the branch has said it will publish those issued from 31 July 2025 in a searchable database. Administrative penalty decisions also name the respondent: a 29 December 2025 decision against Kuk Enterprises Ltd., which does business as Tynehead RV Camp, records one tenant's monthly rent as $695, the figure an arbitrator set in October 2024.

The province sets the floor. Convert a park to another use and the owner owes $20,000 per tenancy under the Manufactured Home Park Tenancy Regulation, section 33.1(1). That is the same everywhere in British Columbia.

Surrey, Maple Ridge, Mission and Coquitlam have each written down what they expect on top of it. Each is a council policy rather than a bylaw, and each applies only when an owner asks the city for an approval, so what council actually secures at that point is the number that matters for an exit. Before you assume any other city will ask for nothing, check with its planning department.

The $20,000 applies to notices received since 6 June 2018. The duty to pay sits in section 44(1) of the Manufactured Home Park Tenancy Act and the amount in section 33.1(1) of its regulation, and it is due on or before the effective date of a notice that cannot take effect sooner than 12 months after the tenant receives it.

The Act adds two payments that are easy to miss. If steps have not been taken to accomplish the stated purpose within a reasonable period after the notice takes effect, the landlord owes the greater of $5,000 and 12 months' rent under section 44(2), unless the director excuses it. And where the tenant cannot get the permits to move the home, or cannot move it to another site within a reasonable distance, section 44.1 lets the tenant apply for the amount by which the home's assessed value exceeds $20,000, provided no tax is owing on it.

Surrey Policy O-34A, last revised in 2015, has the developer prepare an affordable housing program for all residents that offers any or a combination of five options. One is compensation "in additional to those mandated by the Manufactured Home Park Tenancy Act", typo and all, based on the assessed value of the home. The policy names no figure, and Surrey's own guide to it says it is not a law.

Maple Ridge Policy 6.27 sets the amounts. Its amendment on 28 July 2026 widened what triggers it from a rezoning to six kinds of application, cut the notice from 24 months to 12, and limited its payment of the greater of appraised value, assessed value or $20,000 to owners who do not move their home. Owners who do move get an insured mover to another park in British Columbia, and owners and renters in the park are both paid on the scale below.

Negotiated packages in Surrey have gone well past anything a policy requires, and most of the headline figures are options or "up to" amounts rather than what every household received. Underwrite the policy, then find out what the last few approvals in that city actually paid, because the two are rarely the same number.

The Grove Mobile Home Park at 32380 Lougheed Highway in Mission is one of the few park sales here with a published price. Goodman Commercial listed it at $4,899,000 as 26 pads on 1.15 hectares, built in 1960, with about $181,546 of net operating income and room for roughly 22,900 square metres of development at 2.0 FSR. It sold on 23 December 2021 for $4,800,000, which is 3.78% on that income.

The listing called the pad income holding income during a rezoning, and said the park use was grandfathered and the city would encourage commercial zoning. Residents were mailed notice of plans to redevelop on 7 March 2024, and coverage that April described the letter as coming from the newest owners, so do not assume the 2021 buyer is the one closing the park. A 3.78% return tells you what the buyer was pricing, and it was not pad income.

Richmond Zoning Bylaw 8500 lists manufactured home park among the uses not permitted in any zone. Port Coquitlam Zoning Bylaw 3630 prohibits mobile homes and float homes in all zones, and its definitions list the use as "Mobile home (prohibited use)". Delta Zoning Bylaw 7600 has no park zone and never mentions a manufactured or mobile home park, although lots in comprehensive development zones created under its 1977 bylaw still follow that bylaw.

A park still operating in Richmond or Port Coquitlam does so without a zone that permits it, which makes it a financing conversation before it is a planning one. In Maple Ridge seven parks sit in the CS-3 Recreation Commercial zone with their use limited to a park, four of them on Lougheed Highway, so a buyer there holds commercial zoning carrying a residential use. Everywhere else the park zone sets the ceiling on what a site can hold, and the cards below are the zones I check most often, not every zone in the region.