Park Rules & Regulations

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GENERAL CONDITIONS

Notice to all prospective residents: A Mobile Home Buyers and Residents Handbook, which explains your rights and responsibilities under the Mobile Home Commission Act and Rules, is available from your community office or The Manufactured Housing division. Request by mail at:

Manufactured Housing and Land Development Division

Lansing, Michigan 48909-8203.

The rules will be strictly, but fairly, enforced. As a courtesy to our residents, we shall make reasonable attempts to issue rule reminder notices prior to taking other actions. Violation of any rules or failure to comply with rule reminder notices or rule violation notices will lead to legal action.

The interpretation, explanation, additions, deletions, and enforcement of these rules are reserved solely and absolutely to Pheasant Ridge Estates and its management.

Pheasant Ridge Estates reserves the right, with Planning Board approval, at any time to revise, add to, or change these guidelines in any manner that they deem necessary for the continued maintenance of a fine residential community. Changes to the community rules shall be posted at a conspicuous place in the office and displayed conspicuously at other convenient locations, if possible. Changes shall be given to each resident at a minimum of not less than 30 days before the date on which the changes become effective. If you have any questions concerning interpretations, please feel free to contact the manager.

Rent shall be paid by check or money order, delivered to Pheasant Ridge Estates' administrative office located at 398 Farm Lane, Cadillac, Michigan, or mailed to Pheasant Ridge Estates, P. O. Box 228, Cadillac, Michigan, 49601. No cash will be accepted. If the rental payment is received or post-marked after the 5th day from the due date, a service charge of $30.00 will be surcharged. All checks received after the five-day grace period must include a charge of $30.00 or the check will be returned to you. Should a check be returned to Pheasant Ridge Estates for non-sufficient funds, you will be charged a NSF fee of $25.00. Should another check be returned for non-sufficient funds, you will be required to make all future payments in the form of a money order or cashier's check.

In the event Pheasant Ridge Estates determines any resident to be delinquent or in default of the Rental Agreement, or in violation of the rules and regulations and deems it advisable to commence Tenancy proceedings against such resident in the court of proper jurisdiction, then any such resident shall pay all non-refundable fees and/or charges, all expenses and costs reasonably related to these proceedings.

According to Michigan State Law, all families contemplating entering a mobile home community must fill out a registration form. This application shall include, but not be limited to:

A registry with the name and address of every occupant of the mobile home.

The serial number of the mobile home.

The license number of all accompanying vehicles and state issuing said license.

All pets must be listed and described sufficiently to be identifiable.

This application must be signed by an adult occupant of the household, cognizant of all facts contained in the registration. Any person furnishing misinformation for purpose of registration is guilty of a misdemeanor. This registration sheet shall be available at all times for inspection by law enforcement officers and the information will be updated periodically.

1. Each resident will sign a one-year lease for each mobile home site.

2. No resident may rent or sublet his home.

3. Security Deposit: A security deposit at least equal to the first month's rent shall be required at the time application is made and the State Security Deposit Forms must be completed. This shall not act as the last month's rent. This money is to satisfy any claim for damaged property. Any litter left or damage done to the premises which would necessitate repairs shall be back-charged to the resident at the time of moving and deducted from their security deposit; the resident shall be liable for the difference. Security deposits are not transferable unless done in writing with management's consent.

Inventory Checklist: An inventory checklist shall be utilized at the beginning and termination of the residency to determine damages. The procedure set forth in Act No. 348 of the Public Acts of 1972, being 554.601 of the Michigan Compiled Laws shall be complied with. It is the responsibility of the resident to return the inventory checklist within seven days of obtaining possession of the mobile home site.

The home must contain a minimum of 250 square feet of living space for each person residing therein.

Each homesite will be occupied for residential use only.

MOBILE HOME STANDARDS

No mobile home shall be allowed to come into or remain in the community, which does not comply with the following minimum requirements, unless a waiver is obtained from the manager and building inspector for the deficiency.

a. There must be at least a minimum of 784 square feet of area in each singlewide mobile home, or 864 square feet of area in a doublewide mobile home.

b. The mobile home should not be over, one year of age when delivered to the community.

c. It must be built to the minimum requirements of HUD Mobile Home Construction and Safety Standards.

d. The exterior of the mobile home, additions to the home, the shed, the skirting, the steps, porches and grounds must be in good repair.

e. All exterior doors, windows, storms and screens must be in good repair.

f. Homeowners must have proof of homeowners and liability insurance of an appropriate amount filed with the Community Director before occupancy.

g. All mobile homes shall be equipped with a currently charged fire extinguisher, minimum size: 5 lbs. 2A 10BC. The serial number must be registered at the office before the home is occupied. Home shall also be equipped with one smoke detector approved by a nationally recognized independent testing laboratory.

h. A signed acknowledgement of the rules must also be turned in before the date of occupancy.

i. Homes must be wood sided (Masonite or equivalent), or lap sided (vinyl lap or aluminum lap), or log.

j. Homes must have a minimum pitch of 2/12 and be shingled with asphalt, fiberglass, or wood.

Residents are responsible to keep their homesite neat and free of litter.

Residents shall be responsible for mowing, trimming, edging, fertilizing, watering, weed control and general maintenance of lawn and shrubs.

No item may be stored outside on a resident's homesite. All items must be stored either inside the home or in the personal storage barn or recreational vehicle storage area.

Installation of any type of screen housing, decks, vegetable gardens or landscaping items requires written approval by the Community Director. This is to ensure non-interference with underground installations, local and state codes or the aesthetics of the community.

Storage of items under the home is not permitted with the exception of wheels, tires, axles, and hitches.

No outside laundry such as clotheslines, etc., is allowed.

Firewood may only be stored in shed or on a rack behind the shed. Firewood rack must be at least 10” from the ground, built neat and painted to match the shed. During the summer, firewood must be kept to a minimum. All firewood must be neatly stacked.

Sidewalks and patios are to be kept free of snow and ice.

Failure by the resident to perform any of the above items will result in the maintenance to be done by community personnel. A minimum $28.00 fee will be charged for each job performed by community personnel.

Tents are NOT allowed in the community.

Plantings must stay on the home site when resident moves from the community.

SET-UP STANDARDS

Prior to an approved resident being allowed to occupy his home, it must be completely and properly set-up by a reputable, licensed dealer or service company.

Set-ups must be completed in accordance with Pheasant Ridge Estates set-up regulations, inspected, and approved by management.

All inspections must be approved prior to resident move in.

Wheels, tires, and hitches must be removed and stored under the home. However, axles must be left on the mobile home except when they interfere with the positioning of the trailer pads.

Tie downs are required and must meet state and local requirements.

All required permits must be purchased prior to moving in by either the dealer or the resident. These permits must be in the office prior to the set-up of the home.

No oil furnaces or burners are permitted.

All homes must be skirted within 30 days of set-up or after completion of inspection.

All skirting must be installed by properly licensed installers and according to skirting manufacturer's installation requirements.

All material must be vertically ribbed aluminum or vinyl specifically designed for skirting applications. Any deviations require management approval.

Each skirting section shall have interlocking vertical ribs on each end to retain sections in place.

Vinyl skirting sections shall have a minimum of three vertical ribs per foot; sections that exceed 30 inches in length must be braced to prevent blow out.

Aluminum skirting shall have extruded locking notches on bottom of each section.

Vinyl skirting shall have extruded locking notches on top and bottom of each section.

All skirting installation requires that the top expansion cap be 4 inches in height.

The bottom u-channel track shall be minimum of 1 ¼ inches in height.

All mobile home skirting is to be manufactured of fire-resistant material and certified as such by the manufacturer. It should be installed to resist damage from freezing, snow, rain, and wind. Skirting is to be louvered or similarly vented at a minimum of 600 square inches per 100 square feet of living space. At a minimum, there is to be a least 1 vent at the front and rear of the mobile home and 2 at each exposed side. An access panel is to be installed to allow full access to all utility connections beneath the home. This is in accordance with the requirements of the Department of Commerce.

Steps must meet the following specifications:

They must be made of pressure-treated or similarly treated lumber.

They must have a handrail on all exposed sides of the steps made of material consistent with the step construction.

Steps must be skirted with lattice made of a material consistent with the step construction.

Steps must have vertical slats running from the handrail to the step construction and spaced no more than 4 inches apart.

Decks must meet the following specifications:

They must be planked-type with 5/4 or greater lumber.

Lumber must be pressure-treated, similarly treated or stained. No painting of decks is permitted.

They must have a handrail on all exposed sides made of a material consistent with the deck construction.

Steps must be made of a material consistent with the deck construction and with a handrail of the same material.

Decks must have vertical slats running from the handrail to the deck surface made of a material consistent with the deck construction and spaced no more than 6 inches apart around the perimeter.

Decks must be skirted with lattice made of a material consistent with the deck construction.

All decks and steps must have management approval and a city building permit before the start of construction.

AIR CONDITIONING

Central air conditioning units must be approved by management.

Central units must be located on the backside of the mobile home.

All units must meet local codes and requirements.

No antennas of any kind are allowed in the community.

A satellite dish may be installed under the following guidelines:

Maximum of 18” in diameter.

Must be mounted on a post made of steel or treated wood not to exceed 5 feet in height to top of dish.

Location of dish requires written approval from management.

It is the purpose and intent of your mobile home community to guarantee freedom from disturbing noises of any kind at all times.

Loud talking or the excessive and abnormal use of television, radio and, particularly, stereos will cease between the hours of 10:00 p.m. and 7:00 a.m.

Each homeowner has the option to purchase a storage shed. The following rules and regulations are required:

1. Placement of shed on resident's site requires manager's approval.

2. Only wooden sheds are allowed.

Sizes allowed are: 8' x 8', or 8' x 12'. No shed is to exceed 100 square feet. Only sheds with gambrel roof style are allowed.

Residents will be responsible for staining or painting sheds within 30 days of installation. Paint or stain must match the main body color of home.

Any concrete for a shed pad will be at the resident's expense and requires management approval. Where concrete shed pads are supplied, all sheds must be a minimum of the size of the concrete pad.

All sheds must be kept in good repair and in neat, orderly condition at all times.

Only one shed will be allowed per homesite.

OUTSIDE WATER CONNECTION

All homes must have a connection for a garden hose on the patio side of the home.

This connection must have a self-draining spigot.

Connection should be made into the lines inside the belly of the home.

Spigot should be securely fastened to the home or skirting.

All papers and garbage must be placed in shed or proper containers with lids.

A refuse container will be provided. No other container will be permitted.

Disposable diapers, tampons, and sanitary napkins must be placed in refuse containers (not in toilets).

Residents shall not use the community dumpster for garbage and trash or place garbage and trash on the ground by the dumpster.

Large items may be disposed of by calling the Community Director and making arrangements with management.

A yard waste program is offered between May and November. Only yard waste bags purchased available in the Pheasant Ridge Estates office can be used for this program.

Rule Number 125.1704, Sub-paragraph 2 of the Mobile Home Commission Park Safety Rules requires that the resident of each mobile home site shall be responsible for keeping that site free of fire hazards.

Residents should seek appropriate shelter during severe weather. Local radio (WKJF, 92.9 F.M.; WWLZ, 96.7 F.M.) or local television (WWTV 9& 10) will advise and update on sever weather progressions. Wexford County does not offer severe weather shelter, nor is there is signal to alert residents. Residents are advised to vacate mobile homes especially during tornado warnings.

Vehicle washing is allowed if minimal soap and water is used.

A spray nozzle, which will stop water flow when the hose is not being used, is required.

Vehicles must remain in parking areas while washing.

Absolutely no vehicle washing will be allowed if water bans are in effect.

AUTOMOBILE REPAIRS

Repairs such as oil changes, muffler repairs, brakes, tune-ups, transmissions, engines, etc., are not permitted.

Vehicles cannot be put on ramps or blocks for repairing.

TRAFFIC REGULATIONS

All traffic regulations will be observed and obeyed throughout the community.

A state mandated 15 m.p.h. speed limit will be strictly enforced.

Residents will be responsible for their guest's actions.

Vehicle parking is prohibited within 10 feet of any fire hydrant located within the community.

No pets are allowed without specific permission of management.

When permitted, one four-legged pet (i.e., dog, and cat) will be allowed per home site.

A $10.00 fee per month will be charged for each pet.

Maximum height of the pet will be 18 inches at the top of the shoulders when fully grown.

Pets are not allowed to fun loose throughout the community and must be kept on a leash when outside the home.

Pets must not be left outside unattended.

Pets found running loose will be caught and turned over to the animal control officer.

Parks, golf course and boulevard lawns are not to be used for walking your pet. Pet owner is responsible for cleaning up waste from his/her pet immediately and disposing of it in proper containers.

Any type of shelter or doghouse WILL NOT be erected or placed on home site. Pets may only be housed inside of the home.

The resident shall immediately repair damage to the premises caused by pets.

The management or owners are not responsible for loss due to damage or injury by fire, theft, accidents or any other cause whatsoever by residents, their guests or others.

Peddling or commercial enterprise requires the written permission of management.

Door-to door selling is prohibited.

Distribution of leaflets or pamphlets door-to door, on or in mailboxes is prohibited.

Licensed motorcycles are permitted to and from the resident's home only.

Non-residents and guests are not allowed to enter the community on motorcycles.

All motorcycles must have quiet mufflers, no louder than 86 decibels.

The operation of mini-bikes, motor scooters, dirt bikes, go-carts or snowmobiles are not permitted in the community and must not be stored on the homesite.

Parking is provided for two cars at each homesite. Additional parking may be provided by the homeowner at his/her expense, but only after management approval.

No parking is permitted on lawns. Fire, ambulance or other emergency vehicles cannot serve your needs when parked vehicles restrict the right of way. Vehicles(s) found illegally parked in the streets will be towed away at the owner's expense. Guests and residents may not park on streets between 11:00 p.m. and 7:00 a.m. from November 1st through April 1st for snow removal purposes.

Trucks are not permitted to be parked on-site or in any other designated parking areas within the community, with the exception of pick-ups or vans of ¾ ton or less size designation.

Vehicles kept on resident sites must be licensed for street use and must be in good repair and self-propelled.

Boats, trailers, motor homes, unmounted truck campers and snowmobiles must not be parked on sites. A recreational vehicle storage area is provided and these items must be parked there providing spaces are available. If space is not available, outside storage must be used. (An additional fee may be charged for both indoor and outdoor storage.) All vehicles stored in the RV storage area must be registered in the Pheasant Ridge Estates office prior to placement in the area.

Vans may be allowed on-site when used as a second vehicle and approved by management.

Vehicular parking is prohibited within 10 feet of any fire hydrant.

Pheasant Ridge Estates reserves the right to move vehicular traffic from the street for emergency snow removal.

Carports must have management and building inspector pre-approval.

Each resident is required to display address numbers on their home prior to occupancy.

Numbers should be a minimum of 3” high.

All numbers should be visible from the street, and a contrasting color of the home.

Individual swing sets are not permitted on resident's own site.

Small wading pools (6 feet diameter by 12 inches deep maximum) may be placed on the patio area of the homesite in season.

Small sandboxes (4 feet by 4 feet maximum) are also permitted and must be located in patio area.

Short cuts through lots are not permitted.

Children waiting for the school bus at the designated bus stop should act in an orderly manner.

Parents will be held accountable for their children's actions. Children abusing and/or destroying Pheasant Ridge Estates property or the property of other residents will cause the institution of eviction proceedings against the family of which he/she is a member.

Mobile home sites are non-transferable.

Mobile homes may not be rented or sublet by residents.

One, and only one, for sale sign is permitted on the inside window and shall not exceed 18” x 24”.

No signs of any kind shall be erected on the home site or the exterior of the home.

Management without notice will remove any sign not in conformance with this section.

Homes must be moved off the premises at the time of sale unless new purchaser has previously applied for that homesite, has been accepted by management, and has paid all applicable fees, deposits and provided proof of ownership.

Any violations of rules, codes or ordinances must be corrected prior to the occupancy of sites.

Any delinquent rents or other delinquent fees or charges must be paid current prior to occupancy by new resident.

Residents may resell their home on its site within Pheasant Ridge Estates so long as the home meets Pheasant Ridge Estates specifications. If the home does not meet Pheasant Ridge Estates specifications, it must be brought in conformance, where possible, or removed from the community.

Repairs to bring the home and any of its aforementioned attachments in conformance must be made prior to authorization for resale is granted. Such authorization must be granted, in writing, by the Community Director, after he/she has completed a physical inspection of the house for which an inspection fee will be charged. The fee shall be that amount authorized by Public Act 419 (The Mobile Home Commission Act).

The home must meet the set-up standards as set forth in these rules.

Changes in the Mobile Home Commission Act now give you, as a mobile home community resident, added protection, which strengthen your rights. Effective May 1, 1989, your right to sell your home at a fair price and to contest an eviction is guaranteed by the revised Mobile Home Commission Act, 1987 PA 96, as amended. New in-park sale regulations prevent mobile home community operators from unduly interfering with your efforts to sell your mobile home to qualified buyers. Provisions establishing specific grounds and guidelines for evictions give you further safeguards against unreasonable or retaliatory evictions. These measures are in addition to rights you may have under existing landlord resident laws. Consult your attorney for details.

An in-park sale is one in which you sell your on-site mobile home to either the mobile home community operator or another party with the agreement that the home will remain in the community. If you want to sell your mobile and leave it in the community, you must first obtain the community's permission to do so. The community may require you to comply with regulations governing the appearance and condition of your mobile home, if necessary.

The potential buyer of your home must also be approved by the community. However, the community cannot prevent the sale of a mobile home merely because of its age or size. The conditions of approval for selling a mobile home must be the same for all residents and cannot be applied to prevent residents from selling governing in-park sales must be published and available for all community residents. Moreover, a mobile home dealer or broker cannot handle an in-park sale without written proof that the community will permit the mobile home to be sold on site.

The community may charge a fee to inspect your mobile home before sale. This fee shall not exceed $30.00 or the amount your local government charges for a building permit, whichever is more. However, payment of this fee does not assure an approval to sell your home. If the community terminates your lease and you elect to sell your home to the community or any entity in which the community has independently and to sell your home for no less than the appraised value.

Amendments to the Mobile Home Commission Act have broadened the Mobile Home Commission's authority over in-park sales transaction, providing you, as a mobile home owner, stronger protection of your consumer rights. Sections 28 through 26(C) of the Act provide that a mobile home community cannot:

Prohibit the sale of a mobile home because of its age or size.

Interfere with the sale of a mobile home by a community resident to a prospective resident who satisfies community tenancy requirements. This does not apply to seasonal mobile home communities.

Charge a pre-sale inspection fee that exceeds $30.00, or the amount the local municipality charges for a building permit, whichever is higher.

Charge an entrance or exit fee, which includes any charges relating to an in-park sale other than those described in C. Mobile home sales commissions are exempt from this prohibition.

Require, coerce, or induce a person to purchase, lease, or rent goods or services from another person as a condition of residency, or as a condition of selling a mobile home or renting a site in a mobile home community.

Apply community rules governing the appearance and condition of a mobile home unequally to community residents, or in a manner to evade the law. A community must give residents at least 1 year's advance written notice that it is changing its way of doing business.

Prohibit pets (but not dangerous animals) previously approved under prior community rules.

Prohibit children approved under prior community rules without 1 year's notice of the community's intent to do so.

Rent or lease a mobile home or site in a community without offering a written lease.

Community owners who violate the provisions are subject to various penalties, including fines of up to $10,000 and license revocation. A liquidated damages clause, described further under EVICTIONS may also be included in a lease or rental agreement as a measure for resolving damage claims arising from a contested action to terminate a resident's lease. If you have any questions about this or other matters involving in-park sales, contact the Michigan Mobile Home and Land Resources Division.

You cannot be evicted without just cause. This does not apply to a resident who has been given a 7-day notice for non-payment of rent. The following eleven grounds are just cause for eviction:

Using a mobile home site for an unlawful purpose.

Failing to comply with the lease or community rules involving:

The health, safety, and welfare of the community, its employees, or residents.

The quiet enjoyment of other community residents.

The physical condition or appearance of the community or its residents' home.

Violating state public health department rules.

Intentionally injuring community employees or residents, or damaging their property.

Failing to obey local or state laws regulating mobile homes.

Failing to pay rent or lease charges on 3 or more occasions during any 12 month period, for which failure the community has served a written demand for possession for nonpayment of rent and you have failed or refused to pay within the time stated in this demand. This written demand for possession shall provide notice to you in substantially the following form:

*NOTICE: Three or more late payments of rent during any 12-month period are just cause to evict you. However, nothing in this section on notice shall prohibit you from presenting, and court from considering, any legal defenses to your late payment of rent or other charges.

Annoying community residents or employees after having been given proper notice and time to refrain from doing so.

Failing to maintain your mobile home or site according to community standards.

Condemnation of the community.

Changes in the use or nature of the community.