More than 100 residents of the Oak Springs Mobile Home Park have rallied in protest of a planned lot rent increase.

The 55-plus community in Cranberry Township changed hands Nov. 17, with residents getting notice of a 42% lot rent increase just two weeks later.

Resident Linda Carranza, with the support of at least 118 other tenants, sent a letter Dec. 17 to the park’s new owners — the Miami-based COARE Communities LLC.

“They keep saying that their mission statement is ‘affordable housing,’” she said. “Well according to the government, affordable housing should only be 30% of your income, and pretty much everybody here is on a fixed income.”

According to COARE Communities’ website, their “investment thesis” focuses on “solving the challenges of affordable housing through the acquisition and preservation” of manufactured housing communities.

The United States Department of Housing and Urban Development defines affordable housing as “paying no more than 30% of gross income for housing costs, including utilities.”

An email to residents dated Nov. 30 saw base rent for residents increase from $480 to $630 per month. Residents are additionally required to pay $31.34 for water and $20.36 for trash, utilities that were previously included in the cost of base rent. A $10 “early pay discount” for rent paid before the first of the month was also removed.

All told, residents will see an increase of $201.70 — just over 42% — due Feb. 1.

While COARE Communities and Oak Spring’s community management team did not return a request for comment, the email stated that the increase in base rent was “based on prevailing market rent.”

But Carranza said that for many in the 55-plus community — living on retirement benefits — the increase could make their longtime homes unaffordable.

“Some of these people — I didn’t ask to see it — they showed me what they’d be getting from Social Security each month,” Carranza said. “They’ll be spending 60% or more of their Social Security check on the increase.”

Over 20 miles east, in Winfield Township, rent at Bernie’s Mobile Home Park saw a 24% rent increase beginning Nov. 1.

In a letter dated Sept. 29, owner Stackhouse Management LLC notified residents their rent would increase from $350 to $415 a month, with a $25 fee for double-wide trailers. An additional $20 fee for trash was also implemented.

Stackhouse Management operates the mobile home park on behalf of Jones Estates, a North Carolina-based investment company. According to a search of Pennsylvania business records, Jones Estates owns 25 mobile home communities in Pennsylvania, each under a separate LLC.

Jones Estates — under the name of “Jones Estates Bernie's PA LLC” — officially purchased Bernie’s from Joanne McKruit for $1.6 million on Sept. 12, 2022. McKruit inherited the property upon the passing of her husband and the park’s namesake, Bernard, in 2014.

Under Jones Estates, the park has seen a 74% increase in rent since 2022.

Like Oak Springs, Bernie’s residents saw an initial increase of 40% just two months after it changed hands. Prior to that, rent was $250 per month — rising to $350 on Nov. 1, 2022.

Jones Estates also purchased the Shady Hill Mobile Home Park in August 2020 for just over $1 million, from a trust owned by Tricia Lee Gizienski.

An email sent Sept. 13, 2022, introduced Bernie’s residents to Jones Estates — notifying them of the initial 40% rent increase.

“We are excited to be the new owners and are looking forward to investing in and improving the community to help it reach its potential,” it read. “We are a Delaware-based investment company that acquires and operates manufactured home communities.”

The Eagle reached out to multiple property managers at Stackhouse Management and Jones Estates, but received no response.

The 118-signature Oak Springs petition called the increase “the exact opposite” of COARE Communities’ investment thesis: to preserve affordable housing.

“The reason this park maintains 100% occupancy is because of the reasonable lot rent and increases,” it read, “which is why most of us decided to live here.”

Prior to COARE Communities’ acquisition of the park, Oak Springs residents saw an average 10% increase every two years, according to the petition.

In December 2020, it stated that lot rent increased by $40 per month, a roughly 10% increase. Two years later, it increased by $50 per month — another 10% increase.

Resident Thomas Lencoski, who has lived there for 12 years, called this year’s more than $200 increase dramatic.

“Our house will be paid off this month, but now the extra money from that will go toward lot rent,” he said. “That kind of puts a cramp in our style, but there are a lot of people here that just can’t do it — and they’re too old to pick up and move. Where are you going to go?”

Without a car or house payment, resident Christina Moyer called herself “lucky,” but noted that the increase would be “difficult” for many in the 55-plus community.

“Some people have only their Social Security,” she said. “There’s been a 3.2% increase in Social Security and a 42% increase in lot rent.”

Even for Moyer, she said the increase would strain her budget.

“I always make a new budget at this time of year; even my church contributions may suffer,” she said. “If I had a medical bill — and I’ve had a couple recently — that’s going to be more difficult.”

Resident Rosie Noll, who is moving to Lake Arthur Estates, said her “main concern” was that older residents would have difficulty using the new payment methods.

Rather than paying with a check, residents are now required to pay through an online portal, the Cranberry Township Walmart or an ACE Cash Express on McKnight Road — all with added fees.

“And if they’re going to pay cash, they’re going to be handling a lot of cash, which isn’t safe for an elderly person,” she said. “To go to the bank and get $700 in cash out and then take it to Walmart to pay a bill, that’s crazy.”

Carranza said the petition had received no response from COARE Communities as of the New Year.

“In conclusion, we would like you to live up to your Mission Statement and preserve affordable housing for seniors with a more reasonable rent increase,” the petition read.

Looking for help?

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Oak Springs Mobile Home Park resident Linda Carranza reminds those in similar situations to consider the Pennsylvania Department of Revenue’s Property Tax/Rent Rebate program.

The program benefits eligible Pennsylvanians age 65 and older, widows and widowers age 50 and older and people with disabilities age 18 and older.

Qualifying applicants receive a rebate on property tax or rent paid in 2023, and applications will be made available on the department’s website Jan. 16.