Mobile Home Park Software Built for Community Managers
Camp Operator is the complete management solution for mobile home parks and manufactured housing communities. Automate billing, track leases, manage maintenance, and communicate with tenants from one platform.
No monthly fees. Works for parks of any size. Setup in under an hour.
Mobile Home Park Management Challenges - Solved
We understand the unique challenges of running a mobile home community
Rent Collection
The Problem:
Chasing tenants for monthly rent, dealing with partial payments, and tracking who owes what
The Solution:
Automated billing sends invoices and reminders. Online payments make paying easy. Dashboard shows collection status instantly.
Lease Tracking
The Problem:
Paper leases get lost, renewal dates slip by, and rent increases are inconsistent
The Solution:
Digital lease storage with automatic expiration alerts. Schedule rent increases in advance. Never miss a renewal.
Maintenance Requests
The Problem:
Phone calls and notes get lost, work falls through cracks, tenants get frustrated
The Solution:
Online request portal captures everything. Work order system tracks progress. Tenants see status updates.
Tenant Records
The Problem:
Information scattered across files, spreadsheets, and notes. Hard to find what you need
The Solution:
Centralized tenant database with all info in one place. Search and filter instantly. Complete history available.
Financial Tracking
The Problem:
Manual bookkeeping is time-consuming and error-prone. Hard to see true profitability
The Solution:
Automatic income recording from payments. Expense tracking by category. Reports show real numbers.
Communication
The Problem:
Posting notices is inefficient, phone trees take forever, some tenants never get the message
The Solution:
Email and SMS reach everyone instantly. Automated messages for routine communications. Track who received what.
Complete Mobile Home Park Management
Every tool you need to run your manufactured housing community efficiently
Lot Management
Complete lot inventory and tenant tracking
Manage every lot in your mobile home park with detailed records including size, utilities, current tenant, rent amount, and lease terms. Track lot conditions, improvements, and any restrictions. The visual lot map gives you an instant overview of your entire community.
Capabilities
- Lot inventory with dimensions and utilities
- Visual community map
- Lot status tracking (occupied, vacant, reserved)
- Utility connection records
- Lot improvement tracking
- Historical tenant records
Tenant Billing
Automated rent and fee collection
Automate your entire billing process with recurring lot rent charges, utility billing, and miscellaneous fees. Generate invoices automatically, accept online payments, and track who has paid and who is past due. Late fee automation ensures consistent policy enforcement.
Capabilities
- Automated recurring rent charges
- Utility billing (sub-metered or flat rate)
- Late fee automation
- Online payment portal
- Payment history tracking
- Past due notifications
Lease Management
Digital lease tracking and renewals
Track all lease agreements digitally with automatic renewal reminders. Store signed documents, track lease terms, and manage rent increase schedules. Never miss a lease expiration or renewal opportunity.
Capabilities
- Digital lease storage
- Expiration tracking and alerts
- Renewal management
- Rent increase scheduling
- Lease term tracking
- Document management
Maintenance Management
Work orders and community upkeep
Track maintenance requests from tenants, assign work to staff or contractors, and maintain records of all repairs. Schedule preventive maintenance for community infrastructure and keep your park in top condition.
Capabilities
- Online maintenance requests
- Work order management
- Vendor/contractor tracking
- Preventive maintenance scheduling
- Cost tracking by lot/category
- Photo documentation
Tenant Communications
Community-wide and individual messaging
Send announcements to your entire community or message individual tenants. Automated communications for rent reminders, lease renewals, and maintenance updates keep everyone informed without manual effort.
Capabilities
- Community announcements
- Individual tenant messaging
- Automated rent reminders
- Maintenance update notifications
- SMS and email support
- Communication history
Financial Reporting
Revenue and expense tracking
Track all income and expenses for your mobile home park. Generate reports on occupancy, rent collection, maintenance costs, and profitability. Export data for your accountant or tax preparation.
Capabilities
- Income tracking by lot
- Expense categorization
- Occupancy reports
- Collection rate analytics
- Profitability analysis
- Tax-ready exports
Built-In Compliance Support
Stay organized and document everything for regulatory compliance
Fair Housing Compliance
Consistent application of policies across all tenants with documentation
Document Retention
Secure storage of leases, notices, and communications with easy retrieval
Notice Tracking
Track all tenant notices with delivery confirmation and response deadlines
Data Security
Tenant information protected with encryption and access controls
Affordable Pricing for Any Park Size
No monthly minimums means small parks can afford professional software
| Provider | Monthly Fee | Per Lot | Setup | Notes |
|---|---|---|---|---|
| Camp Operator(Recommended) | $0 | Pay per transaction | Free | No monthly minimum |
| Rent Manager | $200+ | $1-3/unit | $500+ | Annual contract |
| Yardi Breeze | $100+ | $1/unit | $0 | Limited MHP features |
| AppFolio | $280+ | $1.40/unit min | $400+ | 50 unit minimum |
Trusted by Mobile Home Park Owners
“Managing 150 lots used to be a full-time job just for billing and collections. Camp Operator automated most of that work. I spend maybe an hour a week on what used to take 20+ hours.”
Patricia M.
Sunny Acres MHP, Arizona
“The online payment option changed everything. Our collection rate went from 85% on time to 97%. Tenants love the convenience, and I love not chasing people for rent.”
David K.
Riverside Mobile Home Community, Texas
Mobile Home Park Software FAQs
Is Camp Operator specifically designed for mobile home parks?
Yes, Camp Operator includes features specifically designed for mobile home parks and manufactured housing communities. Unlike generic property management software, we understand the unique needs of MHP operators - from lot rent billing to community-wide utilities to the mix of park-owned homes and tenant-owned homes. Our system adapts to how mobile home parks actually operate.
How does tenant billing work for mobile home parks?
Camp Operator automates your entire billing cycle. Set up each lot with its base rent, then add utility charges (flat rate or metered), pet fees, storage fees, or any other recurring charges. The system generates invoices automatically each month, sends them to tenants, and tracks payments. Late fees are applied according to your policies. Tenants can pay online, and you see who has paid at a glance.
Can I handle both park-owned homes and tenant-owned homes?
Absolutely. Camp Operator tracks the ownership status of each home and adjusts billing accordingly. For park-owned homes, you can include home rent with lot rent. For tenant-owned homes, you bill lot rent only. The system tracks home ownership transfers and maintains records of all homes in your community.
How do you handle utility billing for mobile home parks?
We support multiple utility billing methods. For sub-metered communities, enter meter readings and the system calculates charges based on your rate structure. For flat-rate utilities, set the monthly charge per lot. You can also bill utilities separately or include them in lot rent. RUBS (Ratio Utility Billing System) allocation is also supported for communities without individual meters.
Can tenants submit maintenance requests online?
Yes, tenants can submit maintenance requests through an online portal. They describe the issue, upload photos if needed, and submit. You receive notification instantly, can assign the work, track progress, and communicate updates back to the tenant. This eliminates phone tag and creates a documented history of all maintenance.
How does Camp Operator help with lease management?
The system stores all lease documents digitally, tracks key dates (start, end, renewal), and sends automatic reminders before leases expire. You can schedule rent increases in advance, generate renewal offers, and track tenant responses. All lease history is preserved for reference.
What reports are available for mobile home park owners?
Camp Operator provides comprehensive reports including: occupancy and vacancy tracking, rent roll with payment status, accounts receivable aging, maintenance cost analysis, income and expense summaries, and tenant turnover statistics. Reports can be filtered by date range and exported for accounting or investor reporting.
Is there a minimum park size to use Camp Operator?
No minimum. Camp Operator works for mobile home parks of any size, from small 20-lot communities to large 500+ lot parks. Our pay-per-transaction pricing means small parks only pay when they collect rent - no expensive monthly minimums that eat into thin margins.
How do I get my existing tenant data into the system?
We make migration easy. You can import tenant data from spreadsheets, and our team helps ensure everything transfers correctly. Most parks are fully set up within a few days. We can import tenant information, lot details, lease terms, and even historical payment records.
Does Camp Operator integrate with accounting software?
Yes, you can export financial data in formats compatible with QuickBooks and other accounting software. Transaction records, tenant payments, and expense tracking all export cleanly for your bookkeeper or accountant. We are also developing direct integrations with popular accounting platforms.
Ready to Simplify Your Mobile Home Park Management?
Join mobile home park owners who have switched to Camp Operator. Start free today with no monthly fees and no credit card required.