The Short Answer

In Pennsylvania, the required notice and waiting period depend on the legal status of the mobile home and where it sits (for example, whether it is being treated as personal property left behind after a vacancy/abandonment situation, or whether it is being handled through a vehicle-title/abandoned vehicle process). Disposing of a mobile home too early—or under the wrong statute—can expose you to claims for wrongful disposal, conversion, or problems clearing title.

What Pennsylvania Law Says

Mobile homes can fall into different legal “buckets” in Pennsylvania. In some situations, the issue is treated as abandoned personal property left at a property; in others, it may be treated more like a titled unit (similar to a vehicle) requiring a process that protects owners and lienholders. Because the notice rules and timelines change based on those facts, it’s important to identify the correct framework before taking action.

The Statute

The primary law that sets a clear notice-and-waiting framework for disposing of abandoned personal property in a vacancy/abandonment context is 68 Pa.C.S. § 2307.

This statute establishes that, after the required notice is served and posted, the former owner generally has 10 days to notify that they will retrieve the property; if they do, the property must generally be retained for 30 days from the date of the notice, and if they do not respond within 10 days, the property may be disposed of at the purchaser’s discretion (subject to the statute’s conditions).

Why You Should Speak with an Attorney

While the statute provides the general rule, applying it to an “abandoned mobile home” is rarely simple. Legal outcomes often depend on:

• Strict Deadlines: Under 68 Pa.C.S. § 2307, the timeline can turn on a 10-day response window and, if the owner responds, a 30-day retention period—missing or miscalculating these can create liability.
• Burden of Proof: You may need to show proper service/posting of the notice and that the property truly qualifies for the abandonment/vacancy framework (and that you have the legal right to remove/dispose of it).
• Exceptions and “Which Law Applies” Problems: A mobile home may be titled, have lienholders, or be treated differently depending on whether it is considered personal property versus part of the real estate. Using the wrong process can prevent you from clearing title or can trigger disputes with heirs, owners, lenders, or park/community operators.

Trying to handle this alone can lead to procedural errors, disputes over ownership, or expensive litigation—especially if the mobile home is part of an estate or there are competing claims.

For more Pennsylvania context, you may also find helpful: How to transfer a Pennsylvania mobile home title through probate and rights to retrieve personal belongings after a sheriff padlock notice.

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Disclaimer: This article provides general information under Pennsylvania law and does not create an attorney-client relationship. Laws change frequently. For legal advice specific to your situation, please consult with a licensed attorney.