Comparison · Property · 2026
Park Home vs Static Caravan Living UK 2026: Costs and Legal Rights
A residential park home and a leisure static caravan may look similar, but only a licensed residential park home can legally be used as your permanent, year-round home. A static caravan on a standard holiday site is restricted to seasonal use and lacks the legal protections of the Mobile Homes Act 2013. Here is how they compare in 2026.
TL;DR - 30-Second Summary
- - Park home: licensed for permanent residence, council tax applies, Mobile Homes Act 2013 protections, 10% resale commission
- - Static caravan: usually leisure-use only with occupation restrictions, no council tax, fewer legal protections
- - Both: depreciate like goods, not real property; no standard residential mortgage available
Side by Side: Park Home vs Static Caravan
| Feature | Residential Park Home | Leisure Static Caravan |
|---|---|---|
| Permanent residency allowed | Yes, year-round on a licensed site | Usually no, seasonal/leisure use only |
| Council tax | Yes, standard bands apply | No (not a dwelling) |
| Legal protection | Mobile Homes Act 2013 | Limited, site-specific terms |
| Resale commission | Capped at 10% by law | No statutory cap |
| Typical annual site fees | £2,500-£6,000+, RPI-linked review | Varies, park-set, no statutory review formula |
| Mortgage availability | Specialist finance only, not standard mortgages | Not applicable (leisure purchase) |
What Is a Residential Park Home?
A residential park home is a purpose-built home sited on a specifically licensed residential park, designed for permanent, year-round living. Residents own the home itself but rent the pitch (plot) from the site owner under a written agreement covered by the Mobile Homes Act 2013, which provides statutory protections including capped resale commission (up to 10%), a formal pitch fee review process linked to RPI, and dispute resolution rights.
Park homes are liable for council tax in the same way as any other dwelling, based on their valuation band.
What Is a Leisure Static Caravan?
A leisure static caravan is typically sited on a holiday park with a planning permission classification that restricts occupation — often to a set number of weeks or months per year, and specifically prohibiting use as a main residence. These units are not liable for council tax (since they are not classed as a dwelling), but site owners charge fixed annual pitch fees that are not subject to the same statutory review process as residential park homes.
Because leisure units fall outside the Mobile Homes Act 2013's residential protections, resale commission, pitch fee increases and dispute resolution are governed purely by the terms of your written agreement with the site owner.
Who Should Choose What?
- - You want to live somewhere full-time, year-round
- - You want the Mobile Homes Act 2013 legal protections
- - You are downsizing and want a lower purchase price than a house
- - You want a second home for holidays only
- - You do not need year-round residency rights
- - You are comfortable with fewer statutory protections