Zephyrhills resident alleges predatory leases, eviction notices at mobile home park; council refers issue to state regulator

Lady Teresa Danicola Toms told the Zephyrhills City Council on Jan. 13 that she and other residents of a local mobile home park received eviction notices and have been subjected to new fees and lease terms they say were imposed without adequate notice or access to printed leases. "Not only is the lease predatory in language and form," she said, "we were also asked to sign a separate document stating that we have received and read the lease in its entirety, when she purposely left off several key documents that made up the lease."

Toms said the notices began Dec. 12, when she and 18 other residents received eviction warnings unless repairs were made immediately after storm damage. She told the council that on Dec. 29 the park manager sent a new lease and asked residents to provide copies of titles to their homes. Toms said the manager then collected more than $800 in January fees she described as new, and issued a lease stating the rent is "7.75" when the base rent is "7.50," plus about $100 in application, background and credit-check fees. She said some repair charges could total about $1,000 and that many items listed on eviction forms did not apply to particular homes. "Most of the residents in our park don't even own a computer or a cell phone that is even capable of opening it," she said of the e-signing process.

Toms also told the council the homes remain listed for sale online, often advertised at "4.99 a month" for lot rent while managers are asking residents to sign leases at higher rates. She said Island Communities owns 11 parks in Zephyrhills and that some sales contracts she saw lacked VINs or title information and used real-estate agents whose licenses had been revoked. "Something has got to be done to investigate these people, because there's there is fraud here," she said.

Council members and staff said the city has limited authority over mobile-home park leases and evictions. The city attorney told the council that the Florida Department of Business and Professional Regulation (DBPR) regulates leasing and evictions for mobile homes; the attorney advised residents to pursue complaints to DBPR. Toms said she had already filed a complaint with the state agency. Council members and staff encouraged residents to meet with the city attorney and provide contact information so the city can assess what assistance — if any — is available. Councilman Lance Smith said some matters may fall under state statutes such as chapters identified in the meeting, and that outcomes depend on the park's legal classification and documents.

Council discussion emphasized short-term assistance and next steps rather than local ordinance-making. The city attorney said the council likely lacks authority to pass an ordinance restricting evictions in many cases and recommended gathering more information: whether the park operates under the Mobile Home Lot Tenancies statutes, whether a park prospectus exists, and whether units are covered by specific licensing rules. Council members said they would share names of legal counsel who handle homeowner matters and requested that the attorney meet the residents to assess legal options.

Toms and other residents told the council they plan to seek arbitration and have petitioned for an arbitrator. Toms said a county contractor had inspected storm damage and that some residents are pursuing FEMA or other recovery funds for repairs. Council members urged residents to provide documentation to the city attorney and confirmed they would follow up before the next meeting.

Why it matters: Residents say the issues affect long-term, often elderly homeowners who own their mobile homes but rent lots. The council and staff emphasized that while they want to help, state regulation and the specific legal status of the park will shape what the city can do next.

Next steps: Residents said they will pursue DBPR complaints and arbitration. The city attorney asked residents to supply contact information and documentation so staff can evaluate possible city involvement and legal options.