Frequently Asked
Questions
Q: How much is the rent, and what is included?
Current rent is $ 300.00 per month plus a tax rent
adjustment rate, which is dependent upon your homes
assessed value. Rent includes: water and sanitary
service, refuse pick up and use of the park’s common
areas. A security deposit is required that would be
equal to one months current rent.
Q: What is the tax rent adjustment rate,
why is it implemented and what is the cost?
Each manufactured home facility or park pays
school and property taxes based on the value of the
property and the value of each home in the park. Homes
vary in assessed value due to size, age, attachments,
condition and the quality of each home. Since each
homeowner of a manufactured home can qualify for the
STAR Exemption program in New York State, the local
assessor’s office places and assessed value on each
home and then reports that information to us. The
park pays for all school and property taxes on the
home, the home owner does not pay this directly.
As explained in more detail in the rules and regulations
of the park, the park’s base rent includes any homes
assessed in value from $ 0 to $ 10,000.00. Any assessed
value over $ 10,000.00, the park’s rent is adjusted
by the current school and property tax rate multiplied
by the homes assessed value above the $ 10,000.00.We
then take that value and prorate it over 12 months
and add it to the rent. Once we know the assessed
value from the Town, we share this information with
the Home Owner and provide the calculation of any
added tax rent adjustment to the Home Owner in writing.
This protects all Home Owners or Tenants in the park
for us raising the rents unilaterally to all tenants
to cover those certain people who place additions
or buy larger or more expensive homes in the park.
The majority of most homes in the park are currently
under the $ 10,000.00 assessment rate. This way an
older home in the park that is only 10x60 in size
is not paying the same rate nor getting the same Star
Exemption Tax Credit back as a brand new 30x60 double
wide. They have the same park services, but differ
in value thus the adjustment tax rent expense. Just
like any other home, you pay school and property taxes
based on the value of your home.
Currently on brand new single wide homes, the average
increase in monthly rent is around $ 60.00 per month,
and on a double wide the rate is $ 150.00 per month.
Are you saying that the used or new home
I just brought is only worth half of what I paid for
it?
No, not at all. The assessed value does not reflect
current resale values of the home. We aggressively
discuss the assessed values with the Town each year
to keep the assessed values as low as we can, in order
to provide these savings back to the Owner. If you
think your home is assessed too high, you can go and
pertition the Town for them to review your assessed
value.
Q: So I am actually paying
more than $ 300.00 per month?
Not if your home has an assessed value of less than
$ 10,000.00. And if it is valued more than $ 10,000.00,
your STAR exemption can provide you with a rent deduction
where you may be actually paying less than $300.00
per month.
Q: What is this Star Exemption I keep seeing
in your answers, what is it,
how do I get it, and do I qualify for it?
Any Home Owner who owns and lives in a home, including
a manufactured home and that home is their primary
residence can apply and qualify for a STAR exemption.
You need to apply at the Town of Ulster Assessor’s
office to fill out the applicable forms. Upon the
Town notifying us of your STAR exemption credit, we
will then prorate this balance of the tax year and
notify you in writing on the monthly reduction in
rent. Depending upon the assessed value of your home,
this will affect the amount of the STAR exemption,
the higher the assessed value, the greater the reduction.
Please note, you do not automatically qualify for
the STAR exemption, you must sign up and apply for
it. Do not contact our office, since we do not carry
the forms nor can we sign you up for this program.
Each Home Owner must go and sign up and qualify on
their own.
Q: If we do not pay more than $ 300.00 per
month, do we still qualify for the STAR program?
Yes, all this means is that your assessed value is
less than $ 10,000.00, and your reduction in rent
may be less than those whose assessed value is greater.
Q: What if I don’t sign up for the STAR program?
A: Nothing happens; you will still pay rent at the
base rate and any tax rate adjustment depending upon
your assessment.
Q: What are the park’s restrictions?
A: There are several restrictions in regards to pets,
vehicles, storage of non-licensed motorized equipment
and a few other items, all which can be found in the
rules and regulations of the park, which is posted
on this website.
Q: What is the tenant responsible for?
A: Tenant is responsible for their own utilities (power,
cable, phone, fuel, propane), to maintain their lot
on a weekly bases and their own snow removal for their
driveway and sidewalks. Further information can be
found in the rules and regulations of the park that
is posted on this website.
Q: Can I bring in a new home on my own?
A: Yes, as long as you follow the current codes of
NYS and the Town of Ulster and lots are available.
A prospective Tenant can buy an existing home, bring
in a new home or order a new home thru Creek Locks
Mobile Home Park.
Q: Do we have to buy our utilities from any
specific company?
A: No, Creek Locks MHP do not require any tenant to
buy their utility services from any specific supplier
or company. We do require that the tenant notifies
each of their service providers to understand and
abide by the park’s rules and regulations while on
the park’s premises, since we do hold the Tenant accountable
for the actions of their visitors.
Q: What if I do not want to maintain the
yard and/or snow removal?
A: The tenant can obtain outside services for yard
and driveway maintenance, though we require proof
of insurance for those outside service providers.
If you have other questions, please feel free to
contact us.
info@creeklocksmhp.com
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