Your pitch fee does not move just because the site owner decides it should. In England, paragraph 17 of Schedule 1 to the Mobile Homes Act 1983 puts the review on an annual footing and sets out what has to happen before any new figure takes effect.

• The review happens once a year, on a fixed review date.
• The owner has to give you at least 28 clear days' written notice before that date.

If the notice came late, or gave you fewer than 28 clear days, the proposed figure has no effect yet. You can read what that means for a notice you're holding now on Your Increase Notice May Be Invalid.

The ceiling on how far it can move

Paragraph 20(A1) sets a presumption. It presumes a change of no more than the 12-month change in the consumer prices index, and that presumption runs in both directions. If the index has fallen over the year, the presumption is that your pitch fee falls with it.

Why CPI, not RPI

If your written statement or agreement still refers to the retail prices index, that reflects how reviews used to be calculated. The Mobile Homes (Pitch Fees) Act 2023 substituted CPI for RPI in pitch fee reviews, for England and Wales, with effect from 2 July 2023. A review notice for a date after that falls under the CPI ceiling whatever the older wording in your agreement says. Where England, Wales and Scotland part company on this and other points, that's set out on England, Wales or Scotland.

The CPI ceiling under paragraph 20(A1) sets the most a pitch fee can move in a year, up or down. It does not settle the question on its own. Paragraph 18(1)(aa) and (ab) of Schedule 1 Chapter 2 (England) require the tribunal reviewing a pitch fee to give particular regard to two things: any deterioration in the condition or amenity of the site, and any reduction in the services the site owner supplies.

Deterioration in the site or its amenity

This covers the physical state of the park itself, roads, drains, communal areas and shared facilities among them. Where that condition has got worse since the last review, paragraph 18(1)(aa) counts that decline against the full increase the owner is proposing.

A reduction in the owner's services

Paragraph 18(1)(ab) works the same way for what the owner actually provides. If grounds maintenance, security or any other service set out in the agreement has been cut back or stopped, the tribunal has to take that into account in deciding what the fee should be.

Neither factor cancels the review. What they give a resident is grounds to argue that a proposed figure, even one sitting within the CPI ceiling, is more than the site's condition or the services on offer actually justify.

Where a dispute reaches this point, If You Disagree, What Actually Happens sets out what follows after the notice.

Paragraph 18(1) of Schedule 1 Chapter 2 (England) requires a tribunal to have particular regard to any deterioration in the condition and amenity of the site, and to any reduction in the services the owner supplies, when it decides whether the CPI presumption should apply. These three determinations show that factor being argued and applied against a proposed increase. Each concerned a pitch fee review from before 2 July 2023, which is why the figures are expressed against RPI rather than CPI; the Mobile Homes (Pitch Fees) Act 2023 substituted CPI for England and Wales reviews from that date onward.

Royal Dunton Court: drains and road surfaces

CAM/22UH/PHI/2023/0140, Royal Dunton Court, Brentwood. Decided 5 July 2024. The tribunal found that the park's amenity had deteriorated and cut a proposed 13.4 per cent RPI increase to 9.4 per cent.

Mount Pleasant Park: unfinished resurfacing

MAN/00FF/PHI/2023/00128 and related cases, Mount Pleasant Park, near York. Decided 20 December 2023. The tribunal limited a proposed 14.2 per cent RPI rise to 12 per cent.

Croft Park: permanent loss of amenity

MAN/00EQ/PHI/2023/0092, Croft Park, Mobberley. Decided 26 February 2024. The tribunal cut a proposed 14.2 per cent RPI increase to 9.2 per cent for the permanent loss of open land and the pond, determining £217.05 against the £227 proposed.

Each of these turns on its own facts: what was lost, how it was evidenced, and what the park owner said in response. None of them sets a rate for any other park, and a reader checking whether a similar argument applies to their own pitch fee should read the determination itself. How to Read a Tribunal Decision covers where these are published and what to look for in the reasoning. If a review notice has already arrived and the question is what to do next, If You Disagree, What Actually Happens sets out the process.

A pitch fee review notice proposing the Consumer Prices Index change under paragraph 20(A1) is not the end of the matter. The tribunal can still refuse it if the site owner has let the site deteriorate or cut back on services, under paragraph 18(1). Two published determinations show what happens when neither argument is made, or neither succeeds, and the full CPI rise is allowed to stand.

St Nicholas' Park, Oxford

CAM/38UC/PHI/2023/0094, decided 18 October 2024. The tribunal applied CPI at 4.6 per cent and allowed the pitch fee to rise from £186.63 to £195.21 a month.

Riverdale Park, Staveley

BIR/17UD/PHC/2024/0039 to 0041, decided 7 March 2025. The tribunal allowed a 4 per cent CPI increase, finding no reduction in the site's amenity or services sufficient to refuse it.

Each of these is a finding on the facts of that site and that review, not a rule for any other park. What they show is that in both cases, with no deterioration or cut in services put to the tribunal, the presumption in paragraph 20(A1) was allowed to stand as proposed. Where the condition of your own site or the services on it tell a different story, read what happens if you disagree with a review notice, and check how to read a tribunal determination before deciding what to do with the one you've been sent.

What happened at Downside Park

A pitch fee review doesn't always end in an argument. Sometimes the owner serves the notice correctly, nobody raises the paragraph 18(1) factors, deterioration in the site's condition or a reduction in services, and the only question left is whether the figure itself stands. Downside Park, near Bristol, is a case where it came to that.

In case reference CHI/00HC/PHI/2023/0101, decided in 2023, the First-tier Tribunal Property Chamber considered a proposed increase from £140.86 to £161.92 a month. No deterioration or reduction in services was put forward, and the tribunal found the figure reasonable and allowed it in full.

The increase was calculated under RPI, which places the review before the Mobile Homes (Pitch Fees) Act 2023 substituted the CPI presumption for England and Wales from 2 July 2023. A review at the same site today would start from the CPI figure.

What this determination shows is how the tribunal applied the rules to that notice, on those facts. It doesn't tell you what will happen with a different notice, at a different park, on different figures.

Anyone trying to judge whether a pitch fee sounds about right has little to measure it against. The Leasehold Advisory Service, in guidance last updated 16 June 2026, puts park home pitch fees typically somewhere between £150 and £300 a month.

That is a published range, not a measured market rate. It is what LEASE states in its own guidance, not a survey of every site or a figure drawn from tribunal determinations. Sitting inside or outside that range says nothing about whether a particular increase is lawful. That turns on the review provision that governs your agreement, the notice you were given, and any paragraph 18(1) factors raised against it. If a proposed figure looks wrong on those terms, see If You Disagree, What Actually Happens for what disagreeing with a pitch fee notice involves.