Park Home Pitch Fees Explained: What You Pay and Why

When you are planning a move, park home pitch fees deserve the same attention as the purchase itself. They are an ongoing cost, so understanding what you pay for helps you work out whether a move suits your household budget.

For downsizers in Warfield, Bracknell, Ascot and the surrounding Berkshire area, the useful comparison is the whole cost of living in each property. A smaller home does not automatically mean every bill will fall. You need to separate the pitch fee from utilities, council tax, insurance and your own maintenance responsibilities.

This guide explains what to check, how annual reviews work in England and which questions to ask before committing to a purchase.

What do park home pitch fees cover?

A pitch fee is the payment to the park owner for using the land on which your park home stands and for agreed upkeep and services. You buy the home, rather than the plot beneath it.

The fee commonly contributes to maintaining shared areas, access roads and communal landscaping. Management of shared facilities may also form part of it. However, there is no universal package of services included in every pitch fee. The agreement for the particular property matters more than a general description.

Your Written Statement sets out the terms under which you occupy the pitch. Read it alongside any explanation of charges, checking what is included and what is billed separately.

For example, communal grounds maintenance does not necessarily include looking after your private garden. Equally, a fee that covers shared lighting does not mean your household electricity is included. Ask who maintains the driveway, boundaries and any shared drainage, rather than assuming responsibility from their location.

At Hermitage Park, the luxury park home bungalows have private gardens and driveways. Buyers should establish the maintenance responsibilities attached to these before making their long-term budget.

How annual fee reviews work in England

Annual reviews of park home pitch fees are governed by the Mobile Homes Act 1983 framework and the terms recorded in the Written Statement. For buyers in Berkshire, it is the rules for England that apply.

The fee is normally reviewed once a year on the agreed review date. Where the owner proposes a change, they must follow the statutory process. This includes giving written notice at least 28 days before the review date and using the prescribed pitch fee review form.

England's review framework uses the Consumer Prices Index (CPI) as its inflation benchmark, rather than the Retail Prices Index (RPI). CPI measures changes in consumer prices. It is not a guarantee that every proposed increase is valid simply because it matches inflation.

Other statutory factors can affect a review, including eligible improvements or deterioration in the condition of the site or services. Not every item of expenditure automatically justifies an increase.

The government's guidance on pitch fee reviews explains the process. When reviewing a notice, check the proposed amount, the calculation, the effective date and any reasons given for departing from the inflation benchmark.

What happens if you disagree?

A proposed increase is not automatically agreed just because a notice arrives. If you disagree, ask for a clear explanation and supporting information in writing.

Disputes over park home pitch fees can be referred to the First-tier Tribunal, the independent body that decides these matters in England. The park owner cannot simply treat an unagreed increase as settled without following the appropriate process.

Continue paying the existing fee while the proposed change remains unresolved, unless you have agreed a new amount or the tribunal has determined it. Do not stop paying altogether because you dispute an increase. If an increase is later agreed or determined, additional payments may be due from the applicable review date.

Timescales matter, so seek independent advice promptly if a notice is unclear or disputed. Keep copies of the Written Statement, notices, correspondence and payment records.

What else should you include in your budget?

The pitch fee is only one part of your running costs. Before moving from a family house in Windsor, Maidenhead or Wokingham, put the current household bills beside the proposed costs of your new home.

This makes the comparison more useful than looking at a single monthly payment.

Cost	What to establish before buying
Electricity and heating	How supplies are arranged, how usage is measured and who sends the bill
Water and sewerage	Whether charges are separate, included or collected through another arrangement
Council tax	The property's band, the relevant council and any discounts you qualify for
Insurance	Whether the policy specifically covers a residential park home and its contents
Broadband and telephone	Available connections, installation requirements and ongoing contract costs
Home and garden maintenance	Which tasks are your responsibility and which belong to the park owner

For Hermitage Park, start with the published information about costs and fees, then ask for clarification of anything not covered there. Do not assume that a charge described on another estate applies here.

Recording park home pitch fees separately from these bills helps you see both the predictable payments and the costs that depend on your usage.

Allow for maintenance of your own home

Communal upkeep and maintenance of your own property are different responsibilities. Build room into your budget for routine care, minor repairs and replacing household equipment over time.

Hermitage Park's luxury park home bungalows are built to BS 3632 and have 10-year structural warranties. A structural warranty is not the same as household insurance and does not remove the need for routine maintenance. Check the warranty terms and the manufacturer's care instructions.

If the exterior finish requires repainting, obtain advice suited to its materials. This guide to the factors affecting exterior painting costs explains how surface condition, preparation, materials and access influence a quote. It is an Australian guide, so use those factors as a checklist, not its prices as a Berkshire estimate.

For any work, ask for a written quotation and check whether approval is required before making external alterations.

Compare the whole household budget, not just one charge

When comparing park home pitch fees with the costs of your current house, include expenditure you already pay but may not think of as a regular bill. Garden upkeep, exterior repairs and maintaining a larger property can be easy to overlook.

Use a full year's costs where possible. Annual insurance and occasional maintenance still need to be funded, even if they do not appear on every monthly bank statement. Keep a separate reserve for unexpected work rather than treating all remaining income as available to spend.

Location also affects your budget. At Hermitage Park in Warfield, between Warfield and Winkfield Row, Bracknell station offers direct trains to London Waterloo. Ascot, Windsor and Maidenhead are nearby, with access to the M4 for wider journeys.

Consider your actual travel habits, including shopping, medical appointments and family visits. Nearby woodland walks may suit your routine, but transport savings should be based on journeys you will genuinely make.

Questions to ask about fees before buying anywhere

A clear answer should identify the charge, explain the responsibility and point you to the relevant paperwork. Ask these questions about park home pitch fees before committing to a purchase:

• What is the current fee, how often is it paid and when is the next review date?
• Exactly which services and shared maintenance tasks are included?
• Which utilities or other charges are billed separately, and how are they calculated?
• Can I see the Written Statement and the latest review notice, where applicable?
• Are any works planned that could affect future charges, and which maintenance tasks will be mine?

Take the answers away and review them without pressure. If an adult child is helping with the move, sharing the paperwork can make it easier to spot an unanswered question. Verbal reassurance is useful, but the written terms are what you need for a dependable budget.

Frequently asked questions

Hermitage Park's answers to common buyer questions provide further context about the luxury park home bungalows and the move itself.

Is a pitch fee the same as council tax? No. The pitch fee is paid to the park owner for the pitch and agreed services. Council tax is a separate household liability administered by the relevant local authority.

Does the pitch fee include utilities? Not necessarily. Electricity, heating, water and sewerage arrangements vary. Check each supply separately and ask whether it is included or billed in addition to the fee.

Can park home pitch fees increase every year? They can be reviewed annually, but a review does not automatically mean an increase. Any proposed change must follow the applicable legal process and take account of the statutory review rules.

Does paying the fee mean I own the land? No. You own the park home, while your right to occupy the pitch is governed by the agreement and applicable legislation. Have the Written Statement explained before buying if any terms are unclear.

Talk through the costs at a viewing

A realistic budget should leave you comfortable with both today's payments and the possibility of future reviews. Before deciding, make sure you understand what is included, what is separate and which responsibilities remain yours.

You can explore the luxury park home bungalows for sale at Hermitage Park and book an appointment-only viewing. Bring your questions about costs and ask to discuss them in person, alongside the Written Statement and the practical details of living here.