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Massachusetts · reviewed September 2026

Seasonal RV site agreements in Massachusetts

What Massachusetts law says about seasonal and annual RV guests, sub-metered electricity, sales tax and online signatures — and the clauses your agreement should carry because of it. Written for park owners, not lawyers.

Guest or tenant?Massachusetts has strong protections for tenants in 'manufactured housing communities' (three or more manufactured homes occupied as dwellings), but 'manufactured home' is defined by size/HUD-type criteria in c.
Metered electricMassachusetts treats submetering of electricity by a property owner as resale of electricity, which is generally prohibited; a residential owner may either include electricity in the rent or have each unit on its own utility-company meter.
Sales / lodging taxThe room occupancy excise (M.G.L. c. 64G) applies to hotels, motels, lodging houses, B&Bs and short-term rentals; campsites/RV sites are not among the defined accommodation types, and industry sources indicate campground site rentals are not subject to the excise.
Signing onlineMassachusetts Uniform Electronic Transactions Act (M.G.L. c. 110G)

Short version. Details, citations and sources are below.

Is a seasonal guest a tenant in Massachusetts?

Massachusetts has strong protections for tenants in 'manufactured housing communities' (three or more manufactured homes occupied as dwellings), but 'manufactured home' is defined by size/HUD-type criteria in c. 140 § 32Q, so ordinary travel trailers and motorhomes on seasonal campsites are generally outside that Act. There is no statute that specifically says when a long-term campground occupant becomes a residential tenant; campgrounds are licensed as recreational camps by local boards of health under c. 140 § 32B and 105 CMR 440.000.

What that means for notices and removal

Not specifically addressed. A seasonal RV guest on a written seasonal agreement is normally treated as a licensee/camper, but if a site is used as someone's year-round residence, general landlord-tenant law (c. 186 notice to quit and c. 239 summary process) may be argued to apply. Use a written seasonal agreement with a fixed end date and a clause stating the site is for recreational, non-residential use.

Cite: M.G.L. c. 140, §§ 32F, 32L, 32Q; 940 CMR 10.00

Sub-metering electricity to RV sites in Massachusetts

Massachusetts treats submetering of electricity by a property owner as resale of electricity, which is generally prohibited; a residential owner may either include electricity in the rent or have each unit on its own utility-company meter. The DPU page describes a narrow exception under Section 335 of the 1997 Restructuring Act for buildings with a single meter installed before July 1, 1997. Campgrounds are not specifically addressed; check with the DPU and your utility before charging seasonal guests by the kWh.

Cite: St. 1997, c. 164, § 335; Mass. DPU 'Electric submetering' guidance (mass.gov); 105 CMR 410.000

Sales and lodging tax on seasonal sites in Massachusetts

The room occupancy excise (M.G.L. c. 64G) applies to hotels, motels, lodging houses, B&Bs and short-term rentals; campsites/RV sites are not among the defined accommodation types, and industry sources indicate campground site rentals are not subject to the excise. Where the excise does apply, occupancies over 90 consecutive days (31 for short-term rentals) are entirely exempt.

Cite: M.G.L. c. 64G, §§ 1, 3; DOR TIR on 2018 room-occupancy changes

Signing agreements online in Massachusetts

Massachusetts Uniform Electronic Transactions Act. Electronic signatures are valid for seasonal site agreements when the guest agrees to sign electronically, intends to sign, and the record is kept in a form that can be reproduced and shown not to have changed. Seasonal Sites records the signer’s typed name, email, time, IP address and a SHA-256 fingerprint of the exact text signed, and stores the signed PDF.

Cite: M.G.L. c. 110G

Clauses to include in a Massachusetts seasonal agreement

These are added on top of the eleven sections in the free template. Adjust the bracketed parts and have a local attorney read the result.

Recreational use, not a residence"The Site is licensed for recreational use only. The Guest maintains a permanent residence elsewhere at the address above, and the Site is not the Guest’s primary residence. Nothing in this agreement creates a residential tenancy." In this state the line between a recreational guest and a residential tenant is what decides which removal process applies, so say it plainly and keep the guest’s home address on file.
Metered electricityBill metered electricity at your actual utility cost and say so in the agreement; where a state or utility tariff speaks to resale, at-cost pass-through is the safe harbor everywhere we looked.
Term length and taxState the exact term dates and that the agreement is for a continuous stay of 90 days or more, and keep the signed copy with the term on it — where the summary above shows a long-stay exemption, that document is usually what the auditor asks for.
Electronic signature consent"The Guest consents to sign this agreement electronically and to receive invoices, receipts and notices by email at the address above." Keep the signer name, email, date/time, IP address and a fingerprint of the signed text.

Your state association is a good second opinion on all of this: Massachusetts Association of Campground Owners (MACO).

Get the free seasonal site agreement template

Eleven plain-English sections, Word and PDF, with bracketed fields to fill in. Then paste the Massachusetts clauses above into it.

Or skip the paperwork entirely

Seasonal Sites takes this same agreement, fills in each guest’s name, site, rate and dates, emails them a link to sign on their phone, puts the installments on autopay, bills metered electric from your readings, and keeps the signed PDF with the audit record. Renewals for the whole park go out in one click. It works beside whatever reservation system you already use.

Other states

Sources

This page summarizes public sources as of September 2026 for park owners and is not legal or tax advice. Statutes, tariffs and tax rules change; confirm anything you rely on with the agency or an attorney licensed in Massachusetts. Found an error? Email hello@seasonalsites.com.