AZ HB2778

Requires mobile home park owners to give tenants 90 days' notice and right of first refusal to purchase the park before selling, with exemptions for family transfers, controlled entities, and eminent domain proceedings.

Allows tenants or their representatives 90 days to submit a purchase proposal, plus an additional 90 days to secure financing, while prohibiting the owner from completing an unconditional sale to another buyer during this period.

Provides a capital gains tax exclusion on Arizona income for sales of mobile home parks to tenants' associations, nonprofits, or housing authorities that operate the property as a mobile home park.

Prohibits park owners from banning tenants from installing cooling mechanisms, air conditioning units, window coverings, and other heat mitigation measures to reduce energy costs and prevent heat-related illness.

Clarifies that failure to pay parking or pet fees does not constitute nonpayment of rent and is not grounds for eviction, and requires landlords to hold tenant property for 14 days after executing a writ of restitution.