This document serves as a binding contract of tenancy for the period of January 31, 2026, to January 31, 2027. Entrance to Higgins Point is prohibited until lease agreement is signed.
Higgins Point Mobile Home Park will open on the first weekend in May (as weather permits), until Columbus Day (no exception). Open Friday May 1st at 8:00 am until October 12th at 7pm, which is listed on the Department of Health permit posted on the bulletin. If we are closed and you need to get to your mobile home, you must call prior to make arrangements. There is a $2,500.00 fine incurred to the landowner if anyone is caught staying in their mobile home in the off season. If these fines are incurred, it will be billed back to the mobile homeowner. NO construction is to be done when the park is closed unless the Higgins Point owner approves it. Lot rental is due in advance and due no later than June 30th. Interest will be levied on all fees not paid when due. Late fee of 5% for the first month, 10% for the second month late, and after that it will be turned over to a collection agency.
Water Services
Water will be turned on by May 1 (as soon as weather permits). Water will be turned off Columbus Day. Higgins Point is responsible for water lines up to the point of connection to the mobile home. Higgins Point is not responsible for the owners’ plumbing beyond that point. There is no pressure washing of mobiles, boats, or cars unless you request it through the park owner PRIOR. If you would like to wash anything, mobiles, cars, or boats, you must request so with the owner and pay the fee BEFORE any washing is done. The fee is $25.00 PER item and is to be paid to the park owner. This charge was implemented to keep your annual water bill low.
In the event of inclement weather or a delayed warming in the spring and the water turn on needs to be delayed, we will notify you as soon as possible. At that point we will provide a new opening date. Higgins Point is not responsible or liable for delayed openings due to weather and no refunds will be issued.
Septic
Higgins Point provides septic. Higgins Point is responsible for the septic service up to the point of mobile home connection. All units are connected to septic tanks. Dishwashers and washing machines are not allowed in any unit. Conserve water and do not put any substances down the drains that are not biodegradable. This includes facial tissues, paper napkins, disposable diapers, sanitary products, coffee grounds, grease, fish cleanings, and garbage.
Trash Service
This service is included in the lot rent currently.
Please ensure that you, family members, and guests know the trash rules. A dumpster is located at the entrance to the park. EVERYTHING must be bagged and secured. If it cannot fit in a garbage bag, it does not go in the dumpster. The landfill is located at the end of Branche Road for any large items. Please double bag any smelly items.
Marina, Docking and Usage
- Seasonal Dock Rental is available. Water level will determine when docks are put in. Docking is available until Columbus Day, again depending on water level and is non-refundable. The dock fee is to reserve your space for when the water level can accommodate your boat.
- BOAT TRAILER STORAGE IN THE ALLOCATED FIELD IS ONLY FOR RESIDENTS PAYING FOR DOCK SPACES or those that have jet skis.
- Dock usage/ launching is at your own risk. We are not liable for any damage to your personal property (boats, trailers, vehicles) or injuries to any person. Make sure your cleats and ropes are always in good condition and secure. If you see a loose cleat, please let the owner or John know so we can get it fixed for you.
- NO fishing off the docks. We have the shoreline for fishing. Please make your guests aware.
DAILY DOCKING: Daily boat docking if available is $50 a day and must be approved by owner BEFORE docking your boat. NO guests are allowed to dock at our marina; this is for liability reasons and there are NO exceptions.
Swimming is at your own risk, no lifeguards on duty.
ABSOLUTELY NO DRIVING YOUR VEHICLE, MOPED, BIKE OR GOLF CART ON TO THE DOCKS.
Occupancy
No Subletting of trailer units. Subletting refers to ANY use by person other than the lessee. The owner must be present with all visitors unless otherwise approved by owner/ management.
Lawn care and Mobile Maintenance
You are responsible for maintaining the trimming of your site weekly, this includes around sheds and close trees. If you are unable to care for your lawn, trimming or weeding of landscaping, you need to arrange for someone who can take care of it for you. Plants, flowers, and shrubs MUST be well maintained and weeded. We will cut grass as close as possible, but the rest is up to mobile homeowners. Any site not maintained properly will be trimmed and charged $100 every time we must trim. Please inform the office of arrangements so we do not trim and do not charge you. Park owners do not loan out lawn equipment or tools of any kind. The cottage and shed are not to be entered.
Mobile homeowners are responsible for keeping their mobiles always maintained. Mobiles will be kept well painted, and decking and skirting must be updated and maintained. ALL mobiles will be skirted by the second year in the park. Erection of awnings and other structures or changes to the outside of your mobile is not permitted unless the park owner approves it. Then a request form (park owner has form) needs to be filled out and returned to park owner for approval. Town Code enforcement needs to approve any changes as well (Cody Higgins). Any questions you can reach out to the park owner or the Dept. of Health (315-785-2277) and town code enforcement.
Management/owner will make regular routine rounds to ensure all mobiles are being well maintained.
Park owner must approve the painting of mobile homes and sheds. Colors need to be approved prior to any painting.
**Repeated violation of the maintenance rules will be grounds for termination of lease.
Insurance
Higgins Point LLC and Jennifer Mccleese are not responsible for any damages to your mobile home or are liable for individual mobile homes and sites. Each trailer owner is responsible for carrying their own insurance. Liability, property damage, fire, and other insurance are required for each individual unit and is the responsibility of the lessee. Higgins Point is not responsible for any injury that occurs on an individual site.
Parking
No more than one vehicle per site except for the units on the back line which are authorized two vehicles. All other vehicles must use the visitor’s lot at the entrance to the park. Visitors may unload and then must move their vehicle or yours to the parking area. NO VEHICLES are allowed on empty sites or on neighboring sites. Use your site only.
ALL visitors must park in the visitor’s lot at the entrance to the park. PLEASE inform your guests of parking rules.
Roadways
The speed limit within the park is 5 mph. Mopeds and motorbikes must be fully insured, licensed, and driven only by a licensed driver. Please drive slowly and watch for children playing. INFORM visitors of speed limit. Those who are not abiding will be asked to leave. ALL vehicles and motorized vehicles must use roadways. DO NOT DRIVE ANY CARS, MOPEDS, BIKES, GOLF CARTS ON TO THE DOCKS.
Campfires
Campfires are allowed as follows:
Waterfront mobile campfires are allowed by the riverside only.
Middle line mobile campfires are allowed roadside in front of your trailer. If that is not possible, campfires are prohibited.
Backline mobile campfires are allowed across the road.
*** All fires need to be at least fifteen feet from your mobile
*** NO new permanent fire pits allowed
All fires must be contained in a mobile fire pit and must be completely extinguished when finished with the fire. Any existing ground fire pits are excluded.
Pets
No dogs Allowed. Please inform visitors.
Wildlife
It is against the law with the NYS DEC for you to capture, kill or rehome any nuisance animals.
If you are having trouble with unwanted pest/animals, you must contact the DEC for directions on removing and will be at the mobile homeowners’ expense.
Removal of Units
If you decide to replace your unit, if it’s not habitable, has been damaged or destroyed by an act of God /nature or you are unable to repair the unit, you will have sole responsibility to remove the unit from the park and must replace with a stone pad at your expense. You must arrange for the removal and notify management of the removal. Site rental and all taxes will be due until unit is removed from site.
*******Trailer Sales
Park owner will be notified before any unit goes up for sale or removed.
All mobile home unit sales are to be sold through Higgins Point Management. Mobile home showings are to only be done by park owner. NO mobiles are to be sold, transferred or any other arrangements made until park owner has been notified. Any sale or transfer agreement made without Higgins Point owner approval will be considered invalid. You are not selling the land you are selling your mobile. FOR SALE signs will not be posted on the mobile or any social media sites like Facebook or realtor sites until park owner is notified. Site rental, taxes and water fee will be paid in full until mobile is sold. During the period your mobile is for sale and until it is sold you will be responsible for maintaining the site.
Potential new owners must be approved by park owner and a new lease agreement signed. Potential new owners will read the park rules and regulations before any sale is approved. ALL final sales will take place at the office of Higgins Point. NO exceptions.
If new owners are considered undesirable tenants, park owner has the right to not sign the lease, and they must remove the trailer.
Management charges a 10% commission on mobiles sold in the park. The 10% is of the sale price and will be paid to the park owner by the buyer (to be paid out of sale price). If a 10% commission is not paid there is no sale. NO PRIVATE SALES ARE ALLOWED.
BE RESPECTFUL TOWARD PARK RESIDENTS
Transfer of Mobile home to family in event of death or passing down units
Higgins Point owner must approve all prospective new tenants. Higgins Point reserves the right to refuse new lease agreements to family members if it is deemed necessary. It is not the responsibility of Higgins Point to determine who your mobile is passed on to in the event of a death. If you have the documentation, please forward it to Higgins Point so we can keep this in your file.
Tenant behavior- zero tolerance
Zero tolerance, you are not permitted to go into any residence without permission from the owner of the mobile!!!!!!! Do not use other peoples’ property… example grills, water hoses. This is against the law!!
Threats, threatening or abusive behavior, acts of violence, and any other disruptive behavior such as harassment, intimidation toward management, employees, and others that lease on the property or their guests will not be tolerated. Law Enforcement Authorities will be contacted, and you will be escorted off the premises. If these actions occur you are in violation of our lease agreement and therefore it will be terminated.
At all times, State, Local and Federal laws are to be adhered to in the park. The violation of any State, Local and Federal laws are deemed zero tolerance, and the appropriate authorities will be contacted. Violation of this policy will result in immediate termination of this lease agreement.
Off season
Entering the park after closing or before opening requires approval from park owner. There are no exceptions. After approval, entering the property during the off season is at your own risk.
It is the responsibility of the mobile homeowner to winterize their mobile or contact a licensed contractor to winterize their site. Again, Higgins Point is not responsible for any damage that occurs to mobiles plumbing in season or off season. Mobile’s water will be disconnected from the main water lines at close of season by Park owner. NO electricity is to be left on in the off season. Please make sure all items are secured for the off season. Due to high winds anything that can be tied or weighed down should be.
Lease
This lease will be signed by all parties wishing to remain in the park. Those not signing or abiding by park rules and regulations will be considered undesirable tenants and will be asked to vacate the premises. This lease is terminated at the sale of your mobile home or removal of same. In the case of a death of a resident and to where the home has been bequeathed to a person(s) other than a spouse, the park owner may refuse these persons as residents.
Higgins Point Mobile Home Park Lease Agreement 1/31/2026-1/31/2027.
I (We) ____________________and ____________________of Lot ________have read and agree to the rules and regulations listed in this document. I (We) understand that any rules and regulations not being followed may be subject to non-renewal or termination. I (We) understand failure to follow any items marked as Zero Tolerance will result in my immediate removal from the property and denial of reentry. It is considered an immediate violation of this contract, and the lease agreement will be terminated immediately.
I (We) also fully understand as the mobile owner I (We) am responsible and liable for my guests and their actions regarding the rules and regulations and zero tolerance policies. I (We) agree to inform my guests of all rules and regulations with the park.
I (We) agree that I (We) have insurance on my mobile home as required for tenancy.
I (We) agree that I (We) will not hold Higgins Point liable for damages or injuries that occur due to inclement weather, or any acts of God.
I (We) agree that if I(We) enter the property off season I (We) am doing so with the permission from the park owner, at my (our) own risk, and that Higgins Point is not responsible for any injury or damage that occurs from entering the property off season.
I (We) agree that if I(We) lease a space at the marina, Higgins Point is not liable for docking, becoming unavailable due to water levels and any events beyond Higgins Point Owner’s control. Use of marina is at your own risk. Higgins Point is not liable for any damage or injuries that may occur to people or boats at the marina.
I (We) understand that all site rentals are due by June 30th and responsible for all taxes. Checks are to be written to Higgins Point LLC.
By signing this lease agreement, I(We) agree to all rules and regulations listed in this document. Failure to sign the lease agreement attributes to no contract therefore entrance to the property at Higgins Point is prohibited.
This Lease is to be signed by all owners of the mobile home or primary tenants.