UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 8-K

CURRENT REPORT

Pursuant to Section 13 OR 15(d) of The Securities Exchange Act of 1934

Date of Report: ~~February~~March 1023, 2009

(Date of earliest event reported)

Uniprop Manufactured Housing Communities Income Fund

(Exact name of registrant as specified in its charter)

Michigan		38-25930667
(State or other jurisdiction of incorporation)	(Commission File Number)	(IRS Employer Identification No.)

280 Daines Street, Suite 300, Birmingham, MI 48009

(Address of principal executive offices) (Zip Code)

248-645-9220

Registrant’s telephone number, including area code

(Former name or former address, if changed since last report.)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant

under any of the following provisions (see General Instruction A.2. below):

o Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

o Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

o Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

o Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Item 28.0401 ~~Triggering~~Other Events ~~That Accelerate or Increase a Direct Financial Obligation~~

AsIn ~~previously~~addition ~~reported~~to by the ~~General~~Notice ~~Partner~~ of ~~Uniprop~~Default ~~Manufactured Housing Communities Income Fund (the “Fund), the Fund does not generate sufficient cash flow from operations to fund the required debt service payments~~ on the first mortgage loan~~. Similarly,~~ ~~the~~reported ~~interest reserve provided for~~ in ~~the~~Form ~~mortgage~~8-K ~~loan~~dated toFebruary ~~supplement~~10 ~~cash~~and ~~flow~~Form ~~from~~8-K/A ~~operations~~dated ~~has~~February ~~been fully depleted and will~~19, ~~therefore~~2009, ~~be unavailable to fund future debt service~~Uniprop ~~payments, Effective~~Manufactured ~~with~~Housing ~~the~~Communities ~~scheduled~~Income ~~mortgage~~Fund ~~loan payment due February 10, 2009,~~ (the “Fund”) has ~~not~~also ~~made~~received ~~the~~a Notice ~~required~~of ~~debt~~Default ~~service~~from ~~payment and~~National ~~will~~City beBank inas ~~default under~~ the ~~first~~Fund ~~mortgage~~was ~~loan~~unable ~~documents. The first mortgage lender has not shown a willingness~~ to ~~modify~~make the ~~existing loan~~ ~~documents~~required ~~and~~debt isservice ~~likely~~payment todue ~~pursue~~on ~~any~~March ~~and~~20, ~~all~~2009, ~~remedies available including foreclosure proceedings~~ on ~~the~~its ~~Fund’s~~term ~~two~~loan ~~remaining properties; namely, Aztec~~with ~~Estates~~National ~~and Old Dutch Farms~~City.

The Fund ~~has~~is ~~and~~negotiating ~~will~~various ~~continue~~cures to ~~seek~~these ~~funding~~two ~~for~~defaults ~~replacing~~including ~~the~~possible forbearance ~~mortgage~~agreements ~~debt~~and ~~but~~sale noof Aztec Estates and Old Dutch ~~such~~Farms. Absent ~~replacement~~an ~~financing~~agreement, ~~has~~both ~~materialized~~lenders are very likely to ~~date~~pursue any and ~~none~~all islegal ~~likely~~remedies available to ~~emerge~~them including foreclosure on the inproperties and an action against the ~~near~~guarantor ~~future~~on the term loan.

The Fund will also have increased debt service requirements on its term loan with National City Bank starting in March 2009. This loan is guaranteed by an individual affiliated with the General Partner. It is unlikely that the Fund will generate adequate funds to service this debt. In such event, the bank is likely to declare the loan in default and enforce its rights against the Guarantor to satisfy the obligation.

Until further notice, all transfers of partnership interests will be suspended. Special circumstances will be evaluated on a case-by-case basis.

Item 4.01 Change In Registrant’s Certifying Accountant

As a result of the foregoing liquidity constraints, the Fund has been forced to discontinue certain services including the annual financial audit and annual property appraisals. Based on the advice of counsel, the Fund will also forego the next scheduled filing of the annual Form 10-K as the filing would lack the required certifications without a financial audit.

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

	UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND (Registrant)
	By:	P.I. Associates Limited Partnership, General Partner
Dated: February 10, 2009	By:	/s/ Joel Schwartz
Dated: March 23, 2009	By:	/s/ Joel Schwartz
		Joel Schwartz,
		Joel Schwartz
		Principal Financial Officer

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