California MHP News

Wed, Jan 15, 2025 – The San Marcos City Council has extended a moratorium prohibiting the conversion of senior mobile home parks into all-ages communities through the end of the year as officials work toward a permanent solution.

The decision on Tuesday night extends an initial 45-day moratorium via an urgency ordinance adopted by the council in December, rising from concerns about Lakeview Mobile Estates, a senior park for ages 55 and older off Discovery Street, possibly being converted into an all-ages park without proper notice.

San Marcos has 12 senior mobile home parks, which are defined as parks where at least 80% of spaces are occupied by people 55 years of age or older.

Western representative Julie Paulie said the city is infringing on the rights of park owners and unfairly keeping younger families out of affordable parks. She also said the city did not perform outreach to other mobile home parks besides Lakeview.

Fri, Dec 6, 2024 – The San Marcos City Council enacted a 45-day moratorium this week to prevent mobile home park owners from altering age requirements at senior-only parks, protecting senior housing in the city.

City leaders adopted the ordinance on Tuesday night in response to a situation at Lakeview Mobile Estates, one of 12 senior mobile home parks in the city. The park rents to those 55 and older.

In July, park owners distributed a notice to residents with updated rules and regulations, stating that ownership reserves the right to change the park to an all-ages park at any time.

According to the City Attorney’s Office, this raised concerns about the city losing its ability to provide safe and decent housing opportunities to seniors.

In October, the City Attorney’s Office reached out to Lakeview for clarification regarding its intent and planned timeline to change age requirements. Dowdall Law Offices, a law firm representing the park owners, did not clarify and argued that the city has no jurisdiction in this matter and ‘may not force owners to provide ‘older persons’ housing’

Wed, Jan 15, 2025 – This table of Mobile Home Parks, RV Parks, and Manufactured Home Communities for Sale in California is a work in progress as of Wednesday, January 15, 2025. Data is being updated regularly.

This is a partial listing and covers the period 2021-01-01 to 2025-01-15. This is NOT a complete list of mobile home parks for sale in California. Many sales of mobile home parks are usually done via Pocket Listings (aka Off-Market Listings, Exclusive Listings), they are not marketed via public channels.

Mon, Jan 13, 2025 – GSMOL-Sponsored AB 2782 was signed into law and took effect January 1, 2020. It included an important change to the long-term lease exemption from local mobilehome rent stabilization ordinances (RSO) contained in the Civil Code Mobilehome Residency Law (MRL), summarized as follows:

Civil Code 798.17 has long provided that leases exceeding 12 months in length are exempt from local RSO protection. AB 2782 phases out this exemption, and provides that:

1. All leases of any length signed after February 13, 2020 are no longer exempt from local RSO, and RSO rent limitations will apply to protect those residents regardless of what the lease rent provisions say. The RSO will pre-empt the financial provisions in those leases.
2. All leases with a term 12 months or longer signed prior to February 13, 2020 remained exempt from RSO until they expired, or until January 1, 2025, whichever occurred first. As of January 1, 2025 ALL leases of any length are no longer exempt from local RSO protections under State law, and Civil Code 798.17 is repealed. The local RSO will now apply to ALL lease spaces.

The park owners’ association (WMA) filed suit against the State of California and sought an injunction to stop the AB 2782 January 1, 2025 “repeal” date from happening. That motion was denied by the Court. Thus, as of January 1, 2025, ALL leases of any length are no longer exempt from local RSO under State law. Civil Code 798.17 is repealed, and local RSO provisions now apply in those cities and counties that have an RSO.
Bruce Stanton, Corporate Counsel

GSMOL leaders have received the following questions re: the effects of AB 2782:

Q: My park owner is requiring me to sign a new rental agreement, claiming AB 2782 has “invalidated” my existing lease or rental agreement. Is this true?

A: NO! AB 2782 only affects the financial provisions in your rental agreement or lease if you live in an RSO jurisdiction. It does not repeal or invalidate your existing agreement. All other non-financial provisions of the agreement continue in effect. The MRL does not require a homeowner to ever sign a new agreement after they sign their original agreement at time of purchase.

Q: Should I contact my local City or County officials about this Civil Code 798.17 repeal?

A: YES! It is important that you notify your local officials if you live in an RSO jurisdiction of this repeal, so that they can be aware of it and take any appropriate action. Please provide this Alert to your City Council, Rent Administrator or County officials if you have a County RSO. Ending the State exemption means that any exemptions contained in local RSO language will now apply. Your City or County may need to amend their Ordinance or policies to clarify, or align their RSO language with the new State law. It is important that local officials know and understand that their RSO rent provisions now apply to ALL leases.

Fri, Dec 13, 2024 – Legal Update on AB 2782 from the Mobile Home Resident Coalition (MHRC):

In a recent legal battle, the Western Mobile Home Association (WMA) and the CA Mobile Home Community Owners requested a preliminary injunction to delay AB 2782. The court, however, denied this request.

AB 2782 takes effect on Wednesday, January 1, 2025. Homeowners with long-term leases will now be included in Rent Stabilization Ordinances, providing greater protections.

Contrary to disinformation being spread, AB 2782 does NOT prohibit long-term leases.

What’s next? This decision doesn’t end the case – hearings will resume in June 2025. However, without an injunction, AB 2782 is moving forward on schedule.

Thu, Nov 28, 2024 – AB 2782, sponsored by GSMOL, was approved by the Governor on August 31, 2020, and took effect January 1, 2021. Civil Code 798.17 has long provided that leases which exceed 12 months in length are exempt from local rent stabilization ordinance (RSO) protection. AB 2782 ends this long-term lease exemption from RSO protection, and amends that provision to provide that:

1. All leases of any length signed on or after February 13, 2020 shall no longer be exempt from local RSO, and the local RSO rent limitations will apply to protect those residents regardless of what the lease provisions might say. The local RSO will effectively pre-empt the lease with respect only to its financial terms. The rest of the lease provisions remain intact.
2. All leases with a term 12 months or longer signed prior to February 13, 2020 will remain exempt from RSO until they expire, or until January 1, 2025, whichever occurs first. Thus, according to AB 2782 as of January 1, 2025 all leases in excess of 12 months will no longer be exempt from RSO protections.

In 2022 the Western Manufactured Housing Communities Association (WMA) filed suit in Sacramento County Superior Court to enjoin (i.e. prevent) the State from enforcing AB 2782, and specifically the January 1, 2025 trigger date for all existing long-term leases to no longer be exempt. The Governor and the Attorney General are named as defendants. GSMOL has been monitoring the case, and supporting the Attorney General’s efforts to defend AB 2782. Recently WMA filed its motion for an injunction, as January 1, 2025 is fast approaching.

GSMOL members have been asking about the status of the injunction request. The court hearing was originally scheduled for November 5, 2024, but has since been twice continued to a new date on the motion of the Judge. The injunction hearing is now scheduled for December 6th at 10:00 a.m. The outcome shall likely determine if the January 1st trigger date remains, or is put on hold. Stay tuned to GSMOL for further updates.

Thu, Jan 9, 2025 – On Thursday, January 9, 2025, Santa Monica Closeup photojournalist Fabian Lewkowicz revisited the aftermath of the devastating Pacific Palisades wildfire and confirmed that the Tahitian Terrace mobile home community was almost entirely destroyed. Located at 16001 Pacific Coast Highway, across from Will Rogers State Beach, approximately [156] manufactured homes were reduced to rubble. Only two homes survived the blaze, a rare sight amid the widespread destruction.

The fire, which began on Wednesday, January 8, 2025, swept rapidly through the area, reducing the community to rubble. Built in 1963, Tahitian Terrace was known for its unique terraced layout, offering residents incredible ocean views and a vibrant, close-knit atmosphere. The community featured amenities such as a clubhouse, a heated pool, a recreation center, and a dog-friendly environment that many families and retirees called home.

As Lewkowicz toured the charred remains, small fires were still smoldering, smoke hung in the air, and stunned residents surveyed what little was left of their beloved neighborhood. The once-thriving community, known for its scenic location and friendly atmosphere, now lies in ruins.

Wed, Jan 8, 2025 – On Wednesday, January 8, 2025, the Pacific Palisades Bowl Mobile Estates, a well-known mobile home community along the iconic Pacific Coast Highway, was completely destroyed by a fast-moving wildfire. Located at 16321 Pacific Coast Highway, across from Will Rogers State Beach, the park’s [173] mobile homes were reduced to rubble, leaving residents devastated.

Known for offering affordable, coastal living, the Palisades Bowl provided a unique lifestyle just steps away from the Pacific Ocean. The park featured a clubhouse, swimming pool, recreational facilities, and ocean views, making it a desirable community for full-time residents and vacationers alike. Its prime location, only minutes from Santa Monica and Los Angeles, added to its charm.

Santa Monica Closeup photojournalist Fabian Lewkowicz toured the aftermath, documenting the heartbreaking scene where homes once stood. Smoldering debris and the scent of smoke filled the air as residents and firefighters assessed the damage.

Tue, Jan 7, 2025 – According to data obtained from the California Department of Housing and Community Development (HCD), there are 5,232 Active Mobile Home and RV Parks totaling 454,093 lots/spaces in the State of California. Of those 454,093 lots/spaces, 363,686 are mobile home spaces, 67,628 are RV lots with drains, and 22,779 are RV lots without drains.

There are 678 Closed Mobile Home and RV Parks totaling 21,613 lots/spaces. Of those 21,613 lots/spaces, 11,919 are mobile home spaces, 6,842 are RV lots with drains, and 2,852 are RV lots without drains.

As of Tue, Jan 7, 2025, the HCD has data for a total of 5,910 Mobile Home and RV Parks totaling 475,706 lots/spaces which includes Active and Closed listings. Of those 475,706 lots/spaces, 375,605 are mobile home spaces, 74,470 are RV lots with drains, and 25,631 RV lots without drains.

HCD Note: HCD has enforcement of 81.4 percent of the parks and 75.5 percent of the lots in the State of California. The overall average park size is 86 lots; 80 for Mobile Home Parks, and 88 for RV Parks.

The below Top 10 Largest Mobile Home and RV Park listings in California are based on the HCD Mobile Home and RV Parks Active Listings as of Tue, Jan 7, 2025.

Mon, Jan 6, 2025 – The Consumer Financial Protection Bureau (CFPB) sued Vanderbilt Mortgage & Finance for setting families up to fail when they borrowed money to buy a manufactured home. The CFPB alleges that Vanderbilt’s business model ignored clear and obvious red flags that the borrowers could not afford the loans. As a result, many families found themselves struggling to make payments and meet basic life necessities. Vanderbilt charged many borrowers additional fees and penalties when their loans became delinquent, and some eventually lost their homes. The CFPB is seeking to stop Vanderbilt’s illegal practices and obtain relief for the harmed homeowners.

‘Vanderbilt knowingly traps people in risky loans in order to close the deal on selling a manufactured home,’ said CFPB Director Rohit Chopra. ‘The CFPB’s lawsuit seeks to not only protect homebuyers, but also honest lenders helping people to finance the purchase of an affordable home.’

Vanderbilt Mortgage & Finance, Inc. is a nonbank financing company based in Maryville, Tennessee that originates loans for manufactured homes across the country. Vanderbilt is a unit of Clayton Homes, Inc., which is the largest manufactured home builder in the U.S. and a wholly owned subsidiary of Berkshire Hathaway, Inc., the multinational conglomerate based in Omaha, Nebraska.

Fri, Jan 3, 2025 – A dispute between an Orcutt resident and the owners of Del Cielo Mobile Estates took another turn Friday morning during an auction held at the park’s clubhouse.

Frank Carreras, a resident of the park, claims ownership of a mobile home in Space 21, which he says he purchased nearly two years ago. According to Carreras, he has spent more than $62,000 on renovations to the home. However, Harmony Communities, a Stockton-based company that acquired the park last year, disputes his ownership, alleging the home has been vacant for some time.

Carreras said the auction, described as a lien sale, resulted in the property being sold to an unknown woman. He also claimed he has been barred from the property by the Santa Barbara County Sheriff’s Office.

According to Carreras, the sale stemmed from alleged unpaid rent and fees. Harmony Communities claimed Carreras failed to pay rent for October, November, and December, as well as storage and attorney fees. The company also stated that Carreras had not applied for residency at Space 21.

Carreras, however, maintains he provided the payments and only withheld applying for residency because he had not yet moved into the property. He said the checks for the disputed payments were returned to him on Thursday, just one day before the auction.

Harmony Communities declined to comment on the dispute or provide details about the auction. In previous communications with News Channel, the company stated it was ‘following California Civil Code 798 to the T.’ Harmony also questioned Carreras’ claim of ownership, his lack of a rental agreement, and the legitimacy of his renovation expenses.

Wed, Jan 1, 2025 – There are five (5) Assembly Bills and two (2) Senate Bills relating to mobilehomes that have been signed into law by the Governor to become effective January 1, 2025. The MHPHOA have updated our online California MRL in HTML to reflect these updates.

Updated Civil Codes Relating to Mobilehomes