California MHP News

Wed, Jan 28, 2026 – The San Pablo City Council took a significant step toward heightening renter protections at its Jan. 20 meeting, transitioning from reliance on broad California state laws to a custom framework tailored to its majority-renter population.

While the city stopped short of passing a full rent control measure due to concerns over administrative costs, the proposed local laws aim to close loopholes in state legislation that advocates say have left many residents vulnerable.

A central theme of the meeting was the plight of mobile home residents, with residents from Willow Mobile Home Community enduring new rent increases of 25 percent to 35. The steep hike led speakers to characterize the city’s $150,000 grant program, which offers one-time $1,000 payments, as an inadequate “Band-Aid” for seniors on fixed incomes. Because these residents own their coaches but rent the “space,” they fall into a legal gray area excluded from many state protections. In response, the council directed staff to explore local anti-harassment laws for mobile home spaces while navigating the legal tightrope of the California Mobilehome Residency Law (MRL).

Tue, Jan 27, 2026 – Some of the last naturally affordable housing in San Jose may be preserved, after officials deferred a proposed rent increase in mobile home parks.

The City Council voted 10–1 Tuesday to delay a proposed 10% space rent increase whenever a mobile home is sold and engage in community meetings with residents and park owners to develop a mutual agreement. District 7 Councilmember Bien Doan voted against the delay because he wanted to reject the rent increase altogether.

Under the existing policy, property owners are allowed a 3% to 7% rent increase on each parcel every year. Anything more than that will require city approval, and they can’t increase rent to market rate prices except when the property is abandoned, the resident is evicted or when a sale falls through.

After initially supporting the rent increase, Vice Mayor Pam Foley and Councilmember Rosemary Kamei expressed concern at the meeting after internal emails showed the Housing Department consulted with a representative of a company that owns several mobile home parks in the city to craft the policy.

Thu, Jan 22, 2026 – Los Angeles County Supervisor Janice Hahn sided with Bell residents after city officials announced plans to sell their homes for a redevelopment project.

Late last year, the city officials moved forward with their plan to sell the Bell Mobile and Florence Village Mobile Home Parks, which housed about 300 families. The project aimed to redevelop the land into a mixed-use space that included affordable housing, restaurants, and retail buildings.

The decision faced pushback from residents, with hundreds protesting their city’s plan during a meeting last December.

In a statement, the city said it has not sold the parks and has given residents ‘the opportunity to meet with relocation specialists to review household and financial needs and with licensed appraisers to establish the fair market value of their homes.’

Mon, Jan 12, 2026 – The MHPHOA have been continually researching and developing a database of Resident Owned Communities (ROC) aka Resident Owned Parks (ROP) in the State of California. We have 176 communities listed to date. We welcome input from our audience regarding additions and/or corrections to the data currently available. If you would like to contribute information to the database, please contact the MHPHOA.

2026 ROC Statistics – January 2026

176 ROCs, 34,872 Lots

The MHPHOA have researched and confirmed 176 Resident Owned Communities representing a total of 34,872 lots in the State of California.

34,112 MH Spaces, 800 RV Lots

Of those 34,872 lots, 34,112 are mobile home spaces, 402 are RV Lots With Drains (RV1) and 398 are RV Lots Without Drains (RV2).

55+ (Senior) vs All Ages (Family)

Of the 176 ROCs, 114 are 55+ communities and 62 are all age (family).

HOA Fees, $350 Average

Of the 172 ROCs that we were able to confirm current (2025–2026) homeowners association (HOA) fees, the average HOA fee for 55+ communities is $332 per month. The average HOA fee for all age communities is $337 per month. The overall average is $335 per month.

Tue, Jan 6, 2026 – The City Council voted 5‑0 to declare the city’s intent to assume local enforcement responsibility for mobile home parks and special‑occupancy parks, a change staff said would move enforcement from the state to Oakdale effective July 1, 2026.

City staff explained the proposed addition of section 36-18.26 to the Oakdale Municipal Code would allow the city to administer inspections and permits using the state fee schedule and HCD (Housing and Community Development) forms while keeping related permit fees locally. Staff said Oakdale currently has roughly 650 regulated mobile‑home spaces and no RV parks.

The council approved the motion to proceed 5‑0; staff will notify HCD and pursue a second reading and formal adoption consistent with the state notice requirements.

From the 2026 MRL Introduction:

Note: Mobilehome Residency Law Protection Program (MRLPP). Beginning July 1, 2021, any mobilehome or manufactured homeowner living in a mobilehome park under a rental agreement may submit a complaint for an alleged violation of the Mobilehome Residency Law. Any mobilehome or manufactured homeowner residing in a permitted mobilehome park is eligible to submit a complaint. Complaints must be submitted to HCD. HCD provides assistance to help resolve and coordinate resolution of the most severe alleged violations of the Mobilehome Residency Law. For questions regarding the MRLPP please call 1-800-952-8356, email MRLComplaint@HCD.CA.gov or visit https://www.HCD.CA.gov/.

For the 2026 edition, there are three (3) Assembly Bills and one (1) Senate Bill relating to mobilehomes that have been signed into law by the Governor to become effective Thursday, January 1, 2026.

Thu, Jan 1, 2026 – There are three (3) Assembly Bills and one (1) Senate Bill relating to mobilehomes that have been signed into law by the Governor to become effective January 1, 2026. The MHPHOA have updated our online California MRL in HTML to reflect these updates.

Updated Civil Codes Relating to Mobilehomes