California MHP News

Tue, Dec 17, 2024 – It has been three years since Mountain View approved a rent control ordinance for its mobile home parks. Now it is looking to update the ordinance to offer more protections for tenants who are struggling to keep up with annual rent increases.

In a 2-1 vote, the Rental Housing Committee (RHC) recommended at their Dec. 12 meeting that the city cap rent increases for mobile homes below the rate of inflation. Committee members Kevin Ma and Edie Keating voted in favor of limiting rent increases to 60% of the Consumer Price Index (CPI), with no floor and a 5% ceiling. This went a step further than what the city had proposed, which was to limit rent increases to 75% CPI, with a 2% floor and 5% ceiling.

Mountain View’s rent stabilization ordinance covers all six of its mobile home parks, with the goal of protecting tenants from unreasonable rent increases and ensure that park owners and landlords receive a fair rate of return, according to the staff report.

Committee member Edie Keating noted that park owners could petition the city if they were not receiving a fair rate of return, although doubted this would happen immediately or occur in large numbers. ‘I think that landlords may be making a significant profit, and may choose to not lay all of that information out and just accept a slightly lower rate of growth in their profit,’ she said.

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, Dec 12, 2024 – This table of Mobile Home Parks, RV Parks, and Manufactured Home Communities for Sale in California is a work in progress as of Thursday, December 12, 2024. Data is being updated regularly.

This is a partial listing and covers the period 2021-01-01 to 2024-12-12. 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.

California MHP Listed for Sale on Thu, Dec 12, 2024

• Name: Foothill Mobile Estates
• Address: 12001 Foothill Boulevard, Los Angeles, California 91342
• Spaces: 95
• Type: All Ages
• Price: $9,500,000

Tue, Dec 10, 2024 – In a vote striking for its unanimity and speed, the Santa Barbara County supervisors voted to extend temporary emergency ban on conversions of seniors-only mobile home parks to mobile home parks open to residents of all ages by another 10 months and 15 days.

Led by North County Supervisor Bob Nelson, the supervisors agreed that the proposed conversion of the seniors-only Del Cielo mobile home estate posed an immediate threat to the county’s limited supply of affordable senior housing. Based on that finding, the supervisors agreed that the temporary conversion ban enacted in November should be extended so that permanent zoning changes could be enacted to preserve such housing.

Del Cielo’s new owners have threatened to sue the county for adopting discriminatory housing restrictions. Supervisor Nelson pointedly noted that the new owners were well aware of the seniors-only restriction of the mobile home park when they bought it and are now attempting to claim they did not to bolster their case. He stated he had a written copy of this admission, which, he added, contradicted the owners’ efforts at historical ‘revisionism.’

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’

Sun, Dec 1, 2024 – According to data obtained from the U.S. Department of Homeland Security (HIFLD) and as of Fri, Sep 20, 2024, there are 56,094 Mobile Home and RV Parks in the United States. Top 10 States are highlighted in green.

Sun, Sep 29, 2024 – 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