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Resident curated mobile home owners news and information for residents of Mobile Home Parks owned by Kort & Scott (KS) companies. The MHPHOA also provides news coverage for Mobile Home Parks not owned by KS companies.

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RE: Novato, California / Resident Owned Communities / ROC USA®

Sun, Mar 31, 2024 – Residents at the Marin Valley Mobile Country Club in Novato might form a limited-equity housing cooperative to purchase the city-owned lots their homes sit on.

‘The residents are exploring options for self-ownership while we await the opportunity to get in the room to negotiate the ownership outcome with the city,’ said Mary Currie, a board member of the Park Acquisition Corp., the community’s resident-led, nonprofit operator.

The city purchased the Marin Valley Mobile Country Club property for $20 million in 1997. Forty-one percent of the spaces are required to be occupied by low- or moderate-income residents, although a much higher percentage of the current residents have low incomes.

Currie said the Park Acquisition Corp. board and a neighborhood resident committee became interested in the prospects for a limited-equity housing cooperative after speaking with ROC USA. The nonprofit, whose name refers to resident-owned communities, helps mobile home neighborhoods form cooperatives.

Using a limited-equity housing cooperative model, the residents at the Marin Valley Mobile Country Club would pay a modest fee to purchase a share in the cooperative and would then collectively own and manage the site.

ROC USA helps mobile home communities appraise the financial feasibility of forming cooperatives. In many cases, the organization also provides financing or forgivable pre-development loans to pay for attorneys, engineers and appraisals.

Video: What is a ROC?

2024 California Legislation Concerning Mobile Home Parks (Updates)

RE: California / Assembly Bills (AB) / Senate Bills (SB) / Assembly Constitutional Amendment (ACA)

Sun, Mar 31, 2024 – GSMOL’s This Week at the Capital dated Mon, Mar 25, 2024, shows two major pieces of legislation concerning mobile home parks. We’ve expanded on those and have included a list of Assembly Bills and Senate Bills of interest (Mobile Homes) for the 2024 Legislative Session (2024-01-03 to 2024-08-31).

Note: AB 2778 previously AB 1035.

AB 2778 (Muratsuchi) Mobilehome Affordability Act: Mobilehome Parks: Rent Caps

Introduced by Assembly Member Muratsuchi
Thursday, February 15, 2024

An act to add Section 798.30.7 to the Civil Code, relating to mobilehomes.

AB 2778, as amended, Muratsuchi. Mobilehome Affordability Act: Mobilehome Parks: Rent Caps

Existing law, the Mobilehome Residency Law, prescribes various terms and conditions of tenancies in mobilehome parks. Existing law defines “tenancy” for these purposes as the right of a homeowner to use a site within a mobilehome park on which to locate, maintain, and occupy a mobilehome for human habitation, including the use of the services and facilities of the park. Existing law, until January 1, 2030, prohibits, with certain exceptions, the management of a mobilehome park from increasing the gross rental rate for a tenancy in a qualified mobilehome park more than 3% plus the percentage change in the cost of living, as defined, or 5%, whichever is lower, of the lowest gross rental rate charged for a tenancy at any time during the 12 months prior to the effective date of the increase, subject to specified conditions. Existing law defines “qualified mobilehome park” for these purposes as a mobilehome park that is located within and governed by the jurisdictions of 2 or more incorporated cities.

This bill would enact the Mobilehome Affordability Act. The bill would prohibit the management of a mobilehome park from increasing the gross rental rate for a tenancy for a mobilehome space more than 3% plus the percentage change in the cost of living, as defined, or 5%, whichever is lower, of the lowest gross rental rate charged for a tenancy at any time during the 12 months prior to the effective date of the increase, as specified. The bill would prohibit management from increasing the gross rental rate for a tenancy in more than 2 increments over a 12-month period, after the tenant maintains the tenancy over a 12-month period. Notwithstanding these provisions, the bill would authorize management to increase the rental rate by 5% after a transfer of a mobilehome park, as specified.

AB 2539 (Connolly) Mobilehome Parks: Sale: Notice: Right of First Refusal

Introduced by Assembly Member Connolly
Tuesday, February 13, 2024

An act to amend Section 798.80 of the Civil Code, relating to mobilehomes.

AB 2539, as amended, Connolly. Mobilehome Parks: Sale: Notice: Right of First Refusal

Existing law, the Mobilehome Residency Law, requires the owner of a mobilehome park who enters into a written listing agreement with a licensed real estate broker for the sale of the mobilehome park or who offers to sell the mobilehome park to any party to provide written notice of the owner’s intention to sell to specified members of a resident organization formed by homeowners for purposes of converting the mobilehome park to condominium or stock cooperative ownership interests and for purchasing the mobilehome park. Existing law requires the owner to provide this notice not less than 30 days nor more than one year before entering into the listing agreement or offering to sell the mobilehome park. Existing law prohibits an offer to sell a park from being construed as an offer unless it is initiated by the park owner or their agent. Existing law provides various exceptions to this notice requirement, including that no notice is required unless the resident organization has first furnished the park owner or park manager with a written notice of the name and address of the president, secretary, and treasurer of the resident organization, as specified.

This bill would require the owner to provide the above-described notice if they accept an offer from any buyer. The bill would also require the owner to provide the above-described notice to all residents of the mobilehome park and the Department of Housing and Community Development not less than 120 days nor more than one year before entering into the listing agreement or offering to sell the mobilehome park. The bill would grant the resident organization a right of first refusal to the mobilehome park and give them 6 months from the time they receive the above-described notice to make an offer. The bill would require the owner to engage in good faith negotiations, as defined, with the resident organization if they are interested in purchasing the park and prohibit the owner from negotiating with or accepting an offer from another party until the above-described 6-month time period has elapsed. The bill would remove the above-described exceptions to the notice requirement and would remove the prohibition on an offer to sell a park from being construed as an offer unless it is initiated by the park owner or their agent.

2024 Legislation Concerning California Mobile Home Parks (24 Bills)

  1. AB 661 (Patterson) Utility Services: Electronic Communication
    An act to amend Section 798.42 of the Civil Code, relating to mobilehome parks.
  2. AB 846 (Bonta) Low-Income Housing Credit: Rent Increases
    An act to add Section 50199.24 to the Health and Safety Code, relating to low-income housing.
  3. AB 977 (Rodriguez) Emergency Departments: Assault and Battery
    An act to add Section 1317.5a to the Health and Safety Code, and to amend Sections 241 and 243 of the Penal Code, relating to hospital emergency departments.
  4. AB 1886 (Alvarez) Housing Element Law: Substantial Compliance: Housing Accountability Act
    An act to amend Sections 65585 and 65589.5 of the Government Code, relating to land use.
  5. AB 1985 (Patterson) Home Solicitation Contracts
    An act to amend Section 1689.5 of the Civil Code, relating to contracts.
  6. AB 2022 (Addis) Mobilehome Parks: Emergency Preparedness
    An act to amend, repeal, and add Section 18603 of the Health and Safety Code, relating to mobilehome parks.
  7. AB 2243 (Wicks) Affordable Housing and High Road Jobs Act of 2022: Objective Standards and Affordability and Site Criteria
    An act to amend Sections 65912.101, 65912.111, 65912.112, 65912.113, 65912.114, 65912.121, 65912.122, 65912.123, and 65912.124 of the Government Code, relating to housing.
  8. AB 2247 (Wallis) Mobilehomes
    An act to amend Section 18550 of the Health and Safety Code, relating to mobilehomes.
  9. AB 2278 (Carrillo) Rent Increases: Percentage Change in the Cost of Living: Department of Housing and Community Development
    An act to amend Section 1947.12 of the Civil Code, relating to tenancies.
  10. AB 2373 (Rendon) Mobilehomes: Tenancies
    An act to amend Section 798.56 of the Civil Code, relating to mobilehomes.
  11. AB 2387 (Pellerin) Mobilehome Parks: Additional Lots: Exemption from Additional Fees or Charges
    An act to add Section 65852.8 to the Government Code, relating to mobilehome parks.
  12. AB 2399 (Rendon) Mobilehome Park Residences: Rental Agreements: Mobilehome Residency Law Protection Program
    An act to amend Section 798.15 of the Civil Code, relating to mobilehomes.
  13. AB 2539 (Connolly) Mobilehome Parks: Sale: Notice: Right of First Refusal
    An act to amend Section 798.80 of the Civil Code, relating to mobilehomes.
  14. AB 2584 (Lee) Single-Family Residential Real Property: Corporate Entity: Ownership
    An act to add Title 8 (commencing with Section 945.20) to Part 2 of Division 2 of the Civil Code, relating to real property.
  15. AB 2778 (Muratsuchi) Mobilehome Affordability Act: Mobilehome Parks: Rent Caps
    An act to add Section 798.30.7 to the Civil Code, relating to mobilehomes.
  16. AB 2997 (Patterson) Subdivisions: Manufactured Homes
    An act to add Chapter 10 (commencing with Section 18160) to Part 2 of Division 13 of the Health and Safety Code, relating to land use.
  17. AB 3200 (Hoover) Master-Metered Mobilehome Parks and Manufactured Housing Communities: Transfer of Water Systems
    An act to amend Section 2705.5 of, to add the heading to Article 1 (commencing with Section 2716) of Chapter 2 of Part 2 of Division 1 of, and to add Article 2 (commencing with Section 2716) to Chapter 2 of Part 2 of Division 1 of, the Public Utilities Code, relating to water.
  18. SB 1052 (Seyarto/Alanis) Mobilehomes
    An act to amend Sections 18803 and 18804 of the Health and Safety Code, relating to mobilehomes.
  19. SB 1095 (Becker) Cozy Homes Cleanup Act: Building Standards: Gas-Fuel-Burning Appliances
    An act to add Section 4737 to the Civil Code, and to amend Sections 17958.8, 18031.7, and 18031.8 of, to add Section 18031.9 to, the Health and Safety Code, relating to building standards.
  20. SB 1108 (Bogh) Mobilehome Parks: Notice of Violations
    An act to add Section 18408 to the Health and Safety Code, relating to mobilehome parks.
  21. SB 1190 (Laird) Mobilehomes: Solar Energy Systems
    An act to add Sections 798.44.1 and 799.12 to the Civil Code, relating to mobilehomes.
  22. SB 1212 (Skinner) Investment Entities: Purchasing and Acquisition Interests in Housing
    An act to add Chapter 5 (commencing with Section 745) to Title 2 of Part 1 of Division 2 of the Civil Code, relating to real property.
  23. SB 1408 (Roth/Durazo) Mobilehome Parks: Vehicle Removal
    An act to amend Section 798.28.5 of the Civil Code, relating to mobilehome parks.
  24. ACA 10 (Haney) Fundamental Human Right to Housing
    A resolution to propose to the people of the State of California an amendment to the Constitution of the State, by adding Article XXV thereto, relating to housing.

RE: United States

Mon, Mar 25, 2024 – This table of 148 Investors, Park Owners and/or Park Management Companies is a work in progress as of Monday, March 25, 2024. The number of Sites data may not be accurate and is rounded up to the nearest quarter (25, 50, 75, 00).

The MHPHOA are performing ongoing research in this area to see if we can accurately account for the total number of Sites for each entity listed. Address and Website information are accurate based on recent audits performed for data verification against publicly available records.

RE: California

Fri, Mar 22, 2024 – This table of Mobile Home Parks, RV Parks, and Manufactured Home Communities for Sale in California is a work in progress as of Friday, March 22, 2024. Data is being updated regularly.

This is a partial listing and covers the period 2021-01-01 to 2024-03-22. 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.

RE: Chico, California / Pleasant Valley Mobile Estates / Legacy Communities

Wed, Mar 20, 2024 – Residents at Pleasant Valley Mobile Estates (PVME) in Chico might be another step closer toward securing a rent stabilization ordinance.

PVME residents have been urging city officials to move forward with an ordinance, citing repeated 10% rent increases by Legacy Communities, a Florida-based company which owns multiple mobile home parks nationwide.

Residents at Pleasant Valley Mobile Estates have appeared before the council multiples times over the months, providing often emotional public comment. Kathy Vlach, a resident at the park, says depending on what city staff return with, they’re prepared to gather signatures for a ballot initiative.

Vlach notes that a rent stabilization ordinance would help boost accountability among mobile home park owners, like theirs.

‘For predatory mobile home park owners like unfortunately, what we have here, there'd be a petition process so if they want to re-do the pool or build a clubhouse… they’d have to petition the city council and prove why they want it, what’s it gonna cost and what their income is,’ Vlach said. ‘If they make $10 million dollars a year and want to build a $100,000 BBQ pit that we don’t want and they want to raise our rent 30%, then the city council would get to look at all of that data.’

California Congressional Districts – 513,931 MH Lots by District

RE: California / Statistics

Fri, Mar 15, 2024 – According to data obtained from the NMHOA, here is a list of the 52 Congressional Districts in California along with the Counties represented. We’ve highlighted the top 10 California Congressional Districts by MH Lots in green. Click/Tap columns to sort the data. Click/Tap # column to reset.

Fri, Mar 15, 2024 – According to data obtained from the NMHOA, here is a list of the 52 Congressional Districts in California along with the Counties represented. We’ve highlighted the top 10 California Congressional Districts by MH Lots in green. Click/Tap columns to sort the data. Click/Tap # column to reset.

# Dis Counties MH Lots
1 Butte, Colusa, Glenn, Lassen, Modoc, Shasta, Siskiyou, Sutter, Tehama, Yuba 33,880
2 Del Norte, Humboldt, Marin, Mendocino, San Francisco, Sonoma, Trinity 17,757
3 Alpine, El Dorado, Inyo, Mono, Nevada, Placer, Plumas, Sacramento, Sierra, Yuba 16,465
4 Lake, Napa, Solano, Sonoma, Yolo 19,960
5 Amador, Calaveras, El Dorado, Fresno, Madera, Mariposa, Stanislaus, Tuolumne 16,545
6 Sacramento 6,154
7 Sacramento, Solano, Yolo 7,390
8 Contra Costa, Solano 5,250
9 Contra Costa, San Joaquin, Stanislaus 7,873
10 Alameda, Contra Costa 3,684
11 San Francisco 355
12 Alameda, San Francisco 1,485
13 Fresno, Madera, Merced, San Joaquin, Stanislaus 14,898
14 Alameda 5,271
15 San Francisco, San Mateo 2,283
16 San Mateo, Santa Clara 8,089
17 Alameda, Santa Clara 7,638
18 Monterey, San Benito, Santa Clara, Santa Cruz 8,651
19 Monterey, San Luis Obispo, Santa Clara, Santa Cruz 13,016
20 Fresno, Kern, Kings, Tulare 19,668
21 Fresno, Tulare 8,683
22 Kern, Kings, Tulare 15,465
23 Kern, Los Angeles, San Bernardino 20,346
24 San Luis Obispo, Santa Barbara, Ventura 16,796
25 Imperial, Riverside, San Bernardino 44,570
26 Los Angeles, Ventura 9,305
27 Los Angeles 11,479
28 Los Angeles, San Bernardino 1,032
29 Los Angeles 3,859
30 Los Angeles 1,032
31 Los Angeles 8,986
32 Los Angeles, Ventura 4,167
33 San Bernardino 11,607
34 Los Angeles 903
35 Los Angeles, Riverside, San Bernardino 10,428
36 Los Angeles 1,760
37 Los Angeles 714
38 Los Angeles, Orange 4,219
39 Riverside 10,892
40 Orange, Riverside, San Bernardino 4,579
41 Riverside 21,949
42 Los Angeles 290
43 Los Angeles 3,511
44 Los Angeles 9,949
45 Los Angeles, Orange 8,066
46 Orange 9,613
47 Orange 6,175
48 Riverside, San Diego 19,773
49 Orange, San Diego 8,328
50 San Diego 5,679
51 San Diego 5,282
52 San Diego 8,182
Total Lots: 513,931

RE: Resident Owned Communities / ROC USA®

Mon, Mar 11, 2024 – Manufactured housing is a popular choice in rural America. But residents face uncertainties when parks get sold to investors. Helping residents purchase parks themselves is one solution.

In conventional mobile home parks, residents own the home but rent the lot. In a resident-owned community, residents own and manage the property cooperatively. Residents get a say in setting rent and investing in upkeep and improvements.

There are many advantages to this system, advocates say, but the biggest is stability: Residents must approve lot fees, and generally they stay fairly stable.

ROC USA is a national nonprofit that has helped establish 321 resident-owned mobile home communities, including Madelia Mobile Village Cooperative. The group helps residents navigate the complex legal and financial considerations that go into establishing a resident-owned community.

Nineteen states offer some consideration to residents if a park owner decides to sell. In nine states, residents get a chance to match the highest third-party offer for purchase.

Parks are being snapped up by investors, who can make steep rent increases or choose to redevelop the land, displacing residents. They receive little pushback because residents have few consumer protections. According to Carolyn Carter at the National Consumer Law Center, only eight states have “strong” protections for residents when a community is sold. Eleven others have some protections, but in the majority of states, where most manufactured homes sit, have no protections at all. Carter is the co-author of a report that provides model legislation to give mobile home park residents the chance to purchase their communities.

Video: What is a ROC?

RE: California / Resident Owned Communities (ROC)

Tue, Mar 5, 2024 – 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 183 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.

2024 ROC Statistics
Statistical Research Performed in March 2024

Type Parks Spaces RV1 RV2 Total HOA
55 114 24,570 290 398 25,258 $296
AA 69 8,994 112 500 9,606 $302
183 33,564 402 898 34,864 $301

183 ROCs, 34,864 Lots

The MHPHOA have researched and confirmed 183 Resident Owned Communities representing a total of 34,864 lots in the State of California.

33,564 MH Spaces, 1,300 RV Lots

Of those 34,864 lots, 33,564 are mobile home spaces, 402 are RV Lots With Drains (RV1) and 898 are RV Lots Without Drains (RV2).

55+ (Senior) vs. All Ages (Family)

Of the 183 ROCs, 114 are 55+ communities and 69 are all age (family). The average number of mobile home spaces in 55+ communities is 217, the average in all age communities is 132.

HOA Fees, $301 Average

Of the 159 ROCs that we were able to confirm current (2023/2024) homeowners association (HOA) fees, the average HOA fee for 55+ communities is $296 per month. The average HOA fee for all age communities is $302 per month. The overall average is $301 per month.

RE: California Mobile/Manufactured Home Parks

Sun, Mar 3, 2024 – If you are planning on purchasing a home in one of California’s 5,231 mobile/manufactured home and RV parks, here are your basic options in order of Best to Worst Case Scenarios.

  1. Option 1 – Buy the Home, Buy the Land/Lot (HOA Fee), Resident Owned Community (ROC)
  2. Option 2 – Buy the Home, Lease the Land/Lot (Space Rent), Rent Stabilization Ordinance (RSO), Private
  3. Option 3 – Buy the Home, Lease the Land/Lot (Space Rent), RSO, Corporate
  4. Option 4 – Buy the Home, Lease the Land/Lot (Space Rent), No RSO, Private
  5. Option 5 – Buy the Home, Lease the Land/Lot (Space Rent), No RSO, Corporate

Note: Labels: Private = Privately Owned, Corporate = Corporate Owned

RE: Fresno, California / Shady Lakes Mobile Home Park / Harmony Communities / Resident Owned Communities

Fri, Mar 1, 2024 – After years of fighting rising rents, a group of mostly Oaxacan farmworkers in Fresno County have done the seemingly impossible: purchased their mobile home park from its corporate landlord. The group officially closed escrow on the park Thursday.

Previously called Shady Lakes Mobile Home Park, it will now be known as Nuevo Lago Mobile Home Park. The park will be run by a board of directors, made up of residents. Each household will have a small ownership interest in the park, which will be operated as a limited equity housing co-op. They’ll be able to make decisions about how much rent to charge, park finances and operating rules.

Taking control of their park wasn’t easy: It required five years of organizing on the part of residents, pro bono legal help and funding from both a national nonprofit and the state. But, residents at Nuevo Lago say it can be replicated.


RE: California / Mobilehome Residency Law (MRL)

Mon, Jan 29, 2024 – The MHPHOA online version of the 2024 California Mobilehome Residency Law in HTML has been updated to reflect all changes indicated below.

From the Senate Select Committee on Manufactured Home Communities:

Division 2, Part 2, Chap. 2.5 of the Civil Code. The Mobilehome Residency Law (MRL) is the “landlord-tenant law” for mobilehome parks, which, like landlord-tenant law and other Civil Code provisions, are enforced in a court of law. The Department of Housing and Community Development (HCD) does not have authority to enforce violations of the MRL.
Senate Select Committee on Manufactured Home Communities

2024 California Mobilehome Residency Law

2024 California MRL

  • File Type: PDF
  • Pages: 145
  • Size: 2.9MB

From the 2024 MRL Introduction:

For the 2024 edition, Assembly Bill 604 (CIV §798.40) clarifies the scope of AB 1061 (Lee, Chapter 625, Statutes of 2021) to explicitly include residents of all mobilehome parks in each of the protections within the statute. These protections include capping each residents’ water service charges to only their proportional share based on monthly usage plus a reasonable administrative fee, eliminating arbitrary and unfair water “service” charges and fees. AB 1280 (CIV §1103.2) revises the Natural Hazard Disclosure Statement that must be provided by a property seller to a potential buyer to include more specific disclosures regarding whether the property falls within current local, or state, high and very high fire hazard severity zones.
Senate Select Committee on Manufactured Home Communities