California MHP News

Wed, May 7, 2025 – In collaboration with Manufactured Housing Action, we [Human Impact Partners] explored the state of housing habitability for 10 Homes of America manufactured home communities, and assessed the health impacts of these habitability issues on residents.

‘They [Homes of America] have made it so miserable for us. We used to love to come home. This was our home. We thought we could live here until we died and our life is so miserable, so miserable. This place has ruined our life, our health, and our future.’ (Barry Yost, Shadow Wood Mobile Home Park, West Virginia)

Shadow Wood Mobile Home Park, where Barry Yost lives, is one of five manufactured home communities in Mercer County, West Virginia, that Homes of America, LLC purchased as part of its major buy up of manufactured home communities across the Midwest and southern US in recent years. The company, which began its buying spree in 2021, now owns at least 144 manufactured home communities, most of which are in Florida, Michigan, and Illinois.

In 2024, Private Equity Stakeholder Project and Manufactured Housing Action published research describing Homes of America’s rent increases and resident displacement through evictions. Building on this research, we [Human Impact Partners] investigated the public health implications of Homes of America’s manufactured home ownership practices, as indicative of broader national trends in corporate ownership of manufactured housing parks and other types of housing.

Sun, May 4, 2025 – The Point Dume Club Residents’ Association convened a general membership meeting for the first time in years on April 23 at the PDC clubhouse to consider and address several matters, the most immediately pressing of which is legislation under consideration by lawmakers in Sacramento which seeks to eliminate local governments’ control over setting rental rates and other policies in mobile home parks statewide.

Guest speaker Kevin Shankman, a commissioner serving on the Malibu Mobile Home Rent Stabilization Commission, explained that under existing law, the Mobile Home Residency Law governs tenancies in mobile home parks and includes provisions that apply to those with an ownership interest in a subdivision, cooperative, or condominium for mobile homes or a resident-owned mobile home park. Among other things, these provisions set forth the rights of residents regarding use of the property. Existing law exempts the rental of certain mobile home spaces by a homeowner, if the mobile home space is not the principal residence of the homeowner and the homeowner has not rented the mobile home to another party, from any ordinance, rule, regulation, or initiative measure adopted by any city, county, or city and county, that establishes a maximum amount that the landlord may charge a tenant for rent.

AB 768, which is currently pending before the Assembly Housing and Community Development Committee, seeks to amend Section 798.21 of the Civil Code, relating to rent protections and local rent control in California’s mobile home parks. The bill would apply the current exemption to the rental of certain mobile home spaces by a homeowner only if the mobile home space is actively held available for sale and it is not the only or principal residence of a homeowner. The practical effect of the bill would be to eliminate local control over matters relating to mobile home parks and rental rates for such communities, Shankman explained, noting that the bill seeks to relegate such decisions to the state because housing is considered a statewide, not a local, issue and the housing shortage in California is significant.

Sat, May 3, 2025 – This table of Mobile Home Parks, RV Parks, and Manufactured Home Communities for Sale in California is a work in progress as of Saturday, May 3, 2025. Data is being updated regularly.

This is a partial listing and covers the period 2021-01-01 to 2025-04-01. 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 Mobile Home Parks Recently Listed For Sale

1. 2025-04-30 – Smyth Mobile Home Park
   1638 I Street, Brawley, California 92227
   82 Spaces, All Ages, 6.92 Acres, $5,000,000
   Operated By: Charles Tripp
2. 2025-04-29 – Ceres West Mobile Home Park
   2030 East Grayson Road, Ceres, California 95307
   46 Spaces, All Ages, 3.71 Acres, $3,200,000
   Operated By: KS Mattson Partners LP
3. 2025-04-29 – Pine Valley Trailer Park
   27521 Old Highway 80, Guatay, California 91931
   89 Spaces, All Ages, 44.00 Acres, $7,000,000
   Operated By: Ann O’Flynn
4. 2025-04-18 – Mountain View Mobile Home Park
   125 North Phillips Street, Banning, California 92220
   16 Spaces, All Ages, 1.40 Acres, $1,120,000
   Operated By: Yuting Ren

Thu, May 1, 2025 – In a major win for mobile homeowners, on Wednesday, April 23, 2025, the Senate Insurance Committee passed Senate Bill 525 by Senate Minority Leader Brian W. Jones (R-San Diego), which will finally ensure that that California’s FAIR Plan provides the same basic property insurance – including full replacement value coverage – for mobile and manufactured homes as it already does for standard residential dwellings.

‘Today’s bill passage is a huge step forward for the 500,000 Californians who live in mobile homes and have been left underinsured for far too long,” said Jones. “The key word for SB 525 is equity. This bill simply provides equity to mobile home owners, many of them middle-class and lower-income, who are currently underinsured through no fault of their own.’

The consequences of underinsurance of mobile homes can be seen right now in the Pacific Palisades. In February, fires tore through Palisades Bowl Mobile Estates and Tahitian Terrace in Pacific Palisades. The residents, mostly seniors, lost their homes. Because the FAIR Plan doesn’t offer full replacement coverage to mobile homes, many can’t afford to rebuild.

California’s FAIR Plan was created to be a last resort for homeowners when the private market fails. Many manufactured homeowners are being denied or are unable to obtain full replacement cost coverage. Instead, these homeowners can only secure insurance based on the initial purchase price of their home, rather than its present-day replacement value, leaving them drastically underinsured –especially in California’s increasingly fire-prone environment.

SB 525 does not add anyone new to the FAIR Plan. It simply clarifies that the FAIR Plan must offer mobile home owners the option of paying for full replacement insurance and equal coverage. SB 525 passed out of the Senate Insurance Committee on a (4-0) vote. The bill now advances to the Senate Floor for consideration.

Thu, May 1, 2025 – This table of 156 Investors, Park Owners and/or Park Management Companies is a work in progress as of Thursday, May 1, 2025. 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.

From the 2025 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 2025 edition, There are five (5) Assembly Bills (AB) and two (2) Senate Bills (SB) relating to mobilehomes that have been signed into law by the Governor to become effective Wednesday, January 1, 2025.

§798.15 §798.28.5 §798.42 §798.44.1 §798.56 §799.12

Wed, Jan 29, 2025 – GSMOL In the past, the Senate Select Committee for Manufactured Homes has produced an MRL Handbook, which included the current Mobilehome Residency Law, other state laws applying to MH parks, the RV Park laws, the Frequently Asked Questions that have been submitted to their office, and a Community Resources directory by counties. This year, GSMOL has its own version of this Handbook, which features links to each reference, whether it be within the MRL or in another source. This has been produced for us by the Administrator of MHPHOA.com, a website with a lot of good resources. Unfortunately GSMOL cannot afford to make hard copies of this booklet as the Select Committee did, but we hope that this will be a useful online reference for our members and others.
GSMOL MRL Handbook 2025 Now Available on Our Website