California MHP News

Fri, Jul 25, 2025 – California Attorney General Rob Bonta filed suit on June 12 in Los Angeles Superior court against the officers of a family real estate empire that owns, according to the suit and widespread reporting, over 22,000 rental units in the state. The list of defendants begins with the name of Swaranjit Nijjar, aka Mike Nijjar, and includes at least 155 corporations, partnerships and LLCs within the enterprise. Among the properties listed in a 60 page appendix is Royal Pines Estates, located in Idyllwild. The list also includes over 1,300 units in Hemet and over 500 in San Jacinto, from single family homes to apartment complexes and trailer parks with over a hundred units or spaces.

Royal Pines was managed through Nijjar’s PAMA until 2020, and is now managed by a company called Mobile Management Services, with ownership by Golden Opportunity III Holdings, LP, with Swaranjit’s adult son, Sanjeet Nijjar, the sole shareholder.

The suit alleges that the defendants rent out ‘unsafe and uninhabitable units’ and ‘disregard tenants’ requests for repairs.’ The Suit mentions the 2016 death of a five-month-old girl by fire in a mobile home ‘not authorized for human occupancy,’ alleging that when the Department of Real Estate revoked the licenses associated with the enterprise, the defendants reorganized their business structure and ‘continued leasing substandard, unsafe rental properties to vulnerable Californians.’

The suit alleges that the defendants business practices burden not only their tenants but also the surrounding communities, causing local code enforcement agencies to ‘spend disproportionate amounts of their limited resources trying to bring Nijjar Companies’ properties into compliance’ and adds that since 2019, ‘Defendants have received several thousand notices of habitability defects… some citing hundreds or even thousands of defects at a single property.’

Besides the failure to maintain properties, the suit alleges engaging in unlicensed real estate activities, discriminating against prospective tenants with Section 8 vouchers, adding ‘deceptive, unenforceable’ terms to leases that waive tenant rights guaranteed by the state, and violating the California translation Act by intentionally marketing to Spanish-speaking communities but only providing leases in English. Other sections allege violations of eviction and rent increase laws.

Bonta’s suit asks for penalties of up to $2,500 per violation, and seeks payments for tenants.

Thu, Jun 12, 2025 – California Attorney General Bonta today filed a lawsuit against a group of property management and real estate holding companies owned by Southern California rental-housing tycoon Swaranjit ‘Mike’ Nijjar, his sister Daljit ‘DJ’ Kler, and other members of his family. The lawsuit filed today, after a three-year investigation, alleges Nijjar’s companies, commonly known as PAMA Management, egregiously violated numerous California laws by subjecting tenants to unsafe units marked by cockroach and rodent infestations, leaking roofs, overflowing sewage, and other problems. The lawsuit also alleges that the companies discriminate against applicants with Section 8 housing vouchers, overcharge some tenants for rent, and use leases that deceive tenants about their legal rights, among other violations. Most tenants living in PAMA properties have low or fixed incomes, and many are faced with the horrible choice between enduring serious and sometimes catastrophic conditions or becoming homeless. In the complaint filed today in Los Angeles County, Attorney General Bonta seeks penalties, full restitution for financial harm to tenants, disgorgement of ill-gotten gains, and injunctive relief barring Mr. Nijjar, PAMA, and related companies from continuing these unlawful and appalling business practices.

‘PAMA and the companies owned by Mike Nijjar and his family are notorious for their rampant, slum-like conditions – some so bad that residents have suffered tragic results. Our investigation into Nijjar’s properties revealed PAMA exploited vulnerable families, refusing to invest the resources needed to eradicate pest infestations, fix outdated roofs, and install functioning plumbing systems, all while deceiving tenants about their rights to sue their landlord and demand repairs,’ said Attorney General Bonta. ‘Nijjar and his associates have treated lawsuit after lawsuit and code violation after code violation as the cost of doing business and have been allowed to operate and collect hundreds of millions of dollars each year from families who sleep, shower, and feed their children in unhealthy and deplorable conditions. Enough is enough – today, I step in. I am grateful to all the people who came forward, including the DOJ Consumer Protection Team, California reporters who sounded the alarm, local code enforcement officers who tirelessly respond to tenant complaints, and, most of all, PAMA tenants who spoke out about their distressing experiences.’

The Nijjar family and their related companies own and manage over 22,000 rental housing units statewide, primarily in low-income neighborhoods in Los Angeles, Riverside, San Bernardino, and Kern Counties – but also spanning up to Sacramento and San Joaquin Counties. Code enforcement officers in these communities routinely cite the Nijjar family’s properties for violating minimum habitability standards. In recent years, the family’s companies have settled dozens of lawsuits alleging habitability defects and unsafe conditions; these lawsuits have involved hundreds of tenants, including some children who have become seriously injured at PAMA properties. In 2016, an infant died in a fire at one of PAMA’s mobile homes in Kern County – which was not permitted for human occupancy.

Through this all, it has been business as usual for Mike Nijjar and his corporate entities, which continue to buy new properties, ignore tenants’ pleas for repairs, and operate under an expanding list of company names that makes it difficult for tenants to understand who they are renting from. Tenants may know them by the names of their current and recent property management companies: not only PAMA Management, but also, I E Rental Homes, Bridge Management, Equity Management, Golden Management, Hightower Management, Legacy Management, Mobile Management, Pro Management, and Regency Management.

Following extensive reporting from the press and stakeholders, the California Department of Justice began an investigation into PAMA in late 2022 that uncovered widespread habitability violations and other egregious violations of tenants’ rights.

Fri, Jul 25, 2025 – The Fortuna City Council has agreed to discuss rent stabilization for manufactured home parks, after hearing pleas from seniors who say they are being priced out of Royal Crest Mobile Estates. The council, earlier this week, unanimously voted to discuss park rent stabilization in a future meeting.

City Manager Amy Nilsen said during the meeting there are steps and meetings needed before voting on a completed ordinance—the timing of the next session to workshop the idea depends on the hiring of an attorney experienced on the topic. She said a discussion could possibly be held in the second council meeting of August at the earliest, but could take more time than that.

In response to the resident’s efforts, the park owners said last week they oppose rent stabilization, in a letter from attorney Anthony Rodriguez, who pointed to infrastructure improvements. Rodriguez wrote that rent stabilization can make an adversarial relationship and warned it can result in litigation or the closure of a park.

Monday over Zoom, Saulo Londoño, a representative from the Western Manufactured Housing Communities Association, which advocates for the owners of parks, urged the council to listen and meet with the operators. He said the owners are providing housing and said they ‘voluntarily offer a rental assistance program for residents who struggle to pay rent, and they’ve done so for many years.’

Hilary Mosher, who drafted Humboldt County’s rent stabilization ordinance and is assisting the campaign, responded to the statements Monday, and described last week’s letter as ‘part of a common, well-documented strategy to overwhelm city officials with legal threats, distortions of precedent and selective data. RSOs are not only legal, but necessary when residents are vulnerable to displacement,’ she said.

Fri, Jul 18, 2025 – Craig lives at Royal Crest Mobile Estates, a 205-unit seniors-only mobile home park in a little corner of Fortuna. There, the rent has gone up over and over again in the last few years, up over 21% from what it was four years ago, higher than the 15% increase in the Consumer Price Index. (Although the residents own the homes they live in, they have to pay rent on the land the houses sit on.)

It’s owned by the Storz Management Company, a real-estate management firm in Orangevale that specializes in mobile home parks. They own 25 of them and claim over $200 million has been invested with their company.

Craig believes herself to be blessed with impressive mental alacrity and physical strength for a woman her age, but not everyone at Royal Crest is that lucky. Many are too old to work, or rely on a working partner that’s likely nearing retirement themselves.

On Monday, July 21, a number of them will petition the Fortuna City Council to add an item to a future agenda (they’d like it to be sometime in August) that they hope would alleviate things somewhat: a Rent Stabilization Ordinance (RSO) that will limit how much mobile home owners in Fortuna are legally able to raise the rent on their tenants. Two councilmembers will have to approve of the idea to put it on an agenda.

Save Our Seniors (SOS), the group that Moon and Craig are in that is responsible for the petition, hope a future RSO passed in August would tie the rent to the Consumer Price Index. Landlords wouldn’t be able to raise the rent more than 50% of the CPI annually. It’s currently legal in California to increase rent on mobile homes every 90 days. It would also have measures to prevent landowners from letting the grounds and public spaces rot.

Some Royal Crest residents feel exploited by Storz, who advertise that they can help investors purchase and maintain mobile home parks for consistent profit. Other communities have complained in the past about Storz and their rent hikes, as well as out-of-the-blue eviction notices that Storz later walked back.

Mon, Jul 14, 2025 – What: A coalition of home owners from Royal Crest Mobile Home Park and Fortuna Mobile Home and RV Park will make their case to the Fortuna city council to adopt a standard Rent Stabilization Ordinance as soon as possible in order to stop the further erosion of affordability of the lots their homes sit on.

Why This Is Important: The City of Fortuna is already behind in their own affordability housing projections required by the state and they have been failing, not only to recognize homes in mobile home parks as part of their affordable housing inventory (55%), they have also been allowing park owners—by and large multi-million dollar, out of area corporations—to raise lot rents unsustainably high with no limits to the extent that many– especially those living on fixed incomes like seniors and the disabled, have become, or are at risk of, homelessness.

The home owners are requesting to be placed on the City Council agenda, and will represent their group needs through the Public Comment process.

More information available upon request.

Humboldt County cannot afford to lose any more affordable housing. City of Fortuna must take action now!

Wed, Jul 23, 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, July 23, 2025. Data is being updated regularly.

This is a partial listing and covers the period 2021-01-01 to 2025-07-23. 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. 2025-07-23 – Crescent Valley
   23500 The Old Road, Newhall, California 93535
   87 Spaces, All Ages, 14.13 Acres, $ Not Listed, 1 of 5
   Operated By: 23500 Old Road CA Owner LLC (LivCore, Blackstone)
2. 2025-07-23 – Hidden Springs
   15500 Bubbling Wells Road, Desert Hot Springs, California 92240
   315 Spaces, Senior, 58.24 Acres, $ Not Listed, 2 of 5
   Operated By: Sands MHP & Country Club LLC (Newport Pacific Capital)
3. 2025-07-23 – Palmdale Estates
   51555 Monroe Street, Indio, California 92240
   151 Spaces, Senior, 19.00 Acres, $ Not Listed, 3 of 5
   Operated By: Tricon-COB Palmdale LP (Cobblestone Real Estate)
4. 2025-07-23 – Redwood Village
   301 Airport Boulevard, Santa Rosa, California 95403
   67 Spaces, All Ages, 7.18 Acres, $ Not Listed, 4 of 5
   Operated By: BREIT TH MHC JV 2 LP (Treehouse Communities, Roots Management)
5. 2025-07-23 – Royal Oaks
   1530 Royal Oak Drive, Petaluma, California 94954
   94 Spaces, Senior, 14.30 Acres, $ Not Listed, 5 of 5
   Operated By: BCORE Royal Oaks MHC LLC (LivCore, Blackstone)
6. 2025-07-16 – Truckee Creek Cottages
   2333 Eloise Avenue, South Lake Tahoe, California 96150
   36 Spaces, All Ages, 1.66 Acres, $5,750,000
   Operated By: RMTC Development LLC (Robert DeWolf Burns, Cecilia R. Burns)
7. 2025-07-14 – Country Leisure Mobile Estates
   7043 CA-32, Orland, California 93544
   34 Spaces, Senior, 4.96 Acres, $ Not Listed, 1 of 4
   Operated By: Community Equity Group LLC (Duane Brazil, Karney Roen)
8. 2025-07-14 – New Orchard Estates
   8255 State Highway 99E, Los Molinos, California 96055
   44 Spaces, Senior, 10.00 Acres, $ Not Listed, 2 of 4
   Operated By: Community Equity Group LLC (Duane Brazil, Karney Roen)
9. 2025-07-14 – Tierra Buena
   2864 Jefferson Avenue, Yuba City, California 95993
   28 Spaces, All Ages, 3.61 Acres, $ Not Listed, 3 of 4
   Operated By: Community Equity Group LLC (Duane Brazil, Karney Roen)
10. 2025-07-14 – Walnut Estates
    5495 5th Street, Kelseyville, California 95451
    39 Spaces, Senior, 4.97 Acres, $ Not Listed, 4 of 4
    Operated By: Walnut Estates LLC (Luis Enrique Velazquez)
11. 2025-07-11 – West Wind Mobile Home Park
    50 River Road, Rio Vista, California 94571
    79 Spaces, All Ages, 8.13 Acres, $6,000,000
    Operated By: West Wind Mobile Home Park Inc (Theresa L. Coughran)
12. 2025-07-10 – Pine Ridge Park Estates
    6961 Woodpecker Lane, Shingletown, California 96088
    26 Spaces, All Ages, 30.35 Acres, $2,150,000
    Operated By: Arnold Matson, Aileen Matson, Roger Matson
13. 2025-07-10 – Oak Knoll RV Park
    31718 South Grade Road, Pauma Valley, California 91040
    46 Spaces, All Ages, 10.41 Acres, $2,200,000
    Operated By: Larry Read
14. 2025-07-02 – Golden State Mobile Lodge
    22600 Normandie Avenue, Torrance, California 90502
    54 Spaces, All Ages, 1.82 Acres, $ Not Listed
    Operated By: Golden State Mobile Lodge LP (Daniel C. Fischer)

Fri, Jul 18, 2025 – Residents at Del Cielo Mobile Estates in Orcutt are speaking out about changes at their mobile home park following its purchase by a new owner. The concerns come as Santa Barbara County passed a new ordinance aimed at protecting age-restricted communities in unincorporated areas.

Del Cielo has long operated as a 55-and-older mobile home park, according to residents who say that designation was central to their decision to move in.

‘When I moved in, I wanted to move into a 55-plus,’ said Sue Deweese, president of the Del Cielo Residents Association. ‘I didn’t expect it to ever change. Of course, when I signed the lease agreement and the disclosure, it was all senior park.’

Deweese said residents began to worry about changes when Harmony Communities took over park ownership.

‘As soon as Harmony took over, they were saying we were going to make it an all-family park, since 1962, it’s always been a senior park,’ she said. ‘But they felt that they could just zap and change it to an all-age family park and it wasn’t something that we as seniors wanted. We like our serenity.’

Residents say they began organizing in early 2023 with the help of the Golden State Manufactured-Home Owners League (GSMOL). They formed a board, contacted county supervisors, and began advocating for protections.

Their advocacy contributed to a county-led effort that began with an emergency moratorium in November 2024. In July 2025, the Santa Barbara County Board of Supervisors approved a permanent Senior Mobile Home Park Overlay Ordinance.

Thu, Jul 17, 2025 – In a move to protect senior residents living in mobile homes in Santa Barbara, the Board of Supervisors approved two ordinances to preserve age-restricted housing and ensure the integrity of senior-living spaces across the county. The ordinances were brought into effect on Tuesday.

For the last few years, Santa Barbara’s senior citizens have been facing mounting concerns, particularly at Del Cielo Mobile Estates in Orcutt. These ordinances address those concerns and efforts by new park owners to lift age restrictions to make these mobile home parks all-age communities, raising concerns about displacement among seniors.

These ordinances are a direct response to the growing distress among seniors who are still awaiting affordable housing allotments. This has also been backed by data provided by the county’s housing authority. At the moment, of the 21 mobile home parks in Santa Barbara County, 11 have been designated as senior parks.

During deliberations, Fifth District Supervisor Steve Lavagnino responded to criticism from Del Cielo representative Nick Ubaldi, who compared the ordinance to redlining and warned of potential discrimination lawsuits. Lavagnino dismissed the comparison and suggested financial motives were more likely at play.

Wed, Jul 9, 2025 – Mobile home parks provide a more affordable place to live, especially in mountain resort communities like the Roaring Fork Valley, but the number of these registered parks in Colorado declined from about 900 in 2019 to 761 in 2024, according to state data published last year and a survey conducted by 12 news organizations.

As a growing number of investors buy up mobile home parks, residents can face displacement due to redevelopment and rising rents. In response, state and local governments have passed legislation and policies in recent years aimed at protecting residents from being evicted or priced out, and some advocates want lawmakers and local stakeholders to do more to preserve one of the largest sources of affordable housing in Colorado.

Humberto Murillo grew up in the Mountain Valley Mobile Home Park off Highway 133 near the entrance to Carbondale and is now raising his own family there. Like many mobile home residents, Murillo owns his house and pays a ‘lot rent’ to the park’s owner to lease the land underneath it.

For the past several decades, Mountain Valley was co-owned by a group of friends who invested in ownership of the park together, including a Carbondale resident named John Cooley.

In 2018, the ownership group sold the park to a buyer in Texas who sold it two years later to the current owner, Utah-based company Investment Property Group (IPG), for $9.5 million, according to Garfield County property transaction records. The real estate investment and management company has properties across 13 states, including more than 110 mobile home parks, according to the Mobile Home Park Home Owners Allegiance’s online database.

In 2019 and 2020, IPG also purchased Apple Tree Park across the Colorado River from New Castle for $22.7 million and the Aspen-Basalt Mobile Home Park along Highway 82 near Willits for $11.2 million, according to Eagle and Garfield county property records. The company did not respond to multiple requests for comment.

Mountain Valley and Aspen-Basalt residents received notice from IPG that their parks were going up for sale this spring for a combined $42 million, and residents like Murillo and Miguel Carballo are worried that another investor group could raise the rents or redevelop the land. Though the parks were initially listed for sale together, the seller has since split the property sales, but residents are working together to put in offers on both.

Mon, Jul 7, 2025 – The city of Fresno recently approved a $1 million budget to repair dilapidated mobile homes across its 27 mobile parks. But since the program relaunched in April 2024, it has only received nine applications for repairs, of which six have been approved and just two have been completed, according to the city.

Galvia Juarez, a resident of the Villa Fresno mobile home park in west Fresno, applied for a repair when the program first launched in June 2023. However, she later found out she didn’t qualify because her trailer was built in 1977, and the program only covers homes built after 1980.

As of 2023, Fresno had 3,823 mobile homes. Despite a clear need and a $1 million investment from the city, Fresno’s Mobile Home Repair Program has seen limited participation since its relaunch in April 2024.

Fresno’s Mobile Home Repair Grant Program offers up to $60,000 to help low-income mobile homeowners make essential repairs. Covered repairs include many of the issues Juarez faces, such as energy-efficiency upgrades, roof and electrical work, exterior painting, new flooring, doors, windows, water heater replacement and accessibility improvements.

To qualify for the program, households need to have a gross income below $56,340, which is 60% of Fresno County’s current median income. Applicants have to live in and own the mobile home they’re applying for.

Wed, Jul 2, 2025 – At least 10 mobile-home residents have been displaced from Soquel Gardens RV Park in the past five years, and at least six more residents could be forced to move if county officials allow its closure and accept a redevelopment plan for 100 to 120 apartments.

Amid maintenance and utility problems that prompted state citations, the 20-lot park at 4150 Soquel Drive near 41st Avenue was sold in February to the national, Stockton-based mobile-home park company Harmony Communities LLC.

To close the park, Harmony leaders would need to show that they cannot make a ‘reasonable return on investment,’ according to county law.

Harmony property managers said they plan to cite nearly $500,000 in repair costs and county rent restrictions as reasons to close and redevelop the park. Even at full occupancy, the park is ‘guaranteed to remain financially unsustainable,’ Nick Ubaldi, regional manager for Harmony Communities, wrote in an email Tuesday.

Ubaldi said Harmony considers Soquel Gardens to be an RV park, not a mobile home park. He believes it to be exempt from the closure laws. However, he wrote, ‘we’re voluntarily following the process in good faith.’

The park’s new website calls it Soquel Gardens RV Park. Its legal name is Soquel Gardens Manufactured Community LLC and a sign on the property says Soquel Gardens Mobile Home Park.

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Admin Note: According to the California Department of Housing and Community Development (HCD), Soquel Gardens is classified as a Manufactured Housing Community with 20 MH Spaces. If this were an RV Park, the 20 MH Spaces would be in the RV Lots columns.

Tue, Jul 1, 2025 – According to data obtained from the California Department of Housing and Community Development (HCD), there are 5,230 Active Mobile Home and RV Parks totaling 453,755 lots/spaces in the State of California. Of those 453,755 lots/spaces, 363,111 are mobile home spaces, 68,043 are RV lots with drains, and 22,601 are RV lots without drains.

There are 722 Closed Mobile Home and RV Parks totaling 20,838 lots/spaces. Of those 20,838 lots/spaces, 11,691 are mobile home spaces, 6,392 are RV lots with drains, and 2,755 are RV lots without drains.

As of Tue, Jul 1, 2025, the HCD has data for a total of 5,952 Mobile Home and RV Parks totaling 474,593 lots/spaces which includes Active and Closed listings. Of those 474,593 lots/spaces, 374,802 are mobile home spaces, 74,435 are RV lots with drains, and 25,356 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, Jul 1, 2025.

Tue, Jul 1, 2025 – Residents of Evergreen Mobile Estates in Windsor last month received the unwelcome news that park owners were weighing whether to shutter the property.

Evergreen is a small mobile home park, with just under two dozen units, but it is now the latest front in a widening Sonoma County dispute over how such parks – for decades among the most dependable stores of affordable housing – are regulated to stave off steep rent increases or conversion into market-rate homes or other uses.

The park owners, it continued ‘conclude they can no longer economically operate the park based on measures taken by the state and local government.’

The message resembled others that have appeared on doorsteps in some mobile home parks across Sonoma County. At one point, the notice references the ‘City of Cotati’ – instead of Windsor – where park closure also is being explored at Countryside Mobile Home Park, with the same owners and management company.

Nick Ubaldi, whose family owns Evergreen Mobile Estates along with at least three other parks in the region where much of the backlash to new regulations has centered, said the move in Windsor stems from what he characterized as government overreach affecting private business.

‘Escalating regulation has made these parks financially unsustainable. Our actions are a response to years of mounting regulations that have pushed these businesses to the brink,’ Ubaldi said. He also works for Harmony Communities, the company that manages Evergreen Mobile Estates and other Ubaldi properties as part of a portfolio of more than 30 parks in California and Oregon.