Mobile Home Owner News – January 2026
Resident curated news and important information regarding mobile home owners and residents in mobile home parks throughout the State of California.
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RE: California / Resident Owned Communities (ROC)
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
| Type | Parks | Spaces | RV1 | RV2 | Total | HOA |
|---|---|---|---|---|---|---|
| 55 | 114 | 25,913 | 290 | 398 | 26,601 | $332 |
| AA | 62 | 8,159 | 112 | 0 | 8,271 | $337 |
| 176 | 34,112 | 402 | 398 | 34,872 | $335 |
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.
RE: Oakdale, California / 13 Parks, 486 Spaces
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.
RE: California / Mobilehome Residency Law (MRL) / GSMOL
Fri, Jan 2, 2026 – The MHPHOA HTML and the GSMOL PDF versions of the 2026 California Mobilehome Residency Law have been updated to reflect all changes for the 2026 year.
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.
2026 California Mobilehome Residency Law
File Type: PDF, Pages: 187, Size: 2.8 MB
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.
RE: California / Mobilehome Residency Law (MRL)
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.