State Laws & Park Rules

• Can the government force park management to limit the number of people living in a mobilehome?
• Can the manager evict a homeowner’s caregiver from the park after the homeowner has died?
• Can the park manager force rules on some residents and not on others?
• Can the park prevent residents from subleasing their mobilehome?
• Do mobilehome park rules prevail over state law?
• Do residents have a say in the elimination of the retirement lifestyle promised when they moved in, and shouldn’t the park have facilities for kids if they convert to an all-age park?
• Do the protections of the MRL apply to all residents in mobilehome parks, or do they only apply to homeowners?
• Does state law guarantee the park’s clubhouse to be open and available at reasonable hours?
• I am a manager in a mobilehome park where an elderly resident is putting herself in danger. When I call her family, they are unresponsive. What do I do to make sure she and the other residents are safe from harm?
• I manage a park where pets and other animals are getting out of control. Some residents’ dogs are aggressive toward other pets or residents, some residents feed feral cats, and some stray animals wander in packs. How do I solve these problems?
• Is it legal for our all-age park to change back to a senior-only park?
• Is it legal for parks to allow some residents to have pets and not allow others to have them?
• Is it legal to place RVs on mobilehome spaces?
• Is management allowed to restrict parking and have residents’ cars towed?
• Is the new park management allowed to change rules on long-time residents or are these residents “grandfathered-in” under the old rules?
• Is the park manager responsible for distributing the Mobilehome Residency Law to every resident annually?
• There are many residents in the park who have multiple emotional companion pets, although the rest of us have to obey a strict pet rule. What are the laws on this?
• What rights do residents with disabilities have?
• When will the CA State Senate’s MRL handbook be translated? There is great demand for Spanish, Vietnamese and other languages.

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AB 3066 (MRL Protection Program)

• Does the MRLPP have an expiration date?
• How does the new “Act” work?
• How will homeowners know which complaints are violations of the MRL?
• If I do not want HCD to handle my complaint, will I be able to get an attorney and take action of my own without waiting to exhaust internal remedies?
• If multiple complaints are received involving the same park owner or same park management, will they be consolidated or more likely to get treatment or attention?
• What does the MRLPP do?
• What efforts to resolve issues with park management, or to put them on notice, will be required before a homeowner can file a complaint with HCD under the Act?
• What is GSMOL doing to make sure the MRLPP actually protects us?
• What kinds of complaints will be processed by HCD pursuant to the Act?
• What should homeowners do NOW?
• When does the Act take effect?
• Where will the Act be codified?
• Who pays the cost for HCD to implement and administer this new program?
• Will there be any reviews or progress reports to make sure this new Act is effective and working properly?
• Will those homeowners living in all resident-owned parks also be obligated to pay annual the fee?

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Rents, Fees & Taxes

• A 90-day written notice of rent increase was delivered late. Is this notice legal?
• Can the park charge first and last months’ rent plus a 2-month security deposit?
• Can the park charge residents for back-rent that was miscalculated because of the manager’s mistake?
• Can the park charge separate “maintenance” or “pass-through” fees in addition to the rent?
• Can the park charge the resident a late fee if they missed paying the rent and utility bill by one day?
• Can the park evict a resident for not paying rent even though the park’s Permit to Operate has been invalid for a year?
• Can the park owner require a deposit or fee for use of the clubhouse by the homeowners association?
• Can the resident refuse to pay the rent or deduct a certain amount from the rent if water in the park is cut off?
• Does state law regulate rent increases in mobilehome parks?
• How can a resident get their taxes reduced?
• Must the park owner accept Section 8 vouchers?
• Why do residents have to pay taxes on their mobilehomes in addition to paying the park owner a fee for property taxes?

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Park Maintenance, Inspections & Services

• Can the park manager force residents to pay for maintenance or removal of a tree on their space and for maintenance of their driveway?
• Can the park manager reduce or eliminate park services and amenities that resident have already been paying for?
• Can the park owner or manager move lot lines without permission from residents whose spaces are affected?
• Does a resident need a permit from HCD to remodel their home, even though all the changes and upgrades are on the inside?
• Does the park manager have the right to tell me to remove my belongings that are stored on my space?
• How do residents get the park owner to fix the failing utility systems?
• Is the mobilehome owner or the park owner responsible for correcting pre-existing code violations on the space?
• Is the park manager allowed to force residents to correct code violations to their homes and spaces before a scheduled inspection by the state Dept. of Housing?
• Is there financial assistance available to residents for correction of code violations on their homes?
• What is the difference between the Mobilehome Residency Law (MRL) and Title 25?
• Which government agency is responsible for enforcement of health and safety regulations in my park?

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Home Sales, Resales, Transfers & Titles

• Can the manager force a resident to first offer their home for sale to the park?
• Can the park prevent a resident from living in a mobilehome they inherited?
• Can the park’s income requirements on prospective buyers prevent a resident from selling their home?
• Can the resident be forced to move their home out of the park when they sell it just because the home is old?
• Can the resident be forced to move their park-model out of the park after they sell it?
• Do residents have to provide a resale disclosure statement when they sell their mobilehome as-is?
• How do I change or add a name on the title to my mobilehome?
• I don’t have the title to my mobilehome. Where can I get a copy?
• I own a mobilehome park where there are many abandoned homes. Can I sell them without registering as a real estate agent?
• What are the rights of a resident whose new manufactured home has defects?

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Resident-Owned Parks

• How would we buy the park where we live, if given the opportunity?
• How would we get started buying our park?
• Is a mobilehome park cooperative subject to the Davis-Stirling Act?
• Is the park owner required to offer residents the right-of-first-refusal to buy the park when it is put up for sale?
• Our HOA board may be violating CID laws. Is there an agency that enforces the law?
• The park owner is planning a “condo-conversion”. Will homeowners who can’t afford to either buy their lot, or pay the higher rents once the park loses rent control protection, be economically evicted?
• Where can our HOA board find a copy of the original articles of incorporation?
• Which state laws regulate the operation of non-profit resident owned parks - the MRL, the Mobilehome Parks Act, the Non-Profit Mutual Benefit Corporation Law, or the Davis-Stirling Common Interest Development Act?
• Why should our resident group try to buy the MH park where we live?
• Will the owner respond to the letter that your interested in purchasing your park?

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Park Owners & Managers

• Can a senior park have a manager that is under the age requirement and can they reside in the park with their children?
• Does the law require a manager to be on the premises at all times in case of emergencies?
• Does the park manager have the right to enter the resident’s lot without notice?
• How can residents find-out who owns and operates the park?
• What can residents do about park managers who act unprofessionally?
• What good is the MRL if there is no enforcement and residents have to go to court to protect themselves?

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Termination of Tenancy

• Can the park end a resident’s tenancy by refusing to enter into a new rental agreement?
• Can the park evict a resident for payment of late rent even though their rental history shows they eventually pay the full rent?
• Do residents have any rights to compensation for being dislocated when the park closes down?
• For residents who do not own the mobilehome they are living in, what rights do they have in the case of an eviction?
• Is the park allowed to issue an eviction notice to a resident and then refuse to talk about it and return their rent check?

Utilities

• Can the park start billing residents for utilities that were previously included in the rent?
• Construction work is scheduled in the park that I manage. Do I have to contact the local utilities first?
• Do residents have to pay the cable TV service fee even if they don’t use it? Also, can the park prohibit satellite dishes?
• Some residents’ water usage is down, but their water bill has increased. How do they find out if they are being overcharged?
• Where can residents get help if they suspect they are being overcharged on utility bills?

Leases & Rental Agreements

• Can the park manager force residents to sign a long-term lease, causing them to lose rent control protections?
• Does a resident have to sign a long-term lease, or are there other options?
• Is the park required to provide a lease agreement in the language of the resident if the resident is non-English speaking?