GSMOL regional officers can help manufactured-home owners work with their city or county governments to adopt ordinances that protect homeowners from excessive rent raises and the loss of the value of their homes if their park should be closed.
In the lists below, ordinances marked with an asterisk (*) were adopted with assistance from GSMOL.
Mobilehome Park Rent Control/Stabilization Ordinances
Approximately 100 California jurisdictions have passed Mobilehome Rark Rent Control/Stabilization Ordinances to help preserve the affordable housing which parks provide. A majority of these were initiated between the early 1980s and late 1990s. Only a few have been enacted since. RCOs/RSOs limit rent increases to once per year with the increase frequently linked to the Consumer Price Index (CPI). Use the chart in the middle of the page – Table A; use the figure in the Annual Column for the correct year you are seeking. Our website lists our local ordinances plus three newer model ordinances.
Model Rent Stabilization Ordinances
These ordinances have components not found in other, older ordinances, such as: month-to-month rental agreement protection for prospective tenants/residents, no rent increase permitted on sale of mobilehome if owners change more than once in a given period of time (i.e. 2 to 5 years), no rent increase upon the removal of an older mobilehome by its owner to bring in new one, specifics of allowable charges for pass through costs for capital replacements and more.
Mobilehome Park Closure Conversion Ordinances
There are currently 40+ jurisdictions in the state of California which have closure conversion ordinances. Mobilehome Park Closure Ordinances outline procedures to be followed in the event a park owner applies for a permit to close or convert his/her park to another use. These became necessary a few years ago when real estate prices skyrocketed and developers became very interested in purchasing parks to convert them to commercial and other uses. State code only loosely protects mobilehome residents in case of a park closure so it became critical for California jurisdictions to design special ordinances to protect the rights of mobilehome owners who are frequently lower income seniors and families on fixed incomes. Listed below are local coastal conversion ordinances and several original model conversion ordinances. San Luis Obispo County has components of all the models plus several new features.
Model Mobilehome Park Closure Conversion Ordinances
The original models have several key features:
- Statements of purpose reflecting the need for preserving mobilehome parks as affordable housing within the community
- Separate Impact Report Criteria
- Relocation Plans for the homeowner and their possessions
- Requirement that the replacement location be comparable to the original mobilehome and park
- Use of “In Place Fair Market Value” as a standard for re-imbursement of home value to the displaced resident
Mobilehome Park Condo-Conversions/Subdivisions
The forced or park owner initiated conversion of a mobilehome park from a rental park to a resident ownership park has created great concern for the past decade. Many residents were unable to pay for the cost of the land in addition to their mobilehomes. If unable to sell, mobilehome owners have been forced to walk away, losing all equity in their homes. With the passage of SB 510, beginning in January 2014, local jurisdictions will consider the results of the Residents Survey in their decision to approve, modify or disapprove a MH Condo/Conversion. Local agencies may also implement Subdivision Map Act requirements for the conversion of rental MH Parks by resolutions or ordinances. Will Constantine, an attorney from Santa Cruz, is currently the leading CA expert on mobilehome park condo-conversions.