Luna Harper
Mobile home parks in California are governed by the Mobilehome Residency Law (MRL), which is enforced by the courts. While California's landlord-tenant laws apply to tenants who rent the land and the mobile home from a landlord, tenants who own their mobile homes fall under California Mobile Home Residency Laws (CAMRL). Mobile home park residents have rights and protections under the MRL, such as the right to hold meetings in the clubhouse and protections against unlawful evictions. Additionally, California has Mobile Home Park Space Rent Stabilization Ordinances (RSO or SRSO) that aim to stabilize rent prices. These laws are distinct from those governing renters of homes and apartments. Cities and counties in California also have their own local ordinances, such as rent control, noise, and nuisance regulations. Understanding the interplay between these various laws is crucial for both mobile home park owners and residents to ensure compliance and protect their rights.
| Characteristics | Values |
|---|---|
| Mobile home park rent laws in California | Mobile home park rents are subject to Rent Stabilization Ordinances (RSOs) or Space Rent Stabilization Ordinances (SRSOs) |
| RSOs/SRSOs distinct from Rent Control laws | Rent Control laws apply to home and apartment renters, while RSOs/SRSOs apply specifically to renters of mobile/manufactured home spaces |
| Rent increases | Landlords must give a 90-day advance notice for rent increases, with at least a 30-day written notice for increases of 10% or less and at least a 60-day written notice for increases above 10% |
| Late rent | Residents are given five days from the due date to pay rent, and in a 12-month period, they can only be late three times before the park can initiate eviction |
| Eviction | Before eviction, the park manager must specify the broken rule(s) and give the resident seven days to correct the violation. Eviction can proceed if the rule is violated more than twice in a 12-month period |
| Lease termination | Leases can only be terminated for non-payment of rent or rule violations, not simply because an agreement expires |
| Homeowner meetings | Homeowners have the right to hold meetings for a lawful purpose in the clubhouse at reasonable times without being charged a cleaning deposit or requiring liability insurance |
| Alcoholic beverages | A liability insurance fee may be charged if alcohol is served during meetings or events in the clubhouse |
| Security deposits | A 2-month security deposit is permitted, and a refund can be requested after one year of satisfactory residency with all rent and fees paid |
| Utility shut-off | Mobile home tenants cannot refuse to pay rent or pay reduced rent in case of a utility shut-off |
| Home resale | Mobile home resale disclosure became effective in January 2000, requiring sellers to provide a list of conditions or defects that may affect the home's value |
| Home transfer | Before a home transfer, the mobile home park manager must approve the new homeowner for tenancy, and rejection must be based on financial or rule compliance reasons |
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What You'll Learn
Landlord-tenant laws
California's landlord-tenant laws apply when a tenant rents a mobile home and the land it occupies from a landlord. In this case, the landlord must give at least a 30-day advance written notice if the rent will increase by 10% or less and at least a 60-day written notice if the increase is more than 10%. Landlords of mobile homes must give a 90-day advance written notice to tenants, either in person or by mail.
Tenants can withhold rent if their unit is uninhabitable, but mobile home tenants cannot refuse to pay rent or pay reduced rent in the case of a utility shut-off. If rent is late, landlords must provide residents with five days to pay the amount due. In a 12-month period, tenants can only be late three times before the landlord can use late rent as a reason for eviction.
Before an eviction process can begin, the park manager must specify which rule(s) have been broken and explain the details to the tenant. The resident is then given seven days to correct the violation, whereas typical landlord-tenant laws allow only three days, referred to as the "3-Day Cure or Quit." If a resident violates a rule more than twice in a 12-month period, the park can proceed with eviction, even if the resident corrects the violation. The park cannot terminate a tenancy when a lease or rental agreement expires; they can only do so for unpaid rent or rule violations.
There are two types of lease agreements that can apply to a mobile home tenant. The first is when the tenant owns their mobile home and leases the park space, and the other is when they rent the land and the mobile home from a landlord. When a mobile home owner decides to rent out their home, their agreement becomes subject to landlord-tenant laws, not the California Mobile Home Residency Laws (CAMRL).
The Mobilehome Residency Law (MRL) provides that a park rental agreement or rule shall not deny a homeowner or resident the right to hold meetings for a lawful purpose in the clubhouse at reasonable times and in a reasonable manner when the facility is not otherwise in use. Homeowners or residents may not be charged a cleaning deposit or require liability insurance to use the clubhouse for meetings relating to mobile home living or for social or educational purposes. However, the park may require a liability insurance binder when alcoholic beverages are served, and a fee may be charged for private parties.
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Mobilehome owners' rights
Mobile home parks in California are subject to unique laws and regulations that outline the rights and responsibilities of both park owners and residents. The Mobilehome Residency Law (MRL), part of the California Civil Code, is a key piece of legislation that governs mobile home parks in the state.
Rent Increases
Under the MRL, park owners can increase rent once every 12 months with proper 60-day advance written notice. However, some local jurisdictions have adopted rent control ordinances that limit rent increases to a certain percentage each year. It's important for residents to check with local officials to understand the specific rules that apply to their park.
Rental Agreements
The rental agreement is a binding contract between the park management and the mobile homeowner or tenant. It establishes key terms such as the duration of tenancy, rent amount, utility fees, park rules, and termination policies. Rental agreements must follow specific MRL requirements, and park owners cannot include illegal or unenforceable provisions. After one full year of satisfactory residency, tenants are entitled to request a refund of their two-month security deposit.
Termination of Rental Agreements
Park owners must have valid legal reasons, outlined in the MRL, before terminating a resident's rental agreement. Additionally, mobile home park tenants in California have eviction protections provided by law.
Pet Ownership
Residents have the right to keep at least one pet, although park owners can place reasonable restrictions.
Maintenance and Repairs
Mobile home park owners are responsible for providing and maintaining physical improvements in common facilities, including utilities, and ensuring they are in good working order. They are also obligated to repair any sudden or unforeseen breakdowns or deterioration within a reasonable period of time.
Dispute Resolution
The California Department of Housing and Community Development (HCD) oversees mobile home parks and investigates complaints. Residents who feel their rights are being violated can file written complaints with the HCD, which can take action against park owners for violations. The HCD also mediates disputes between residents and owners as an alternative to legal action.
It is important for mobile home park residents to understand their rights and responsibilities as outlined by the MRL and other applicable laws. Consulting with an attorney can help ensure compliance with the law and protect the rights of both park owners and residents.
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Rent Stabilization Ordinances
California Mobile Home Park Space Rent Stabilization Ordinances (RSO or SRSO) are laws that are specific to renters of mobile or manufactured homes. They are distinct from Rent Control laws that apply to renters of homes or apartments. As of June 2025, there are 106 ordinances documented for 95 cities and 11 counties (265 unincorporated communities) in California that are protected by some form of Mobile Home Park Space Rent Stabilization Ordinance.
The Mobilehome Residency Law (MRL) is a set of laws that govern the relationship between mobile home park owners and residents in California. The MRL requires that residents are given a 90-day advance written notice of a rent increase. It also states that a rental agreement or rule shall not deny a homeowner or resident the right to hold meetings for a lawful purpose in the clubhouse at reasonable times when the facility is not otherwise in use.
It's important to note that rent stabilization is considered a "local control issue" in California, and not all counties or cities have rent control ordinances. Additionally, rent control laws typically apply only to spaces with short-term (month-to-month) rental agreements and do not apply to long-term rental agreements exceeding 12 months.
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Eviction procedures
The eviction procedures for mobile home parks in California are governed by the Mobilehome Residency Law (MRL). The MRL provides protections and procedures for residents, outlining the grounds for eviction and the required notices and timelines. While the MRL offers protections to homeowners who own their mobile homes and rent their spaces, tenants who rent mobile homes owned by the park are subject to conventional landlord-tenant law.
According to the MRL, residents who own their mobile homes cannot be evicted solely because their lease has expired. Eviction can occur if they have not paid the rent or violated park rules or regulations. Management must provide written notice to the homeowner and specify the reason for eviction, following the format prescribed by Section 1162 of the Code of Civil Procedure. The homeowner is typically given a period of at least 60 days to sell or remove their mobile home from the park, and a copy of this notice is sent to the legal owner and lienholders.
Homeowners must pay rent, utility charges, and reasonable incidental service charges on time. Failure to do so can be grounds for eviction, as outlined in Civil Code Section 798.56. Additionally, homeowners, residents, and their guests must comply with the rental agreement, lease, and reasonable rules and regulations of the park. Non-compliance with these agreements can also lead to eviction.
Tenants who rent mobile homes owned by the park are subject to conventional landlord-tenant law. In these cases, the park can terminate the tenancy without a specific reason by providing a 30-day notice. Tenants in rental homes for a year or more are generally entitled to a 60-day notice of termination if there is no specific cause for eviction.
Legal Resources
The California Department of Housing and Community Development provides resources for mobile home park residents, including information on landlord-tenant issues, evictions, rent control, and legal service programs. The Mobilehome Residency Law Handbook, published by the California Senate Select Committee on Manufactured Home Communities, also offers additional information on laws related to park residency.
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Lease agreements
In California, there are two types of lease agreements that can apply to a mobile home tenant. The first is when the tenant owns their mobile home and leases the park space. The other is when they rent the land and the mobile home from a landlord. While California's landlord-tenant laws apply when the tenant rents the mobile home, tenants who own their mobile homes fall under California Mobile Home Residency Laws (CAMRL).
Lease terms in California mobile home parks vary, ranging from month-to-month agreements to year-to-year leases. Mobile home owners pay the park's property taxes through their rent or separate pass-through fees for property taxes or property tax increases. State law does not regulate the amount of rent increase, but a 90-day advance written notice of rent increase is required. Local jurisdictions with mobile home park rent control ordinances may regulate fees or pass-through costs. For instance, some ordinances distinguish between capital improvements and maintenance, allowing a pass-through fee for certain capital improvements amortized over time.
The Mobilehome Residency Law (MRL) establishes the rights and responsibilities of homeowners and park management and is deemed part of the terms of any park rental agreement or lease. The MRL provides that a park rental agreement cannot deny a homeowner or resident the right to hold meetings for a lawful purpose in the clubhouse when it is not in use. Homeowners and residents may not be charged a cleaning deposit for using the clubhouse for meetings relating to mobile home living or for social or educational purposes. However, the park may require a liability insurance binder when alcoholic beverages are served.
The California Mobile Home Residency Law Protection Program (MRLPP) protects mobile home homeowners and residents by providing an avenue to enforce violations of the MRL. The Department of Housing and Community Development (HCD) administers the program by assisting with complaints and helping to resolve them. However, the HCD does not arbitrate, mediate, or provide legal advice in connection with mobile home park rent disputes, lease or rental agreements, or disputes arising from these agreements.
It is important to note that California Mobile Home Park Space Rent Stabilization Ordinances (RSO or SRSO) are distinct from Rent Control for home and apartment renters. Rent Stabilization Ordinances refer specifically to renters of mobile/manufactured home spaces and typically specify a maximum percentage by which landlords can increase rent, along with limits on the frequency of increases.
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Frequently asked questions
The MRL/CAMRL
Landlord-tenant laws require landlords to give at least a 30-day advance written notice for rent increases of 10% or less, and at least a 60-day notice for increases above 10%. For mobile home tenants, landlords must give a 90-day advance written notice. Additionally, tenants can withhold rent if their unit is uninhabitable, but mobile home tenants cannot refuse to pay rent in cases of utility shut-off.
Mobile home park residents have the right to hold meetings for lawful purposes in the clubhouse at reasonable times, without being charged a cleaning deposit. They are also entitled to request a refund of their 2-month security deposit after one full year of satisfactory residency.
Residents must fulfill their typical duties as tenants and obey all park rules. They cannot withhold rent or pay reduced rent in case of a utility shut-off and can only be late on rent three times in a 12-month period before eviction proceedings can be considered.
Park owners must utilize an unlawful detainer procedure in court to evict a homeowner for non-payment of rent or failure to abide by reasonable park rules. They must also maintain common areas, roads, and utilities within the park up to the point of hookup to tenants' homes. Park owners have the right to charge fees for private parties and require a liability insurance fee if alcohol is served.
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