Our primary goal is to rally homeowners to work to maintain existing affordable housing and to limit disruptions caused by rapid rent increases.
Support Our Struggle
For Affordable Housing
Save Our Manufactured Homes!
Support Our Struggle
For Affordable Housing
Save Our Manufactured Homes!
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The Mobile Home Resident Coalition (MHRC) is a California-based nonprofit organization dedicated to protecting and advancing the rights of manufactured housing homeowners—one of the largest and most overlooked sources of naturally occurring affordable housing in the state.
Manufactured housing homeowners own their homes but rent the land beneath them, leaving many—particularly seniors, working families, and communities of color—vulnerable to steep and unpredictable rent increases driven by corporate consolidation of manufactured housing communities. MHRC is building a resident-led movement to stabilize this critical housing sector. We organize homeowners, elevate lived experiences, and advance policy solutions that promote long-term affordability, housing security, and economic justice. Our work focuses on:
MHRC has engaged homeowners across multiple California communities and is actively working with policymakers to advance statewide rent stabilization solutions. Vietnamese Spanish See the 2026 Legislation
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Vea los 2026 “Big Four” +MHRC defendiendo los mejores intereses de los propietarios SPANISH |
Xem “Big Four” 2026 +MHRC bảo vệ quyền lợi tốt nhất cho chủ nhà VIETNAMESE |
SB 996 Manufactured housing: classification as real property. (S. Padilla) SB 996 updates California law to allow a manufactured home or mobilehome to be titled as real property for purposes of mortgage lending and through that process, allows homeowners who opt-in to the title change to benefit from enhanced consumer protections. The bill allows for homes in resident owned communities, on self-owned land, or in certain park communities, even if they are not affixed to a permanent foundation, to be titled as real property, with the consent of the homeowner.
Moving a manufactured home is extremely costly, often around $10,000 per section, requiring a California Highway Patrol escort. In practice, these homes function as permanent housing and serve as one of the last naturally occurring sources of affordable homeownership in the state. Recognizing them legally as real property will:
SB 1092 Mobilehome parks: resident organizations: option to purchase. (Allen). This act shall be known as the Mobilehome Community Stability and Preservation Act. An act to add Sections 798.11.1 and, 798.11.2 to, to add Article 7.5 (commencing with Section 798.83.1) to Chapter 2.5 of Title 2 of Part 2 of Division 2 of, and to repeal Section 798.80 of, the Civil Code, relating to mobilehome parks.
This bill would repeal provisions about notice, timelines, and procedures when a MHP owner decides to sell the MHP or convert it to condo or stock cooperative ownership interests.
This bill would mandate that, if considering a sale, a park owner must notify park residents at least 360 days before of the projected sale or of the terms of the conditional acceptance or plans to accept an offer from an outside buyer. The homeowners have 180 days (after the notice is sent) to respond with an intent by at least 50% of the homeowners to buy the MHP. This bill would require the MHP owner to negotiate in good faith with the resident association representing 50% or more of the residents. If the residents’ offer matches the price and the same terms as the other offer, the resident association has the right to purchase the MHP.
This bill would require HCD to establish a process for certifying specific entities who are qualified to continue the use of the property as a park.
There is a significant penalty if the MHP owner does not adhere to this law, should it pass. It would be enforced by the CA AG or local city attorney or county district attorney.
SB 1093 Mobilehome parks: disaster assistance. (Allen). (2025-2026)
Existing law (MRL) requires management of a mobilehome park to offer a renewed tenancy in the mobilehome park to any previous homeowner if the mobilehome park is destroyed as a result of a wildfire or other natural disaster and management elects to rebuild the park at the same location, as prescribed.
Existing law requires management to, when a mobilehome tenancy is terminated due to damage or destruction as a result of a disaster, return to the homeowner any advance rental payments, as provided, and discharges a homeowner’s obligation to pay rent for the period during which the homeowner is required to be evacuated due to a mandatory evacuation order pursuant to a disaster.
This bill would state the intent of the Legislature to enact legislation that would support mobilehome park communities that are damaged or destroyed by a natural or manmade disaster.
AB 1543 Mobilehome parks: rent caps. Soon to be renumbered.
Currently Authored by ASM Al Muratsuchi & ASM Sharon Quirk-Silva. The dates on leginfo.legislature.ca.gov will be changed with the new bill number introduced in the Senate
As introduced (Quirk-Silva). Mobilehome parks: rent caps. Civil Code 798.30.5 amended.
Existing law, the Mobilehome Residency Law, prescribes various terms and conditions of tenancies in mobilehome parks. The law defines “mobilehome park” for these purposes to mean an area of land where 2 or more mobilehome sites are rented, or held out for rent, to accommodate mobilehomes used for human habitation.
The law caps the amount by which management of a qualified mobilehome park may increase the gross rental rate for a tenancy over the course of any 12-month period. The cap is the lower of 5% of the lowest gross rental rate charge for a tenancy at any time during the preceding 12 months or 3% of that amount plus the percentage change in the cost of living, whichever is less. Under that law, a mobilehome park is subject to that cap if it is located within and governed by the jurisdictions of 2 or more incorporated cities.
This bill would instead make any mobilehome park subject to that cap. The bill would make conforming changes related to these provisions.
MHRC STRONGLY OPPOSES
RN 26 08976 - increases fees for MH owners and allows MH park owners to pass through their related fees. CPI indexing and a mandatory found-up rule significantly outpaces inflation. This affects the affordability of MH living for California’s most vulnerable populations. RN 26 08976 allows state agencies to automatically increase revenue. It bypasses traditional legislative and public oversight and it reflects an abuse of power.
The Core Problem
Click this link to send a letter and show your opposition.
AB 768 - Mobilehome parks: rent protections: local rent control. Assembly member Ávila Farias may have intended to protect us from conglomerates buying homes under rent control and then renting them out at a great profit but the bill leaves us vulnerable. The bill passed in the assembly. Now we must STOP this bill in the CA Senate.
The Core Problem
Click this link to send a letter and show your opposition.
Moving a manufactured home is extremely costly, often around $10,000 per section, requiring a California Highway Patrol escort. In practice, these homes function as permanent housing and serve as one of the last naturally occurring sources of affordable homeownership in the state. Recognizing them legally as real property will:
- Expand access to mortgage financing with lower interest rates and fairer terms.
- Provide stronger consumer protections, including foreclosure safeguards not available under chattel lending.
- Unlock disaster relief programs that currently exclude homes titled as personal property.
- Protect and preserve homeownership opportunities for low‑income and fixed‑income Californians.
- Align California with national leaders like New Hampshire and Washington in modernizing manufactured housing finance laws.
SB 1092 Mobilehome parks: resident organizations: option to purchase. (Allen). This act shall be known as the Mobilehome Community Stability and Preservation Act. An act to add Sections 798.11.1 and, 798.11.2 to, to add Article 7.5 (commencing with Section 798.83.1) to Chapter 2.5 of Title 2 of Part 2 of Division 2 of, and to repeal Section 798.80 of, the Civil Code, relating to mobilehome parks.
This bill would repeal provisions about notice, timelines, and procedures when a MHP owner decides to sell the MHP or convert it to condo or stock cooperative ownership interests.
This bill would mandate that, if considering a sale, a park owner must notify park residents at least 360 days before of the projected sale or of the terms of the conditional acceptance or plans to accept an offer from an outside buyer. The homeowners have 180 days (after the notice is sent) to respond with an intent by at least 50% of the homeowners to buy the MHP. This bill would require the MHP owner to negotiate in good faith with the resident association representing 50% or more of the residents. If the residents’ offer matches the price and the same terms as the other offer, the resident association has the right to purchase the MHP.
This bill would require HCD to establish a process for certifying specific entities who are qualified to continue the use of the property as a park.
There is a significant penalty if the MHP owner does not adhere to this law, should it pass. It would be enforced by the CA AG or local city attorney or county district attorney.
SB 1093 Mobilehome parks: disaster assistance. (Allen). (2025-2026)
Existing law (MRL) requires management of a mobilehome park to offer a renewed tenancy in the mobilehome park to any previous homeowner if the mobilehome park is destroyed as a result of a wildfire or other natural disaster and management elects to rebuild the park at the same location, as prescribed.
Existing law requires management to, when a mobilehome tenancy is terminated due to damage or destruction as a result of a disaster, return to the homeowner any advance rental payments, as provided, and discharges a homeowner’s obligation to pay rent for the period during which the homeowner is required to be evacuated due to a mandatory evacuation order pursuant to a disaster.
This bill would state the intent of the Legislature to enact legislation that would support mobilehome park communities that are damaged or destroyed by a natural or manmade disaster.
AB 1543 Mobilehome parks: rent caps. Soon to be renumbered.
Currently Authored by ASM Al Muratsuchi & ASM Sharon Quirk-Silva. The dates on leginfo.legislature.ca.gov will be changed with the new bill number introduced in the Senate
As introduced (Quirk-Silva). Mobilehome parks: rent caps. Civil Code 798.30.5 amended.
Existing law, the Mobilehome Residency Law, prescribes various terms and conditions of tenancies in mobilehome parks. The law defines “mobilehome park” for these purposes to mean an area of land where 2 or more mobilehome sites are rented, or held out for rent, to accommodate mobilehomes used for human habitation.
The law caps the amount by which management of a qualified mobilehome park may increase the gross rental rate for a tenancy over the course of any 12-month period. The cap is the lower of 5% of the lowest gross rental rate charge for a tenancy at any time during the preceding 12 months or 3% of that amount plus the percentage change in the cost of living, whichever is less. Under that law, a mobilehome park is subject to that cap if it is located within and governed by the jurisdictions of 2 or more incorporated cities.
This bill would instead make any mobilehome park subject to that cap. The bill would make conforming changes related to these provisions.
MHRC STRONGLY OPPOSES
RN 26 08976 - increases fees for MH owners and allows MH park owners to pass through their related fees. CPI indexing and a mandatory found-up rule significantly outpaces inflation. This affects the affordability of MH living for California’s most vulnerable populations. RN 26 08976 allows state agencies to automatically increase revenue. It bypasses traditional legislative and public oversight and it reflects an abuse of power.
The Core Problem
- The fees affect all aspects of a mobile/manufactured home (MH), including transporting each section, purchasing, inspections, permits for MH improvements, building foundation systems, and enabling park homeowners to buy their own MH communities. The rules will also apply to commercial coaches, truck campers, and floating homes.
- The fees will be based on the year’s CPI, but rounded up to the nearest dollar. This means in years of high inflation (when homeowners are the most challenged economically), the cost of living in their home will rise significantly. In some cases, the fee increase could be as high as 50 percent.
- This fee increase is a regressive burden that affects lower income MH owners at a larger rate than for higher income owners.
- The trailer proposal language requires any year’s overpayment to be reduced in subsequent years. MH owners would not receive a return. Another issue is who evaluates the over-payments?
- The trailer proposal language requires any year’s overpayment beyond the year’s operating expenses for titling and registration to be reduced in subsequent years. No return to the fee payers would result, including the fees they paid to MHP owners by means of pass-throughs. A separate issue is who monitors that the operating expenses are above or below the amount of fees collected?
- The fees and process to pay them may be duplicative of escrow fees already in place when one buys a MH.
- The trailer proposal language allows future administrative cost increases without review of the legislature or comment by CA taxpayers.
- While homeowners would pay fees yearly, inspections may only occur once every ten years. A better method could be to assign a fee to each inspected park after it is inspected.
Click this link to send a letter and show your opposition.
AB 768 - Mobilehome parks: rent protections: local rent control. Assembly member Ávila Farias may have intended to protect us from conglomerates buying homes under rent control and then renting them out at a great profit but the bill leaves us vulnerable. The bill passed in the assembly. Now we must STOP this bill in the CA Senate.
The Core Problem
- AB 768 appears to address short-term rentals in rent-stabilized mobilehome parks but in fact affects permanent homeowners.
- If a park owner determines a home is not being used as “permanent housing,” the space could be removed from rent stabilization and reset to market rent.
- Replacing clear standards with the undefined phrase “used as permanent housing” creates a pathway to remove spaces from rent stabilization based on subjective interpretation.
- A rent reset does not merely increase cost — it destroys equity. Home values are directly tied to the stability of lot rent and for every $100 rent increase equity is decreased by $10,000.
- In coastal markets, that could mean increases from stabilization rents to $3,000–$12,000 per month.
Click this link to send a letter and show your opposition.
See the MHRC Manufactured/ Mobile Home Affordability Act WishList below!
View our WishList in Spanish
When we looked at various possible bills affecting renters, we decided to compile our own “WishList” of items we’d like to see in a bill to help mobile home residents statewide. We’ve offered this list to various legislators and housing advocacy groups and are working diligently to make this a reality! For a bill to become law takes education, research, negotiation, and compromise. We've compiled our WishList for you to ponder and welcome you to read it, consider it carefully and then…
We’d love to hear from our readers:
Please consider the points above and give us your input HERE!
MHRC Mobilehome Affordability Act WishList
When we looked at various possible bills affecting renters, we decided to compile our own “WishList” of items we’d like to see in a bill to help mobile home residents statewide. We’ve offered this list to various legislators and housing advocacy groups and are working diligently to make this a reality! For a bill to become law takes education, research, negotiation, and compromise. We've compiled our WishList for you to ponder and welcome you to read it, consider it carefully and then…
We’d love to hear from our readers:
- What do you think about these ideas?
- What ones are the most important to you?
- What new/additional ideas do you have?
Please consider the points above and give us your input HERE!
MHRC Mobilehome Affordability Act WishList
- Include all cities in a statewide Rent Stabilization Ordinance. Don't allow cities not to participate. If this were granted, there is no purpose to a statewide RSO. Cities that want to protect MH owners have already done so.
- Place a reasonable rent increase percentage cap or one based on the Consumer Price alone. We propose 50% of local CPI or 3% – whichever is lower. Also allowing only one increase per twelve months equaling a total of 3% annual increase. This would protect MH renters in rural areas where rent prices are typically not as high as in urban areas. It would allow MH residents to plan their budgets while allowing park owners to make a predictable profit.
- Include a lookback period to prevent park owners from jackknifing rents after the bill is signed but before its implementation date. This prevents park owners from skyrocketing rents before the implementation date, causing the threshold on rents to be significantly higher. This lookback language has been common in RSOs in most communities.
- Allow cities with existing but worse RSOs to participate in the more beneficial rent increase percentage. The Western Center on Law & Poverty recommends allowing presumptive language to enable those RSO communities with worse rates to fall under the statewide RSO.
- Implement an annual cap on pass-throughs/capital improvements. When RSOs have been put in place, park owners have tried to maximize their profits by passing through many additional costs to MH residents. Increasingly, park owners are passing along to park residents the Prop 13 amount they lost when purchasing the park. Residents already pay taxes on our homes; we don’t need to pay the park owners’ property taxes which he/she knew would be an increased expense when the park was purchased. Park residents had no interest in the purchase and therefore should not pay the park owners property taxes, etc. We have been advised that this will need to be addressed elsewhere.
- Place a reasonable limit on vacancy control so new buyers pay a defined amount or percentage above the existing residents’ rent increases. Reasonable and known new buyer rates allow MH owners to sell their homes and not face foreclosure.
- Allow residents who have signed multi-year lease agreements to obtain an RSO. We have been advised that this is covered by AB 2782. Few legal organizations are willing to review MH leases on a pro-bono basis so residents are forced to either hire an attorney or take their chance that the least will not harm them.
- Allow cities to provide a better rent stabilization amount in future years. If a local jurisdiction wants to attract residents to its affordable housing in the future, what better way than to lower its RSO to an even better rate?
- Allow enforcement by the Attorney General as well as the city attorney or county council allowing fair treatment for MH residents should their city not be favorable to RSO relief.
- Allow future MH residents to be included in the RSO caps. This prevents a tiered system of home ownership in each MHP and allows mobile homeowners to attract new buyers to their parks.
A message from the President!
Good day to all and thank you to all who support our MHRC efforts. As you know, it has been a roller coaster ride striving for a rent cap in the state of California.
We, at the MHRC have been working tirelessly to fight for all manufactured/mobile homeowners to gain protection against predatory mobile park owners. It has not been an easy road; however it is only making us stronger and more motivated for the fight and to work toward our mission:
“Our mission is to maintain existing affordable housing and to limit disruptions caused by rapid rent increases”
We have sent over 1100 letters to the Assembly members on your behalf to get rent stabilization for manufactured/mobile homeowners signed into law and we will continue our campaign. We have had zoom and in person meetings with politicians who we believe may be allies in our fight to keep mobile homes affordable for all. We have traveled to Sacramento to visit politicians and their aides in person to give them a face to our economic plight. We have done all this and more with only volunteers!!
We travel to parks in Orange County and LA county to educate park residents on their rights, how to let their voice be heard regarding spiking rents, understand the process on how an Assembly Bill works and many other topics. Consider holding an Open Meeting in your park so we can update your neighbors.
All of this has a cost associated with it. We work off a very lean budget and often pay out of pocket because we know THIS IS IMPORTANT WORK!
We are asking for donations to offset some of these costs. For as little as $5, we can get so much done. From copies, website management, meeting materials and gas in our cars (yes we do carpool), your donations keep us going to fight the fight for YOU!!!
Think about donating an hour or two a week. We desperately need research volunteers.
We are a 503 c3/c4 charity. Follow a link to donate now.
Thank you so much in advance for keeping our organization moving forward!!
Teri Williams - President - MHRC
We, at the MHRC have been working tirelessly to fight for all manufactured/mobile homeowners to gain protection against predatory mobile park owners. It has not been an easy road; however it is only making us stronger and more motivated for the fight and to work toward our mission:
“Our mission is to maintain existing affordable housing and to limit disruptions caused by rapid rent increases”
We have sent over 1100 letters to the Assembly members on your behalf to get rent stabilization for manufactured/mobile homeowners signed into law and we will continue our campaign. We have had zoom and in person meetings with politicians who we believe may be allies in our fight to keep mobile homes affordable for all. We have traveled to Sacramento to visit politicians and their aides in person to give them a face to our economic plight. We have done all this and more with only volunteers!!
We travel to parks in Orange County and LA county to educate park residents on their rights, how to let their voice be heard regarding spiking rents, understand the process on how an Assembly Bill works and many other topics. Consider holding an Open Meeting in your park so we can update your neighbors.
All of this has a cost associated with it. We work off a very lean budget and often pay out of pocket because we know THIS IS IMPORTANT WORK!
We are asking for donations to offset some of these costs. For as little as $5, we can get so much done. From copies, website management, meeting materials and gas in our cars (yes we do carpool), your donations keep us going to fight the fight for YOU!!!
Think about donating an hour or two a week. We desperately need research volunteers.
We are a 503 c3/c4 charity. Follow a link to donate now.
Thank you so much in advance for keeping our organization moving forward!!
Teri Williams - President - MHRC
Vea los 2026 “Big Four” +MHRC defendiendo los mejores intereses de los propietarios SPANISH |
Xem “Big Four” 2026 +MHRC bảo vệ quyền lợi tốt nhất cho chủ nhà VIETNAMESE |
FACTS TO CONSIDER
A Mobile Home (MH) park owner owns the land, collects rents, and is responsible for the upkeep of the common areas with the park and respecting resident rights.
A Mobile Home (MH) resident owner acquires their home for either cash or with the help of a mortgage loan. The owner is 100% responsible for space rent, utilities, taxes, insurance, maintenance, upkeep and any improvements both inside and outside the home.
MH’s are extremely costly to move and can be damaged easily in a move. Finding a nearby location in which to move the MH is nearly impossible as well.
A Mobile Home (MH) resident owner acquires their home for either cash or with the help of a mortgage loan. The owner is 100% responsible for space rent, utilities, taxes, insurance, maintenance, upkeep and any improvements both inside and outside the home.
MH’s are extremely costly to move and can be damaged easily in a move. Finding a nearby location in which to move the MH is nearly impossible as well.
Rent Control vs Rent Stabilization Ordinance
Mobile home owners are NOT asking for Rent Control. We are asking for a Rent Stabilization Ordinance (RSO) for mobile home park residents only. Rent Control freezes rent. A Rent Stabilization Ordinance allows rents to increase by a specific amount and benefits both the park owner and resident.
Click the image to donate now!