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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 1092SB-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
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
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 1092SB-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.
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.
🚨2025 Bills Effecting MHs ! 🚨
Mobile Home BILLS in The 2024 CA Legislature
- Each year hundreds of bills are introduced in Sacramento but may change drastically as they move along. Visit the Legiscan website – for up-to-date info.
- ACA 10 (Haney) - Fundamental Human Right to Housing - This law recognizes that every person is entitled to adequate housing and it is the shared responsibility of state and local jurisdictions to fulfill this right. Read measure text and status here. DRAMATICALLY CHANGED & PASSED
- AB 661 (Patterson) - Utility services: electronic communication - This law authorizes management, upon consent of the homeowner or resident, to provide notices through electronic communication. Read bill text and status here. PASSED & CHAPTERED
- AB 977 (Rodriguez) - Emergency Departments: Assault and Battery (includes assault and battery against HCD Code Enforcement Officers) - would make assault and battery on a health care provider or HCD Code Enforcement Officer punishable by jail and/or a fine Read bill text and status here. WITH THE GOVERNOR
- AB 1985 (Patterson) - Home Solicitation Contracts - would establish methods for the rescission or a contract, but does not appear to apply to MHPs Read bill text and status here. WITH ASSEMBLY JUDICIARY COMMITTEE
- AB 2022 (Addis) Mobilehome parks: emergency preparedness - would require MHPs to have an emergency plan or a permit to operate will not be valid Read bill text and status here. WITH THE GOVERNOR
- AB 2243 (Wicks) - Affordable Housing Developments - would make changes in affordable housing but appears to not apply to MHPs Read bill text and status here. WITH THE GOVERNOR
- AB 2247 (Wallis) Mobilehomes - would require utility connections to conform to State requirements Read bill text and status here. WITH THE GOVERNOR
- AB 2278 (W. Carillo) - Rent increases: percentage change in the cost of living: Department of Housing and Community Development - would require HCD to publish the maximum allowable rent increase on its website for each metropolitan area Read bill text and status here. ON SENATE SUSPENSE FILE
- AB 2373 (Rendon) - Mobilehomes: Late or Non-Payments - would change the tax clearance certificate requirements and would extend the compliance date for registration Read bill text and status here. WITH THE GOVERNOR
- AB 2387 (Pellerin) - Mobilehome Parks: Additional Lots: Exemptions from Fees - would allow a MHP to be enlarged by 10% if the permit to operate has not been suspended; would not allow existing facilities to be reduced in size; would prohibit additional fees Read bill text and status here. WITH THE GOVERNOR
- AB 2539 (Connolly) - MHP Sale - Notice: Right of First Refusal - would require notice to all MHP residents & HCD; would give a resident organization a right of first refusal to buy the MHP and to negotiate in good faith Read bill text and status here. DEAD
- AB 2584 (Lee) Single-family Residential Real Property: Corporate Entity: Ownership—This bill would prohibit a business entity that has an interest in more than 1,000 single-family residential properties from purchasing, acquiring, or otherwise obtaining an interest in another single-family residential property and subsequently leasing the property. Read bill text and status here. HEARING CANCELED BY AUTHOR
- AB 2778 (Muratsuchi) - Mobilehome Parks: Rent caps - would limit rent increases for mobilehome spaces; the bill is currently a “spot” bill meaning all its language is not included Read bill text and status here. DEAD
- AB 2997 (Patterson) Subdivisions: Manufactured Homes This bill aims to promote affordable housing by exempting the review and approval, conditional approval, or denial of a subdivision for a manufactured home development project from CEQA. Read bill text and status here IN ASSEMBLY COM ON H & CD
- AB 3200 (Hoover) - Master-Metered Mobilehome Parks and Manufactured Housing Communities: Transfer of Water Systems - would establish a pilot program for certain water corporations to take over the ownership and operation of water systems in a MHP; would prescribe procedures, costs and mediation Read bill text and status here. HEARING CANCELLED BY AUTHOR
- SB 37 (Caballero) Older Adults & Adults with Disabilities Housing Stability Act - This bill establishes the Older Adults and Adults with Disabilities Housing Stability Pilot Program (Program), administered by the Department of Housing and Community Development (HCD), to provide housing subsidies to older adults and adults with disabilities who either are experiencing or at risk of experiencing homelessness, in up to five geographic regions or counties. Read bill text and status here. WITH THE GOVERNOR
- SB 1052 (Seyarto) Mobilehomes - would make changes in the Mobilehome Residency Law Protection Program to allow free legal help to MH residents for less egregious issues and would suspend yearly payments by park owners to cover legal fees. If a MHP owner has passed this charge on to residents and the bill passes, residents should note the $10/year fee disappears from your bill, if this bill passes Read bill text and status here. DEAD
- SB 1095 (Becker) - Cozy Homes Cleanup Act: Building Standards: Gas- and Fuel-Burning Appliances - would not prohibit the installation of plumbing, heating, or air-conditioning systems for manufactured homes, mobilehomes, or multifamily manufactured homes from being located outside the home Read bill text and status here. WITH SENATE COM ON APPROPRIATIONS
- SB 1108 (Ochoa Bogh) - Mobilehome Parks: Notice of Violations - would require HCD (or the city if it enforces the Mobilehome Parks Act) to give notice of violations to the park owner; would give the tenant and park operator 90 days to fix the violations before taking further actions; would prohibit revocation of a permit to operate solely based on uncorrected violations Read bill text and status here. WITH GOVERNOR
- SB 1190 (Laird) - Mobilehomes: Solar Energy Systems - would allow MHP residents to install solar energy systems Read bill text and status here. PASSED
- SB 1201 (Durazo) Limited Liability Corporation (LLC) Owner Transparency Act - This bill passed in the Senate but was withdrawn by the author when the Assembly wanted significant changes. The author may re-introduce next year. This bill would have required Limited Liability Corporations (LLCs) to notify the Secretary of State as to its owners so that agencies could more easily communicate, especially in terms of health & safety violations. MHRC offered amendments to include MHCs. Read bill text and status here. DEAD
- SB 1212 (Skinner) Investment entities: purchasing, acquiring, or leasing interests in housing - The bill would increase opportunities for homeownership by barring hedge funds and other corporate investment entities from buying single-family homes or other dwelling that consists of one or 2 residential units in California on and after January 1, 2025. The bill would define “investment entity” as a real estate investment trust or an entity that manages funds pooled from investors and owes a fiduciary duty to those investors. The bill would exempt nonprofit organizations and other entities primarily engaged in the construction or rehabilitation of housing from the definition of “investment entity.” Read bill text and status here. DEAD
- SB 1408 (Roth / Durazo) Mobilehome Parks: Vehicle Removal - This bill would prohibit management from removing a vehicle used or required by the homeowner for work or employment, or which advertises any trade or services on the vehicle, from a homeowner’s or resident’s driveway or designated parking space, or a space provided by management for parking vehicles, unless any part of that vehicle extends into the park roadway or otherwise poses a significant danger. Read bill text and status here. PASSED
- PRICE Program Funding (S.3264 / H.R.6321) – The Preservation and Reinvestment Initiative for Community Enhancement (PRICE) program was established in 2023 with $225 million for grants to bring manufactured home park community infrastructure up to code. A request for continued funding is authored by Senator Cortez Masto (NV), who has four co-sponsors, and Representative Bonamici (OR), who has two co-sponsors. DEAD
- Manufactured Housing Tenant’s Bill of Rights Act (S.2204 / H.R.4557) - The bill codifies basic tenant lot rental protections already required by the Federal Housing Finance Agency for manufactured home park communities purchased with federally-backed loans, including: one-year renewable leases, except for good cause; 60-days’ notice of rent increases, park sales and closures; a 5-day rent payment grace period; and a right to sell a home after eviction. The proposal is authored by Senator Jeanne Shaheen (D-NH), with two co-sponsors, and Representative Brittany Petersen (CO), with seven co-sponsors. IN COMS: U.S. HOUSE COM ON FINANCIAL SERVICES & U.S. SENATE BANKING HOUSING & URBAN AFFAIRS
- Fair Manufactured Housing Lending Act of 2023 (H.R.2481) - The bill adds manufactured housing retailers to the Truth in Lending Act as mortgage originators, in order to provide the same home buyer protections against predatory lending enjoyed by site-built home buyers. The proposal is authored by Representative Suzanne Bonamici (OR) with 17 co-sponsors. U.S. HOUSE COM ON FINANCIAL SERVICES
- Manufactured Housing Community Sustainability Act of 2022 (S.4475) - This bill provides a capital gains tax credit of 75% if a community owner sells a manufactured home park community to a resident-owned cooperative or qualified nonprofit organization. U.S. SENATE COM ON FINANCE
- The Housing Acquisitions Review and Transparency (HART) Act (S.4620) - This bill by Sens. Amy Klobuchar (D-MN) and Sherrod Brown (D-OH), requires corporations and private equity firms that snap up large amounts of housing to report those transactions to antitrust enforcers so enforcers can stop anti-competitive transactions that could increase rents, decrease services, and push homebuyers out of the market. U.S. SENATE JUDICIARY COM
- Stop Predatory Investing Act (S.2224) - Sponsored by Sen Sherrod Brown and his committee to lower housing costs, this national bill would deny taxpayers owning 50 or more single family properties any tax deduction for interest paid or accrued in connection with any single-family residential rental property. It also disallows depreciation of residential rental property owned by such taxpayers. The bill also offers incentives to investors to sell single family rentals back to homeowners or community non-profits. MHRC has requested a meeting to include manufactured housing. U.S. SENATE COM ON BANKING HOUSING & URBAN AFFAIRS
2023 IMPORTANT BILLS TO SUPPORT
California Statewide Assembly Bill 1482
Rent Stabilization for renters of apartments, condos and homes
- Took effect January 1, 2020 and will expire in 10 years
- Protects tenants who have lived in their apartments for at least 1 year
- Applies to complexes built before 2007
- Does not apply to Manufactured Housing or Mobile Home residents
- Annual increase of 5% plus CPI for a maximum of 10%
- Protects tenants from being evicted without cause