How much notice must my landlord give for rule changes in a California mobile home park?

California law requires at least 6 months' written notice before most rule changes go into effect in mobile home parks.

Can my landlord evict me without a reason?

No. Park owners must have legal cause, such as unpaid rent or rule violations, and follow all required notice and court procedures.

Is there rent control for mobile home parks in California?

Some cities and counties have rent control for mobile home parks, but there is no statewide rent control. Check local ordinances.

Who do I contact if I believe my tenancy rights are being violated?

You can contact the California HCD Mobilehome Ombudsman for information or file a complaint if your rights are at risk.

What form should I use to respond to a court eviction notice?

Use Answer—Unlawful Detainer (Form UD-105) to formally respond to an eviction lawsuit in California.

California Mobile Home Park Rules: Tenant Rights Explained

Mobile Home & Manufactured Housing Rights California published June 21, 2025

If you rent a mobile home space in California, it's important to understand how state laws protect your rights, what your landlord can require, and how you can address issues like rule changes, rent increases, or evictions. California has specific protections for residents of mobile home parks, which are different from standard apartment or house rentals. Being informed can help you maintain your home and respond confidently to challenges.

Understanding Mobile Home Park Rules in California

Mobile home parks usually have written rules covering everything from parking and pets to quiet hours and exterior upkeep. These rules must comply with state law and cannot violate your rights as a tenant.

How Park Rules Are Set and Changed

Park rules must be given to you in writing, either when you move in or when the rules change.
If the park owner wants to change rules, they must provide at least 6 months' written notice to all affected residents before the change takes effect, per California law.
Rules cannot be changed in a way that is "unreasonable" or discriminatory. For example, all rules must apply equally to everyone, and cannot specifically target families, seniors, or other protected groups.

To read the full details of what landlords can and cannot do, see the California Mobilehome Residency Law (MRL)^[1].

Your Key Tenant Rights in California Mobile Home Parks

California protects tenants in mobile home parks under the Mobilehome Residency Law and certain sections of the Civil Code. Here are your major rights:

Right to a Written Rental Agreement: You must receive a readable, written rental agreement. For leases of 12+ months, this protects against sudden rent increases within the lease period.
Notice for Rent Increase: Landlords must provide at least 90 days' written notice before any rent increase takes effect on your space. Some cities in California have extra "rent control" protections for mobile home parks—check local ordinances.
Eviction Protections: Park owners cannot evict you without legal cause. Acceptable reasons include not paying rent, breaking park rules after written notice, or using the property for illegal activities. Even then, specific procedures and timelines must be followed. See details below.
Limits on Rule Changes: As mentioned above, you must receive at least 6 months' notice before most rule changes can take effect.
Privacy and Maintenance: You are entitled to privacy in your home. Park management generally must provide written notice before entering your property (except in emergencies). They must keep park common areas in safe, working condition.

Eviction Process and Your Rights

If a park owner wants to remove a tenant, they must follow the process in the Mobilehome Residency Law (MRL)^[1]:

You must get a 60-day written notice for eviction (except in some cases such as failure to pay rent, which may allow a 3-day notice).
The notice must clearly state the reason and refer to the specific rule or lease clause you are said to have broken.
You have the right to correct (“cure”) many violations to avoid eviction, unless the same violation has occurred repeatedly within the last 12 months.
If you do not leave, the landlord must file a legal action (unlawful detainer) through the courts to evict you—you cannot be forced out without a court order.

Eviction and park removal cases are handled by the California Superior Court system. You can find information and file or respond to court actions through your local Superior Court^[2].

Official Forms for Mobile Home Park Tenants

Notice of Rent Increase (no specific form number): Your landlord must serve you written notice at least 90 days before a rent increase. No official state form is required, but the notice must be clear and delivered according to California Civil Code Section 798.30.
Example: If your park management wants to raise your rent, they'll give you a dated letter or document at least 90 days in advance.
Learn more: Rent Increase Requirements (MRL Section 798.30)
Notice of Termination of Tenancy (for eviction) (no specific form number): For evictions, landlords must use a written notice stating the reason, allowed by law. For example, a 60-day or 3-day "Notice to Quit."
Example: If your rent is unpaid, you might receive a "3-Day Notice to Pay Rent or Quit." For general rule violations, you must get at least 60 days' notice.
For eviction notice examples and explanation, see: Termination Guidelines (MRL Section 798.56)
Unlawful Detainer (Eviction) Response (Form UD-105): If the landlord files in Superior Court to evict you, use Answer—Unlawful Detainer (Form UD-105) to respond.
Example: After being served court papers, fill out and file Form UD-105 with your local Superior Court within the required time (usually 5 business days). Learn how to file: California Courts Self-Help Guide: Respond to an Eviction

Action Steps If You Have a Problem

If you believe a landlord has changed the rules unfairly, raised rent without proper notice, or is trying to evict you without cause, you have options. Here's what to do:

Review your written rental agreement and any park rules you've been given.
Ask park management for clarification in writing if you feel a notice or rule is unclear or unfair.
Contact the California Department of Housing and Community Development (HCD) Mobilehome Ombudsman for information, complaint help, or dispute mediation.
If you receive an eviction notice, respond immediately. Seek legal assistance if needed, and make sure you file any required court forms on time.

Tip: Always keep a copy of your rental documents, any notices received, and a log of communications with park management for your records.

Frequently Asked Questions

How much notice must my landlord give for rule changes in a California mobile home park?
At least 6 months' written notice must be provided before most rule changes become effective unless the rule change benefits tenants or is mandated by law.
Can my landlord evict me without a reason?
No. Mobile home park owners in California must have a legal reason (like not paying rent or breaking rules) and must follow the notice and court procedures.
Is there rent control for mobile home parks in California?
Some cities and counties have rent control ordinances for mobile home parks, but it is not statewide. Check with your local government or the HCD for details.
Who do I contact if I believe my tenancy rights are being violated?
Start with your park management, but you can also contact the California HCD Mobilehome Ombudsman for complaints and guidance.
What form do I use if I am taken to court for eviction?
Use the Answer—Unlawful Detainer (Form UD-105) to officially respond to a court eviction notice.

Need Help? Resources for Renters

California Department of Housing and Community Development (HCD) Mobilehome Ombudsman: Guidance, complaints, and resources for mobile home park residents.
California Courts Self-Help: Eviction and Housing: DIY guides and court forms for tenants facing eviction.
Mobilehome Residency Law (MRL) Booklet: The official summary of your rights and responsibilities under California law.
California Civil Code Sections 798-799.11: The actual statutes covering mobile home park tenant rights.
Find Your Local Superior Court: Where eviction disputes are filed and heard.