What if I receive a 3-day notice instead of a 60-day notice?

If the cause is nonpayment of rent or utilities, a 3-day notice is allowed. For other reasons, you should get a 60-day notice. If unsure, contact legal aid.

Can my landlord remove my mobile home if I lose my case?

Only the sheriff can enforce a court order after the legal process. The park owner cannot directly remove your home without court approval.

Do these protections apply to mobile home renters or only owners?

The Mobilehome Residency Law eviction protections mainly apply to mobile home owners renting space, not renters who lease a mobile home unit.

Where do I file or respond to eviction papers?

Eviction cases are handled by the county's Superior Court, Civil Division. Forms and guidance are available on the California Courts website.

Eviction Protections for Mobile Home Owners in California

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

Are you a mobile home owner renting a lot in a California mobile home park? California provides special eviction protections and rights for mobile home owners, distinct from those renting apartments or traditional homes. This article breaks down what you need to know if you’re facing eviction, covering the rules, key forms, and where to get official help.

Understanding Mobile Home Owner Eviction Protections in California

Mobile home owners who rent a space in a mobile home park are protected by the Mobilehome Residency Law (MRL). This law includes specific procedures and limitations for eviction designed to balance the rights of both residents and park owners.

Who Is Covered?

Owners renting a lot (not just the mobile home itself) in a registered mobile home park
Residents covered by a written or oral month-to-month or longer rental agreement

If you only rent the mobile home unit and not the land, different laws may apply. Always check your agreement and confirmation from the California Department of Housing and Community Development or with the park manager.

Valid Reasons for Eviction

Unlike typical renters, park owners cannot evict you without specific legal reasons. Under the MRL, eviction is only allowed for:

Nonpayment of rent, utilities, or late fees
Violation of park rules or regulations (after written notice and opportunity to correct)
Substantial annoyance or nuisance to neighbors
Illegal actions in the park
Park closure or change of land use (with advance notice and relocation assistance in many cases)

Eviction Process: Notices and Required Forms

Owners must follow specific notice and court filing rules, using official forms. Here’s what renters need to know about the main steps and paperwork:

Step 1: Written Notice to Vacate

60-Day Notice of Termination of Tenancy (form not standardized)
For most mobile home evictions, you must receive a written 60-day notice stating the specific reason for termination. In cases of nonpayment, a 3-day notice may apply.
In this notice, the park must clearly explain any alleged violation and provide a way for you to correct the issue if allowed by law.

Step 2: Summons and Complaint – Unlawful Detainer (UD)

Summons – Unlawful Detainer (Form SUM-130)
This is an official court document delivered if your landlord files an eviction lawsuit. It explains when and how you must respond.
View and download Summons – Unlawful Detainer (SUM-130) on the California Courts website.
Complaint – Unlawful Detainer (Form UD-100)
This lists why the eviction is being sought and what the park owner is demanding.
View and download Complaint – Unlawful Detainer (UD-100) on the California Courts site.

Example: If you get a Summons and Complaint, it means your landlord is asking the court to order your eviction. You need to act quickly – usually within five days – to respond and present your side.

Step 3: Responding with an Answer

Answer – Unlawful Detainer (Form UD-105)
This is your official response form. Use this to explain your defense or why you believe you should not be evicted.
Get Answer – Unlawful Detainer (UD-105) directly from California Courts.

Tip: File your answer form with the court within 5 calendar days of being served, or you may lose your right to contest the eviction.

Your Rights and Important Protections

Strict notice timelines and form requirements give you time to respond or fix the problem
Eviction for park closure/land use change requires extra notices and possible relocation help
You can attend a trial and present evidence before a judge decides whether you must move out
The court—specifically the California Superior Court, Civil Division—handles mobile home eviction (unlawful detainer) cases

Summary: Even if you receive an eviction notice, you are entitled to due process and legal protections before you can be forced to leave your space.

What If My Rights Are Violated?

If you believe you’ve been given an improper notice or are being evicted unfairly, consult with a legal aid service or the California Department of Housing and Community Development. You may have grounds to stop or delay the eviction.

FAQs: Protecting Your Mobile Home Rights in California

What if I receive a 3-day notice instead of a 60-day notice?
If the reason is nonpayment of rent or utilities, a 3-day notice is allowed by law. For other reasons, you should normally receive a 60-day notice. Double-check the grounds and reach out for help if you’re unsure.
Can my landlord remove my mobile home if I lose my case?
No, only the sheriff can enforce a court order for physical removal after all court procedures are completed. Your home cannot be taken or sold without due process.
Do these protections apply to mobile home renters or only owners?
The eviction protections under the MRL mainly apply to mobile home owners renting space—not renters who lease a mobile home. If you rent the actual home, other tenant laws apply.
Where do I file or respond to eviction papers?
All eviction (unlawful detainer) cases are heard in the county's Superior Court, Civil Division. You can find forms and court info on the California Courts self-help housing page.

Conclusion: Key Takeaways for Mobile Home Owners

California’s Mobilehome Residency Law gives strong protections and notice requirements for park evictions
You must receive proper written notice and have a chance to contest any eviction in court
Use official court forms to respond, and reach out for help if you’re unsure what to do next

Staying informed and taking prompt action can make a crucial difference in protecting your home and rights.

Need Help? Resources for Renters

California Department of Housing and Community Development – Mobilehome Assistance Center: (800) 952-8356
California Courts Self-Help Housing Resources: How to respond to eviction, court forms, and legal steps
LawHelpCA – Mobilehome Owner Legal Aid Directory: Legal aid programs by county
Contact your county Superior Court for filing or responding to eviction cases

See: Mobilehome Residency Law (California Civil Code Sections 798–799.10)
Official forms and eviction procedure: Complaint – Unlawful Detainer (UD-100), Summons – Unlawful Detainer (SUM-130), Answer – Unlawful Detainer (UD-105) via California Courts
Official tribunal for disputes: California Superior Court, Civil Division
Support: California Department of Housing and Community Development – Mobilehome Assistance Center