Pass-Through Utility Charges in California Mobile Home Parks

Understanding how utility charges work in California’s mobile home and manufactured housing communities can help you avoid unexpected fees. In some parks, utilities such as water, gas, electricity, trash, and sewage are delivered through the park and then billed to residents—these are known as “pass-through” utilities. Knowing your rights and the rules about these charges is important to protect yourself as a renter in California.

What Are Pass-Through Utilities?

Pass-through utilities mean the landlord or park owner pays the main utility bill, and then each resident gets charged for their share. This often happens when utilities are not directly metered to each home, but instead, the park is billed as a whole and divides up costs to residents.

What Does California Law Say?

California law sets clear rules for how and when mobile home park owners can charge for pass-through utilities. The Mobilehome Residency Law (MRL) covers these situations. Park owners:

• May only charge for utilities used by the homeowner’s space
• Must follow rules if submetering is in place (California Civil Code §798.41)
• Must provide itemized bills showing how utility costs are calculated
• Cannot arbitrarily increase fees or add surcharges not allowed by law

Utility charges must be fair and based only on the renter’s share. If utilities are not separately metered, the park owner cannot guess or inflate your bill. Instead, estimates must be reasonable, and there are protections against overcharging.

When Can a Park Charge Pass-Through Utilities?

If your mobile home space is submetered (meaning your usage is measured separately), the park owner must bill you only for what you actually use.
If no submeter exists, the landlord may charge you a proportionate share, but only as outlined in your rental agreement and as allowed by the MRL. Make sure you receive a written statement each month, with all charges clearly listed.

Key Points for Renters

• Check your rental agreement for details on utilities
• Ask for copies of utility bills and calculations
• Park owners cannot charge you more than they pay the utility provider
• Additional “administrative” fees are limited by law

Disputing Pass-Through Utility Charges

As a California mobile home renter, you are protected from unfair utility billing. Here is what you can do if you suspect overcharging or unlawful pass-through utility costs:

• Request an itemized bill: Ask the park owner for a written explanation of all utility charges.
• File a formal complaint: If the issue remains unresolved, you can file a complaint with the California Department of Housing and Community Development (HCD).

Official Complaint Forms

• Form Name: Mobilehome Park Complaint Form (HCD-MP Complaint Form)
• When to use: File this form if you believe the park is violating laws regarding utilities or you are not receiving proper utility bills.
• Where to get it: Download the HCD Mobilehome Park Complaint Form
• Example: You notice your bill is much higher than expected and the park owner cannot show you a calculation. You can complete the HCD form and submit it online or by mail.

Who Handles Mobile Home Disputes?

California’s Department of Housing and Community Development (HCD) handles complaints for mobile home and manufactured housing issues. They enforce state laws, including the Mobilehome Residency Law, and investigate complaints.

Relevant Laws and Legislation

• California Mobilehome Residency Law (California Civil Code §§ 798-799.79)
• See §798.41 – Utility Service Billing

Tip: Keep copies of utility bills, rental agreements, and any complaints you file. Documentation is important if you seek help from state agencies or a court.

FAQ: Pass-Through Utilities in California Mobile Home Parks

1. Are mobile home parks allowed to charge tenants for utilities in California?
   Yes. Park owners can charge for utilities, but only for what you use or your fair share, and only as outlined by state law and your agreement.
2. What if my utility bill seems too high?
   You can request a breakdown from your park owner. If you suspect overcharging, you can file a complaint with the California Department of Housing and Community Development.
3. Is the park allowed to add surcharges or administrative fees?
   Additional fees are very limited under state law. Park owners cannot add arbitrary surcharges beyond what is allowed in the Mobilehome Residency Law.
4. Can I see the master utility bill?
   Yes. You have the right to ask for copies of the master bill and any calculations to make sure your share is fair.
5. How do I formally complain about utility charges?
   Fill out the HCD Mobilehome Park Complaint Form and submit it online or by mail to the Department of Housing and Community Development.

Key Takeaways for Renters

• Parks must only charge for actual or fair-share utility usage, with transparency in billing
• Always keep records and request itemized bills if in doubt
• Use official complaint processes if you think your rights are being violated

Understanding California’s rules can give you confidence to question unexplained or unfair charges from park owners and take action if needed.

Need Help? Resources for Renters

• California Department of Housing and Community Development – File a Complaint
• HCD Manufactured and Mobilehomes Program
• California Department of Consumer Affairs – Tenants’ Rights
• For legal aid, contact local legal services or the Legal Services Corporation directory

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1. California Civil Code §§ 798-799.79 – Mobilehome Residency Law
2. California Civil Code §798.41 – Utility Service Billing
3. California Department of Housing and Community Development (HCD)
4. HCD Mobilehome Park Complaint Form

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