Resident Ownership of Mobile Home Parks in California: Your Rights

Many mobile home park residents in California are concerned about rent increases and park management changes. Converting a park to resident ownership offers more control, security, and stability for tenants. If you're considering this option, here’s what you need to know about your rights, the process, and where to find help—using current California laws and official resources.

What Does Resident Ownership Mean?

Resident ownership means that the tenants collectively purchase and manage the mobile home park, usually as a cooperative, nonprofit corporation, or through a resident association. In California, this gives residents more say over park rules, maintenance, and rent levels.

The Conversion Process: Key Steps for Tenants

While every park and community is unique, most conversions follow these main stages:

• Notification: Park owners intending to sell or convert must notify residents first.
• Organizing: Residents typically form a committee to explore ownership and coordinate action.
• Due Diligence: The committee investigates financing, park condition, and legal requirements.
• Purchase Offer and Negotiation: Residents may submit a purchase offer or respond to an ownership change proposal from the owner.
• Financing and Closing: The group secures financing and finalizes the purchase.

California law includes protections and a legal process to help renters—in some cases, giving residents a first right to negotiate the purchase of their park.

Your Rights and Protections Under California Law

The California Mobilehome Residency Law (MRL, California Civil Code Sections 798–799.11) grants mobile home park residents key protections:

• Notice of Sale or Conversion: Park owners must provide written notice of any intent to sell or convert the park to another use. Residents must receive the opportunity to make a purchase proposal.
• Right to Organize: Residents can form a homeowners’ association and organize without interference from management.
• Protections From Retaliation: It’s unlawful for management to retaliate against tenants who participate in conversion efforts.

Important Official Forms for Residents

• Notice of Intent to Sell Mobilehome Park (Form HCD MP 500-8, if owner is required to notify residents):
  Used when a park owner must notify residents of their intention to sell the park. Residents then have an opportunity to organize and submit an offer. You might receive or reference this form when your park is listed for sale. See the California Department of Housing and Community Development (HCD) Mobilehome Parks Information page for latest versions and instructions.
• Petition to Form a Mutual Benefit Corporation (no standardized statewide form):
  Used if residents organize to jointly purchase the park. Action is typically recorded in meeting minutes, articles of incorporation, or nonprofit documentation. See official Articles of Incorporation for a Nonprofit Mutual Benefit Corporation (Form ARTS-MB-501(c)(3)) from the California Secretary of State.
• Mobilehome Park Conversion Survey and Resident Ballot (for conversions under Gov. Code §66427.5):
  When a park is being converted to resident ownership by subdividing lots, a survey and ballot are required. Your local city or county planning office will provide forms. See the HCD Park Conversion page for up-to-date details.

Where to Find Legal Help and File Complaints

The main tribunal handling mobile home park complaints in California is the California Department of Housing and Community Development (HCD). For disputes around management, sales, or residency law, renters may also use small claims court or contact county-level housing agencies.

Summary: Converting Your California Mobile Home Park

The process is detailed, but resident ownership can offer long-term stability and self-governance. Staying informed and organized are your best defenses if a park sale or conversion is proposed.

Frequently Asked Questions

1. How do I know if my park is being sold or converted?
   Park owners must provide residents a written notice if they intend to sell or change use. Always review notices and share with your resident association if possible.
2. What legal protections do I have during a park conversion?
   The California Mobilehome Residency Law requires notifications, protects organizing, and prohibits retaliation. See the official California Tenants: Mobilehome Parks Guide.
3. Can my rent be raised if we are trying to purchase the park?
   Rent increases are regulated during some parts of the process, but owners may still request reasonable adjustments. All rent changes must follow the rules outlined in the MRL and local ordinances.
4. Who oversees complaints about mobile home parks in California?
   The HCD enforces mobile home residency law statewide. Contact them for official complaints, or your local housing agency for additional support.

Need Help? Resources for Renters

• California HCD Mobilehome Park Residents Resources
• File a Mobilehome Park Complaint with HCD
• California Mobilehome Parks – Tenants’ Rights Guide
• California Secretary of State: Incorporation Tips
• Or contact your city’s housing department for local assistance.

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1. California Civil Code Sections 798–799.11 (Mobilehome Residency Law): Read the current law
2. California Government Code Section 66427.5 (Conversions): Park Subdivision Conversion Law
3. California Department of Housing and Community Development (HCD)

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