Understanding Mobile Home Lot Fees in California: Laws & Costs

Living in a mobile home park in California means you don’t only pay rent for your home—you also pay a separate lot fee. This fee can impact your monthly budget, and understanding what it covers, how much it can increase, and your rights under state law is essential for peace of mind.

What Is a Mobile Home Lot Fee?

A mobile home lot fee (sometimes called a "space rent") is the monthly charge you pay to rent the land, or lot, your mobile or manufactured home sits on inside a mobile home park. Unlike traditional apartment rent, this does not cover the home itself—just the land and shared park amenities.

• What it covers:
  • Use of the designated lot (space)
  • Access to community utilities (such as water and sewage)
  • Common area maintenance (parks, clubhouses, or pools)
  • Garbage pickup or other services, depending on park rules

California law makes a distinction between mobile home owners who rent lots in a park, and renters of both the home and lot. This article focuses on lot fees for homeowners who rent a space in a mobile home park.

How Much Are Lot Fees in California?

Lot fees in California can vary depending on location, park amenities, and demand. In 2024, most mobile home lot rents range from $400 to $1,200 per month. Urban areas, especially coastal and high-demand regions, tend to have higher fees.

Some parks may charge additional fees for services (e.g., utilities, pest control, pets) or improvements. Always review your written rental agreement for a detailed cost breakdown.

Rent Increases: What Are the Rules?

If you're worried about sudden jumps in your lot rent, California offers some protections. The Mobilehome Residency Law (Civil Code Section 798 et seq.) states that park owners must provide you with at least 90 days’ written notice before any rent increase.

• Local city or county rent control ordinances may also limit how much and how often your lot fee can rise. You can check with your city’s Mobilehome Rent Control Board if one exists.
• The state Mobilehome Residency Law Protection Program (MRLPP) helps resolve disputes about lot fees and evictions.

Your Rights and the Mobilehome Residency Law

In California, mobile home lot rental is governed by the Mobilehome Residency Law (MRL). This law requires landlords to:

• Provide written rental agreements (usually for 12 months or more)
• Notify you in writing of changes to fees, rules, or park services
• Give you 90 days’ notice for rent increases (Section 798.30)
• Protect against eviction except for specific reasons (like non-payment, rule violations, or park closure)

Official Complaint and Protection Forms

• Mobilehome Residency Law Protection Program Application (MRLPP-001)
  When to use: If you believe your park manager or owner is violating your rights—like an improper fee increase or illegal eviction—complete this form to request state help.
  Download Mobilehome Residency Law Protection Program Application (MRLPP-001)
  Example: You receive a rent increase without 90 days’ notice. Fill out MRLPP-001 to ask the state for an investigation.
• Notice of Rent Increase (Required from Park to Tenant by law)
  When used: Park owners must serve a written notice to raise lot fees. There is no state-mandated form, but it must comply with notice rules (see Civil Code Section 798.30).

You can also contact the California Department of Housing and Community Development (HCD), which oversees manufactured housing issues.

Who Oversees Mobile Home Rental Issues?

For disputes, complaints, or questions about your lot fee, the main state resource is:

• California Department of Housing and Community Development (HCD)
• Disputes may also be handled by the Mobilehome Residency Law Protection Program or your local city/county rent board.

The Mobilehome Residency Law is the main California law protecting renters in mobile home parks.

Frequently Asked Questions About Mobile Home Lot Fees

1. Can my landlord raise the lot fee at any time?
   No. In California, landlords must give at least 90 days’ written notice before increasing the lot rent.
2. Does the lot fee cover utilities?
   It depends on your park and rental agreement. Some parks include water, sewage, or trash in the lot fee; others bill them separately. Always check your contract.
3. Where can I get help if I think my lot fee increase is illegal?
   You can contact the state’s Mobilehome Residency Law Protection Program or your local rent board.
4. What rights do I have if the park tries to evict me unfairly?
   The MRL protects against eviction unless there is a legal reason, like not paying rent. You may file a complaint with the state for assistance.
5. How do I report a landlord who won’t provide proper notice?
   File a complaint using the MRLPP-001 form with the HCD. Details above.

Key Takeaways for California Mobile Home Renters

• Understand your written agreement—lot fees vary by park and may include or exclude utilities.
• California law requires 90 days' notice for any rent increase.
• Use official complaint forms or contact state agencies if your rights are not respected.

Need Help? Resources for Renters

• California Mobilehome Residency Law (MRL): Know your rights as a mobile home tenant.
• Mobilehome Residency Law Protection Program (MRLPP): File complaints or get dispute assistance.
• California Department of Housing and Community Development: Main agency for mobile/manufactured housing regulation.
• Local City or County Rent Board: For local rent control rules and mediation (where available).
• California Landlord/Tenant Guide: General rental housing information.

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1. Mobilehome Residency Law (California Civil Code Sections 798-799.11)
2. California Civil Code Section 798.30 – Rent Increases
3. Mobilehome Residency Law Protection Program - California Department of Housing and Community Development (HCD)
4. Official MRLPP-001 Application Form
5. Official Mobile Home Park Locator and Local Rent Boards

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