Mobile Home Park Lease in California: What to Check First

Before you sign a mobile home park lease in California, check it against the Mobilehome Residency Law, the state law that sets many of the ground rules between park residents and management. It covers what the rental agreement must say, which fees a park can charge, how much notice you get before rent goes up, and how park rules can change. Knowing it puts you on equal footing with the park office, from Riverside to San Bernardino.

Picture a retired couple in Hemet touring a park they love. The office hands them a thick agreement and a pen. Here is what to check first.

Why the Mobilehome Residency Law Matters Now

The Mobilehome Residency Law, often called the MRL, was codified under Chapter 2.5 of the Civil Code in 1978, according to the 2026 MRL handbook published through the California Senate. The 2026 edition includes changes that took effect January 1, 2026.

If you want to understand ongoing costs such as utilities and park charges, our companion post on the hidden costs of living in a California mobile home park covers that side.

Check 1: Get the Whole Agreement in Writing

Civil Code section 798.15 begins: "The rental agreement shall be in writing." The section lists what it must contain, including the term, the rent, the park rules and the text of the MRL itself.

Ask for the full package, including park rules and addenda, and read it at home. Under section 798.16, management must return a fully executed copy "within 15 business days after management has received the rental agreement signed by the homeowner."

Check 2: Know Your Term Options

Section 798.18 says "A homeowner shall be offered a rental agreement for (1) a term of 12 months," or a shorter period if the homeowner asks, or a longer period if both sides agree.

The same section protects you from a bait and switch on price. A rental agreement cannot contain terms on rent, utilities or service charges "that would be different during the first 12 months of the rental agreement from the corresponding terms or conditions that would be offered to the homeowners on a month-to-month basis."

If offered a long-term agreement, ask your city or county housing office whether it changes any local rent protection.

Check 3: Read the Fee List Line by Line

The MRL limits what a park can charge. Section 798.31 says "A homeowner shall not be charged a fee for other than rent, utilities, and incidental reasonable charges for services actually rendered."

Two more rules to know. Section 798.37 says a homeowner "may not be charged a fee for the entry, installation, hookup, or landscaping as a condition of tenancy," with an exception for local government requirements. Section 798.32 says that for a service not listed in your agreement, you must get written notice at least 60 days before the charge begins.

Check 4: Understand How Rent Increases Work

Section 798.30 says management "shall give a homeowner written notice of any increase in his or her rent at least 90 days before the date of the increase."

There is a state cap in section 798.30.5, added by AB 978 and effective January 1, 2022, but it applies only to a "qualified mobilehome park," defined as a park "located within and governed by jurisdictions of two or more incorporated cities." In those parks, increases over any 12 months cannot exceed 3 percent plus the change in the cost of living, or 5 percent, whichever is lower. The section is set to remain in effect only until January 1, 2030.

Local rules may apply instead. In Riverside County, Ordinance 760, in effect since March 20, 1996, covers mobile home parks in unincorporated areas built before 1990. It allows an annual increase equal to 100% of the current Consumer Price Index, with 90 days notice. Ask the park, and the city or county, which rules apply to your space.

Check 5: Review the Park Rules on Pets, Guests and Changes

Under section 798.33, agreements entered into, modified or renewed on or after January 1, 2001 cannot bar a homeowner from keeping at least one pet, subject to reasonable rules.

For visitors, section 798.34 says a homeowner "shall not be charged a fee for a guest who does not stay with the homeowner for more than a total of 20 consecutive days or a total of 30 days in a calendar year."

Rules can change after you move in. Under section 798.25, management must first hold a meeting with homeowners, noticed 10 days or more ahead, and a rule change made without your consent takes effect only after at least six months of written notice, with shorter notice for some changes.

Check 6: Verify the Home's Title

If you are buying a home already in the park, you buy the home and rent the space it sits on. The California Department of Housing and Community Development registration and titling program "provides registration and title documents for new or resold manufactured homes." It also handles title transfers and tax clearances. Before you pay, confirm the seller is the owner on record.

Check 7: Know Where to Turn for Help

HCD runs the Mobilehome Residency Law Protection Program, which helps resolve certain disputes between homeowners and park management. According to its FAQ, common complaints include illegal grounds for eviction, improper notice of rent increases and having no written rental agreement. HCD cannot arbitrate, mediate, negotiate or give legal advice on rent disputes, lease or rental agreements, or disputes arising from them. The program is currently set to end January 1, 2027, and a bill now before the Governor, AB 635, would extend it.

For more on buying a home in California, visit our housing advice page.

Frequently Asked Questions

How much notice does a mobile home park have to give before raising rent?

Under Civil Code section 798.30, management must give the homeowner written notice of any rent increase at least 90 days before the increase takes effect. Local ordinances, such as Riverside County's Ordinance 760, also call for a 90-day notice.

Can a California mobile home park charge an entry fee?

No. Section 798.37 of the Mobilehome Residency Law says a homeowner may not be charged a fee for entry, installation, hookup or landscaping as a condition of tenancy. There is an exception for requirements set by local government.

Do I have to sign a long-term lease to live in a mobile home park?

No. Section 798.18 says a homeowner must be offered a 12-month term, may ask for a shorter one, or may agree to a longer one. Rent terms in the first 12 months cannot differ from those offered month to month.

Who can I contact if my park is breaking the Mobilehome Residency Law?

Homeowners living in a park under a rental agreement can file a complaint with HCD's Mobilehome Residency Law Protection Program. Its phone number is (800) 952-8356.

Protecting Your Home Once You Sign

Your rental agreement covers the space, not the home sitting on it. Once you move in, the home, your belongings and your liability to guests are yours to protect. Our advice library has more for homeowners. At Farmers Insurance - Young Douglas, our agents can review mobile and manufactured home coverage with you and explain what it does and does not include. Coverage depends on your policy. Get a free quote and coverage review with our team.

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Written by LaMonte Douglas, owner of Young Douglas Insurance, a Farmers Insurance agency serving California from Ontario. CA License #4091974.

Sources: California Senate, 2026 Mobilehome Residency Law handbook, February 2026; Riverside County Housing and Workforce Solutions, accessed September 23, 2026; HCD, MRL Protection Program, accessed September 23, 2026; HCD, MRLPP FAQ, accessed September 23, 2026; HCD, Registration and Titling, accessed September 23, 2026.

Last updated: September 23, 2026.