HomeMy WebLinkAbout36-Redevelopment Agency
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Information pertain in, to Mobilehome Park
Rent Moritorium Adjenda item on
Au,ust 7, 1969 at 7:00 P.M.
STURGES AUDITORIUM
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JULY 27, 1989
CITY COUNCIL
SAN BERNARDINO, CA.
Listed are the Mobile Park Owners and Park Managers
violations upon Mobilehome Owners in the City of San Bernardino
to justify a Rent Ordinance, all violations listed Place Park
Owners under the Health and Safety Code, Chapter 7, Section
18700. The list is as follows:
SECTION I - Space Rents
1. Rent increases, yearly that have gone as high as 18.51.
with no amenities or added amenities. There are Mobile Parks in
the city where the rent is increased twice a year at the same
high percentages. This equals to 141. to 261. annually without
justification. Long term leases are offered (up to 20 years)
and Mobilehome Owners penalized from 5% to 120% additionally
for refusing to sign. Copies of lease agreements signed by
Mobilehome Owners are not given to them. Leases specify a
minimum of 6% annual space rent increases. Some parks demand
leases be signed prior to moving in after home is purchased and
setup on there chosen space number. Violation of Calif. Civil
code 798.17
2. Space rents increased when Park Owners insurance,
taxes, city fees and etc. is increased. Passing on all costs to
Mobilehome Owners. If cost go down this saving is not shared
with the Mobilehome Owner.
3. Cost of water, sewer and trash added to space payments
which average 8.5%. this is a reduction of services and
violates the Mobilehome Owners current agreement with the park
owner/management.
4. Charging for guests which range from $1.00 to $5.00 per
guest per day. This is in violation of California Civil Code
798.34 (b) and 798.35.
5. Ten year averaging of mobile space rents average
(112.19%) one hundred twelve point nineteen percent to
(186.67%) one hundred eighty six point sixty seven percent
increase in park space rent. These are low averages and does
not include every Mobile Park in the City of San Bernardino.
(see attached list)
6. Ten year average for Social Security individuals (see
attached list) has averaged (66.3%) sixty six point three
percent.
7. After rent moratorium of 1984 and 1987 by the city
council the park owners immediately increased space rents at
end of moratorium.
8. Park Owners and Managers trespassing on Mobilehome
Owners space without permission. Violation of Calif. Civil Code
798.26.
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SECTION II - Safety.
1. Safety of children in park swimming pools ignored by
park managers. Pool rules not enforced for safety of children.
Violation of Health and Safety Code Chapter 5, Section 18603.
2. Pool upkeep not maintained by park managers to protect
the health of those u~ing this facility. Violation of Health
and Safety Code Chapter 1.5, Section 18250 and 18251, Chapter
3, Section 18401 through 18404 and Chapter 5, Section 18603.
3. Cracked and bulging sidewalks not repaired until
someone is injured, this includes streets with pot holes that
are not maintained and the erosion continues. Violation of
Health and Safety Code, Chapter 1.5, Section 18250 and 18251,
Chapter 3, Section 18401 through 18404. Violation of Calif.
Civil Code 798.84.
4. Reduction in park lighting. Streets not adequately
lighted enough for security and no security patrols provided.
Parks that had patrolled security cancelled by park owners.
Violation of Health and Safety Code, Chapter 5, section 18602.
5. On site management will not take proper responsibility,
also many parks have no on duty or on site manager after 5:00
P.M. or weekends. Violation of Health and Safety Code, Chapter
5, Section 18603.
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SECTION III - Intimidation.
1. Park Owners and Managers are harassing Mobilehome
Owners to the extent they live in fear. (we were unable to get
written documentation from parks where the fear of eviction is
to great for them to write it down). Violation of Calif. Civil
Code 527.26.
2. Park Owners/Managers using individual keys to mail
boxes to pilfer Mobilehome Owners mail. (this is a federal
violation).
3. Lawyers of park owners write threatening letters to
Mobilehome Owners with erroneous statements forcing those who
can afford it, to get legal advice. Those who can't live in
fear. Violation of Calif Civil Code 527.26.
4. Park Owners/Managers threatening Mobilehome Owners with
added additional rent increases if they don't sign long term
leases. Violation of Calif. Civil Code 527.26.
5. Mobilehome Owners involved in the rent ordinance
movement are being harassed and threatened by Park
Owners/Management. Violation of Calif. Civil Code 1942.5
6. Park Owners/Management trapping and disposing of
Mobilehome Owners pets. In some parks pets are being poisoned.
This is not conveyed to the Mobilehome Owners as to action
being taken to prevent or assist in the prevention. Violation
of Calif. Civil Code 798.51
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SECTION IV - Mobile Park Clubhouse Facility.
1. Clubhouses are locked and Mobilehome Owners cannot use
the facilities they are paying for. Violation of Calif. Civil
Code 798.24.
2. Clubhouses are not being maintained. I.E. Plumbing,
stoves, carpets, air conditioning and recovering pool tables as
required. Some Mobile Park Owners have removed the pool tables
and recreation equipment. Violation of Calif. Civil Code 798.84
and 798.87.
SECTION V - Utilities.
1. Park Owners are responsible for the utilities in Mobile
Parks. I.E. gas, electricity and water. Some parks have had
power failures for more than a week. When Mobilehome Owners
asked for reimbursement for lost of frozen food they were
declined reimbursement. (public utility companies reimburse
when they fail to restore service in a minimum length of time).
Emergency power units are available but park owners and
managers unwilling to spend the funds required. All park owners
have a monthly fee attached to all space rents to cover these
situations.
2. Park provided T.V. antenna systems included in space
rent not being maintained. Mobilehome Owners have no choice.
Forcing Mobilehome Owners to pay a monthly fee for cable T.V.
when they don't have a T.V. Satellite dishes are very expensive
and not allowed in most parks. Many parks do not make cable
T.V. available to Mobilehome Owners. Violation of Calif. Civil
Code 798.84.
3. Not posting utility rates in a conspicuous place.
Violation of Calif. Civil Code 798.38.
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OVERVIEW
With the excessive space rent increases in Mobilehome
Parks the Mobilehome Owners investment has declined to where a
$20,000.00 to $60,000.00 investment is reduced to $10,000.00 to
$35,000.00 market value.
The City Council in the past has listened to us, but we
have not been heard!. Remember Mobilehome Owners are not
apartment dwellers, and cannot pick up their investment and
move. An apartment dweller can pick up and move at a cost of
($1,000.00) one thousand dollars. A Mobilehome Owners cost of
moving and improvements at a new site runs from ($5,000.00)
five thousand dollars to ($15,000.00) fifteen thousand dollars.
Also there are very few spaces available to move to.
Mobilehome Owners in this city vote, pay taxes, spend
there money and still there cost and problems escalate with no
relief in sight. We have verification and documentation of all
matters presented to you and hope for immediate action from
this honorable tribunal.
July 27, 1989
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Page 1 of 2
Total Mo.
Payment
Soc. Sec.
CPI Incr.
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Listed are seven Mobile Parks with rent increase percentage for ten years.
These statistics are for individuals in the listed Mobile Parks, living in
a double wide Mobilehome and does not reflect the maximum space payments
for all Mobilehome Owners living in the Parks. Water, Trash and Sewer fees
are not included.
Social Security CPI based on housing, food and clothing. Housing is given
sixty percent of total CPl.
Social Security statistics for ten years are from Social Security
Administration and can be confirmed through Mr. Sanders - Soc. Sec. Supervisor
at 714-383-5817.
Year
1988
1987
1986
1985
1984
Mobile
Park
Sequoia Plaza
Royal York
Ninth St.
Acacia Villa
Pepper Villa
Tropicana
Rancho Meridian
Sequoia Plaza
Royal Yorl<.
Ninth St.
Acacia Villa
Pepper Villa
Tropicana
Rancho Meridian
Sequoia Plaza
Royal York
Ninth St.
Acacia Villa
Pepper Villa
Tropicana
Rancho Meridian
Sequoia Plaza
Royal York
Ninth St.
Acacia Villa
Pepper Villa
Tropicana
Rancho Meridian
Sequoia PLaza
Royal York
Ninth St.
Acacia Villa
Pepper Villa
Tropicana
Rancho Meridian
Base
Rent
$223.26
$189.00
$133.00
$171.00
$166.00
$195.00
$255.00
$208.65
$173.00
$125.00
$161.25
$151.00
$180.00
$218.00
$195.00
$166.00
$109.00
$151.25
$146.00
$163.00
$213.00
$177.50
$156.00
$ 99.00
$146.25
$137.00
$138.00
$204.00
$158.00
$146.00
$ 91. 00
$137.25
$127.00
$118.00
$185.00
Percent
Increase
6.96 'Y.
4.76 'Yo.
11.29 I.
5.84 r.
8.43 I.
10.26 I.
7.00 I.
7.21 'l.
9.24 /.
6.40 'l..
6.05 I.
9.93 'l.
8.33 'Y.
16.97 I.
6.67 Y.
4.22 I..
14.68 I.
6.61 I.
3.42 'I.
10.43 I.
2.34 I.
10.17 I.
6.41 I.
10.10 I.
3.41 Yo.
6.65 I.
18.12 I.
4.41 I.
12.02 I.
6.85 I.
8.79 'Y.
6.55 'Y.
7.87 I.
16.95 'Y..
10.27 I.
$238.79
$198.00
$148.00
$181.00
$180.00
$215.00
$272.85
4.00 I.
$223.26
$189.00
$133.00 '
$171.00
$166.00
$195.00
$255.00
4.20 I.
$208.65
$173.00
$125.00
$161.25
$151.00
$180.00
$218.00
1.30 I.
$195.00
$166.00
$109.00
$151. 25
$146.00
$163.00
$213.00
3.10 I.
$177.50
$156.00
$ 99.00
$146.25
$137.00
$138.00
$204.00
3.50 I.
601. for
HOLlsing
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Less than
2.01. No
Soc.Sec.
Increase
1.86 'Y..
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Year- Mobile Base Per-cent Total Mo. : Soc. Sec. 60% for-
Par-k Rent Incr-ease Payment , CPI Incr-. Housing
, _______________________________________________________1___________________
1983 Sequoia Plaza $143.00 10.49 % $158.00 7.40 % 4.44 %
Royal Yor-k $136.00 7.35 % $146.00 "
Ninth St. $ 86.00 5.81 % $ 91.00 "
Acacia Vi lla $127.25 7.85 % $137.50 "
Pepper- Villa $117.25 8.31 % $127.00 "
Tr-opicana $112.00 5.36 % $118.00 "
Rancho Meridian $171.00 8.18 % $185.00 "
1982 Sequoia Plaza $128.00 11.72 % $143.00 7.40 % 4.44 %
Royal Yor-k $126.00 7.90 % $136.00 "
Ninth St. $ 77.00 11.69 % $ 86.00 "
Acacia Vi lla $117.50 8.30 % $127.25 "
Pepper- Villa $104.75 11. 93 % $117.25 "
Tr-opicana $105.00 6.69 % $112.00 "
Rancho Mer-idian $157.00 8.91 % $171.00 "
1981 Sequoia Plaza $113.00 13.27 % $128.00 11. 20 % 6.72 %
Royal York $112.00 12.50 % $126.00 "
Ninth St. $ 70.00 10.00 % $ 77.00 "
Acacia Villa $105.00 11. 09 % $117.50 "
Pepper- Villa $ 89.75 16.71 % $104.75 "
Tr-opicana $ 98.00 7.14 % $105.00 "
Rancho Mer-idian $140.00 12.14 % $157.00 "
1980 Sequoia Plaza $101.00 11.88 % $113.00 14.30 % 8 58 %
Royal Yor-k $ 97.00 15.46 % $112.00
Ninth St. $ 63.00 11.11 % $ 70.00
Acacia Villa $ 99.30 5.74 % $105.00
Pepper Villa $ 75.75 18.48 % $ 89.75
Tr-opicana $ 88.00 11. 36 % $ 98.00
Rancho Mer-idian $125.00 12.00 % $140.00
1979 Sequoia Plaza $ 92.00 9.78 % $101.00 9.90 % 5 94 %
Royal Yor-k $ 88.00 10.23 % $ 97.00 "
Ninth St. $ 55.00 14.55 % $ 63.00 "
Acacia Vi lla $ 85.30 16.41 % $ 99.30 "
Pepper- Villa $ 67.25 12.64 % $ 75.75 "
Tr-opicana $ 75.00 17.33 % $ 88.00 "
Rancho Mer-idian $110.00 13.63 % $125.00 "
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TOTAL Sequoia Plaza 159.55 % +$146.79 66.30 % 39.78 %
TEN Royal Yor-k 125.00 % +$110.00 " "
YEAR Ninth St. 169.09 % +$ 93.00 " "
Acacia Vi lla 112.19 % +$ 95.70 " "
Pepper Villa 167.65 % +$112.75 " "
Tr-opicana 186.67 % +$140.00 " "
Rancho Mer-idian 148.04 % +$162.85 " "
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June 15, 1989
Mayor W.R. Holcomb
300 N. "DII St.
San Bernardino, CA 92418
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Dear Mayor II Bob" ;
~fOll ow up on my communi cation to you on June
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11,". 19 " I-am"'passi ng along to you the most: recent:
information I have received pertaing to our most recent
notice of increase in rent due July 1, 1989.
~esterday, ~ June 14, 1989, I approached the Park..
Managers and asked them to~ explain the criterJ~
followed and figures use~ in arriving at the increa~
of ten(10) percent. They were unable to do so.
C~incidentally, Mr. Rich~-d P. Elias, Property Man~
representating the firm of Bessire & Casenhiser, ~nc;t
72~. Brea Canyon Rd., Suite 6, Walnut, CA 917~
happened to be in the office and the following answer~
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were received from him:
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_No p'articular cr~teria was used in arriving at th~~
figu...,.;, .... fl!iteJ'i.<1 0) .,per-cent.
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~ was only trying to bring the rents in ~his park
<;;loser to what he considered "market valu"," for parks
in this area. His estimation of "market value" fdr
t~is area is a minimum of $275.00. He-compares th~s~
park with those in Ontario, where he claims he is
collecting from $300.00 to $310.00 per space. ~
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~o>>g-Te~ Lea~s~ are being increased .seven(7~
~ercent p~ any ot er costs incurred under sections a.
through i. contained in the lease agreement.
~e refused any re-consideration.
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Hoping this will provide a little fuel
in your efforts to obtain some relief for
renters, I remain,
to the fir
mobilehome
E. L. (Ernie) Howard
P.O. Box 878
San Bernardino, CA 92402
Phone 889-9292
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June 11,1989
Mayor W.R. Holcomb
300 N. IIDu St.
San Bernardino, CA 92418
Dear Mayor II Bob II ;
~on,fpO:<Ilanc~_ >'Iith_ yo~r ~~ in obt~ining
~el'i ef on behal f of fIlbbi 1 ehome - park'- "renter,r'- -1- - a~
enclosing cqpies of correspondence, including notiG~
of rent increases, leases ,offered, -and otheri
,miscellaneous notices, covering awperiod from-1978 -tcr
"'1989~ -
I do hope you will find time to peruse these
documents and that they will give you an insight as to
what is happening within our area of mobilehome parks.
This is only an isolated case, however,_~bQ~c a~~
many people such as myselfwho ar'e-on-';very. limi,te
\incom.. whi"Ch 'does nr;>t incr..ase yearly_in an_~mo.llnt .to
comp..nsat.. for such lncr..ases In-rent along wlth oth..r~
',:,..c..ssar:y uti 1 i ti ..s, i nsuranc..., ..tc'.... ~Man.y o't. us ......~
~ b..i ng dr i ven out of the mar ket and soon wi n find"
ourselves losing our,.-homes and f':"eedom bY~b';ing~for_ced}
~o-spendthe remainder of -our lives in an environm~n~
\&upporte~ by_~~, County~and TaxpayersJmoniei. This
I s not our WI ~Iile".n 1-1- conf;'l-oue-t.o. lieep our heads
high until our resources are deplinished.
~S for!he syr.vey th~ Cl~y of' San Ber~ardin_9 paid ~
for ourlng Mrs. Wilcox's tenure as Mayor---it was an f
expensive FARCE. From what I can learn from tenants i~
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our Park-(Rancho Meri dian Mobilehome Estates), 1 ess than
~(ONE) p~r~ent oi-!~ ten~nts were surveyed.---I ~
not one of them.,
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J:m....are not, in my est i mat ion, in the nei ghborhood J
of Los Angel..s/Long Beach~or-Orange-County, on whic~'
park owners ba~e rental increases~ I may be~wrong, but
Y don't feel-the economics of Sin Bernardino are on a
par with Los Angeles/Long Beach, etc.. If I am wrong I
would appreciate your confirmation and constructive
information as to what can be done to combat these
situations.
Thank you in advance for your consideration,
E.L."Ernie" Howard
P.O. Box 878
San Bernardino,CA 92402
Phone 889-9292
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July 1,1989
Bessire & Casenhiser, Inc.
725 Brea Canyon Rd.
Suite 6
Walnut, CA 91789
Attn: Richard P. Elias
Property Manager
Dear Mr. Elias;
Pursuant to your notice dated 4/24/89 reflecting
an increase, effective July 1,1989, in the rent for
space #56 in Rancho Meridian Mobilehome Estates; and
further, having talked to you and having received a
"no-reconsideration" answer from you, I am at this time
communicating to you the following:
I find this increase in basic monthly rent to be
excessive (previous rent being $240.00; present basic
rent being $264.00). This "ten percent" (10';(,) increase
is inconsistent in trying to, as you remarked, bring
this park up to "market". A random sampling of tenants
in parks in "OUR AREA" reveals that rents are running
as follows: $182.00; $192.00; $218.00; $226.00;
$241.00; $243.00. This would indicate that San
Bernardino is not in the $300.00 plus market as you
maintain. Granted, there is one or two parks in the
higher rent area of San Bernardino that are close to
that range.
To conclude, I hereby notify you that I will
continue to pay the amount of $264.00 monthly rent for
as long as my resources permit or until such time as
further litigation, either on my part or that of a
third party, shall dictate.
THIS PAYMENT WILL BE MADE "UNDER PROTEST" UNTIL
THE SITUATION IS RESOLVED"
Sincerely,
Ernest L. Howard
P. O. Bo>: 878
San Bernardino, CA 92402
Ph. (714) 889-9292
cc:Ray & Cathy Mardis,Mgr.
Mayor W.R. Holcomb
SaIl y Wil der
Ira Bracken
Esther Gordon
File
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July 1, 1989
Bessi~e & Casenhiser,Inc.
725 Brea Canyon Rd.
Suite 6
Walnut, CA 91789
Attn: Richard P. Elias
Property Manager
Mr. Elias;
Several conditions eHist in this park, Rancho
Meridian Mobilehome Estates, which I feel shoud be
brought to your attention, if not already done so
without correction.
# 1 - On-site management should be on a 24-hour
basis, (not 9-5, I close my eyes). On previous
occasions, after 5 P.M., a recording was used asking us
to call back the neHt day. If an emergency should
occur, someone shoud be available.
# 2 - Since there is no form of security in this
park, management should maintain vigilance and stop the
use of the facilities (especially the pool) by non-
residents after 5 P.M.. Such people have been seen
doing this very recently (driving into the park,
dressing in the rest room then leaving).
# 3 - Children have been wittnessed swimming
without the required ADULT(18 yrs. or older)
supervision. Several children have been seen
"sommersaulting" and jumping into the pool (to make a
big SPLASH) with complete disregard for other people
using the pool.
#
hall)
bushes
4 - "Walkway" to pool area(east side of
access is overgrown by limbs from trees
and DEAD plants are in evidence.
rec-
and
# 5 - It is evident that the pool area, deck,
furniture and the pool itself is not being cleaned and
maintained on a DAILY basis. This constiutes an
unhealthy condition. The proper level of chorination
and "ph" is not being maintained for the complete hours
of usage. Users of the pool in the late afternoon &
early evening can detect the lack of chlorination(salty
tasting and murky water).
# 6 - Inadequate laundry room facilities. One
washer and one dryer is not adequate, especially now
that you have made this a "family park". What could
bring some revenue into the park is not available and
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is causing tenants
1I1aundramatsll where it is
saving to do ou~ laund~y.
to make use of adjoining
much mo~e convenient and time
# 7 - Ha~~assment as to the tempo~a~y use of in
pa~k spaces ma~ked "guest pa~ki ng". These spaces
~emain unused 99% of each day. Ve~y seldom is the~e an
activity taking place that ~equi~es the use of any
amount of these ma~ked spaces. To deny tenants, who
a~e paying fo~ this pa~k, the use of these spaces, when
available, is a ~est~iction of ou~ ~ights and
p~iveledges.
It is hoped that "owne~" and
take a mo~e conse~vative look
~equi~ements of thei~ tenants.
lImanagementll
at the needs
wi 11
and
Since~ely,
E~nest L. Howa~d
P.O. Box 878
San Be~na~dino,CA 92402
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July 31, 1989
Mr. Ernest ,L. Howard
P.O. Box 878
San Bernardino, CA 92402
RE: Your letter of July 1, 1989
Dear Mr. Howard:
I apologize for the lengthy delay in responding to your letter of 71.1/89. I have
been out of state at length during the month of July. Consequently, I was unable
to respond.
In that your letter actually consists of two (2) letters, one of which addresses
park management/maintenance problems, the other which addresses rent, I will address
each letter individually.
Rent Letter
I do not recall suggesting to you that the rents in San Bernardino are in the
II $300.00 plus market ".
I do recall indicating to you that the market rents in the area are ever in-
creasing and in order that Rancho Meridian keep pace, rents in our park are being
increased as well.
For your information, the average rents in Rancho Meridian are approximately $260.00
per month. Consequently, ydur most recent rent increase brings you in line with
other park residents.
Park Management/Maintenance Letter
Item # 1. If an emergency does occur after hours, the phone recording does direct
you to an emergency contact in the park. Additionally, in case no response is
given, our office answering service will contact me or one of five (5) other property
managers in our office to respond.
Item # 2. Without security being employed by the park, a cost which would add
substantially to a tenant's monthly rent,it is extremely difficult to police the
use of the common area facilities twenty four (24) hours a day. However, if a
non-resident is seen using the pool, park management and/or relief should be made,
aware of this.
Item # 3. If a park Rule and Regulation is being violated by a park resident,
the park manager should be made aware of it.
725 8rea Conyon Rood . sune 6' Wolnut. Collfornla 91789. 714/594-0501
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,July 31, 1989
, ' Mr. Ernest Howard
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Item # 4. Walkway area by the pool on the east side will be addressed if it has
not already been done.
Item # 5. We have been advised by the Health Department which inspects our pools,
that if all the pools that they inspect looked as good as Rancho Meridian's, they
would be out of a job.
Item # 6. WEB Service has the laundry contract at our park. They dictate, based
on use, how much equipment is to be placed lit the park. Based on Itistorical
use, Rancho Meridian warrants only one washer and one dryer.
Item # 7. When you rented a space in Rancho Meridian you were assured of two
(2) car off street parking at your space. You have this. Guest parking is for
guests. If I ,compromise this position taken and open' up the guest parking area
to tenants, this area will be inundated with residents who have a third vehicle
they are seeking to store. Oft times this third vehicle is inoperable. I don't
want to see this happen and I am sure you don't.
Thank you for your letters. I hope my response has been of some help.
Sincerely,
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Richard P. Elias
Property Manager
RPE/cb
cc:
Ray and Cathy Mardis,
Mayor W.R. Holcomb
Clay Hage
Mgrs,.
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