HomeMy WebLinkAbout09- Community Development (2) CI ' OF SAN BERNARD( 'O - REQUE T FOR COUNCIL ACT IN
From: Kenneth J. Henderson, Director Subject: REPORT FROM CONNERLY AND
ASSOCIATES, INC. REGARDING
Dept: Community Development MOBILE HOME PARK SURVEY AND
RECOMMENDATIONS
Date: January 20, 1988
Synopsis of Previous Council action:
The Mayor and Common Council has previously discussed the issue of rent
stabilization, established a Citizens Mobilehome Park Fact-Finding
Committee and adopted Ordinance Number 3805 establishing a moratorium on
rents to be charged to mobilehome park tenants residing in the City.
On September 7, 1987, the Mayor and Common Council directed staff to
prepare a mobilehome park Survey RFP and report back to Council on
September 21, 1987 .
On September 21, 1987, the Mayor and Common Council authorized the
issuance of a mobilehome park survey RFP and directed staff to expedite
proposal review and evaluation process.
(SYNOPSIS CONTINUED TO NEXT-PAGE. . .
Recommended motion:
That the Mayor and Common Council accept the report entitled, "Mobilehome
Parks in San Bernardino: A Survey of residents, an Evaluation of Options
and a Proposed Action Plan" , submitted by Connerly and Associates, Inc.
Further, that the Mayor and Common Council consider the oral presentation
to be made by representatives of Connerly and Associates, Inc. , and take
action as deemed appropriate.
Si9natur
Contact person: Ken Henderson/Maurice Oliva Phone: 5065
Supporting data attached: Staff Report Ward: 1-7
FUNDING REQUIREMENTS: Amount: N/A
Source: (Acct No.) N/A
(Acct Description)
Finance:
Council Notes:
Aaenda Item No.
SYNOPSIS OF PREVIOUS COUNCIL ACTION CONTINUED. . .
On November 2 , 1987, the Mayor and Common Council selected Connerly and
Associates, Inc. , as consultant to conduct the mobilehome park survey
and continued approval of the agreement to November 4, 1987.
On November 4, 1987, the Mayor and Common Council adopted a resolution
authorizing the execution of an agreement with Connerly and Associates,
Inc.
On December 21, 1987, the Mayor and Common Council received and filed
the status report regarding the mobilehome park survey and directed
staff to take appropriate action.
On January 19, 1988, the Mayor and Common Council adjourned its regular
meeting to January 25, 1988 at 5: 00 p.m. , to consider the mobilehome
park survey and recommendations submitted by Connerly and Associates,
Inc.
/lab
0711
d1'*Y OF SAN BERNARDI010 - REOUE'kT FOR COUNCIL ACT'ON
STAFF REPORT
On September 22 , 1987, the Mayor and Common Council auth-
orized and directed staff to issue a Request for Proposals
(RFP) for the purpose of retaining a consultant to conduct a
survey of mobile home park tenants and mobile home park
owners located within the corporate boundaries of the City.
On November 2 , 1987, the Mayor and Common Council selected
Connerly and Associates, Inc. , as recommended by the Proposal
Review Committee, to conduct the mobile home park survey and
to make recommendations. Later that month (November 4,
1987) , the Mayor and Common Council adopted a resolution
authorizing the execution of an agreement with Connerly and
Associates, Inc. , to perform same.
On January 19, 1988, at its regular meeting, the Mayor and
Common Council adjourned to January 25, 1988 at 5: 00 p.m. , to
consider the report submitted by Connerly and Associates,
Inc. , regarding the mobile home park survey and recommenda-
tions.
Attached is a copy of said report entitled, "Mobilehome Parks
in San Bernardino: A Survey of Residents, an Evaluation of
Options and a Proposed Action Plan" . The purpose of the
action taken by the Common Council, adjourning the January
19, 1988 meeting to January 25, 1988 at 5: 00 p.m. , was to
consider the report and an oral presentation to be made by
Connerly and Associates without the distraction of a regular
Common Council agenda. Given the legal, economic and politi-
cal implications of the issue of rent control, it is im-
portant that the legislative body of the City of San Bernar-
dino completely familiarize itself with the contents of the
attached report. Jeff Goldman of Connerly and Associates,
Inc. , will be available to answer questions.
I recommend adoption of the form motion.
Kenneth J. Hen erson
Director of Community Development
KJH/lab/0701
1-20-88
75.0264
RECEIVED-Cfi" CLERK
'87 AUG 14 P2 43
1 ORDINANCE NO.
2 ORDINANCE OF THE CITY OF SAN BERNARDINO PROVIDING THAT
RENTS FOR MOBILE HOME SITES SHALL NOT EXCEED THOSE IN EFFECT ON
3 JULY 1 , 1987 , AND TEMPORARILY PROHIBITING RENTAL INCREASES
THEREFOR, AND DECLARING THE URGENCY THEREOF .
4
THE MAYOR AND COMMON COUNCIL OF THE CITY OF SAN BERNARDINO
5 DO ORDAIN AS FOLLOWS:
6 SECTION 1 . Purpose . Pending further study of the
7 development and adoption of measures to address the problems
8 created by the present housing and mobile home site shortage , it
9 is necessary, on an interim basis , to prohibit rental increases
10 on mobile home sites within the City of San Bernardino .
11 SECTION 2 . Definition of Terms . Unless it is apparent
12 from the context that another meaning is intended , the following
13 words and terms when used herein shall have the meaning ascribed
14 to them by this Section .
15 A. "Services" : Services connectel with the use or
16 occupancy of a mobile home site including , but not limited to ,
17 repairs , replacement , maintenance , painting , light , heat , water ,
18 refuse removal , sewage removal , furnishings , telephone , parking
19 and any other benefits , privileges or facilities .
20 B. "Site" : Any area or tract of land or portion of a
21 mobile home park designated or used for the occupancy of one
22 mobile home .
23 C. "Mobile Home Park " : Any area or tract of land where
24 two or more mobile home sites are rented or leased or held out
25 for rent or lease to accommodate mobile homes used for human
26 habitation . The rental paid for any such mobile home shall be
27 deemed to include rental for the site it occupies .
28
8/11/87 1
At
1 D . "Mobile Home Park Operator" : An owner , lessor ,
2 sublessor , including any persons , firm, corporation , partnership,
3 or other entity, entitled to receive rent for the use of any
4 mobile home site , or the agent , representative or successor of
5 any of the foregoing .
6 E . "Moratorium Period" : The period of time beginning on
7 the effective date of this ordinance and continuing until
8 November 17 , 1987, or until such time as the Mayor and Common
9 Council establish a procedure for the adjustment and/or
10 regulation of rents , whichever occurs first .
11 F . "Rent" : The consideration , including any bonus ,
12 benefits or gratuity demanded or received , for or in connection'.
13 with the use or occupancy of a mobile home site or the transfer
14 of a lease for such a unit , including but not limited to monies
15 demanded or paid for parking , for furnishings , for services of
16 any kind , for subletting , or for security deposits for damage
17 and/or for cleaning .
18 G. "Mobile Home Site Rental Units" : All mobile home sites
19 in the City of San Bernardino designed for rental use or actually
20 rented at any time on or after July 1 , 1987 , and all services ,
21 Privileges , furnishings and facilities supplied in connection
22 with the use or occupancy thereof , including garage and parking
23 facilities . The term shall not include:
24 (1) mobile home sites in nonprofit cooperatives
25 owned and controlled by a majority of the residents;
26 (2) mobile home sites which a government unit , agency
27 or authority owns , operates , or manages or which are specifically
28
8/11/87 2
1 exempted from municipal rent regulation by state or federal law
2 or administrative regulation;
3 (3 ) mobile home sites located in a mobile home park
4 completed or newly constructed after the effective date of this
5 ordinance .
6 H. "Tenant" : A tenant , subtenant , lessee , sublessee or
7 any other person entitled to the use or occupancy of any mobile
8 home site rental unit .
9 I . "Average Per Unit Rehabilitation Cost" : The cost of
10 rehabilitation to the mobile home park , or any portion thereof ,
11 sufficient to bring the mobile home park into compliance with all
12 applicable City ordinances , divided by the total number of mobile
13 home sites in the mobile home park . The costs of rehabilitation
14 shall have been paid or incurred by the mobile home park operator
15 during the moratorium period or any extension thereof , for
16 rehabilitation work done during the moratorium period or
17 extension thereof .
18 J . "Average Per Unit Capital Improvement Cost" :
19 The cost of a capital improvement , divided by the number of
20 mobile home sites in the mobile home park . A "capital
21 improvement cost" shall be the costs for improvements to the
22 mobile home park or any building or structure located within the
23 mobile home park , which improvements have a useful life of five
24 (5 ) years or more , and which costs have been paid or incurred by
25 the mobile home operator during the moratorium period or any
26 extension thereof for the capital improvement work done during
27 the moratorium period or extension thereof . This term shall not
28
8/11/87 3
1 include expenditures for the purchase of land , an existing
2 building , or an interest in an existing building for the purpose
3 of increasing the number of mobile home sites in the mobile home
4 park; nor does it include expenditures necessary to keep or
5 maintain that level of services provided to the mobile home site
6 rental unit at its applicable rollback date .
7 SECTION 3 . Rental Increase Moratorium
8 A. Beginning on the effective date of this ordinance and
9 continuing until November 17 , 1987, or until such time as the
10 Mayor and Common Council establish a procedure for the adjustment
11 and/or regulation of rents , whichever occurs first , rents shall
12 be at the levels and shall not otherwise be increased except 3s
13 provided in subparagraph B below.
14 B. During the moratorium period , the maximum rent for a
15 mobile home site rental unit in the City of San Bernardino shall
16 be the following:
17 (1) For a mobile home site rental unit which is
18 rented as of July 1 , 1987 , and continues to be rented thereafter
19 to one or more of the tenants occupying such rental on July 1 ,
20 1987;
21 The rent shall not exceed that in effect on July 1 ,
22 1987 . The level of services provided to the rental unit on that
23 date shall not be reduced during the moratorium period . No
24 notice to the tenant , whether given before or after July 1 , 1987 ,
25 shall be effective to increase the rent during the moratorium
26 period .
27
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8/11/87 4
1 (2) For a mobile home site rental unit which is not
2 rented as of July 1 , 1987 , but is subsequently rented and
3 continued to be rented to one or more of the same tenants;
4 The rent shall not exceed that in effect on the date
5 the mobile home site rental unit is first rented after July 1 .
6 The level of services provided to the rental unit on the rental
7 date shall not be reduced during the moratorium period .
8 (3 ) For a mobile home site rental unit voluntarily
9 vacated on or after July 1 , 1987 , and prior to the end of the
10 moratorium period:
11 If the vacancy was voluntary (i .e . not the result of
12 an eviction , whether for just cause or otherwise , or of mobile
13 home park operator ' s refusal to renew a periodic tenancy or lease
14 agreement) , then the rent may be increased upon the re-rental of
15 the mobile home site rental unit . So long as such unit continues
16 to be rented to one or more of the tenants first occupying the
17 mobile home site rental unit at the time of such re-rental , such
18 rent shall not exceed that in effect on the date the rental unit
19 is first re-rented , nor shall the level of services provided on
20 that re-rental date be reduced during the moratorium period .
21 (4) For mobile home site rental units vacated other
22 than voluntarily after July 1 , 1987 .
23 The rent for such mobile home site rental unit shall
24 not thereafter exceed the rent in effect immediately prior to
25 such involuntary vacation , unless the unit is subsequently
26 voluntarily vacated . The level of services provided prior to
27 such involuntary vacation shall not be reduced during the
28 moratorium period .
8/11/87 5
1 (5) For a mobile home site rental unit which has
2 been found to be in violation of any then existing City
3 ordinance:
4 The rent shall not exceed that amount dictated by the
5 above subparagraphs (1) through (4) , inclusively, plus the
6 average per unit rehabilitation cost amortized over not less than
7 a thirty-six (36) month period , which costs have been incurred by
8 the mobile home park operator during the moratorium period for
9 rehabilitation work done during the moratorium period for the
10 sole purpose of bringing the subject property into compliance
11 with City ordinances .
12 (6) For a mobile home site rental unit with respect
13 to which capital improvement costs are incurred:
14 The rent shall not exceed the amount dictated by the
15 above subparagraphs (1) through (5) , inclssive , plus the average
16 per unit capital improvement cost amortized over a sixty (60)
17 month period .
18 C . Subparagraph (5) and subparagraph (6) of paragraph B
19 above shall not be applicable to any mobile home park unless the
20 mobile home park operator of such mobile home park has provided
21 the Community Development Department with written proof
22 satisfactory to that department that the cost of rehabilitation
23 work or capital improvement work was incurred during the
24 moratorium period and that the rehabilitation or capital
25 improvement work was completed during the moratorium period .
26 D . The Mobile Home Park Ad Hoc Committee is hereby
27 authorized to hear and decide the appeal of any action taken by
28
8/11/87 6
1 any official of the City of San Bernardino pursuant to the
2 authority of this ordinance except the commencement of criminal
3 prosecution and to hear appeals related to the interpretation of
4 any provision hereof . An appeal of any decision of the Mobile
5 Home Park Ad Hoc Committee may thereafter be had to the Mayor and
6 Common Council in accordance with the provisions of Chapter 2 .64
7 of the San Bernardino Municipal Code .
8 SECTION 4 . Violation of Ordinance .
9 (A) It shall be unlawful for any mobile home park operator
10 to demand , accept , receive or retain any payment of rent in
11 excess of the maximum lawful rents set forth in this ordinance .
12 Any person violating any of the provisions , or failing to comply
13 with any of the requirements of this ordinance , shall be guilty
14 of a misdemeanor . Any person convicted of a misdemeanor under
15 the provisions of this ordinance shall be punishable by a fine of
16 not more than One Thousand Dollars ( $1 ,000) or by imprisonment in
17 the County Jail for a period of not more than six months , or by
18 both . Each violation of any provision of this ordinance , and
19 each day during which any such violation is committed , permitted ,
20 or continued , shall constitute a separate offense .
21 (B) The Community Development Department is hereby
22 authorized to commence actions for violations of the provisions
23 of this ordinance through the filing of long form complaints with
24 the office of the City Attorney.
25 SECTION 5 . Refusal of a Tenant to Pay a Rent Increase . A
26 tenant may refuse to pay any increase in rent which is in
27 violation of this ordinance and such violation shall be a defense
28
8/11/87 7
1 in any action brought to recover possession of a mobile home site
2 rental unit or to collect the illegally charged rent increase .
3 SECTION 6 . Severability. If any provision or clause of
4 this ordinance or the application thereof to any person or
5 circumstance is held to be unconstitutional or to be otherwise
6 invalid by any court of competent jurisdiction , such invalidity
7 shall not affect other ordinance provisions or clauses or
8 applications thereof which can be implemented without the invalid
9 provision or clause or application , and to this end the
10 provisions and clauses of this ordinance are declared to be
11 severable .
12 SECTION 7 . Urgency. This ordinance is an urgency measure
13 necessary for the immediate preservation of the public peace ,
14 health or safety and shall go into effect immediately upon its
15 adoption and approval . The facts constituting such urgency are:
16 A. In recent months there has been an increasing concern
17 on the part of public officials and residents of the City of San
18 Bernardino regarding exorbitant rent increases in mobile home
19 sites in this City.
20 B. There is a growing shortage of decent , safe , sanitary
21 mobile home sites resulting in a critically low vacancy rate , i
22 rising exorbitant rents , and stringent conditions of site
23 occupancies exploiting this shortage; that this condition is
24 having a detrimental effect on the lives of a substantial number
25 of the San Bernardino residents who reside in mobile homes and is
26 endangering the health and welfare of such residents , especially
i
27 creating hardships on senior citizens , persons on fixed incomes ,
28 and persons of low income .
8/11/87 8
1 C. The cost of relocation of a mobile home is exorbitant ,
2 amounting to thousands of dollars .
3 D . Many mobile home parks will not rent a mobile home site
4 unless the site will be occupied by a new mobile home .
5 E . The Mayor and Common Council continue to receive
6 reports of rent increases , particularly relating to mobile homes ,
7 which may lead to the displacement of many mobile home tenants .
8 F . The Mayor and Common Council find that immediate action
9 is required to preserve the status quo by imposing a temporary
10 moratorium on rent increases for mobile home sites , pending
11 consideration of the feasibility and desirability of any further
12 measures .
13 I HEREBY CERTIFY that the foregoing ordinance was duly
14 adopted by the Mayor and Common Council of the City of San
15 Bernardino at a meeting thereof , held on
16 the day of , 1987 , by the following
17 vote , to wit :
18 AYES : Council Members
19
20 NAYS:
21 ABSENT:
22
23 City Clerk
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27
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8/11/87 9
i
1 The foregoing ordinance is hereby approved this day
2 of 1987 .
3
4 Mayor of the City of San Bernardino
5
Approved as to form
6 and legal content:
7
8 City Attorney
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m
MOBILEHOME PARKS IN SAN BERNARDINO:
A SURVEY OF RESIDENTS
AN EVALUATION OF OPTIONS
AND A PROPOSED ACTION PLAN
TABLE OF CONTENTS
INTRODUCTION 1
DETAILED RESIDENT SURVEY RESULTS 5
SUMMARY RESULTS OF MOBILEHOME PARK OWNER SURVEY 15
CONCLUSIONS 19
EVALUATION OF OPTIONS 20
RECOMMENDED ALTERNATIVE 29
APPENDIX A: MOBILEHOME PARK STUDY SAMPLING PLAN 31-A
APPENDIX B: FACSIMILE OF QUESTIONNAIRES 32
APPENDIX C: SUMMARY OF COMMUNITIES WITH RENT CONTROL, 45
MEDIATION,AND REVIEW
APPENDIX D: SUMMARY OF CALIFORNIA HOUSING AND COMMUNITY 51
DEVELOPMENT DEPARTMENT MOBILEHOME PARK
CONVERSION PROGRAMS
APPENDIX E: RIALTO RENT REVIEW ORDINANCE 53
APPENDIX F: EXAMPLES OF MOBILEHOME PARK OWNER-SPONSORED 69
PROGRAMS
i
INTRODUCTION
Mobilehomes and manufactured housing have become a popular housing alternative over the past 20
years in California as improvements in construction technology and development techniques have
made factory-built forms of housing increasingly similar to site-built homes. There are two main types
of living arrangements available for mobilehome owners: subdivisions or planned development-type
projects with individual ownership of lots,and mobilehome communities or parks developed as a single
project in which residents rent or lease spaces.
� s
While the possible uses of mobile or manufactured homes in subdivisions or planned developments is
virtually unlimited,the potential for creating new rental or lease mobilehome parks is becoming
? increasingly limited by financial considerations,especially land costs. The supply of mobilehome park
ks spaces,while not fixed,will be constrained in the future at a time when a growing elderly population
and many young families are bidding up the demand for mobilehome parks.
San Bernardino is not as severely affected as other California communities by a shortage of reasonably
priced land. However,one can expect that the financial feasibility of developing new parks will cause
t,
supply to lag behind the potential demand in the future.
Why do individuals choose to reside in mobilehome parks? Among the advantages often cited are the
affordability of mobilehomes,the sense of security offered by mobilehome parks(this is especially.
important for elderly residents),the sense of"community"and the activities available in many parks,
' and the low maintenance required for this type of residence..
Mobilehome park residents in San Bernardino represent about 5%v of the City's total population.
While this proportion is not so high as in some unincorporated County areas,mobilehomes are,
nonetheless,a substantial part of the City's housing stock.
Because of the importance of the mobilehome park community in San Bernardino,and the financial
and other concerns that have surfaced recently,the Common Council of San Bernardino retained
Connerly&Associates,Inc.to conduct a study of mobilehome parks in the City. The study consists of
a survey of mobilehome park residents and owners and an evaluation of strategies to address financial
and other problems identified from the survey.
The survey comprised 648 in-person interviews of residents who were randomly selected by
mobilehome park size and a mailed questionnaire to each of the park owners in the City. As of January
16, 1988,23 owner questionnaires were returned,representing 2,359(62%u)of the mobilehome park
spaces in San Bernardino. The first part of this report contains the results of the resident and owner
survey. the second part contains an evaluation of strategies to address problems identified in the surrey
Survey Method
The Wirthlin Group,a Santa Ana-based survey and opinion research firm,conducted 648 in-person
interviews in San Bernardino between November 27 and December 9, 1987. The households
interviewed were selected on a stratified random sample basis. That is,mobilehome parks were
grouped into three categories and the households were randomly selected for each of the three
categories.
The three categories were based on the number of spaces in each mobilehome park: fewer than 50
spaces,50 to 99 spaces,and 100 spaces or more. The interviews were grouped in his manner because
the city believed that there may be substantial differences in the social and economic characteristics of
Connerly&Associates 1 San Bernardino Mobilehome Park Study
mobilehome park residents based on the age,amenities,and cost of the different mobilehome parks in
the city. Mobilehome park size was assumed to be the most important factor in measuring these
differences in the absence of prior knowledge about the characteristics of each mobilehome park. The
survey results did,in fact,show some differences in the social and economic characteristics of residents
for each of the three groups of mobilehome parks.
Of the 648 interviews,91 were conducted in parks with fewer than 50 spaces,274 were conducted in
parks of 50 to 99 spaces,and 283 interviews were conducted in parks with 100 or more spaces. The
total number of interviews and the number of interviews for each park group was chosen to meet City
specifications that the survey results not vary from the probable results of a census survey(in which
100%of the population would be interviewed)by more than 5%in 95 out of 100 cases. The original
survey design called for 755 interviews to ensure that there would be more than enough interviews to
meet these City specifications.
About half-way through the interviewing,however,the Wirthlin Group's interviewers began to
experience increasing resistance by residents to the interviewing,especially in a few parks. It became
difficult to complete the interviews within the schedule called for by the City. As a result,the
interviewing was ended at the 648 questionnaires completed by December 9.
The 648 interviews completed were sufficient to ensure that the sample survey results would not differ
from the results of a 100%count by more than 5%in 95 out of 100 cases. The margin of error for each
of the three groupings is somewhat higher,though: 8.4%for parks with fewer than 50 spaces,5.2% for
parks with 50 to 99 spaces,and 5.5%for parks with 100 or more spaces. These margins of error are
�r still within acceptable statistical bounds for the purpose of drawing valid conclusions from the survey
results.
A facsimile of the questionnaire used in the interviews appears in Appendix A.
Appendix B shows the number of interviews scheduled for each mobilehome park and the number of
interviews actually completed. It should be noted that the number of interviews conducted in any one
park is not sufficient to draw any statistically valid conclusions for that park. The purpose of the survey
was to determine,within an acceptable level of accuracy,the characteristics of mobilehome park
residents on a City-wide basis. To draw valid conclusions for each individual park within the 5%
margin of error,over half of the mobilehome park residents in the City would have to have been
interviewed.
1 The findings presented below have been statistically weighed to account for the difference in the
number of interviews conducted for the three park groups and the number of interviews originally
scheduled for each group. Because of rounding to the nearest whole number,the total number of
r: responses for any particular question may not equal 648.
Summary of Findings
Number of residents'per household: 252(39%v)of the households were single persons,and 260(43%)
were two-person households. The remaining 117(18%)were households of three or more individuals,
■tr including 35 homes(5%)with five or more persons.
Agg QfHouseholder. 321 respondents(50%)were 65 years of age or more,including 127 persons
(21%)who were 75 years of age or more. Another 112 householders(17%)were between the ages of
55 and 64. Only 89(14%)of the participants in the survey were under the age of 35.
PIP Erlvicity: Few minorities live in mobilehome parks in San Bernardino. Of the 648 responses,only 23
n individuals(3%) considered themselves to be black,of asian origin,or some other minority group. In
addition,41 respondents(6%)considered themselves to be of Spanish origin.
Connerly& Associates 2 San Bernardino Mobilehome Park Study
Number of moms: 341(43%)of the homes had three or fewer rooms,excluding the kitchen,
bathrooms,hallways,and closets. 192 homes(30%)had four rooms,and 114 homes(17.6%)had five
or more rooms.
Ir Type Qf mobilehome: About half(325)of the homes in the survey were double-wide mobilehomes.
Another 83(13%v)were triple-wider or other than a single-wide. The remaining 239(37%)were
6 single-wide homes.
Level Qfrent: The mean rent reported by 637 of the 648 respondents was$187. The mean rent varied
substantially by size of park: $134 for parks with fewer than 50 spaces,$171 for parks with 50 to 99
spaces,and$203 for parks with 100 or more spaces. Fifteen(2%)of the spaces rent for less than$100
per month,385 spaces(56%)rent for$100 to$199 per month,241 spaces(37%)rent for$200 to$299
per month,and 16 spaces(3%)rent for$300 per month or more. The remaining 2%were
non-responses.
' The mean rent reported one year ago for all mobilehome parks was$173. The mean rent for parks
under 50 spaces was$116, for parks of 50 to 99 spaces$156,and for parks of 100 ore more spaces$190.
The mean rent overall reported for three years ago was$153: $96 for parks with fewer than 50 spaces,
$140 for parks with 50 to 99 spaces,and$167 for parks with 100 or more spaces.
j till Costs: As opposed to direct billing by a utility company,most utility costs were billed to
r residents by the park owners or included in space rents. In two-thirds of the homes natural gas bills
were sent to residents by the park owner. In 56%of the homes,electricity was also billed to residents
via the park owner. Between 68%and 74%of the residents indicated that water,garbage collection,
and sewer services were included in the space rent and not billed separately by the park owner.
' The reported average monthly utility cost was: Gas-$22;water-S6;electricity-$35;garbage
collection-$5;cable television-$19;sewer-S4;and,capital improvements-$10. Nearly 60%of the
' residents had no cable television,and about 90%had no capital improvement costs passed on to them
by the park owners. These two costs,therefore,do not apply to most residents in the City.
Ownershj,2 Slams: Of the 645 respondents who indicated tenure,604(93%)owned their mobilehomes,
' while the remaining 42(6%)rented their homes.
Mobilehome value: Of the 588 owner occupants who estimated the value of their mobilehomes,the
mean value was$26,300. 95 respondents(16%)thought their homes were worth less than$10,000.
Another 168 owners(28%)thought their homes were worth$10,000 to$19,999. 112 owners(19%)
estimated the value of their homes at between$20,000 and$29,999. 90 homeowners(15%)thought
their homes were worth$30,000 to$39,999,and 122 owners(20%) estimated the value of their homes
at 540,000 or more.
Remaining home loan balance: Nearly half(40%)of the owner-occupants indicated that they had no
outstanding loan balance on their mobilehomes. Another 46(8%) indicated a loan balance of less than
$10,000. 57 homeowners(9%)had outstanding loan balances of 510,000 to$19,999,while 80
homeowners(13%)had remaining loan balances of$20,000 or more. About 21%(126)of the residents
did not respond to this question. The mean outstanding loan balance reported by residents was$7,450.
Mobilehonre rent: 38 of the 42 renters provided information on their mobilehome monthly rent. The
mean monthly rent(exclusive of space rent)was$241. Five renters(12%)paid less than$100 per
month to rent their homes;another 11 (26%)paid between$100 and$199 in rent each month. Eight
renters(18%)paid between$200 and$299,and the remaining 14 renters who responded(35%) paid
$300 or more in rent.
Connerly&Associates 3 San Bernardino Mobilehome Park Study
Annual income: The mean annual income was reported to be$16,700. The mean income of residents
in parks with fewer than 50 spaces was$10,810;in parks with 50 to 99 spaces$13,9000;and,in parks
with 100 or more spaces$19,460. The mean annual income for single residents was$10,370,for
households with two residents$19,860,and for households with three or more residents$22,840.
Source of income: Most residents relied on social security payments and/or pensions for their primary
sources of income,but had other,secondary,sources of income as well. 370(57%)and 210(32%)of
the survey participants indicated social security and pension payments as sources of income. Another
232(36%)were employed and drew wage or salary income. Interest income was reported by 110
residents(17%). 147 residents(23%)also reported other sources of income,including welfare,SSI,
B stock dividends,rental income,and child support.
Assets 380(59%)of the 648 participants declined to provide information on household assets. Assets
included such items as financial accounts,securities,real property(excluding the mobilehome in which
t residents live),and investment personal property. Of those who did respond, 134(21%)reported
assets of$2,000 or less.Another 47(7%)claimed assets of between$2,000 and$5,000,and 35(5%)
reported assets of between%5,000 and$10,000. Only 52 respondents(8%)claimed assets of$10,000
or more. This latter group represents about one-fifth of the total number of individuals who reported
their assets. Of those assets reported,an average of 51,360 was reported in checking accounts.
Mobilehome egui[v 473(73%)of the respondents provided information on the estimated equity in
their homes. The mean estimated equity was$17,000. For parks with fewer than 50 spaces,owners
estimated their mean equity at$8,900. For parks with 50 to 99 spaces,the mean estimated equity was
$12,400. Parks with 100 spaces or more had owners with the highest mean equity: $21,000.
Need routsid financial assistance: About 19%(122)of the respondents indicated that they currently
need for
financial assistance to meet their housing costs. Just over 35% (228),however,believed
that they may need outside financial assistance in the future.
Cos[Qf mming mobilehome: Only 14 residents reported moving their mobilehomes within the past two
years. Most of these movers(9)relocated their mobilehomes within 100 miles of their previous
residence. Eight of the movers reported spending$500 or less to move their mobilehomes. The mean
cost was$693. Because of the small number of movers,however,these costs may not be indicative of
the range of actual moving costs,which vary according the type and size of mobilehome,distance, and
the amount of time needed to dismantle and set-up foundations.
Year moved to current address: Most residents moved to their current address since 1980-391 (61%).
Over a third(36%)of the respondents moved to their present address just since 1985. Another 208
(32%)residents moved to their current address during the 1970s. Only 45 respondents(7%) reported
that they moved to their home prior to 1970.
' Tag of rental or lease agreement: Almost two-thirds(412)of the survey participants has
month-to-month rental agreements. Residents in the larger parks(100 or more spaces) had the highest
number of leases(47%),compared to 22%of medium-sized parks and 24%for small parks. About
84%of the residents(545)said that they are satisfied with this arrangement. In the larger parks(100
spaces or more),80%were satisfied with their current lease or rental arrangement. The satisfaction
level was 91%in parks of 50 to 99 spaces,and 87%for small parks.
Willingness to sign a multi- ear lease: 335(52%)of the households surveyed said they would sign a
multi-year lease. In small parks,51%would sign such a lease;in medium-sized parks,42%would sign
such a lease;and in large parks,57%would sign a multi-year lease. Nearly 40%(2-:4)of the
respondents would sign a lease for between one and three years. About 20%(131)would sign a lease
for three to five years. Another 12%(80)would sign a five year or longer lease. The remaining 28%,
were uncertain or expressed no opinion.
Connerly&Associates 4 San Bernardino Mobilehome Park Study
Annual pgrcenfaga increase in.mace rents; About 62%of the residents expressed an opinion on what
` they considered to be a"fair"annual increase in space rents. 297o(188)thought that zero or one
percent would be a fair increase. Another 17%(108)said two or three percent would be a fair
' increase. Ten percent said four or five percent should be the rent cap. And,42(6%)of the
respondents thought that six percent or more would be fair.
Level of sadsfaction with mobilehome park- Almost 82%of the residents were very satisfied or
moderately satisfied with their present living arrangement. The Highest satisfaction rating,87%,was
given by residents in parks of 100 or more spaces. The lowest,though still substantial,level of
satisfaction was expressed in the medium-sized parks,73%. In the smaller parks,83%of the residents
' said they were very satisfied or moderately satisfied with their place of residence.
Dilute resolution orocess: About 20%of the residents had a dispute resolution process active in their
W parks. The larger parks were most likely to have such a process. Only 4%percent of the smaller parks
had dispute resolution. In smaller parks,owner-resident differences are more likely to be resolved
through informal,face-to-face contact between the owner and their resident. In those parks with a
dispute resolution process,42%thought the process was very helpful or moderately helpful. About
one-third of the residents did not think the dispute resolution process was very helpful,and about 25°70
were uncertain or expressed no opinion.
Other comments or concerns: Survey participants were finally asked if there were any other concerns or
comments they would like to express. Several types of comments were expressed. About 22%of the
residents had concerns regarding park maintenance. Park rules and regulations were of concern to
nearly 19%of the residents. Park amenities and resident-owner relations were the next most
mentioned concerns- 13%and 12%respectively.
DETAILED RESIDENT SURVEY RESULTS
Age by Household Size
About one-fourth of the households(173)consisted of an individual resident 65 years of age or more.
Another 22%(144)were two-person households in which the respondent was age 65 or more. Figure 1
shows the distribution of residents by age and household size.
Figure 1: Household Size and Age
Age Household Size
One Two Three or more
65 or more 173 (27%) 144(22%) 4(1%)
35 to 64 69 (11%) 114(18%) 55(8%)
18 to 34 10 (2%) 21 (3%) 58(9%)
' Gender
About 30%of the residents were single women. Nine percent were single men. Figure 2 shows
household size by gender of the head of the household or respondent.
Connerly&Associates 5 San Bernardino Mobilehome Park Study
Figure 2: Household Size by Gender
Gender Household Size
One Two Three or more
Male 57 (9%) 130(20%) 45 (7%)
Female 195(30%) 146(23%) 71 (11%)
No response 0 (0%) 4 (1%) 1 (0%)
Families with Children
Of the 1274 individuals comprising the 648 survey households,244(19%)were children of the head of
the household. There were 29 children in households of two and 215 children in households of three or
more. Of these children,202 were under 18 years of age.There were 90 married couples with children.
Marital Status
There were 305 married respondents,47%of all individuals surveyed. Of these married individuals,
213 were married couples living by themselves,90 were married couples with children,and 2 were
married but living alone. Another 172(27%)were widowed individuals living alone,while there were
31 widowed individuals living with other persons. Figure 3 shows the marital status by household size
' of the survey participants.
Figure 3: Marital Status by Household Size
Marital Status Household Size
_._ One Two Three or More
Married 2 (0%) 213 (33%) 90 (14%v)
Widowed 172 (27%) 26 (4%) 5 (1%)
Divorced/Separated 55 (8%) 31 (5%) 13 (2%)
Never Married/Other 22 (3%) 10 (2%) 8 (1%)
or
Number of Rooms
Mobilehomes in smaller parks were generally smaller than mobilehomes in larger parks. Figures 4 and
5 show the number of rooms in mobilehomes excluding kitchens,bathrooms,and hallways.
Figure 4: Number of Rooms by Size of Mobilehome Park
Rooms Park Size
<50 50 to 99 100+
1 room 3 (0%) 2 (0%) 0 (0%)
2 rooms 23 (4%) 44 (7%) 33 (5%)
3 rooms 20 (3%) 92(14%) 125 (19%)
4 rooms 4 (1%) 52 (8%u) 135 (21%)
5+ rooms 1 (0%) 25 (4%) 72(11%)
Connerly& Associates 6 San Bernardino Mobilehome Park Study
I fi
i
Figure 5: Type of Mobilehome by Park Size
Size Park Size
<50 50 to 99 100+
Single-wide 38 (6%) 115 (18%) 86 (13%)
Double-wide 5 (1%) 87 (13%) 234(36%)
Other 10 (2%) 18 (3%) 54 (8%)
Monthly Space Rent
Figures 6,7,and 8 show the monthly space rent as of December 1987,one year prior to that date,and
three years prior to that date.
Figure 6: Current Monthly Space Rent
<
Space Rent 0
p 5 50 to 99 100 + Total
<$100 10 5 0 15 (2%)
$100- $124 5 0 16 21 (3%)
$125-$149 13 42 28 83 (13%)
$150-$179 18 78 69 165 (25%)
$180-S189 1 46 16 63 (10%)
$190-$199 0 6 27 33 (5%)
Pr $200-$209 0 21 57 78 (12%)
$210-$219 1 8 36 45 (7%)
$220-$229 0 5 45 50 (8%)
$230-$239 0 2 17 19 (3%)
$240-$249 1 0 9 10 (2%)
$250-5299 1 2 38 41 f )
$300 + 1 1 15 17 (3%)
No response 2 5 4 11 (2%)
Median $155 $155 $205 $185
Mean $135 $171 $203 $187
P
f
I,
I
pr
Connerly& Associates 7 San Bernardino Mobilehome Park Study
Figure 7: Monthly Space Rent One Year Ago
Space Rent <50 50 to 99 100 + Total
% %Excl N R
$100 11 10 0 21 (3%) (4%)
$100-S124 9 17 21 47 (7%) (8%)
$125-$149 7 42 42 91 (14%) (16%)
$150-$179 12 80 60 152 (23%) (27%)
S180-S189 0 10 31 41 (6%) (7%)
$190-$199 0 18 50 68 (10%) (12%)
$200-$209 1 8 36 45 (7%) (8%)
$210-$219 0 2 36 38 (6%) (7%)
220-$229 0 2 13 15 (2%) (3%)
$230-$239 0 0 11 11 (2%) (2%)
$240-S249 0 0 5 5 (1%) (1%)
$250-$299 0 1 24 25 (4%) (4%)
$300 + 0 1 7 8 (1%) 0%)
No response 12 30 40 82 (13%) nia
Median $145 $165 $195 $180
Mean $116 $156 $190 $173
Figure 8: Monthly Space Rent Three Years Ago
Space Rent <50 50 to 99 100 + Total
% %Excl N R
< $100 13 13 9 25 (4%) (6%)
$100-$124 8 22 31 61 (10%) (14%)
$125-$149 10 46 50 106 (16%) (25%)
$150-$179 1 50 56 107 (17%) (25%)
S180-$189 0 9 39 48 (7%) (11%)
$190-$199 0 3 21 24 (4%) (6%)
$200-$209 0 0 16 16 (2%) (4%)
$210-$219 0 1 11 12 (2%) (3%)
$220-$229 0 1 3 4 (1%) (1%)
$230-$239 0 0 8 8 (1%) (2%)
$240-$249 0 0 3 3 (0%) 0%)
$250-$299 0 0 10 10 (2%) (2%)
$300 + 0 0 1 1 (0%) (0%)
No response 20 76 120 216 (33%) n/a
Median $115 $150 $170 $160
Mean $96 $140 $167 $153
Method of Billing
Electricity,Gas,and other private utilities are typically billed to residents directly by the service
provider. Public services-sewer,water,garbage collection-are typically included in the space rent
and not billed separately. Figure 9 shows how various utilities are billed to residents by park size.
Connerly&Associates 8 San Bernardino Mobilehome Park Study
Figure 9: Method of Billing for Utilities
' Type of Utility Method of Billing
Incl in Rent Park Owner Service Provider No Response
Gas 28 (4%) 431 (67%) 177(27%) 12 (2%)
' Water 446(69%) 195(30%) 3 (0%) 5 (1%)
Electricity 26 (4%) 361 (56%) 258(40%) 2 (0%)
Garbage 480(74%) 150(23%v) 1 (0%) 17 (3%)
Cable TV 26 (4%) 95 (15%) 206(32%) 321 (50%)
Sewer 441 (68%) 177(27%) 0 (0%) 30 (5%)
Capital Imp 252(39%) 66 (10%v) 5 (1%) 325(50%)
I
Utility Costs
Monthly utility costs varied depending on the type of service arrangement,the size of the mobilehomes
and personal preferences. Figure 10 shows the mean cost of utilities by type of utility and park size.
I
Figure 10: Mean Utility Costs by Type of Utility and Park Size
Utility Type Park Size
All <50 50 to 99 100+
Gas $22 $17 $21 $23
Water $ 6 $ 8 $ 6 $ 5
Electricity $35 $21 $28 $40
Garbage $ 5 $ 6 $ 5 $ 5
Cable TV $19 $25 $25 $18
Sewer $ 4 $ 4 $ 5 $ 5
Capital Impr. $10 $44 $ 6 $ 8
Estimated Value of Mobilehome
The estimated value of mobilehomes varied according to the size and age of the park. Newer,larger
parks tended to have larger,newer,and more expensive mobilehomes than smaller,older parks.
Figure 11: Estimated Value of Mobilehome by Size of Park
Estimated Value Size of Park
<50 50 -99 100+ Total
< $5,000 8 11 12 31 ( 5%)
$5,000-$9,999 18 31 15 64(10%)
$10,000-$19,999 11 70 88 169(26%)
$20,000-$29,999` 3 38 70 111 (17%)
$30,000-$39,999 1 24 65 90(14%)
$40,000-$49,999 0 13 60 73(11%)
$50,000 + 0 2 48 50 (8%)
no response 1 6 9 16 (2%)
Connerly&Associates 9 San Bernardino Mobilehome Park Study
Remaining Loan Balance on Mobilehome
Most residents owned their mobilehomes outright,or with a small outstanding loan balances on their
mobilehomes. Newer parks tended to have a higher percentage of newer mobilehomes with a high
outstanding loan balance. Figure 12 shows the outstanding loan balances by park size.
Figure 12: Outstanding Loan Balances on Mobilehomes
Loan Balance; Park Size
< 50 50-99 100+ Total
% %Excl N R
< $100 20 57 219 296(49%) (57%)
$100-$199 0 3 1 4 (1%) (1%)
$1,000-$4,999 1 11 13 25 (4%) (5%)
$5,000-$9,999 3 6 7 16 (3%) (3%)
$10,000-$19,999 3 23 32 57 (9%) (11%)
$20,000-$29,999 0 11 28 39 (6%) (7%)
$30,000 + 0 15 25 40 (7%) (7%)
No response 15 69 41 125 (21%) n/a
Monthly Mobilehome Rent
There were 42 renters in the sample,about half of whom resided in parks of 50 to 99 spaces. The mean
monthly rent was$241 overall,$139 in parks with fewer than 50 spaces,$275 in parks with 50 to 99
spaces,and$246 in parks with 100 or more spaces. Figure 1.3 shows the distribution of mobilehome
unit rents.
Figure 13: Mobilehome Unit Rents
Rent Level Number of Renters
% %Excl N R
$100 5 (12%) (13%)
$100-$149 4 (8%) (10%)
$150-$199 6(14%) (15%v)
$200-S249 4 (8%) (10%)
$2.50-$299 5 (12-/,,' (13%)
$300-$349 5 (12%) (13%)
$350 + 10(23%) (26%)
No response 4 (8%)
Annual Income
Annual incomes are closely correlated with park size and household size. Residents in larger parks
had higher incomes overall than residents in smaller parks. Single individuals had lower incomes than
two-person households and three or more person households. Figure 14 shows the distribution of
income by park size and household size.
(
Connerly&Associates 10 San Bernardino Mobilehome Park Study
Figure 14: Income by Park Size and Household Size
Income Park Size Household Size
J <50 50-99 100+ Total One Two Three+Total
L % %OF-xc1NR
< $5000 6 6 15 27 (4%) (5%) 19 5 4 28 (4%)
$5000-7999 20 62 50 132 (20%)(23%) 100 22 9 131(20%)
$8000-9999 6 30 29 65 (10%)(11%) 26 32 7 65 (10%)
$10000- 11299 3 15 20 38 (6%) (7%) 15 17 5 37 (6%)
$11300- 12899 3 17 28 48 (7%) (8%) 23 19 6 48 (7%)
$12900- 14549 3 14 31 48 (7%) (8%) 12 27 8 47 (7%)
$14500- 16149 1 10 7 18 (3%) (3%) 3 9 5 17 (3%)
$16150- 18749 2 8 10 20 (3%) (3%) 4 11 4 19 (3%)
$18750- 19499 1 5 4 10 (2%) (2%) 2 5 3 10 (2%)
$19500-25949 4 19 35 58 (9%) (10%) 12 32 16 60 (9%)
$25950-30499 2 8 23 33 (5%) (6%) 3 19 11 33 (5%)
$30500-39999 0 10 25 35 (5%) (6%) 3 16 15 34 (5%)
$40000 + 1 6 41 48 (7%) (8%) 3 30 15 48 (7%)
No response 2 10 56 68 (11%) n/a 25 35 8 68 (11%u)
Mean $10,810 $13,900 $19,460 $10,370 $19,860 $22,840
Federal income assistance and housing programs use specific guidelines based on the number of
persons in a household to define"lower"and"very-low"income residents. These two income groups
are usually targeted for various types of government assistance. "Lower"income households are those
whose incomes do not exceed 80%of county-wide median income estimated by household size.
"Very-low"income households are those whose income does not exceed 50%of the county-wide
median income. The federal government has set the following income levels for San Bernardino
County(as of March 1987)for lower and very-low income households:
One Person Two Persons Three Persons
Lower income $16,150 $18,450 $20,750
Very-low income $10,150 $11,600 $13,050
Based on these income guidelines,Figure 14A shows the approximate number of households that could
be defined as"lower"or"very-low"income by federal government standards.
Figure 14A: Number of Lower and Very-Low Income Households
1 Person 2 Persons 3 Persons Total
Lower income 51 64 23 138(24%)
Very-low income 147 79 35 261 (45%)
Percent of Income Devoted to Housing
The most often used measure of economic distress is the percentage of income residents devote to
housing expenses. The problem of housing cost is most acute for those lower and very low-income
households. Most housing agencies now use a standard of 30%as the amount of income most
Connerly&Associates 11 San Bernardino Mobilehome Park Study
' households can comfortably afford to devote to housing expenses without cutting back on other basic
necessities. In this calculation,housing costs include space rents,mobilehome unit rents(for renters),
mortgage payments(if any),and utility costs. Figure 14B shows the percentage of income devoted to
housing by income group and for lower and very low-income households. As Figure 14B shows,very
few households earning in excess of$25,000 paid more than 30%of their income for housing.
Figure 1411: Percentage of Income Devoted to Housing
(Total responses = 454)
Income Percentage of Income Devoted to Housing Costs
<30% 30-39% 40-49% 50%+
< $5000 0 0 0 23
$5000-$9999 6 36 45 58
$10000-$11299 5 15 7 6
511300-$12899 12 16 8 6
$12900-$14549 17 14 2 4
$14550-$16149 6 3 2 2
$16150-518749 8 3 3 0
S18750-$19499 4 2 2 0
$19500-$21949 8 6 3 1
S21950-$24399 6 3 0 0
$24,400-$28999 22 5 1 0
$29000 + 82 2 0 0
Total 176(39%). 105(13%) 73(16%) 100(22%)
Source of Income
The majority of residents listed social security as their primary source of income,followed by
salary/wage income and pension income. Figure 15 shows the number of residents who listed various
sources of income. Many households had more than one source of income.,so the number of income
sources exceeds the total number of interviews.
Figure 15: Source of Income
Source of Income Number of Households
Social Security 370(57%)
Wages or Salary 232(35%)
Pension 210(32%)
Interest 110(17%)
State Suppl Income 58 (9%)
Stock Dividends 34 (5%)
General County Assistance 15 (2%)
Rental Income 9 (1%)
Child Support/Alimony 5 (1%)
Other 26 (4%)
No response 19 (3%)
Connerly& Associates 12 San Bernardino Mobilehome Park Study
Number of Employed Residents
Fifty percent of the households in the survey had no employed residents. Another 41%had one or
more part-time or full-time workers. The remainder of the respondents did not answer this question.
Amount of Cash and Non-Cash Assets
Less than 40%of the residents responded to this question,therefore the results of this question are not
considered to be representative of the sample. See Wirthlin Group statistical report for further
information.
Need for Outside Financial Assistance
Most residents did not believe they currently need outside financial assistance or would need such
assistance in the future. The percentage of residents who believed that they might need such assistance
was higher for smaller and medium-sized parks than for the larger parks. About 28%of the residents
in parks of less than 100 spaces thought they needed outside financial assistance currently. Only 12%
of the residents in the larger parks believe that they currently need outside financial assistance. About
one-fourth the residents in larger parks thought they may need assistance in the future,whereas nearly
half of the residents in parks with fewer than 100 spaces thought they would need outside financial help
in the future.
Year Moved to Current Address
About 60%of the City's mobilehome park residents moved to their current address since 1980. Figure
16 shows the year that the respondents moved to their present address by size of park.
Figure 16: Year Moved to Current Address
' Year Moved Size of Park
<50 50-99 100+ Total
Before 1970 7 22 16 45 (7%)
1970- 1974 6 16 52 74 (11%)
1974- 1979 9 38 88 135 (21%)
1980- 1984 8 51 101 160 (25%)
1985 5 23 46 74 (11%)
1986 4 30 39 73 (11%)
1987 13 40 42 85 (13%)
No response 1 0 3 4 (1%)
Type of Rental or Lease Agreement
Over 60%of the residents reported having a month-to-month rental agreement. Leases were most
common in the largest parks. Figure 17 shows the number of rental versus lease agreements by size of
park.
Connerly&Associates 13 San Bernardino Mobilehome Park Study
Figure 17: Rental Versus Lease Agreements
Type of Agreement Park Size
<50 50-99 100+ Total
Month-to-Month 39 174 199 412(64%)
Lease 12 45 173 230(35%)
None 1 1 0 2 (0%)
No response 0 1 4 5 (1%)
■
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Connerly&Associates 14 San Bernardino Mobilehome Park Study
' SUMMARY RESULTS OF THE MOBILEHOME PARK OWNER SURVEY
' The following summary results are based on 23 questionnaires received as of Janaury 16,1988.
Number of Spaces
The mobilehome parks represented by these questionnaires contain 2359 spaces,or about 62%of the
mobilehome park spaces in San Bernardino. The spaces in the parks whose owners returned the
questionniare are distributed as follows:855 single-wide spaces, 1341 double-wide spaces,and 163
' other spaces. There were a total of 52 vacant spaces,or 2.1%of the total number of spaces. Eight of
these vacant spaces were single-wide spaces,42 were double-wide spaces,and two were listed as
"other." The owners reported 129 mobilehomes for sale currently(5.4%u of the occupied spaces). Over
the past year the owners reported that 185 mobilehomes had been sold.
Leases
The owners indicated that 733(31%)residents have signed leases in excess of twelve months,and
another 159(7%)residents have signed leases for up to twelve months. The total number of residents
on leases,therefore,represents about 38%of the occupied spaces according to the owners.. Of those
park owners who offer leases to their residents,three indicated that the minimum term for the lease is a
monthly basis,two had a one-year minimum term,three had a five year minimum term,and two owners
reported a minimum lease term in excess of five years. Of those owners indicating a maximum term on
their leases,one had a one-year maximum,one had a two year term,five had a five year maximum,and
four had leases with a maximum term of ten years or more. Of the 23 park owners, 14 would be willing
to offer leases to their residents: one with terms of one to three years,three with a term of three to five
years,and ten with a term of more than five years.
Owners were also asked what they believed would be a fair annual percentage increase on a multi-year
lease. Six would use the Consumer Price Index or some other price index as a basis for rent increases.
Another two owners would use the Consumer Price Index if modified to include the ability to pass
through increased utility and maintenance costs. One owner thought that five percent per year would
be reasonable,while four said that six percent would be fair. The greatest number of owners,eight,
responded that seven percent or more per year would be a reasonable annual rent increase on a
multi-year lease.
Date of Purchase and Year Placed Into Service
Nine of the owners(39%)reported that they purchased their parks since 1980. Another eight owners
purchased their parks between 1975 and 1979. Three owners purchased theirparks between 1970 and
1974. The remaining three owners purchased their parks prior to 1970. Owners were also asked when
their parks were first placed into service. Twenty-one owners responded to this question. Four parks
were placed into service prior to 1960,while another eight parks were placed into service between 1960
and 1969. The other nine parks were opened during the 1970s,although two of these parks were
opened in phases..
Resident Associations
Seven parks have resident associations according to their owners,while twelve do not. The remaining
four owners did not answer this question.
Connerly&Associates 15 San Bernardino Mobilehome Park Study
t .
Complaint Resolution Process
Sixteen parks have complaint resolution processes,while seven do not. Of the parks with such
processes,eight believe their process works well,and eight are satisfied with their complaint process.
Financial Assistance
Nine park owners offer some form of financial assistance to their residents. Four described their
program as a case-by-case rent reduction,four offer case-by-case deferrals,and one described his
program as"rent stabilization." In each case,the decision to provide some type of assistance was based
on informal and direct contact between residents and the park owner.
Space Rents
The following information was provided by park owners on space rents as of December 1987,as of a
year prior to that time,and as of three years prior to that time. Figures 18, 19,and 20 show the
distribution of rents for these three periods.
Figure 18: Current Space Rents
i
(Total = 2329 spaces)
Rent Level Number of Spaces
Single Double Other/ Total
Unclassified
< $100 67 3 0 70 (3%)
$100-$124 340 20 0 360(15%)
$125-$149 159 6 0 165 (7%)
$150-$159 119 16 0 135 (6%)
$160-$169 64 28 142 234(10%)
$170-$179 180 35 0 215 (9%)
$180-$189 25 216 42 283(12%)
$190-$199 7 85 51 143 (6%)
$200-$209 0 158 77 235 (10%)
$210-$219 0 106 40 146 (6%)
$220-$229 0 89 25 114 (5%)
$230-$239 0 29 16 45 (2%)
$240-$249 0 99 19 118 (5%,)
$250-$259 0 47 9 56 (2%)
$200-$269 0 9 1 10 (07')
Median $135 $205 $195 $180
IN
r
Connerly&Associates 16 San Bernardino Mobilehome Park Studv
WIN
Figure 19:
igu Space Rents One Year Ago
(Total = 1953 spaces)
Rent Level Number of Spaces
Single Double Other/ Total
Unclassified
<100 1 0 0 1 (0%)
$100-S124 134 20 0 154 (8%)
$125-$149 181 11 107 299(15%)
S150-S159 56 25 36 117 (6%)
$160-$169 233 61 60 354(18%)
$170-$179 4 197 42 243(12%)
S180-$189 0 48 0 48 (2%)
$190-$199 0 241 94 335 (17%)
S200-$209 0 166 31 197(10%)
$210-$219 0 124 10 134 (7%)
$220-$229 0 31 5 36 (2%)
$230-$239 0 19 5 24 (1%)
$240-$249 0 11 0 11 (1%u)
Median $145 $195 $159 $175
Figure 20: Space Rents Three Years Ago
(Total = 1434 spaces)
Rent Level Number of Spaces
Single Double Other Total
$100 19 0 0 19 (1%)
$100-$124 181 20 1 202(13%)
$125-$149 123 54 6 183(12%)
$150-$159 150 48 51 249(16%)
$160-$169 0 172 85 257(17%)
$170-$179 0 148 74 222(14%)
$180-$189 0 272 10 282(18%)
$190-$199 0 59 32 91 (6%)
$200-$209 0 30 12 42 (3%)
$2100$219 0 0 3 3 (0%)
Median $130 $175 $169 $165
i
Method of Billing for and Cost of Utilities
Figure 21 shows the owners estimate of average utility costs and the method of billing for various
utilities. Estimated average costs are rounded to the nearest dollar.
Connerly&Associates 17 San Bernardino Mobilehome Park Study
Figure 21: Utility Costs and Billing
Type of Service Method of Billing Estimated Monthly Cost
Provider Owner Incl in Rent Per Unit Total
Gas 13 11 0 $16 $1440
Water 0 15 9 S7* 5827*
Electricity 12 11 0 $20 $2382
Garbage 0 12 10 $4 $634
Cable TV 7 2 0
Sewer 0 12 6 $5* S685*
Capital Imp 1 7 13 $25 $5432
Maintenance 0 11 8 $9 $2518
Other 0 2 0 -- --
i *Five responded that sewer service is included under water bill charges.
Types of Amenities Available in Park
Park owners were asked to list the amenities available to residents. Figure 22 shows the response to
this question.
Figure 22: Park Amenities
Pool 15
Laundry Room 23
Rec bldgiclubhse 17
Rec area 11
Guest parking 21
RV parking 11
Storage area 11
Barbeque 6
Other* 9
*(Includes playground,bathrooms,and other community buildings and facilities)
Connerly& Associates 18 San Bernardino Mobilehome Park Study
CONCLUSIONS
San Bernardino's mobilehome parks contain a substantial number of low-income elderly residents and
a small number of low-income families. Most of the residents own their homes outright or have a small
mortgage payment. Their housing costs,therefore,consist primarily of space rent plus monthly utilities
and,secondarily,any property taxes or registration fees.
Approximately 40%of the households are"very low income"(as defined by current federal standards)
and pay more than 30%of their income for housing. The magnitude of this number suggests a serious
need to evaluate options to help the most financially distressed of households who fall within this very
low-income group. Not every household in this group will need immediate assistance. Many
households,for example,are single individuals who could devote in excess of 30%of their income for
housing without sacrificing other essential expenditures. Other residents are"asset rich"but"income
poor,"and could use some of these assets to help defray future housing expenses. Any option which
includes a housing assistance program would have to address individual financial circumstances related
to household size,assets,expenses,and ability to pay. There is clearly some segment of the population
in immediate need of a solution to its economic plight,however. Very low-income residents who pay in
excess of 50%of their income for housing represent about one-in-five households. Other very low- and
lower-income households may experience varying degrees of difficulty,or none at all,in meeting their
housing expenses,but this very low-income segment of the population should be targeted first.
Because most of the residents have moved to mobilehome parks just since 1980,and nearly a third
since 1985,the City can expect existing residents to remain a long time at their present address. Thus,
economic problems faced by residents are of a long-term,not transitory,nature.
L It should be noted that some park owners(about one-third of those responding)have already begun to
address this long-term financial problem by establishing informal assistance programs of their owm -
rent reduction,rent deferrals,and rent stabilization.
Park owners are also using long-term leases with greater frequency as a means of providing residents
�., with a measure of certainty about rent increases. About a third of the residents have already signed
leases in excesses of 12 months,and most park owners who have not offered leases in the past are
favorably inclined to do so in the future.
Owner and residents disagree on what a"fair"annual rent increase would be in a lease. About a third
of the owners would use the Consumer Price Index with a provision for the pass-through of higher
utility costs and capital improvements. Another third of the owners stated that an increase of 7% or
more per year would be fair. Conversely,nearly three-fourths of residents who expressed an opinion
on rent increases said that very modest increases-3%or less-were fair to park owners.
Although the survey focused on financial issues and concerns,a number of other issues surfaced during
6 the course of the survey. Park maintenance,enforcement of regulations,the availability of amenities,
and owner-resident relationships were mentioned by at least 10%of the residents. Most park owners
have processes to handle disputes between residents and the owner stemming from these concerns. All
of the owners and about half the residents were satisfied with such complaint resolution processes.
Despite the problems and concerns mentioned by residents,the overwhelming majority,82%,were at
least moderately satisfied with their living arrangement. In every park,the majority of the residents
expressed at least moderate satisfaction. This response supports the strong attraction of mobilehome
parks and the advantages that living in parks confer on their residents despite the problems mentioned
during this survey.
Connerly&Associates 19 San Bernardino Mobilehome Park Study
EVALUATION OF OPTIONS TO MEET CONCERNS RAISED DURING THE SURVEY
There is a range of strategies to consider in addressing resident and owner problems. Some address
financial concerns,others social concerns. The range of options are outlined below. Each option is
then evaluated based on its probable consequences for residents,owners,and the City. Briefly,these
options are:
1. Housing Cost Assistance
a. Rent subsidy
b.Rent deferral
c.Relocation assistance
d.Placement assistance
2. Mobilehome Park Purchase Assistance
a.Low-interest loans
b.Grants
c.Technical assistance
3. Voluntary Dispute Mediation
a.Intra-park process
b.External process
4. Model Leases
5. Mandatory Rent Review or Mediation(case-by-case discretionary review)
6. Rent Control
The alternative of no action is not considered in this report as a viable option given the level and
number of concerns expressed by residents and park owners.
1. HOUSING COST ASSISTANCE
Housing cost assistance programs can take a number of forms. These include rent subsidies,rent
deferrals,relocation assistance,and placement assistance.
a. Rent Subsidy
1r
Definition: Direct payments or equivalent rent reduction to eligible residents. The sources of funding
for a subsidy can come from government programs(federal Section 8 program,housing vouchers,or
local funds from redevelopment),from private contributions(typically,a voluntary per space
assessment on park owners)or both. A local housing authority is typically designated to screen
applicants for eligibility and monitor the program. In a strictly voluntary program with no public funds,
however,it is also possible to establish a private screening and administrative process(a committee of
park owners and/or residents). A subsidy program is usually better received if a neutral third party,
such as a housing authority,screens applicants.
Advantages:
To Residents: Targets most needy individuals and provides assistance to reduce costs to manageable
level.
l
Connerly&Associates 20 San Bernardino Mobilehome Park Study
rTo Owners: Allows owners to limit any voluntary contribution to defined individuals in most need of
assistance.
To City. Can be consistent with other well-established housing assistance programs.
i
Disadvantages:
To Residents: Depending on how eligibility is defined,may give relatively few individuals a large
subsidy. Residents may perceive program as"charity"or that any owner contributions are paid for
from residents'regular rents. Does not provide rental relief generally.
To Owners: May lead to an ongoing and long-term expense if contributions are required annually to
sustain program.
To City: Increases City administrative burden unless program is set up similar to other housing
authority programs. Even so,case load,if eligibility and applications are processed by housing
authority,would likely increase by at least 100 cases. This might require the hiring of an additional
case worker at least part-time,plus the additional cost of secretarial time in processing and maintaining
A records on applicants. If only federal funds are used,there would be no direct costs to the City.
However,housing subsidies would have to be redirected to from other program. Similarly,if local
redevelopment fund are used,other housing programs would be affected.
b. Rent Deferral
Definition: Rent increases are postponed on a case-by-case basis,or rolled back. Eligibility
determined in same way as rent subsidy. Deferred rent is recouped at time of sale or transfer of
mobilehome. Under this type of program,potentially eligible residents apply for a rent deferral in the
same manner as for a rent subsidy. The amount of rent to be deferred would be based on the income
level of the applicant and the percentage of income that is presently being spent on housing costs.
Advantages:
To Residents: Allows eligible residents to stay in their homes despite rising housing cost.
To Owner: Provides long-term relief to a limited number of residents without making current cash
outlay.
To City: Does not require use of scarce City funds for assistance program.
Disadvantages:
To Residents: Affects mobilehome equity and ability to pass this along to children.
To Owners: Reduces current income,but foregone income is not taxed,whereas cash outlay is taxed.
To City: Same as rent subsidy if City involved in processing applications and determining eligibility.
Could face 100 or more applications. Again,the case load may require the equivalent of a part-time
staff person just o administer this program. Administrative costs would have to be recovered,either
from the City's general fund,redevelopment funds,or as an assessment on park owners to run the
program.
c. Relocation Assistance
Connerly&Associates 21 San Bernardino Mobilehome Park Study
Definition: Monetary or in-kind assistance to help lower-income residents relocate mobilehomes to a
more affordable area. Relocation assistance could mean the moving the mobilehome to another
location within the City or to another mobilehome park within a reasonable distance of the City.
Advantages:
To Residents: Allows targeted residents to find more financially suitable community.
To Owners: Allows owners to find new residents more able to afford park costs.
Disadvantages:
To Residents: Requires relocation from familiar environment. Nearby relocation options may be
limited or non-existent.
To Owners: Depends on their required contribution to relocation costs. Moving a mobilehome can be
or very expensive,several hundred to several thousand dollars,even for a local move.
L To City: Depends on City involvement in financing relocation costs. Sources of funds for relocation
are not readily available and could divert City resources from other worthy programs. Also,to the
extent is involved in relocation,it may require staff time in assisting residents in finding a suitable park
to relocate to. This could be a costly and time-consuming procedure. The cost of moving a mobile
home varies from several hundred to several thousand dollars depending on the type and size of the
home;preparation,take-down,and set-up time and materials costs;
the distance the home is to be moved,and the condition of the roads over which the home is to be
moved. In sum, modern-day"mobilehomes"cannot be easily moved once they are placed on a site.
d. Placement Assistance
Definition: A program to assist financially burdened residents in selling their mobilehomes(if they are
owners)and relocating to more affordable housing. Could include priority placement on housing
authority waiting list for defined very low-income residents. Could also include referral service to help
residents located affordable unsubsidized housing within the City or nearby. The City might also use
redevelopment funds to provide low interest loans for those residents who would use proceeds from
the sale of their home to purchase another home,but who need additional financing. Local funds
could also be used to compensate low-income residents for initial move-in costs.
Advantages:
To Residents: Would provide means for residents who can no longer afford mobilehome park to look
for suitable alternative.
To Owners: Method of assisting residents without spending money on a rental subsidy.
To City: Can help solve part of the problem with minimal administrative expense.
Disadvantages:
To Residents: Requires individuals to move from familiar surroundings and preferred housing
alternative. Alternative living arrangements may not be available at lower cost.
To Owners: If lower-cost alternative arrangements are limited,will not solve problem of residents
unable to move from park.
Connerly&Associates 22 San Bernardino Mobilehome Park Study
To City: If low-income mobilehome park residents who wish to relocate are given priority for Housing
Authority units,will create backlog for other low-income residents. Depending on type of technical
assistance given in sales of homes,could conflict with Realtor interests. Local funds would also be
diverted from other programs if a significant number of low-income residents decided to relocate to a
different type of housing. Would require some staff time to establish eligibility rules and screen
applicants for any subsidies that are provided as part of a placement program.
2. MOBILEHOME PARK PURCHASE ASSISTANCE
Several types of mobilehome park purchase programs are possible. Each is designed to assist residents
in purchasing their parks. The State of California provides low interest"bridge"loans and permanent
e financing to help residents purchase their parks,as well as a limited amount of rental subsidy to those
residents who might not be able to afford the post-conversion space rent. San Bernardino County also
provides technical assistance through Mobilehome Housing Solutions,Inc.to assist residents in
purchasing their parks. Finally,there are private companies(one each in Orange County,Sar,Diego,
and San Jose,for example)that specialize in providing technical assistance to residents in setting up
nonprofit or cooperative organizations through which residents can purchase their mobilehome parks.
A The California Department of Housing and Community Development provides low interest(7%)loans
for up to 50%of the purchase price of a mobilehome park attributable to spaces occupied by
low-income residents. The Department also provides 50%loans to low-income residents to purchase
the site on which their mobilehomes are located if the conversion to resident ownership will be a
subdivision. Finally,short-term loans are available to help residents"bridge"the time gap between the
purchase of a park and the acquisition of permanent financing.
San Bernardino County's resident purchase program provides education training and technical
assistance for resident purchase of mobilehome parks.
e
Mobilehome park conversion is a time-consuming and complicated process. In the case of subdivision,
in which spaces are divided into separate ownership,the residents must prepare a subdivision map and
6 follow state and local procedures. Substandard improvements must be brought up to local design
standards(unless a local variance or waiver of such requirements can be obtained). The filing of
papers with the State,required permits and bonds,and other conversion expenses can total several
thousand dollars or more.
Once a park is converted to resident ownership,the residents will have to assess themselves to pay for
operation,maintenance,and replacement costs.
Thus,before residents can make an informed decision on the benefits of converting their park,they
must first be aware of the procedural requirements and conversion costs.
Advantages:
To Residents: Allows residents to gain control over the operation and maintenance in their parks.
Return on investment in the park may not be essential to residents,providing the possibility for some
cost savings. Can ensure that park will be maintained for mobilehome use.
To Owner: Can relieve owner of on-going problems of some residents being unable to afford rent
increases. Can realize investment in park through sale to residents.
To City: Can provide means of assistance to residents in some parks without resorting to a rent subsidy
or rent control program.
Connerly& Associates 23 San Bernardino Mobilehome Park Study
Disadvantages:
To Residents: May not substantially reduce monthly costs to residents. Financial feasibility varies
depending on resident income and fair market value of park. In some cases,conversion to resident
ownership could actually increase monthly costs. Low-income residents may be unable to participate,
and,in older parks with a high percentage of low-income households,residents may be unable to afford
purchase costs. Operation and maintenance costs are still incurred and must be paid by residents.
Owner may not be willing to sell at price residents can afford or consider fair.
To Owner: Requires owner to seek other types of investment. In smaller parks,owners may feel
strong attachment,especially in"mom and pop"parks. Owner may have to sell at less than what he/she
considers to be fair market value in order to transfer responsibility for operation and maintenance to
owners.
To City: May require City to provide financial assistance to make program feasible for parks with high
percentage of low-income residents. The City may also be asked to waive permit fees or certain design
requirements to make the conversion feasible. Amount of assistance would vary depending on
residents'income,park purchase price,and park operations and maintenance costs. Unless County
program or private firms are used to provide technical assistance,the City may be asked to help
residents tackle the procedural hurdles involved on converting to resident ownership.
3. VOLUNTARY DISPUTE MEDIATION
Financial and non-financial issues could be resolved in many cases through a voluntary dispute
mediation or resolution process. Two options are available: processes set up within parks to handle
iw disputes and a City-wide process. Voluntary dispute resolution requires owners and residents to agree
to resolve their problems directly,through a negotiated process,without the onus of governmental
regulation or control.
a. Intra-Park Process
Resident association would have to be set up in each park to work with park owners on issues of
contention. These resident associations are usually voluntary bodies,with an elected or mutually
agreed upon"spokesperson"or committee that can communicate to and negotiate with owners on
behalf of the residents.
Advantages:
To Residents: Provides a process by which residents can communicate concerns and resolve disputes
directly with owner without outside influence.
To Owner: Same advantages as above.
To City: No City involvement.
Disadvantages:
I
Connerly&Associates 24 San Bernardino Mobilehome Park Study
To Residents: Presumes cooperative relationship between residents and owners which may not exist.
Also presumes that residents are interested enough to form an association which has the consent of the
residents to represent their interests. Since there is no binding procedure,an outcome acceptable
residents cannot be assured.. Owner can refuse to negotiate or unilaterally impose his/her preferred
solution.
To Owners: Same disadvantages as above,except that owner is in a stronger position to impose his/her
preferred solution than are residents. Owner may perceive the establishment of a resident association
as a challenge to his/her ability to manage and operate the park.
To City: No City involvement. Does not address City-wide concerns or problems or problems in
individual parks where voluntary process is not workable.
b. External (City-wide) Process
Under this option,a voluntary mediation body would be established as a disinterested third party to
resolve resident-owner disputes. This mediation body could be called upon to mediate disputes in any
' park in the City. The composition of such a body would typically include at least one mobilehome park
resident,at least one mobilehome park owner,and several other individuals with an understanding of
mobilehome park issues but with no direct interest(either as a resident or owner)in a mobilehome
�,. park.
Advantages:
To Residents: May enhance their leverage in negotiations,especially where direct negotiation with
owner is not possible.
To Owners: Same advantage as for residents.
To City: Can help to address City-wide concerns,establish more predictable and consistent process,
and enhance City's role as a problem solver.
6 Disadvantages:
p To Residents: To the extent that the process is voluntary, an owner may disregard third a party's
recommendation. Resident has less control over negotiations than in direct process without the third
party. Objectivity of outside party,whether it be an individual or group of individuals,is essential and
may be difficult to achieve.
To Owners: Similar disadvantages as for residents.
To City: To extent City staff provides technical support to third party mediator,will involve
administrative and other miscellaneous expenses. However,the amount of City time required to
h6 support such a mediator can be limited issuing of letters and notices. The City may also be asked to
t-
provide a neutral location for mediation.
MODEL LEASES
Definition: A model lease is a standardized,multi-year rental agreement between owners and
residents that can be adopted throughout the City. Typically,the lease would clearly define the amount
of annual increases(or the basis on which such increases are calculated,such as the Consumer Price
Index),allowed pass-through of certain expenses(such as capital improvements,major,unanticipated
repairs,or extraordinary utility cost increases),whether or not the lease is assignable to future
Connerly&Associates 25 San Bernardino Mobilehome Park Study
occupants of the mobilehome,and other terms of tenancy. Eleven cities and counties have adopted
model leases,and many mobilehome park associations have recommended model leases to their owner
' members.
Advantages:
To Residents: Provides predictability on rent increases and allows some financial planning. If
assignable,could make sale of mobilehome within a park easier.
To Owner: Allows owner to set future increases over a several year period in advance,enhances
predictability,and avoids annual disputes over rent increases.
To City: City not necessarily involved in this option.
Disadvantages:
To Residents: Rental increases and other terms provided for in the lease are not necessarily more
favorable than month-to-month or annual agreements. Depends on owner and financial circumstances
in each park. Does not address financial problem for those residents currently unable to afford rent
increases. Unless compelled or required to offer leases,some owners may not participate in program.
To Owner: Owner may face resident resistance to signing long-term leases,especially if residents
® believe lease terms to be unfavorable relative to monthly or annual rental agreement. Elderly residents
are often reluctant to commit to a lease in excess of three years.
To City: Does not reduce pressure for control of increasing rents in parks without leases or resolve
financial problems for low-income residents.
t. MANDATORY RENT REVIEW OR MEDIATION
Unlike voluntary dispute resolution,rent review(sometimes referred to as"mediation"or"arbitration")
60 is a mandatory process in which rental disputes,allowed rent increases,and,sometimes,other issues
are resolved on a case-by-case basis. The individual or group responsible for mediating must often use
local government standards or criteria on which to base their decision. Changes in the Consumer Price
Index,in park owner operations,maintenance,and capital improvement costs,and in resident incomes
are factors often considered in mandatory rent review. Seventeen cities and counties throughout
California have adopted some type of mandatory rent review or mediation(see Appendix C),
according to the Western Mobilehome Association. Another 29 communities have adopted a voluntary
rent review or mediation process. Six communities with rent review were contacted to obtain
information on their review or mediation procedures.
Rent review boards or committees are generally comprised of a park owner representative,a park
resident representative,and two or more at-large members. The procedures in most communities are
set by ordinance,and the board or committee's decisions are binding. In one city,the rent review
board's decision was appealable to the City Council. In most of the communities contacted,the
mediation or review process was triggered only after a petition to the board. City involvement was
minimal in some communities,while in two jurisdictions the local government provided full staff
support(liaison,analysis,secretary,etc.)to the board. Local officials contacted expressed the opinion
that residents were generally more satisfied with the mediation process than were owners,and many of
the review boards'decisions were initially appealed(to the City Council or in court). None of the
boards handled other issues in addition to rent disputes.
Advantages:
M
Connerly&Associates 26 San Bernardino Mobilehome Park Study
To Residents: Provides a standardized,third party process for determining rent increases on a
case-by-case basis. Increases leverage of residents in negotiating rent increases. Lends predictability
to process by which rents are increased.
To Owner: Provides a less restricted process for raising rents than a rent cap. Allows owners
opportunity to obtain compensation for capital improvements and other extraordinary costs. (But,this
will depend on make-up of board and criteria for making decisions.)
To City: Depends on level of City involvement. Can reduce pressure for"political"quick fix decisions
on rent levels through establishment of on-going rent mediation process.
Disadvantages:
To Residents: Mediation process does not guarantee outcome in line with their views on"fair"
increases. Depends on make-up of board and its decision-making criteria. Does not address problems
of residents who cannot currently afford rent increases or present rent levels.
Pr
To Owners: Mediated rent levels may not be in fine with owner's perception of what constitutes fair
6 return on investment. Restricts owner's rent setting ability and requires owner to share financial data
on operation of park.
To City: Depends on level of City involvement. Could entangle City in rent or other disputes between
owners and residents. Depending on number of mediation requests each year,could require
significant obligation of City staff time. If City staff are responsible for writing report,analyzing
op financial data,and making findings,the equivalent of at least one part-time staff person would be
iw. necessary to administer this program. There would also be some minor costs involved in issuing
notices and providing space for the board to conduct its proceedings.
r
RENT CONTROL
" Rent control establishes City-wide or Count-county-wide limits on allowable rent increases,usually not
subject to case-by-case negotiation or mediation(except to the extent that certain"pass-through"
expenses are allowed to be included in a rent increase). Rent control can take several forms: an
annual increase tied to a percentage increase in Consumer Price Index(CPI)or some other price
index,an annual formula established by a rent control board,and a CPI-based formula which also
- allows for certain cost pass-throughs. These pass-throughs can include capital improvement costs,
1 extraordinary operations or maintenance costs,utility costs,etc. According to Western Mobilehome
Association,57 jurisdictions in California have adopted rent control for mobilehome parks. In San
w. Bernardino County,the cities of Chino,Fontana,Montclair,Redlands,Rialto,and Upland have
adopted rent control.
Most rent control ordinances tie annual increases to the Consumer Price Index-between 50 and 125%
of CPI. A few communities set specific annual increases-5%to 7%. Still other communities use a
combination of CPI or a specified percentage increase,whichever is less. And,six cities have
Y' established a rent control board to set annual rent increases. Of the 57 rent-controlled communities,
32 allow for vacancy decontrol-the rent could be raised upon vacation of the space or termination of a
lease(when a household moves,although the mobilehome might remain in the park). Some
communities had a specific dollar or percentage limit to which the rent on a vacated space could be
raised.
1 �
Advantages:
To Residents: Sets predictable and limited increase in space rents,although to the extent CPI cannot
be predicted,is not absolutely certain from year-to-year. Protects residents from large annual rent
Connerly&Associates 27 San Bernardino Mobilehome Park Study
increases,unless in a particular year there is a large increase in the CPI. Financial benefit to residents
depends on the index or formula used,and how this compares to past history of park owner rent
increases. Benefits all residents regardless of financial ability to pay rent increases.
To Owner: Allows owner to automatically adjust rents upward according to index or formula used.
To City: Depends on the extent to which the City is involved in calculating allowed increases and
arbitrating disputes over whether a proposed increase meets the rent control formula. City can benefit
from not having to mediate rents on case-by-case basis.
Disadvantages:
To Residents: Is of minimal help to low-income residents who cannot afford current rents or increases
in rent. Primarily benefits middle-and upper-income residents in more expensive parks.
F
6 To Owners: Restricts their ability to raise rents in line with their investment expectations,capital
expenditures,and operation costs. The degree of restriction depends on the severity of the rent control
and whether it allows for certain cost pass-throughs. May encourage owner to sell park or convert park
to other use. Effect is disproportionately severe on those owners who have made small-to-moderate
increases in consideration of resident's ability to pay. Owners who have been more aggressive about
raising rents would have higher base level from which to calculate allowed increases. May discourage
1P creation of new parks,unless these are specifically exempted from rent control.
L To City: Depends on level of City involvement. Could require substantial commitment of staff time if
City must set rent levels and arbitrate petitions from owners to allow them to pass-through certain
costs. City may also have to process petitions to review specific rent increases if a park owner's
proposed increase is challenged by residents.In these cases,the City could probably expect about 10
-20 challenges or special requests per year based in the experience of other communities with
City-administered rent control. May require the equivalent of a part-time staff person just to
administer the rent control ordinance.
r
' Connerly&Associates 28 San Bernardino Mobilehome Park Study
RECOMMENDED ALTERNATIVE
A range of alternatives have been discussed,and their implications for park owners,residents,and the
City of San Bernardino have been summarized. The following program,which is a combination of
strategies,is recommended by the consultant. This recommendation is based on the following
principles:
• Solutions should be targeted and focused to serve the population in greatest need.
• Voluntary/cooperative process should be employed as a first step,especially where park owners and
residents have an on-going dispute resolution process.
' Mandatory rent controls should be avoided,as the benefits are too diffuse and the limits it imposes
on owners does not justify the likely administrative problems. Rather,a case-by-case rent mediation
process should be established,which can account for differences in operating costs and residents'
financial circumstances.
' City administrative costs should be kept as low as possible.
' Where it is economically feasible to do so,residents who wish to purchase their parks should be
assisted.
' Residents of a most financially distressed mobilehome park should be provided with rental
assistance to ease their burden of housing cost.
Based on these principles,it is recommended that the City adopt a program package which includes
the following:
a. In-park dispute resolution through resident associations in each park(parks with fewer than 10
spaces may not need a formal resolution process). Disputes resolution procedures could be used for
other issues of concern in addition to rent increases.
b. A rent mediation board to which unresolved disputes could be appealed.
c. A financial and technical assistance program which uses state financial assistance,county technical
assistance,and referral to private firms providing assistance to residents.who wish to purchase their
1 mobilehome parks.
d.A financial assistance program for very low-income residents who pay more than 30%of their
income for housing.
By adopting such a multi-point program,the Common Council would ensure a broad range of benefits
to residents,while also ensuring that the base of financial support is as broad as possible. No one party
-residents,owners,or the City-should have to bear the total cost of solving a very real and urgent
' problem. The recommended program is explained below.
' DISPUTE RESOLUTION PROCESS
The City should work with owner and resident organizations to establish a resident association in each
park to mediate disputes between residents and a park owner. Rental and other issues could be
negotiated within each park without City involvement. This strategy assumes resident interest in
maintaining an association and negotiating collectively. It also assumes a desire on the part of residents
Connerly&Associates 29 San Bernardino Mobilehome Park Study
and owners to compromise on issues and bargain in good faith. To the extent this level of cooperation
cannot be achieved in each park,a mandatory mediation process is proposed.
IF
L RENT MEDIATION
A City-wide board should be established to recommend rent increases on a case-by-case basis. The
board would act only when voluntary resolution within a park cannot be achieved,at least 50%of a
park's residents petition the board to review a proposed rent increase,and the proposed increase
exceeds the Consumer Price Index for the Los Angeles-Long Beach greater urban area(which
1 includes San Bernardino) for the prior 12 months.
Suggested Board Composition: Five to seven members appointed by Common Council,two with a
financial/accounting background,two with a real estate background,and one to three at-large
members. None of the members should have a direct interest in a mobilehome park as an owner,
manager,or resident.
Technical Se{pgort: The only technical City support should be secretarial. Board members should
kh review and analyze financial data from an owner to support a proposed rent increase. The board
should review owners'operations,maintenance,and capital improvement costs,among other factors,
in determining a fair rent increase.
Board Authority: The board's decision should be advisory for a 12-month trial period to determine how
owners and residents respond to the mediation process. After 12 months,the Common Council should
re-evaluate the effectiveness of the program and whether or not the board's decision should be binding
on owners.
TECHNICAL ASSISTANCE FOR PARK CONVERSION
1 r The City,to minimize its cost,should use the available County program and establish a list of qualified
firms to refer residents to for technical assistance in purchasing a mobilehome park. The option of
park conversion will likely be financially feasible and agreeable to residents in just a few cases. The
County,through Mobilehome Housing Solutions,Inc.,provides educational and technical assistance to
residents who wish to purchase their parks. An application for state funds must be made on behalf of
residents by a public agency. In addition,state loans can only be made to a nonprofit organization
representing park residents(for spaces occupied by low-income residents) or to low-income residents
or directly(for subdivisions).
kk RENTAL ASSISTANCE
A rental assistance program should be limited to those most financially distressed cases,especially
since the sources of funds for financial assistance are very limited. Rental assistance should consist of
grants to the most needy cases and rent deferrals to those whose financial situation is less critical.
Recommended program measures are outlined below.
EUaili0l: Very low-income households paying in excess of 35%of their income(for singles)or 30%of
their income(fo, households with two or more persons). Base on these eligibility requirements,as
many as 900 mobilehome park residents in the City might be eligible for assistance. If each eligible
household applied for monetary assistance,any fund established to help low-income residents would
be quickly exhausted. Therefore,monetary assistance should be limited to households at or near the
poverty level of income(as defined by the federal government annually),and/or to those very-low
' income residents paying in excess of 50%of their income for housing costs. In-kind assistance should
be provided to other potentially eligible residents through rent deferrals.
r
Connerly&Associates 30 San Bernardino Mobilehome Park Study
i
Screening Process: Housing authority application form and screening process. Funding sources would
have to include compensation to housing authority for administrative expenses.
Tvn,a of Assistance: Grants and deferred rent. Grants should be available to all very low-income
residents for that portion of their housing costs in excess of 50%of their income for housing expenses
PrI and to residents living below the poverty level of income. For very low-income residents paying in
excess of 35%of income(single)or 30%of income(two or more persons),a deferred rent program
should be available.
Source Qf Funds: A joint City/Owner sponsored fund should be established. Owners should be
requested to contribute the equivalent of 5%of one month's space rent each year for each space in the
park(about 0.4%of total annual space rental income). Based on average space rent of$183 in San
Bernardino,if all owners participated,their contributions would total about$35,000. The City should
match this contribution from its redevelopment fund or other City sources. If all residents who were
eligible to apply for monetary assistance received the maximum entitlement under the above guidelines,
the City might need a fund of as much as$700,000 and$800,000 to help between 500 and 600 residents
eligible to receive monetary assistance. However,the experience of other jurisdictions is that between
one and three percent of residents actually apply for assistance(the equivalent of between 37 and 112
households in San Bernardino). The proposed fund should be sufficient to cover most monetary
requests if the percentage of residents requesting monetary assistance in San Bernardino is similar to
r that of other communities.
6
Rent deferrals should be repaid at the time a mobilehome is sold or transferred and would represent
an obligation of the resident receiving the deferral. Owners should be responsible for calculating the
amount of deferral,but their method of calculation should be available for verification by the resident
or his/her successors.
' Administration of Funds: The Housing Authority should administer distribution of funds.
Administrative costs could be paid from the fund.
Connerly& Associates 31 San Bernardino Mobilehome Park Study
l�*
APPENDIX A
MOBIELHOME PARK STUDY SAMPLING PLAN
bb The Wirthlin Group
MOBILE HOME PARK STUDY 4124-10
PROPOSED SAMPLING PLAN
Group 1 - 150+
Group 2 - 300+
Group 3 - 330
X80
Group 1 50 Homes/Park Group 2 50-100 Homes/Park Group 3 100+ Homes/Park
No. in No. No. * No. in No. No. No.in No. No.
w- Park Int. Clstrs. Park Int. Clstrs. Park Int. Clstrs.
11 6 1 50 11 2 109 16 3
13 8 2 51 11 2 130 19 4
15 9 2 55 12 2 142 21 4
17 10 2 56 13 2 142 21 4
25 15 3 60 14 3 143 21 4
38 23 5 62 14 3 148 22 4
41 26 5 62 14 3 155 23 5
42 26 5 63 14 3 161 24 5
45 27 5 65 15 3 181 27 5
247 150 30 68 15 3 242 36 7
69 16 3 281 42 9
72 16 3 386 58 12
' 80 18 4 2220 330 66
81 18 4
r 81 18 4
83 19 4
85 19 4
93 21 4
96 22 4
1332 300 60
* a cluster = 5 interviews. 3 1 -
i
I
�I
I
' APPENDIX B
FACSIMILE OF RESIDENT AND OWNER QUESTIONNAIRES
NOV 20'87
01r,'Ar i
,. SAN BERNARDINO MOBILEHOME PARK SURVEY
RESIDENTS
PERSONAL/CONFIDENTIAL
THE WIRTHLIN GROUP Project #4124-10
1900 East Fourth Street, Suite 215 Time Started
Santa Ana,-California 92705 Time Ended
November 18, 1987
Field Edit
*_ Field Validation
Coding Edit
NAME OF MOBILE HOME PARK:
PARK SIZE: LESS THAN 50.. . . . . .. . . . . . . . . . .1
50 - 100. . . . . . . . .. . . . . . . . .. .. .2
r 100 OR MORE.. .. . . ... . . . . . . . .. .3
Hello, my name is of The Wirthlin Group, a national
research firm. We are conducting a survey of mobilehome park residents in San
_ Bernardino and would like to ask you a few questions on a confidential basis.
(DO NOT PAUSE)
A. Are you the person in whose name YES (CONTINUE WITH Q.1) . . . . . . .1
this home is owned or rented? NO (ASK Q.B) . . . . . . .. . . . . . . . .. .2
----------------------------------------------------------------
IF "NO" IN Q.A, ASK:
-------------------------------------------------------------------------
B. May I please talk to the person in whose name this home is owned
1 or rented?
YES (CONTINUE INTERVIEW WITH PERSON IN WHOSE NAME THE HOME
IS OWNED OR RENTED) . . . . . . . . . . . .. . . . . . . . .. . . . . . . . . . . . . . . . . . . . . .1
NO (CONTINUE INTERVIEW WITH THE INDIVIDUAL YOU ARE TALKING TO) . .. .2
1. How many persons are presently living here ONE.. . . . . . . . . . .. ... . .. .. . . . .. .1
permanently, including persons staying TWO.. . . . . . . . . . . . ... .... . . . . . . .2
or visiting with no other home? THREE.. . . .. .. . . . . . . . . . . . . . . . . .3
FOUR. . .4
FIVE.. . . . . . . . . . . . ... . . . . . . . . ..5
SIX.. . . . . . . . . . . . . . . . . . . . . . . . . .6
SEVEN. . . . . . . . . . . .. . . . . .. . . .. . .7
it EIGHT OR MORE. . . . . . . . . . . . . . . . .8
r
32
'I
I'm going to ask you several questions about the residents living here. Please
answer first for yourself, then for every other resident living here.
2. What was your age at your last birthday? (RECORD BELOW, THEN ASK: ) What
was the age of the other household members at their last birthday?
(RECORD BELOW UNDER Q.2)
I ,
3. What is the gender of each resident? (RECORD BELOW UNDER Q.3)
4. How are the other residents related to you? (RECORD BELOW UNDER Q.4)
Q.2 Q.3 Q.4
Age Gender Relation to Head of HH
Last Birthday Male Female REFER TO LIST BELOW)
Self: 1 2 1 2 3 4 5 6 7 8
Resident #2 : 1 2 1 2 3 4 5 6 7 8
Resident #3: 1 2 1 2 3 4 5 6 7 8
-
Resident #4 : 1 2 1 2 3 4 5 6 7 8
Resident #5 : 1 2 1 2 3 4 5 6 7 8
Resident #6 : 1 2 1 2 3 4 5 6 7 8
CODE FOR Q.4 : 1 = HUSBAND/WIFE 2 = SON/DAUGHTER
,. 3 = BROTHER/SISTER 4 = FATHER/MOTHER
5 = OTHER RELATIVE
p 6 = ROOMER/BOARDER .7 = PARTNER/ROOMMATE
8 = OTHER NON-RELATIVE
5. What is your marital status? NOW MARRIED. . . . . . .. . . . . . . . . . . .1
(READ CHOICES) WIDOWED. . . . . . . .. . . . . . . . . . . . . . .2
DIVORCED. . .:::: ::::: :: ::::: : : .3
SEPARATED.. .4
NEVER MARRIED. .. .. . . . . . . . . . .. .5
6. ( IF NOT OBVIOUS, ASK: ) What is your WHITE.. . . . . . . . . .. . . . . . . . . . . . . .I
ethnic or racial background? BLACK. . . . . . . . . . . . . .. . . . . . . . . . .2
ASIAN/PACIFIC ISLANDER. . . . . . . .3
INDIAN (NATIVE AMERICAN) . . . . . .4
OTHER .5
SPECIFY
1 ■
� ' 33
r
7. Do you consider yourself to be of the YES (SPANISH/HISPANIC) . . . . .. . .1
' Spanish/Hispanic origin or descent, or NO (NOT SPANISH/HISPANIC) . . . . .2
not?
8. How many room do you have in your living 1 ROOM. . . . . . . . . . . . . . . . . . . . . .. .1
quarters, excluding kitchens, bathrooms, 2 ROOMS. . . . . . . . . . . . . . . . . . . . . . .2
hallways, and closets? 3 ROOMS. . . . . . . . . . . . . . . .. .. .. . .3
4 ROOMS. . . . . . . . . . . . . . . . . . . . .4
5 ROOMS. . . . . . . . . . . . . . . . . . . . . . .5
OVER 5 ROOMS. . . . . . . . . . . . . . . . . .6
9. Is your mobile home a single-wide, a SINGLE-WIDE. . . . . . . . . . . . . . . .. . .1
double-wide, or other? DOUBLE-WIDE. . . . . . . . . . . . . . . . . . .2
OTHER .3
SPECIFY
P"
ih. As you know, there are three basic housing costs . . . a payment for the
mobilehome unit, a payment for the mobilehome park space, and a payment for
utilities.
10. What is the current monthly rent for your mobilehome park space only?
LESS THAN $100. . . . . . . . . . .. . . . . . . ..01 $250 - $259. . . . . . . . . . . .. . . . . .12
$100 - $124. . . . . . . . . . . . . . . . . . . . . . .02 $260 - $269. . . . . . . . . . . . . . . . . .13
$125 - $149. . . .. .. ... . .. . . . .. . . .. .03 $270 - $279. . . . . . . . . . . . . . . . . .14
$150 - $179. . . . . . . . . . . . . . . . . . . . . . .04 $280 - $289. . . . . . . . . . . . . . . . . .15
$180 - $189.. . . . .. . . .. . . . . . . . . . . . .05 $290 - $299. . . . . . . . . . . . . . . . . .16
$190 - $199.. . . . . . . . . . . . .. . . . . . . ..06 $300 - $309. . .. . . . . . . . . . . . . . .17
$200 - $209. . . . . . . . . . . . . . . . . . . . . . .07 $310 - $319. . . . . . . . . . . . . . . . . .18
$210 - $219.. .. . . . . . . . . . . . . . . . . . . .08 $320 - $329. . . . . . . . . . . . . . . . . .19
$220 - $229. . . . . . . . . . .. . . . . . . . . . . .09 $330 - $339. . . . . . . . . . . . . . .. . .20
$230 - $239. . . . . . . . . .. . . . . . . . . . . . .10 $340 - $349. . . . . . . . . . . . . . . . . .21
$240 - $249. . . . . . . . . . . . . . . . . . . . . . .11 $350 OR MORE.. . . . . . . . . . . . . . . .22
11. What was the monthly rent last year for your mobilehome park space only?
LESS THAN $100. . . . . . . . . . . . . . . . . ...01 $250 - $259. . . . . . . . . . . . . . . . . .12
,. $100 - $124. . . . . .. . .. . . . . . . . . . . . ..02 $260 - $269. . . . . . . . . . . . . . . . . .13
$125 - $149. . . . . . . . . . . . . .. . . . . . ...03 $270 - $279. . . . .. . .. . . . . . . . ..14
$150 - $179.. .. . .. . . . . . . . . . . . .. .. .04 $280 - $289. . . . . . . . . . . . . . . . . .15
$180 - $189. .. . .. .. ... . . .. . . . . . . . .05 $290 - $299. . . . . .. . . . . . . . . . . .16
$190 _ $199. • • . •• • . • • • • • .• . • • • • •• .06 $300 _ $309. •• . • . • . • • • •. :. :. .17
$200 $209. .07 $310 $319. ..18
$210 - $219.. . . . . . .. . . . . . .. . . . . . . .08 $320 - $329. . . . . . . . . . . . . . . . . .19
$220 - $229. . .. . .. . . .. . . .. . . . . .. ..09 $330 - $339. . . . . . . . . . . . . . . . . .20
$230 - $239. . . . . . . . . . . . . . . . . . . . . . .10 $340 - $349. . . . . . . . . . . . . . . . . .21
$240 - $249. . . . . . . . . .. . . . . . . . . . . . .11 $350 OR MORE. . . . . . . . . . . . . . . . .22
34
12. What was the monthly rent three years ago for your mobilehome park space
only?
LESS THAN $100. . . . . . . . . . . ... . . . . . .01 $250 - $259. . . . . . . . .. . . . . . . . .12
$100 - $124. . . . . .. . . . . . . .. . . . . . . ..02 $260 - $269. . . . . . . . . .. . . . . .. .13
$125 - $149. . . . . . . . . . . . . . . . . .. . .03 $270 - $279. .. . . . . .. . . . . . . . . .14
$150 - $179. . . . . .. . . . . . . .. .. . . . . ..04 $280 - $289. . . . . . . . . . . . . . . .. .15
$180 - $189.. . . . . . . . . . . . . . . . . . . . ..05 $290 - $299. . . . . . . . . . . . . . . .. .16
$190 - $199. . .. . . . .. . . . . . . . . . . . . ..06 $300 - $309. . . . . . . . . . . . . . . . ..17
$200 - $209.. . . . . . . . . . . . . . . . . . . . . .07 $310 - $319. . . . . . . . . . . . . . . . . .18
$210 - $219. . . . . . . . . . . . . . . . . . . . . . .08 $320 - $329. . . . . . . . . . . . . . . . . .19
$220 - $229.. . . . . . . . . . . . . . . . . . . . . .09 $330 - $339. . . . . . . . . . . . . . . .. .20
$230 - $239.. . . . . . . . . . . . . . . . . . . . . .10 $340 - $349. . . . . . . . . . . . . . . . . .21
$240 - $249. . . . . . . . . . . . . . . . . . . . . . .11 $350 OR MORE. . . . . . . . . . . . . . . . .22
13. Who bills you for the following utilities -- the service provider . . . the
park owner . . . or is it included in the rent? (RECORD BELOW UNDER Q.13)
14. What is the approximate monthly cost of each of the following utilities?
( IF "DON'T KNOW BECAUSE IT'S INCLUDED IN THE RENT, SAY: ) We just need
your best estimate. (RECORD BELOW UNDER Q.14)
Q.13 Q.14
Estimated Cost
By Service By Park Included to Household
•• Provider Owner in Rent Per Month
a. Gas 1 2 3
b. Water 1 2 3
c. Electricity 1 2 3
d. Garbage 1 2 3
e. Cable TV 1 2 3
f. Sewer 1 2 3
g. Capital Improvements 1 2 3
33
15. Is your mobilehome owned or being bought OWNED/BEING BOUGHT BY SOMEONE
by you or by someone in this household . . . IN HOUSEHOLD (ASK Q.16-18) ..1
or is it rented? RENTED (SKIP TO Q.19) . .. . . . .. .2
---------------------------------------------------------------------
IF "OWNED OR BEING BOUGHT BY SOMEONE IN HOUSEHOLD," ASK:
' 16. How much do you think the mobilehome would sell for if it were
for sale?
LESS THAN $ 5,000. . . . . . . . . . . . . . . .01 $27,500 _ $29,999. . . . . .. .. ..10
$ 5,000 $ 7,499. .02 $30,000 $34,999. . .11
$ 7,500 - $ 9,999. . . . . . . . . . . . . . . .03 $35,000 - $39,999. . . . . . . . . . .12
$10,000 _ $14,999. .::: :: : . . . . . . ..04 $40,000 _ $44,999. . ...:::: : .13
$15,000 $17,499. . .05 $45,000 $49,999. . .14
$17,500 - $19,999. . . .. . . . . . . . . . ..06 $50,000 - $54,999. . . . . . . . . . .15
$20,000 - $22,499.. . . . . . . . . . . . . . .07 $55,000 - $59,999. . . . . . . . . . .16
$22,500 - $24,999. . . . . . . . . . .. . . ..08 $60,000 - $64,999.. .. . . ... ..17
$25,000 - $27,499. . . . . . .. . . . . . . . .09 $65 ,000 OR MORE.. . . . . . . . . . . .18
17. What is the remaining loan balance , if any, on your mobilehome?
LESS THAN $ 100. . . . . . . . . . . . . . . .01 $12,500 _ $14,999. . . . . .. . . . .11
$ 100 $ 499. . .02 $15,000 $17,499. . .12
$ 500 - $ 999.. . . . . . . . . . . . . . .03 $17,500 - $19,999. . . . . . . . . . .13
$ 1,000 - $ 1,999. . .. . . . . . . . . ... .04 $20,000 - $24,999. . . . . . . . . . .14
$ 2,000 - $ 2,999. . . . . .. . . . . . . . . .05 $25,000 - $29,999. . . . . . . . . . .15
$ 3,000 - $ 3,999. . . . . . . . . . . . . . . .06 $30,000 - $34,999. . . . . . . . . . .16
$ 4,000 - $ 4,999. . . . . . . . . . . . . . . .07 $35,000 - $39,999.. .. . . . . . ..17
$ 5,000 - $ 7,499. . . . . . . . . . . . . . . .08 $40,000 - $49,999. . . . . . .. . . .18
$ 7,500 - $ 9,999. ... . . . . . . . . . . . .09 $50,000 - $59,999. . . . . . . . . . .19
$10,000 - $12,499. . . . . . . . . . . . . . . .10 $60,000 OR MORE. . . . . . . . . . . . .20
18. What is the monthly mortgage payment on all loans secured by your
mobilehome?
LESS THAN $100. . . . . . . . . . . . . . . . . . .01 $250 - $259. . . . . . . . . . . . . . . . .11
$100 - $124. . . . . . . . . . . . . . . . . . . . . .02 $260 - $269. . . . . . . . . . . . . . . . .12
$125 - $149.. . . . . . . . . . . . . . . . . .. . .03 $270 - $279. . . . . . . . . . . . . . . . .13
$150 - $174. . . . . . . .. .. . . .. . . . . . ..04 $280 - $289. . . . . . . . . . . . . . . ..14
$175 - $199.. . . . . . . . . . . . . . . . . . . . .05 $290 - $299. . . . . . . . . . . . . . . . .15
$200 - $209. . . . . .. .. . . . . . . . . . . . . .06 $300 - $324. . . . . . . . . . . . . . . . .16
$210 - $219. ... . . . . . . . . . . . . . . .. . .07 $325 - $349. . . . . . . . . . . .. . . . .17
$220 - $229. . . . . . . .. . .. . . . . . . ....08 $350 - $399. . . . . . . . . . . . . . . . .18
$230 - $239. . . . . . . . . . . . . . . .. . . . . .09 $400 - $499. . . . . . . . . . . . . . . . .19
$240 - $249... . . . . . . . . . . . . . . . . . . .10 $500 OR MORE. . .. . . . . . . . . . . . .20
36
6
--------- ---------------------------------------------------------------
IF-„RENTED--IN---------K------------------------------------------------
9. What is the monthly rent for your mobilehome, excluding space rent
and utilities?
LESS THAN $100.. . . . . . . . . . . . . . . . . .01 $220 - $229. . . . . . .. . . . . . . . . .11
$100 - $124. . . . . . . . . . . .. . . . .. ....02 $230 - $239. . . . . . . . . . . . . . .. .12
$125 - $149. . . . . . . . . . . . . . . . . . . . . .03 $240 - $249. . . . . . . . . . . . . . . . .13
$150 - $159. . . . . . . . . . . . . . . . . . .. ..04 $250 - $259. . . . . . . . . . . . . . . . .14
$160 - $169. . . .. . . . . . . . . . . . . .. . . .05 $260 - $269. .. . . . . . . . . . . . . . .15
$170 - $179. . . . . . . .. . . . . . . . . . . . . .06 $270 - $279. . . . . . . . . . .. .. . . .16
$180 - $189. . . . . . . . . . . . . . . . . . . . . .07 $280 - $289. . . . . . . . . . . . . . . . .17
$190 - $199. . . . . . . . . . . . . . . .. . ... .08 $290 - $299. . . . . . . . .. . . . . . ..18
$200 - $209. . . . . . . . . . . . . . . . . . . . . .09 $300 - $349. . . . . . . . . . . . . . . . .19
$210 - $219. . . . . . . . . . . . . . . .. .. . . .10 $350 OR MORE. . . . . . . . . . . . . . . .20
(ASK ALL RESPONDENTS :)
120. What is your total annual gross household income (before taxes) from all
sources for all household members during the past twelve months? (SHOW
CARD)
r LESS THAN $ 5 ,000. . . . . . . . . . . . . . . . . . . .01 $17,450 - $18,749. . . . . . . . . . . .12
$ 5,000 - $ 6,999. . . . . . .. . . . . . . . . .. ..02 $18,750 - $19,499. . . .. . . . . . . .13
$ 7,000 _ $ 7,999. . . • . • . . . . . . . . .. . . . .03 $19,500 _ $21 ,949. . . . . . . . • • •.14
$ 8,000 $ 8,999. . .04 $21,950 $24,399. . .15
$ 9,999 - $ 9,999. . . . . . . . . . . . . . . . . . . .05 $24,400 - $25,949. . . . . . . . . . . .16
PF $10,000 _ $11,299. . . . . . . . . . . . . .. . . . . .06 $25,950 _ $27,449. . . .17
$11,300 $12,899. . . . . . . . . . . . . . . . . . ..07 $27,450 $28,999. . • . . . . • • .18
L $12,900 - $14,549. . . . . . . . . . . . . . . . . . ..08 $29,000 - $30,499. . . . . . . . . . . .19
$15,550 - $16,149. . . . . . . . . . . . . . . . . . . .09 $30,500 - $34,999. . . . . . . . . .. .20
r $16,150 - $17,099. . . . . . . . . . . . . . . . . . . .10 $35,000 - $39,999. .. . . . . . . . . .21
$17,100 - $17,449. . . . . . . . . . . . . . . . . . . .11 $40,000 OR MORE. . . . . . . . . . . . . .22
21. Which of the following sources contribute to your income? (SHOW CARD)
WAGES OR SALARY. .. .. .. . . . . . .. .1
' INTEREST.. . . . . . . . . . . . . . .2
STOCK DIVIDENDS. . • • • . • . .3
RENTAL INCOME. . . . . . . . . . . . . . . . .4
SOCIAL SECURITY. . . . . . . . .. . . . ..5
GENERAL COUNTY ASSISTANCE
(WELFARE) . . . . . . .. . . . . . . . . . . .6
CHILD SUPPORT/ALIMONY.. . . . . . . .7
PENSION. . . . . . . . . . . . . . . . . . . . . . .8
STATE SUPPLEMENTAL INCOME
(SSI) .. . . . . . . . . . . . . . . . . . . . .9
OTHER .10
SPECIFY
3 '7
22. How many members of your household
work full-time?
23. How many members of your household
work part-time?
24. Please estimate the amount of your cash and non-cash assets for your
household as follows:
Savings Account
Checking Account
Stocks
Bonds
Equity in Mobilehome
Other Real Estate
Personal Property
Other (SPECIFY: )
I
25. Do you believe you currently need outside YES. . . .. . . . . . . . . . . . . . . . . . . . . . .I
financial assistance in meeting your NO. . . . . . . . . . . . . . . . . . . . . . . . . . . .2
monthly housing expenses?
26. Do you believe you will need outside YES. .. . . . . . . . . . . . . . . . . . . . . . . . .I
financial assistance in the future? NO. . . . . . . . . . . . . . . . . . . . . . . . . . . .2
I
27. Have you moved your mobilehome within YES (ASK QS. 28 - 30) . . . . . . . . .1
the past two ey ars from one mobilehome NO (SKIP TO Q.31) .. . . . . . . . . . . .2
park to another?
--------------------------------------------------------------------------
IF "YES" IN Q.27, ASK:
--------------------------------------------------------------------------
28. What year did you move? 1985. . . . . . . . . . . . . . . . . . . . . . . . .1
1986. .2
1987. . . . . . . . . . . . . . . . . . . .. . . . .3
29. What was the approximate cost of
I moving your mobilehome? $
30. What was the approximate distance
in miles that you moved your
mobilehome? MILES
31. In what year did you move to your
current address?
32. What type of rental or lease agreement do MONTH-TO-MONTH. . . . . . . . . .. . ... .1
you have for your mobilehome park space? LEASE (SPECIFY TIME PERIOD:)
(READ CHOICES) .2
' NONE. . . . . . . . . . .. .. .. . . . . . . . . ..3
33. Are you satisfied with this arrangement? YES. . . . . . . . . . . . . . . .. . .. . . . . . . .1
NO. . . . . . . . . . . .. . . . . . . . .. . ... . .2
i
34. If your park offered a multi-year lease, YES. . . . . . . . . . ... . . .. . . . . .. .. ..1
would you sign such a lease if it set NO. . .2
a maximum cap on future rent increases?
35. What would you consider to be
fair annual percentage increase in a
multi-year lease? PERCENT
36. What time period would you consider 1 TO 3 YEARS. . . . .. . . . . . . . . . . . .1
for a multi-year lease? 3 TO 5 YEARS. . .2
OVER 5 YEARS. . .. . . . . . . . . . . . . ..3
Pr
37. Please rate your overall level of VERY SATISFIED.. . . .. . . . .. . .. . .1
satisfaction with your mobilehome MODERATELY SATISFIED. . .. . .. ...2
park. Are you . . . (READ CHOICES) ? NOT VERY SATISFIED. . . . . . . . . .. .3
38. Is there a dispute resolution process YES. .. . . . . . . . . . . . . . . . . . . . . . . . .I
in your park? NO. . . . . . . . . . . . . . . . . . . . . . . . . . . .2
39. How helpful do you find this process in VERY HELPFUL. . . . . . . . . . . .. . . .. .1
{ resolving disputes between the park owner MODERATELY HELPFUL. . . . . . . .. . . .2
and residents? (READ CHOICES) NOT VERY HELPFUL. . . . . . . .. . . ...3
I
I
I ii
39
low
40. Are there any other comments or concerns you would like to express
' regarding your living arrangements in this mobilehome park?
(FOR INTERVIEWER ONLY -- MAINTENANCE OF PARK.. . . . . . . . . .I
NOTE TYPE OF COMMENT: ) PARK RULES AND REGULATIONS. . . .2
PROVISION OF UTILITIES. . . . . . . .3
OWNER-TENANT RELATIONSHIP. . . . .4
SOCIAL EVENTS IN PARK. . . . . . . . .5
AMENITIES AVAILABLE TO
RESIDENTS. . . . . . . . . . . . . . . . .6
OTHER (PLEASE NOTE BELOW: )
.7
THANK YOU FOR YOUR COOPERATION!
What is your name please?
IF-REFUSAL,-ASf:-- -------- ------
�
May I have your first name then in case my supervisor needs to verify that
this interview actually took place?
TELEPHONE ( )
AREA NUMBER
I have re-read this completed questionnaire and certify that all questions
requiring answers have been appropriately filled in and that this interview has
been obtained from the individual designated.
INTERVIEWER DATE
NOTE : This interview is the sole property of The Wirthlin Group. Any
L attempt to duplicate or sell the contents constitutes an illegal act
r'-
and is subject to prosecution .
L
1 40
SAN BERNARDINO MOBILEAOME PARK SURVEY
6 (TO BF COMPLFTFD BY PARK OWNER OR MANAGER )
VAMA' A'D'D ADDRESS OF PARK
1 . number of mobilehome park spaces (NOT MOBTLFHOMFS )
that can accommodate uo to a -
Sinq] e-wide unit
Double-wide unit
Other Mobilehome
( Trinle-wide , etc . )
r 2 " umber of vacant spaces ( as of the date of this
ur�v) that can accommodate ur, to a -
Single-wide unit
Double-wide unit
Other Mobilehome
3 . What is the method of billing and the approximate monthly cost_
f,)r the following utiltiies?
r By Service By Park Owner included in Fstimated Cost
Provider rent per month
Per unit Total
Gas
water --------- ----------- ---------- ---------- -------
Fle_C --- — — --
Garbage
Cablem`, ---------- ------- --- ------ --- -- ----- ----
Capital --------- ----- - ------ - --- --------- -- -
Tmrnrcver r nt-- -- - -- - ----
Ma i n,na n'e- ------- --------- --- -- --- ------- -- - -
How manv units are currently for sale in your park?
Now manv units have b-en sold over the past year?
r
41
5 . If you currently offer a lease of more than 12 months to
your residents , what are the minimum and maximum terms
(duration of the lease )? _ to
6. How many residents have signed leases in excess of 12
months? For ulo to 12 months?
7 . If you do not currently offer a multi-year lease, would
you be willing to do so for -
1 to 3 years
3 to 5 years
o"er 5 years
8 . What do you believe to be a reasonable annual percentage
rent increase for a multi-year lease? %
9 . Please indicate the number of spaces at each level of rent
( only indicate the monthly rent for thcse mobilehome spaces
occupied by mobilehomes ) .
CURRENT
Sinale-Wide Double-Wide O`_her
Under $100 --- -- - _ _---- ----- -
$100 - $124
$125 - $149
$150 - $159 -----_- ------ --------
$160 - $169
— --- -- ------- - ----------
$180 - $189 ----- - --- ---------- --------
$190 - $199
$210 - $219 ------- -- --- - - -----
$2 2 0 - $229
—---- -- ---------- __---_---
$230 - $239
$240 - $219 _ ____ _
$250 - $259 - - ------- ---- --- _ ------
5260 - S26A
$270 - $279
$280 - $289 ---
$2 9 0 - $299
-- ------ ------ ------- —
$300 - $309
$310 - $319 - --- - ----- — -----
$3 2 0 - $329
---- — __-------- --
$330 - $339
$340 or more
42
1 YEAR AGO
Single-Wide Double-Wide Other
Under $100 --- __
$100 - $124
$125 - $149
$150 - $159
$160 $169
$170 - $179
$180 - $189
$190 - $199 - ---
$200 - $209 _
$210 - $219
$220 - $229 ------ - — -
$230 - $239
$240 - $249
$250 - $259 - -- --
$260 - $269 -----
$270 - $279$280 - $289
_--- --
$390 - $299
$300 - $309 _
$310 $319
$320 - $329 --
$330 - $339
$340 or more
3 YEARS AGO
Single_Wide Double-Wide Other
Under $1.00 _
$100 - $124
$125 - $149
$150 - $159
$160 - $169
$170 - $179
$180 - $189
$190 - $199
$200 - $209
$210 - $219 _
$220 - $229
$230 - $239
$240 - $249
$250 - $259
$260 - $269
$270 - $279
$280 - $289
$290 - $299 _
$300 - $309
$310 - $319
$320 - $329
$330 - $339
$340 or more
4
10 . Please indicate if the following items are available
for use by residents in your mobilehome park:
( ) Pool
( ) Laundry room
( ) Recreation building or clubhouse
( ) Recreation area ( shuffleboard , lawn bowling , etc . )
( ) Guest parking
( ) RV parking
( ) Storage area
( ) Barbecue facilities
( ) Other (please specifv) 7
11 . In what year did you purchase the mobilehome dark?
12 . In what year was this park put into service?
13 . Is there a resident association in this park?
14 . 1 there a coma int
la resolution process established in
this park? _ Yes _ _ Nio
If so, how is this pro^_e operating ?
_ _well
-----satisfactory
___-- poorly
j 15 . Does your park offer a financial assistance orooram for
needy residents? Ye _ N?o
If so, please briefly explain the program below.
r 16 . Are there any other comments or concerns you ha-e
regarding th- operation of your mobilehome park?
THANKS FOR YOUR COOPERATION !
I
APPENDIX C
SUMMARY LIST OF COMMUNITIES WITH RENT CONTROL, MEDIATION,
AND REVIEW
CALIFORNIA COMMUNITIES WITH
RENT CONTROL
Affected
Mobilehome Allowable CPI and How Vacancy ' Date
Jursidiction Parks Spaces Coverage I Percent of Increase Adopted Decontrol I P assed I i
,
i
Alameda Count y ~ 22 712 Mobilehome Automatic 5 Ordinance ~
' i ------ - i I o,o 0 ---No
Only
Arroyo Grande 5 498 I Mobilehome Lesser of 896 or 75% Ordinance No ( 5/86
Only j of CPI
Beaumont 8 I 459 1 Mobilehome'75%of CPI Ordinance ' Yes j 10/84
-- - � Only I
Benicia 4 j 317 1 Mobilehome Rent Review Commission Ordinance Yes 9/78
Only j
' Berkeley — - j 0 0 All Units Set by Board Initiative- - No 11/78
j Beverly Hills 0 ; 0 All Units Variable formula related i Ordinance Yes/to 1 3/79
• to CPI I j market I
Calistoga 5 569 Mobilehome Rent Review Commission j Ordinance No 1 8/84
! ; I Only ! I
Camarillo ! 4�— 747 Mobilehome'Mediation — Arbitration Ordinance ' Yes 12/81 i
' Only
Capitola 8 623 Mobilehome 50%of CPI + limited Ordinance No 11/79 i
Only pass-throughs !
f Carson 28 2.565 Mobilehome Set by Board I Ordinance No 8/79
' ------- -- ---- — Only
i
Carpinteria 7 866 !Mobilehome 759-6 of CPI Ordinance ; Nj 3/82
Only i
Cathedral City 10 2.064 Mobilehome Rent. Review Commission i Initiative Yes to Avg. 3/83
i Only Rent
Only
� �� -- -- � � 3 i
' Chino 5 554 Mobilehome 66 r'� of CPI Initiative No 8/8
j ---- - y
Cloverdale 4 165 I Mobilehome Rent Review Commission Ordinance No 6/86
j —------------- -- Only
Clovis 6 582 Mobilehome Rent Review Commission Ordinance Yes 1 9/78
--- --—----- Only
j Cotati _ _ _ —3 1 106 All Units 'Set by Board Initiative No '; 11/79 �
Daly City 1 501 Mobilehome Rent Review Commission 'Ordinance No 6/80
Only -- - -
Delano 4 310 Mobilehome 509<; of CPI Initiative No 11184
Only
East Palo Alto 4 274 All Units Se- ID Board Initiative No 11/83
Fairfield 9 883 Mobilehome Rent Review Commission Ordinance No 11/84
Only
4 5 wm ' REPORTER Special Rent Control Edition FALL 1987 25
I Affected
Mobilehome Allowable CPI and Hovti Va:anc;
- Jursidiction I Parks, Spaces Coverage Percent of Increase Adopted Decontrol Pass_d
Fontana 13 684 Mobilehome 60% of CPI Ordinance No 5/85
Only — — --------- —
f Fremont 3 726 Mobilehome Greater of $10 or 3% to Ordinance No 1/87
-- Only 6% of CPI, or 60% of CPI
Gardena 28 I 1.388 Mobilehome' Arbitration Ordinance' Yes 3/87
! Only
Gilroy 4 336 Mobilehome Lesser of 5% or 80% I Ordinance Yes 5%87
Only of CPI j
Hayward 16 2.160 All Units Lesser of 3%to 6% or j Ordinance No 2/80
60% of CPI I I
Hemet 20 2.805 ! Mobilehome Rent Review Commission Initiative j Yes I 5/79
Only
Indio 6 I 528 ' Mobilehome:1 75% of CPI j Initiative I Yes to Avg.; 3/84
!
Only Rent I
� I I
' I La Verne 8 1.762 Mobilehome, Lesser of 7%or 100% Ordinance! $25 10/84
Only I of CPI
Lancaster 27 2,584 Mobilehome Binding Arbitration Ordinance i Yes 3/85
' Only !
Lompoc 7 654 ! Mobilehome i Lesser of 5% or 75% Ordinance i No i 12/83
' j I Only of CPI to 10%
Los Angeles City 78 7.716 All Units Automatic 4% Ordinance 10°— o r 8/78
Los Angeles County (PHASED OUT All Units Ordinance 7/79
BY SUPV.) I I
----
Los Gatos 2 137 All Units i 70% of CPI Ordinance i Lesser of 10/80
'
10% or !
i I I $25
i
Merced 3 574 Mobilehome 8%or 100% of CPI 1 Ordinance l Yes 5/82
Only lesser amount)I
Mono Count Mobilehome' Ordinance' 5/83
Only
Y SUNSETED y
� j
Montclair 8 620 Mobilehome 6%or 80% of CPI Ordinance I No ! 11/85
Only I (lesser amount) I
' Moorpark 4 270 ! Mobilehome i 75% of CPI Ordinance! No I 9/83
:
j Only
Moreno Valle 7 809 Mobilehome 65% of CPI — 5-8% — Ordinance'
Mo Equal to 12/84
1 y I j Only range j Previous l
! CPI
j Morgan Hill 9 f 875 Mobilehome'75%of CPI Ordinance i No 3/83
! j Only
Morro Bay 15 1 641 Mobilehome 75% of CPI Ordinance $10.00 j 8/86 j
I I I Only
A �+ j
4
26 WMA REPORTER Special Rent Control Edition FALL 1987
Affected
Mobilehome Allowable CPI and How Vacancy Date
Jursidiction Parksl Spaces Coverage Percent of Increase Adopted Decontrol Passed
Napa REPEALED BY VOTER INITIATIVE Mobilehome I Ordinance 12/82
Only
Oakland 3 49 All Units 6% Ordinance Yes 9/80
Oceanside 20 I 2.401 Mobilehome!CPI up to 8% or NOI (Net Ordinance No I 5/82
I Only Operating Income)
Oxnard 25 2.780 Mobilehome Lesser of 3%to 8% or Ordinance Yes $15 3/83
Only 75%of CPI
i
Palm Desert 4 676 1 Mobilehome:75%of CPI Ordinance No i 4180
I
Only
I --
Palm Springs 14 2.242 All Units 75;% of CPI Ordina ice� No 4/80
Palmdale 15 1,455 Mobilehome, Set by Board Ordinance No 10/85
' I Only
Paramount 19 1,442 Mobilehome 100% of CPI ! Ordinance Yes 7/87
Only
Pismo Beach 2 412 Mobilehome i Lesser of 8%or 75% Ordinance No 4/81
Only �of CPI
Rancho Mirage 6 882 Mobilehome'75% of CPI i Ordinance No 7/82
Only
!
Redlands 8 684 Mobilehome Lesser of 60/'o to 9% or ! Ordinance Yes 10% 12/82
I Only 75% of CPI �
Rialto 18 1.963 ! Mobilehome Rent Review Commission Ordinance No 7/78
Only
F I
Riverside County i 124 12.376 i Mobilehome Rent Review Commission ; Ordinance Yes/To 8/83
j Only j I highest
j I park rent
I
Rocklin 1 3 384 Mobilehome'Graduated CPI i Ordinance Yes/10% 5/82
Only ( or $20 I
! San Francisco 1 I 56 All Units j Automatic 7% 1 Ordinance! Yes 6/79
San Jose j 70 I 11,435 All Units Automatic 5% Ordinance No 7/79
San Juan Capistrano 7 1.209 Mobilehome 110% of CPI x Expenses Ordinance No 3/79
j Only !or Modified CPI
j San Luis Obispo City 15 1.551 Mobilehome!75% of CPI Ordinance No 4/82 1
Only
San Luis Obispo County 1 40 2.408 Mobilehome 60% of CPI Initiative Issue being 6/84
-----------� ---
Only _.- - -- --- - -- litigated -- —
San Marcos 17 3.216 Mobilehome CPI or N01 (Net Operating Ordinance Yes 11/80
Only Income)
Santa Barbara City 16 1.487 Mobilehome 75gb of CPI Ordinance Yes 104 9!84
Only
I '
47 WMA REPORTER Special Rent Control Edition FALL 1987 27
Affected
Nl'obilehome ' �.Ilor:u��le CPi and Vacancy r)�.-
- Jursidiction Parks Spaces Coverage i Percent of Increase Adopted Decontrol Pass' i
' Santa Barbara County 15 960 j Mobilehome 75% of CPI Ordinance No 10/79
I Only
Santa Cruz County 36 2.212 Mobilehome 50% of CPI, plus limited Ordinance No 1/79
_- Only pass-throughs-
Santa Monica 3 286 All Units i Set by Board Initiative Set by 4/79 j
Board
San±a Paula I 9 838 Mobilehome Lesser of 70/b or 75% Ordinance No 6/84 j
Only I of CPI I
Scotts Valley 5 527 1 Mobilehome 175 0 of
CPI Ordinance No 11/80
' Only
Simi Valley 6 354 Mobilehome' Rent Review Commission Ordinance Yes 3/83
1 i
Only I
Sonoma County 51 I 3.736 Mobilehome Lesser of 3 96 to 6% or Ordinance Yes ! 6/87
Only 60% of CPI
Thousand Oaks 8 897 All Units Lesser of 3%to 7% or Ordinance I No ! 7/80. .
�75% ofCPl -I
Union City 3 918 i Mobilehome i Lesser of 7%or 90%of Ordinance ' No 5/80
I- Only �j CPI ' --- --�- _-- I
--f-- —r—-- !
Upland 6 866 Mobilehome' 125%CPI: 75%CPI Ordinance i Yes 5% 12/85 I
' i I Only over 7% — I _� or $10 --
Vacaville ( 12 I 1,126 Mobilehome Rent Review Commission Ordinance i Yes 12/77 j
Only ---- - - ---- --- -�- -- .
Vallejo ! 17 1.990 ;Mobilehome Rent Review Commission Ordinance ; Yes 2/82
4 -- _- 1 Only i — --- ---I -- f
Ventura City I 18 I 1.887 I Mobilehome:Lesser of 7°,% or 75 0/'o i Ordinance No 8/81 i
1
Only ;of CPI i i -
1
Ventura County 24 , 1,421 Mobilehome Automatic 5% Ordinance No 2/83 i
----— I i Only ( -- ---- - -- --- -- i
West Covina 2 265 Mobilehome F,Lesser of 5%to 9% or Ordinance Yes 10% ; 9/84
Only 100%of CPI
West Hollywood ( 0 0 All Units 'Set by Board Ordinance 10% 6/85
Westlake Village --- 1 162 1 All Units Rent Review Commission Ordinance No 6/82 1
Westminster REPEALED BY COUNCIL Mobilehome Ordinance ' 6/81
Only
TOTAL 1,038! 105.617 :
Parks I Spaces
i
I'
CAI I InO-1 A r%
SOUTHERN CALIFORNIA
RENT CONTROL AREAS BY COUNTY
SAN SAN SAN LUIS SANTA
KERN LOS ANGELES ORANGE RIVERSIDE BERNARDINO DIEGO OBISPO BARBARA VENTURA
County County County County County County County County County
Delano Carson San Juan Beaumont Chino Oceanside Arroyo Carpinteria Camarillo
4 parks 28 parks Capistrano 8 parks 5 parks 20 parks Grande 7 parks 4 parks
Gardena 7 Park Cathedral Fontana i San Marcos 5 parks Lompoc Moorpark
28 parks I City 13 parks I 17 parks Morro Bay 7 parks .4 parks i
L.A. City 10 parks Montclair 1 15 parks Santa I Oxnard
78 parks Hemet 8 parks Pismo Beach Barbara 25 parks
La Verne 20 parks Redlands I 2 parks City Santa
8 parks I Indio 8 parks San Luis 16 Parks Paula
Lancaster 6 parks Rialto Obispo Santa 9 parks
27 parks I Moreno Valley 18 parks City Barbara i Simi
Palmdale 7 parks Upland I 15 parks County* Valley
i
15 parks Palm Desert 6 parks San Luis 15 Perks 6 arks� p
Paramount 4 parks I Obispo I Thousand
19 parks Palm Springs i County" Oaks
Santa Monica 14 parks 40 parks 8 parks
3 parks Rancho Mirage Ventura
West Covina 6 parks City
18 parks
2 parks I Riverside
Westlake i County'
Ventura
Village 1 124 parks I County'
24 parks
1 park I I _�_ j
TOTAL PARKS UNDER RENT CONTROL
L 4 209 7 � 199 ; 58 37 77 45 98
TOTAL PARKS IN COUNTY _
145 687 224 I 288 I 364- 401 _ 85 61 99
*unincorporated areas of county only
r NORTHERN CALIFORNIA
RENT CONTROL AREAS BY COUNTY
l
SAN t SANTA I
ALAMEDA'FRESNO MERGED NAPA PLACER FRANCISCO SAN MATEO CLARA (SANTA CRUZ SOLANO''SONOMA
County jCounty County County County i County County County County County County
Alameda Clovis Merced Calistoga Rocklin San Daly City Gilroy Capitola Benicia j Clover-
County' 6 parks 3 parks 5 parks 3 parks Francisco 1 park i 4 parks I 8 parks 4 parks dale
22 parks I I 1 park East Palo Los Gatos Santa Fairfield 4 parks `
I Fremont I Alto I 2 parks I Cruz 9 parks Cotati
3 parks 4 parks Morgan Hill County' Vacaville 3 parks
' Hayward I 9 parks 36 parks 12 parks I Sonoma
16 parks San Jose Scotts Vallejo County'
.. I Oakland i j 70 parks I Valley e 1 parks 51 parks
3 parks I parks
Union City
3 parks
TOTAL PARKS UNDER RENT CONTROL
47 6 3 S 3 1 5 85 49 42 58 !
TOTAL PARKS IN COUNTY
_64 79 28 40 47 1 23 118 80 4:', 8 i
i 'unincorporatec areas of cc.:nty only
A p WMA REPORTER Special Rent Control Edition FALL 1987 31
ALTERNATIVE PROGRAMS
TO RENT CONTROL
Mediation— Voluntary Problem-Review Programs
City/County Spaces
Campbell 379
Chula Vista 3,681
Concord 1,452
Contra Costa County 2,733
Culver City 186
El Dorado County 2,610
Escondido 3,585
Kern County 4,621
Manteca 824
Marin County
Modesto 127
2.389
127
Napa City 2,598
Napa County 2 489
Nevada County 1 544
Petaluma 823
Salinas 1,488
San Bernardino County 13,079
1 San Diego City 4,696
5an Joaquin County 6,090
San Mateo County 986
Santa Rosa 1,690
L Santee
2,467
Sonoma City 1.092
, . Stanislaus County 5,192
Sunnyvale 4,117
Sutter County 1,080
Visalia 1,498
Vista 2.401
Yuba City 660
76,577
1,7a/ Model Lease Guidelines
Antioch 322
Barstow 821
Concord 1,452
Lomita 670
Los Angeles County 6,953 i
Napa City 2,598
Napa County 2,489
w Redwood City 597
Rancho Cucamonga 1.128
San Dimas 651
Sebastopol 192
17,873
f. mal Lease Guidelines
Riverside City 2,698
Yucaipa 4,400
7,098
`i►+-!gal Rent Guidelines
Sacramento County 7,689
GRAND TOTAL 109,237
' WMA REPORTER Special Rent Control Edition FALL 1987 35 511
r
APPENDIX D
SUMMARY OF CALIFORNIA HOUSING AND COMMUNITY DEVELOPMENT
DEPARTMENT MOBILEHOME PARK CONVERSION ASSISTANCE
PROGRAMS
STATE Of GUKWHIA GEORGE MKMEJIAN, Gow"w
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
MOBILEHOME PARK ASSISTANCE PROGRAM
TITLE 25, PART I, CHAPTER 7, SUBCHAPTER 13
The Mobilehome Park Assistance Program (MPAP) provides financial and
technical assistance for mobilehome park residents who wish to purchase
their mobilehome parks and convert the parks to resident ownership. The
program provides loans at 7% interest to mobilehome park resident
organizations and individual park residents to finance park conversions and
ensure affordable housing costs for low-income park residents.
Fa Sources of Program Funds
r MPAP was created as a result of SB 2240 (Seymour) of 1984 which appropriated
$3 million for a revolving loan fund. SB 484 (Craven) of 1985 provides
approximately $2.5 million annually for the program through a $5.00 per
section surcharge on mobilehome registrations due between January 1, 1986
and December 31, 1988. An additional $2.5 million was appropriated for the
program in the 1986-7 State Budget.
Types of Loans and Loan Terms
The program is authorized to provide the follo%%1 ng three types of loans:
A. Conversion loans provide interim financing to resident organizations for
conversion costs such as: the acquisition of mobilehome parks; loan
origination fees and other financing costs; legal and professional fees;
and rehabilitation costs. Repayment is required upon completion of the
conversion. The loan term may not exceed three years.
B. Blanket loans provide long-term financing to resident organizations for
up to 50 percent of the conversion costs attributable to low-income
spaces. A program of assistance must be adopted to direct the benefits
of the blanket loan to low-income residents. This may be accomplished
through a rent subsidy, internal loans or other means. Blanket loans
have monthly payments amortized over 30 years unless an alternative
repayment schedule is approved.
C. Individual loans provide long-term financing for low-income residents to
purchase a of or other individual interest in a mobilehome park. The
loans are limited to 50% of the purchase price and have monthly payments
amortized over 30 years unless an alternative repayment schedule is
approved.
Eligibility Requirements
A. Eligible Projects. Projects must have at least one low-income
�ehold to be though most have many more. They must be
converting to resident ownership and/or control and meet the minimum
standards of the Mobilehome Parks Act upon conversion. The form of
51
MOBILEHOME PARK ASSISTANCE PROGRAM
1P TITLE 25, PART I, CHAPTER 7, SUBCHAPTER 13
Page Two
ownership may be a condominium, cooperative, or corporation. A land
lease of 15 years or longer is also acceptable. The homes in the park
may be mobilehomes, manufactured homes, recreational vehicles or factory
built housing.
B. Eligible Applicants. Residents must form a resident organization and
apply for MPAP funds as a co-applicant with a local public entity (e.g.
a city, county, housing authority, redevelopment agency or community
development commission) . The resident organization must represent at
least two-thirds of the households in the park and at least two-thirds
of the residents must participate in the park purchase.
C. Eligible Borrowers. As noted above, both resident organizations and
individual park residents may receive MPAP loans. Individual residents
must have incomes which are not greater than 80 percent of the county
median intone and they must demonstrate that their monthly housing costs
would exceed 30 percent of their income without a MPAP loan.
Available Funding
In Fiscal Year 1985-6, eight projects were awarded a total of $3.9 million.
Approximately $5 million will be available during Fiscal Year 1986-7. Loan
commitments are generally limited to $500,000 per project. To the extent
feasible, twenty percent of the funds will be allocated to rural areas.
1P For additional information, an application or program regulations, contact:
L.
Albert H. Blum, Program Manager or
Anna Trombettas
L Stuart Baker
Pervis Anderson
Bonnie Lilley
Mobilehome Park Assistance Program
921 Tenth St. , 5L
Sacramento, CA 95814-2774
FP (916) 445-0110
Rev. 11/19/87
52
L.
APPENDIX E
RIALTO RENT REVIEW ORDINANCE
■
a.
I ORDINANCE N0. _1Dns_
2
AN ORDINANCE OF THE CITY COUNCIL Of THE
3 CITY OF RIALTO, STATE OF CALIFORNIA,
4 AMENDIN6 CHAPTER 4.01 OF THE RIALTO
MUNICIPAL CODE RELATIN6 TO THE ESTABLISH-
5 MENT OF A MOBILE HOME RENT REVIEW COMMIS-
e S I ON.
7
r
8 The City Council of the City of Rialto hereby ordains as follows
g
to
Chapter 401 of the Rialto Municipal Code is amended to read as
x
11 follows:
12
Chapter 4.01
�
13
14 MOBILE HOME RENT REVIEW COt ISSION
tS Sections:
to
401.010 Purpose.
401.020 Definitions.
17
'
18 4.01.030 Applicability.
401.040 Created--Members--Terms.
19
401.050 Powers of the commission
20
21 401.060 Initiation of commission review, mediation and hearing
process.
22 401.070 Security deposits prohibited
23 401.080 Reduction in services prohibited.
24 401.0% Petition by homeowners.
25 401.100 Increase upon sale or transfer.
26 401.110 Violation--Penalty.
27 401.120 Term inat ion.
2e 401.130 Separab i 11 ty.
4.01.010 Purvos_e. The city council finds and declares it necessary to
2 protect the owners and occupants of mobile homes from unreasonable rent
3 increases while at the same time recognizing the need of the park owners to
4 receive a just and reasonable return on their property and rental increases
�a s
sufficient to cover the net increased costs of repairs, maintenance, insurance,
6 upkeep and additional amenities.
7
po 6 4.01.020 Definitions. For the purpose of this chapter, the words set out
L9 in this section shall have the following meanings:
to A. 'Base rent' means the space rent charged for any mobile home
G
11 dwelling unit space in effect for that space on October 15, 1987 .
12 B. 'Commission' means the mobile home rent review commission
r t3 established by Section 4.01.040 of this chapter.
14 C. 'Consumer Price Index' means the Consumer Price Index for all
15 urban consumers (CPI-U) published for the Los Angeles--Long Beach --Anaheim
16 area or if published for the San Bernardino--Riverside--Ontario area.
t7 D. 'Homeowner' is a person who has a tenancy in a mobilehome park
16 under a rental agreement.
19 E. 'Homeowners' association' (association) means and includes:
20 1. A nonprofit unincorporated association with membership open to
21 all homeowners, representing a majority of the occupied spaces, of a particular
22 mobile home park, with elected officers for a specified period of time
23 ('principal association');
24 2. A nonprofit unincorporated or incorporated association which
25 represents homeowners collectively with elected officers for a specified
26 period of time ('general association').
27 F. 'Members' means commissioners of the mobile home rent review
28 commission.
54 2
1 G. "Mobile home park owners' means the owner, lessor, operator or
2 manager of a mobile home park within the purview of this chapter.
lip 3 H. 'Park owner's association' means any organization, either local,
L 4 regional or statewide, open to all owners of mobile home parks.
S I. 'Rental agreement' is an agreement between the management and
6 the homeowner establishing the terms and conditions of a park tenancy. A
7 lease is a rental agreement.
1P a J. 'Space rent' means the consideration, Including any bonus,
9 benefits or gratuity demanded or received In connection with the use and
t0 occupancy of a mobile home space in a mobile home park, or for the transfer of
11
A lease for park space, services and amenities, but exclusive of any amounts
12 paid for the use of the mobile home dwelling unit. Also excluded are costs for
13 water, gas and electrical charges if the dwelling unit has individual usage
N 14 meters.
15 K 'Tenancy' is the right of a homeowner to the use of a site within
16 a mobilehorne park on which to locate, maintain, and occupy a mobilehome, site
17 improvements, and accessory structures for human habitation, includ- Ing the
1s use of the services and facilities of the park.
19
20 4.01.030 Applicability.
21 A The provisions of this chapter shall apply to any mobile home park
22 within the city.
23 B. None of the provisions of this chapter shall
p prohibit any home-
, 24 owner from entering into a written lease with the owner of said park, which,
2' by its terms, provides for rental Increases other than would be allowed by this
26 chapter.
27 C. In the event of a conflict between a principal and general
28 association on issues in one specific park, the decision of the principal
55 3
association shall be determinative.
2 D. Any association set forth in Section 4.01.020 shall only be
3 recognized pursuant to this chapter by the delivery to the office of the city
4 clerk the name of the organization, the names and titles of the officers
5 thereof, and the term of each.
6
L ' 4.01.040 Created--Members--Terms.
11 A. There is created within the city a mobile home rent review
9
commission, consisting of five regular members and two alternate members
t0 appointed by the city council to serve at the council's pleasure. No member of
11 the commission, regular or alternate, shall be an employee of the city or a
i t2 relative of any such employee. All members of the commission, both regular
t3 and alternate shall be permanent residents of the city. No member of the
14 commission, regular or alternate, shall be a homeowner or a mobilehome park
is owner or a relative, employee or agent of a homeowner or mobilehome pork
16 owner.
17 B. Terms of office for the five regular members of the rent review
fig commission are for a period of four years or until their successors are
19 appointed, and such terms are staggered with the term of one member of the
20 rent review commission expiring each year, except that every fourth year the
` 21 terms of two regular members shall expire. The terms of office for the initial
regular members of the commission shall be as follows_ one member shall
23 serve for one year; one member shall serve for two years; one member shall
24 serve for three years and two members shall serve for four years. The term of
25 office for the initial alternate members shall be one year. Nothing in this
26 chapter shall
p prohibit an alternate member from being reappointed for
27 additional one year terms.
28
56 4
C. Whenever a vacancy occurs on the commission, such vacancy
L 2 shall be (tiled in the manner provided by law. Where a vacancy occurs leaving
3 an unexpired term, the subsequent appointment or selection shall be made for
the balance of such unexpired term.
s D. Neither regular nor alternate members of the commission shall
6 be compensated for their services on the commission
4.01.050 Powers of the commission Within the limitations provided by
9 law, the commission shall have the following powers
10 A To meet from time to time, as requested by the city council, upon
11 the filing of a petition after the failure of mediation and to utilize city offices
12 and/or facilities as needed.
t3 B. To receive, Investigate, hold hearings on and pass upon the
14
petitions of the homeowners as set forth to this chapter.
15 C. To make or conduct such independent hearings or investigations
16 as may be appropriate to obtain such information as is necessary to carry out
17 their duties.
i8 D. To adjust maximum rents either upward or downward upon
19 completion of their hearings and investigations.
20 E. To adopt, promulgate, amend and rescind administrative rules to
21 effectuate the purposes and policies of this chapter, the commission shall
22 publicize its own rules and regulations prior to their promulgation in at least
23 one newspaper of general circulation in the city.
24 F. To maintain and keep at city hail, mobile home rent review
25 hearing files and dockets listing the time, date and place of hearings, the
26 parties involved and the final disposition of the petition These files and
{
27 dockets shall be matters of public record and shall be accessible to the public
28 and may be viewed at the office of the city clerk or may be copied upon written
i
57 5
1
request therefor and upon payment of appropriate cost of reproduction
2
0. To publicize this chapter so that all mobile home park owners
3
and homeowners of Rialto will have the opportunity to become informed about
their legal rights and duties under this chapter.
S H. To consider all
proposals for amendments and modifications of
6 this chapter and to hold at least one public hearing, upon notice to each
7 respective homeowners' association and park owners' association as registered
8
s with the city clerk, to consider the view of interested parties prior to making
�-
recommendations to the city council for or against any such amendments or
10
modifications to this chapter.
11 I. To enforce and recognize agreements arrived at between
6" 12 homeowners and mobilehome park owners where the agreement is duly executed
" 13 by representatives of the parties, submitted to the Commissin and made a
14 matter of record
15
16
4.01. vitiation of commission review mediatlon and hearing
t7 pmg2
1a A In order to implement a rent increase, the mobile home park owner
19 sha 11:
20 1. At least thirty (30) days prior to the service of a written notice
Y1 of a proposed rent increase as set forth below, written notice to the
22 affected principal association of record with the city clerk and to the city
23 clerk that a notice of proposed rent increase will be served. in the event that
Y 24 the mobile home park owner is unable to effect proper service upon the
25 principal association, or if there is no principal association, the mobile home
26 park owner shall post said notice in a conspicuous place in the affected mobile
�
27 home park.
28
58 6
2. At least sixty (60) days prior to the effective date of any rent
2 proposed rent increase the mobile home park owner shall serve each affected
3 homeowner, either by personal or substituted service, by conspicuous service
4
(post and mail) or by certified mail, with notice of the proposed Increase in
S accordance with California Civil Code, Section 798.30, and in addition, with
6 notice that a request for approval of said
proposed rent increase is being tiled
7 with the commission.
8 3. A copy of any notice served pursuant to Paragraph 2, above, shall be
g
tiled with the commission by delivery to the city clerk no later than five (S)
P 10
days after service upon the homeowners.
11 4 No more than one increase in
space rent shall be allowed in any
t 12 twelve (12) month period.
13 B. Nothing contained in this chapter shall be interpreted so as to
14 discourage private, voluntary negotiations between homeowners and mobile
15 home park owners regarding the amount of any proposed rent increase. It is the
16 intent of this section that the thirty (30) day notice period required pursuant
17 to Paragraph 401.060(A) be utilized for the purpose of such informal
R
18 negotiations. Any rent increase which is the result of such informal
19 negotiations shall be exempt from the additional requirements set forth in said
20 paragraph and }n paragraph 4.01.060(C). Although these informal negotiations
21 may be initiated by either the mobile home park owner or the homeowner, It is
. � 22
the intent of this chapter that this action be taken by the mobile home park
23 owner. It shall be the obligation of the mobile home park owner to provide
' 24 written notification to the city clerk regarding the need for mediation
25 C. if no written notice is delivered to the city clerk pursuant to
26 Paragraph 401.060(Br
27
1. The city clerk shall, no later than the tenth day of the sixty (60) day
i 28 notice period pursuant to California Civil Code, Section 798.30, mail written
59 7
2 notice to the homeowners' associations (principal and general); the park owners
association and the owners of the mobile home park subject to the proposed
3
annual rent increase, setting a place, date and time for the holding of a
4
mediation.
S 2. The mediation shall be scheduled within twenty-five (25) days from
6 the date of the notice thereof, but in no event earlier than f if teen (15) days.
7 3. No later than f ive (5) days before the date set for the mediation the
a
park owner shall file with the commission a proposed rent schedule on a form
9
provided by the commission. The rent schedule shall show the existing and
10
proposed rents for each space. Copies of the rent schedule shall be matters of
11
,public record and available free of charge to the affected principal association
12
of record.
13 D. The mediation shall be conducted according to the following rules
14 and procedures:
1 15 1. The mediation shall be conducted by the chairperson or
t6 vice-chairperson of the commission who shall act as the mediator.
17 2. The mediation shall be an informal, non-binding proceeding for the
18
purpose of reaching agreement as to the amount of the proposed rent increase.
19 E. If a full commission hearing Is requested, the following procedures
20 shat 1 be used
21 1. At the re
quest of the chairperson, the parties shall produce such
22 records, receipts or reports as the commission may require. A failure by the
23 mobilehome park owner to produce such requested items shall be sufficient
24 basis for the commission to terminate the proceedings.
25 2. At the request of the chairperson, the parties shall produce specified
26 financial records with respect to the park. Upon failure of any party to produce
l
27 the requested books, papers, records or documents, the chairperson may request
28 the city council to issue a subpoena directed to said art
p y Pursuant to Section
60 8
37104 of the Government Code, commanding the production to the commission
2 the requested books, papers, records or documents in the possession or under
3 the control of said party.
3. Within a period of twenty (20) days following the request for a
s hearing at a time and place set by the commission, a hearing shall be held for
6 the presentation of evidence as to the propriety and/or reason- ableness of the
7 subject rent increase. Written notice of the time and place of the hearing shall
a be given to the parties thereto not less than fifteen (15) days prior to the
e hearing. The notice shall be given by personal delivery or by depositing In the
10 United States mail directed to the addresses on file with the commission A
t1 reasonable continuance, not to exceed thirty (30) days, may be granted by
j 12 stipulation of the parties or at the discretion of the commission
13 4 In the consideration of the reasonableness of a proposed rent
�I 14
increase, the commission shall consider ail relevant factors in determining
1s whether such increase yields a just and reasonable return on the mobile home
16 park owner's property, to include, but shall not be limited to the following
L 17 a. Changes in the Consumer Price Index;
18 b. The rent lawfully charged for comparable mobile home spaces
lb 19 in the city;
20 c. The length of time since the last rent increase for the mobile
21 home space or spaces In the subject park;
n d. The completion of any capital improvements or related
23 rehabilitation work in the mobile home space or spaces specified in the rent
24 increase application, and the cost thereof, including in such items of cost --
25 materials, labor, construction interest, permit fees and other items as the
26 commission deems appropriate; provided, however, that the cost of all capital
27 improvements shall be billed separately from the 'space rent' and that said
28 billing shall cease when the cost of the Improvement has been fully amortized
61 9
1
e. Changes in property tax or other taxes related to the subject
mobile home park;
3 f. Changes in the rent paid by the park owner for the lease on
4 4
which the mobile home park is located;
s
g. Changes in the utility charges for the subject mobile home
e
park paid by the park owner and the extent, it any, of reimbursement from the
homeowners;
8 h Changes In reasonable operating and maintenance expenses;
e
i. The need for repairs caused by circumstances other than
to
ordinary wear and tear;
1' I J. The amount and quality of services provided by the park owner
12 to the affected homeowner;
13 k. Any existing written lease lawfully entered into between the
park owner and the affected homeowner(s).
low is E. At the hearing
1. The parties may offer any testimony, documents, written
declarations or other evidence that Is relevant to the subject of the hearing.
to 2. The parties may have assistance in presenting evidence, or in setting
19 forth by argument their position, from an attorney or such other person as may
20 be desi gna ted by said parties,
provided, however, that each party may have only
21 one such spokesperson at the hearing.
22 3. In the event either the petitioner or the park owner should fall to
23 appear, the commission may hear and review such evidence as may be presented
24 and make such decisions as if both parties were present_
2S 4 All testimony shall be taken and all documentary evidence shall be
26 submitted r 1 f
� uncle penalty o perjury according to the laws of the State of
27 California.
28 5. It need not be conducted according to the the technical rules relating
62 10
I to evidence and witnesses, as applicable In courts of law. To be admissible,
2 evidence shall be of the type on which responsible persons are accustomed to
3 rely in the conduct of serious affairs. A full and fair hearing shall be accorded
to the parties to the hearing.
s
6. The proceedings shall be tape recorded Any party who desires that
6 the proceedings be recorded stenographically shall make arrangements with the
7 city clerk at least f ive days before the hearing. Any transcripts prepared by a
a reporter at the party's request shall be at his or her expense, and the original
9 shall be filed with the city clerk. If the party makes a request for a transcript
D
10 of the tape recording at the time of or after the hearing, he or she shall make
11 , arrangements to copy the official tape recording with the city clerk. All
12 expenses incurred for the transcript will be borne
by the requesting party.
13 7. Any person may be excluded during the hearing by the commission If
14 that person is disruptive or otherwise Interferes with the orderly conduct of
as the proceedings.
16 F. The commission shall make a final decision upon the conclusion of
i t7 the hearing. The written decision, including all applicable findings, shall be
1a prepared the city attorney and mailed to all
� by Y Y parties within ten (10) days
t9 after the conclusion of the hearing.
20 G. All mobile home rent review commission hearings shall be open to
21 the pub ic.
L 22 K Any decision of the commission must be supported by a prepon°
23 derance of the evidence.
24 I. The decision and findings of the commission shall be f anal and there
25 shall be no right of appeal to the city council.
26 J. It shall be unlawful for a rent increase to be assessed prior to a
27
final decision having been rendered by the commission The rent increase
f
28 granted by the commission, if any, shall then be made retroactive to the date
63 11
noticed by the mobile home park owner.
2
K At the hearing the mobile home park owner shall have the burden of
3
� proof. Such burden shall be satisfied if the mobile home park owner proves his
L 4
case by a preponderance of the evidence.
s
6 4.01.070 Security deposits prohibited No security deposit shall be required
7 of any homeowner as a condition of either initial or continuing tenancy in the
PP 6 mobilehome park.
t 9
'® 4.01.080 Reduction in services prohibited No mobilehome park owner shall
i tt
,reduce or eliminate any service in a mobile home park or to any homeowner
12 within any mobile home park unless and until a proportionate share of the cost
13 savings resulting from such reduction or elimination is passed on to the
14 homeowner in
the form of a decrease in rent.
1s
16 401.90 Petition by homeowners.
17 A. The principal association of any mobile home park or more than
1s fifty (50X) percent of the homeowners residing therein may petition the
t9 commission for the purpose of reviewing the amount of rent currently being
20 charged in the any purpose for which the commission has the
ge park or for other
21 power to act as set forth in Section 401.080. Such a petition may be tiled no
iw 22 more than once in any twelve (12) month period, except that upon a showing of
23 good cause the commission shall have the right to consider additional petitions.
24 B. Such a hearing shall be conducted pursuant to the requirements as
25 set forth in Paragraphs D through K of Section 401.060, except that any
26 references therein to 'rent increase', 'mobile home park owner' and 'homeowner'
27 shall be changed so as to ref lect the intent of the subject petition
28
64 12
1
4.01.100 Increase upon sale or transfer.
2 A. There shall be no increase in the space rent
upon the sale or
3 transfer of title to a mobilehome dwelling unit in place, except upon reaching
4 the anniversary date of that space.
5 B. No
upward adjustment of rents shall be authorized by reason of
6 increased interest or the expense resulting from the mobile home park owner
7 refinancing the mobile home park it, at the time owner refinanced, the owner
6 could reasonably have foreseen that such increased expenses could not be
e
covered by the rent schedule in existence except where such refinancing is
f 10
reasonable and is needed for the owner to make capital improvements, A park
w
91 .owner may negotiate with his principal association for a pass-through for
12 capital costs. It agreement cannot be reached, request to the commission for
13 review and mediation is allowed
$` 14 C. No upward adjustment of rents shall be authorized by the
1s commission because of the owner's increased or other expenses resulting from
16 a sale of the park if, at the time the owner acquired the park, the owner could
17 have reasonably foreseen that such increased expenses would not be covered by
18 the rent schedule then in effect This section shall only apply to mobile home
19
parks acquired after the date of adoption of this chapter.
' 20 D. The owner, operator or manager shall provide the purchaser of a
21 mobile home that will remain In the park with a copy of this chapter prior to
22 the execution of a rental agreement with said purchaser for the space in said
23 park.
24
25 401.110 Violation--Penalty.
26 a Any homeowner aggrieved by the willful violation of any of the
27 provisions of this chapter may sue thereon and recover actual damages
28 therefor, plus a civil penalty as provided in this section Any park owner or his
G5 13
1
agent who demands, accepts, receives or retains any payment of space rent In
lip 2
excess of the maximum lawful space rent, in violation of the provisions of this
3
chapter or any rule, regulation or order hereunder promulgated, shall be liable,
4
as provided in this section, to the homeowner from whom such payments are
5 demanded, accepted, received or retained, for damages, as a civil penalty, In an
6 amount of f ive hundred ($500.00) dollars or three times the amount by which
7 the payment so demanded, accepted, received or retained exceeds the maximum
a lawful space rent, whichever is the greater. The owner is also liable to the
a
homeowner for any such payments actually collected and refunded, if any, plus
to
Interest from the date received, reasonable attorney's fees and costs as
11
determined by the court.
12 B. The fact of any willful violation of this chapter may be used by the
13
aggrieved homeowner as a defense to any action for unlawful detainer based on
14
non-payment of rent.
as C. Any willful violation of this chapter shall be a misdemeanor and
� 16
shall be punishable by a tine of not more than five lxxxkW ($500.00) dollars.
17
Each continuing day of violation shall be deemed to be a separate violation
to
19 4.01.120 Termination. The provisions of this chapter shall cease to be in
20 effect after four years from its effective date; provided, however, that the
21
provisions of this chapter shall be remaining in full force and effect thereafter
r 22 for the purpose of maintaining or defending any civil or criminal proceeding
23 with respect to any right or liability, or offense which may have arisen under
24 the provisions of this chapter during its operative period
25
401.130 Separability_. If any section, subsection, sentence, clause, phrase
27 or portion of this chapter is for any reason held invalid, such portion shall be
2e deemed a separate, distinct and independent provision, and such decision shall
66 14
not affect the validity f the remaining ng portions thereof.
2
3 PASSED, APPROVED AND ADOPTED this uih— day of —,sept-m er
e 1987.
d LONGVILLE, y
L 7 ity of Rialto
e ATTEST:
10
12 4EPHSAMPSON, City C
'
13
APP D AS TO FO
I 14
is
G
is ROBERT G. KOCH,JR., Ci torney
i7
is
19 STATE OF CALIFORNIA )
COUNTY OF SAN BERNARDINO ) ss.
CITY OF RIALTO )
21
22
I, JOSEPH K SAMPSON, City Cleric of the City of Rialto, DO HEREBY CERTIFY
23 that the foregoing Ordinance No. inns was duly passed and adopted at a regular
24 meeting of the City Council of the City of Rialto held on the day of
25 September , 1987.
26 Upon motion of McClure
� seconded by
27 Curtis the foregoing Ordinance No. loos was duly
28 passed and adopted
67 is
1
VOTE ON THE MOT ION:
2
AYES: Mayor LongviUe; Councilmen: McClure, Curtis, Sawyer and Nix
3
WES: None
4
ABSENT: None
S
a IN WITNESS WHEREOF, I have hereunto set my hand and the Official Seal of
the City of Rialto this Ath day of September , 1987
a
9
7* 10
City C S K SAMPSON, erk
12
13
14
15
tQ
i
t�
16
i 19
20
21
22
23
r
24
26
2®7
2V
G8 16
P
APPENDIX F
EXAMPLES OF MOBILEHOME PARK OWNER SPONSORED PROGRAMS
�r
i
DEL PRADO CO.
3240 STONE VALLEY ROAD, WEST,SUITE 200
P.O. BOX I056
ALAMO, CALIFORNIA 94507-1056
Telephone 415-838-1460
May 21 , 1985
Sandra J. Brown-Abernathy
Housing Authority of the County of Sutter
448 Garden Highway
Yuba City , California 95992
Reference: Eligibility Service Contract
Dear Ms. Brown-Abernathy :
We are pleased to enclose a copy of the Agreement,
rent role and our letter to the residents regarding
the Del Prado rent subsidy program. The rent role
is a copy of our accounting form and is divided into
two sections.
We will be passing out the letter to the residents as
they pay their June rent so you should be receiving
some inquiries in the next few days .
Thank you for your assistance in this program and
we look forward to the ultimate results .
Sincerely ,
DEL PR DO CO.
J. A. Noe
Chief Financial Officer and
Director of Commercial Properties
JAN/vs
Enclosures 3
cc : Fred and Anita Cherry
Chuck Hughes, W1.:A
69
ELIGIBILITY SERVICE CONTRACT
Agreement made this 17th day of May 1985 between the Housing
Authority of the County of Sutter , hereinafter referred to as "HA" and
L Del Prado- Incorporated , hereinafter referred to as "DP" .
1. The purpose of this Agreement is to state the terms and conditions
under which the HA will furnish information to DP as to the eligi-
r bility of resident 's of the Del Prado Mobile Home Park in Yuba
City, hereinafter called "residents" for Lr ent subsidy._
2. DP has established a rent subsidy program for eligible residents as
follows:
a. Definitions:
(1) A resident is a person leasing a space from DP.
r (2) A resident' s household includes all persons residing in a
home on the leased space.
(3) Asset Value includes cash, bank accounts, stocks and
bonds, notes, receivables, real estate , and automobiles less
notes payable, accounts payable, mortgages , trust deeds, and
other debts and value of mobile hoi;ie.
(4) Asset Value does not include jewelry, heirlooms , clothing,
household furnishings and furniture, or money or securities
placed in an irrevocable trust for funeral cremation, or
interment.
(5) Annual income for eligibility purposes encompasses all
sources of income, including without limitation earnings from
employment , investments , retirement plans , etc. , other govern-
mental or private assistance or subsidy such as welfare and
' ! social security benefits , gifts or allowances from family
members or third parties , and an amount representing a reason-
able return on the value of assets owned , etc .
(6) A resident ' s assets and income includes the assets and
income of all persons in a resident ' s household .
0
b. A resident is eligible for a rental subsidy if:
(1) The net assets of the resident 's household do not exceed
$75 ,000 .00 .
(2) The annual income of the resident ' s household qualifies as
stated in subparagraph c of this section 2 .
C.
INCOME TO QUALIFY SUBSIDY AS % OF RENT
1 person per 2 person per
household household
$8954 - 9700 $10200 - 11050 6%
8207 - 8953 9350 - 10199 7%
7462 - 8206 9500 - 9349 8%
6715 - 7461 7650 - 8499 9%
5969 - 6714 6800 - 7649 10%
Below 5968 Below 6799 11%
d. DP will fund the program in the amount of $5,000 .00 to cover
all rent subsidies and costs of administration.
e. The program will terminate 1 year after the date of implemen-
tation provided that the program will terminate when the $5,000 .00
fund is exhausted if the $5,000 .00 is exhausted before the *end of
1 year.
(1) If DP elects to extend this program beyond 1 year, it will
notify HA 90 days before the end of the lst year.
f. DP may terminate the program as follows:
(1) If the $5 ,000 .00 fund is exhausted , DP may terminate the
program at the time the fund is exhausted by giving residents
and HA notice of termination.
(2) DP may terminate the program without cause by giving resi-
dents and HA 60 days notice of termination .
g. DP will grant a resident a subsidy upon the application of a
resident when the HA notifies DP of the eligibility status of that
resident .
rh. The subsidy will commence on the first of the month following
the date of the application .
71
i. The subsidy will be adjusted or terminated at any time the HA
notifies DP and the resident of a change in eligibility status.
The adjustment or termination will be effective on the 1st day
of the month occurring 30 days or more after the notice of adjust-
PW ment or termination.
j . DP may not terminate the program as to any individual resident
without cause terminating the entire program.
k . DP shall rely entirely on the HA to establish eligibility. If
DP has any knowledge which leads it to doubt eligibility, it shall
communicate that information to HA only.
1. DP shall not disclose any information about the eligiblity of
a particular resident to anyone other than the HA and that
resident.
m. DP shall not disclose any information about the number of
residents participating to anyone but the HA.
n. DP shall inform all residents that the program is available by
personal letter sent to each resident.
o. DP shall inform any resident who requests information about
the program of the basic provisions and refer the resident to the
HA for further information.
p. The program shall include a grievance procedure by which a
resident can appeal a decision of the HA staff.
q. DP will provide an application form to any resident who
requests said form.
r. DP shall not discrimate against any resident on the basis of
race, color , creed, religion, sex , or national origin.
s. DP shall provide HA with a list of residents.
3. HA will provide DP and eligible residents with certification of
eligibility as follows:
a . HA will compose a summary of the provisions of the program and
provide said summary to DP for distribution to the residents.
b. HA will prepare an application form which will include space
for the resident to disclose information needed to establish
eligibility and provide said application to DP for approval .
-3- 72
L C. 4A will process application and notify the resident and DP of
the eligibility status of the resident,
d. HA is not authorized to
process applications from any person
who is not a resident . HA shall rely entirely upon the determina-
tion of DP on status of any person as a resident or non-resident.
HA is not authorized to process applications for residents who are
in violation of their lease agreement ® HA shall rely entirely
upon the determination of DP concerning any violation of any lease
agreement.
e. HA will keep all information received from a resident strictly
confidential in accordance with the provision of California H and
S Code Section 34332 and California Government Code Section
6254 ,7 . HA interprets this provision to prevent it from
disclosing the number of residents participating and the amount of
subsidy actually granted.
f. HA will not seek publicity on any phase of the program, but HA
is bound by the provisions of California Government Code Section
6253 to disclose information concerning the nature of the program.
g. If the program is extended beyond one year HA will review the
A' status of each eligible resident on an annual basis:
(1) 60 days before the end of any eligible year, HA will
notify resident that he must submit a disclosure report , on a
form provided by HA, to the HA disclosing information
concerning eligibility.
(2) When HA receives the form, it will review the eligibility
data and notify resident and DP of the eligibility status of
the resident for the next year 30 days before the end of the
year .
(3) If resident does not submit the form to the HA 40 days
before the end of the eligibility year , HA will notify resident
and DP that the resident is not eligible for the subsidy and
that the subsidy will be terminated at the end of the eligible
year .
g . HA may, at its discretion , conduct an investigation to deter-
mine the accuracy of any statements of a resident included in any
application for eligibility or any eligibility review forms .
73
-4-
, h. q A does not have any authority to require DP to grant a sub-
sidy. HA's only participation in the program is to establish and
review eligibility.
i. HA has no liability to any resident or DP for any errors in
establishing eligibility.
j . HA reserves the right to terminate its participation in the
program with or without cause by giving 30 days notice to DP and
to all previously eligibility certified residents and all resi-
dents who have applications being processed. HA shall have no
duty to notify other residents . HA shall have the right to
publicly state its reason for termination as long as the
confidentiality of any information is not disclosed without the
consent of the interested parties.
` (1) If HA exercises the right of termination, all DP records
provided HA by DP will be returned to DP.
(2) If HA exercises the right of termination, HA will notify
DP any qualified residents that all confidential resident
records will be destroyed in 90 days unless HA is provided with
a Court Order ordering it to deliver the information to a
person or persons named in the order.
k. HA will review any eligibility determination at the request of
any applicant under the same procedures established by the HA in
its Policies and Procedures re Section 8 Housing Assistance
Program concerning an "Informal Hearing for Denial , Reduction, or
Termination of Assistance. " This procedure only applies to eligi-
bility determination as HA does not have any authority to require
DP to grant a subsidy.
4. Residents are under no obligation to apply for the subsidy, but if
resident does apply, resident will be required to:
a . Request application forms from HA.
b. Complete application form. The application form will include
a list of assets and income, a consent for HA to make inquiry to
third persons concerning said assets and income, a statement that
resident understands HA is merely establishing eligibility and that
HA has no authority to grant a subsidy, and a statement that
74
'r resident waives any remedy against HA for errors in determining
eligibility. The application form will be signed under penalty of
perjury.
C. Comply with the requirements for annual review of eligibility
if the program is extended.
5. DP shall hold HA harmless from all damages arising out of any
damages to any person damaged by the program.
6. DP at its cost shall maintain public liability insurance with
liability limits of not less than $1 ,000 ,000 .00 per person and
occurrence insuring HA against all liability of HA and its
authorized representatives arising out of and in connection with
the program. All public liability insurance shall insure
performance by DP of the indemnity provisions of paragraph 5 .
a. All the insurance required under this agreement shall:
L (1) Be issued by insurance companies authorized to do business
in the State of California, with a financial rating of at least
A + 3A status as rated in the most recent edition of Best's
Insurance Reports.
(2) Be issued as a primary policy.
(3) Contain an endorsement requiring 30 days ' written notice
from the insurance company to both parties before cancellation
or change in the coverage, scope, or amount of any policy.
Each policy, or a certificate of the policy, together with evi-
dence of payment of premiums , shall be deposited with the HA at
the commencement of the term, and on renewal of the policy not
less than 30 days before expiration of the term of the policy.
7 . DP will reimburse HA for all expenses incurred by HA in developing
and administering the program including attorney' s fees.
Attorney ' s fees will be the amount of attorney ' s fees billed to
the HA directly attributable to the development and administration
of the program.
Employee ' s time will be billed at the actual hourly rate of pay of
that employee plu-- % to cover the cost of the other benefits
provided the employee plus % for superivision, duplicating , and
office overhead .
F
75
Executed in Yuba City, California on ' 1985 .
HOUSING AUTHORITY OF SUTTER COUNTY
By
DEL PRADO INCORPORATED
BY
r 0 —
L.
DEL PRADO CO.
3240 STONE VALLEY ROAD, WEST,SUITE 200
P.O. BOX 1056
ALAMO, CALIFORNIA 94507-1056
Telephone 415-838-1460
May 21, 1985
rrr
Dear Resident:
We are pleased to inform you of the new Rent Subsidy Progam
which is being offered by the Del Prado Mobile Home Park Owners
commencing June 1 , 1935 . As you are aware , this program is
a result of many hours of discussions and negotiations with
Yuba City and Sutter County officials, Del Prado residents and
Park Owners .
I
The program is designed to assist existing residents who meet
the established criteria in making their park rental payments.
The qualifications are quite lenient compared to existing HUD
programs which may also be available to particular residents.
As the program is untested, we ask your patience until the
"kinks" are worked out of the program and sufficient time be
given before its success can be judged.
Please review the enclosed Rent Subsidy Program Guidelines and
determine whether you fit within the guidelines. If you believe
you are qualified, please request an application from the Sutter
County Housing Authority, 448 Garden Highway , Yuba City. All
personal information presented to the Housing Authority will not
be divulged to the Del Prado Owners .
' We believe this program is a meaningful and equitable way to help
those who are less fortunate while still preserving capitalistic
principles and are phased to be able to implement the program.
Sincerely,
DEL PRADO CO.
J. A. Noe
Director of Commercial Properties
JAN/vs
7
DEL PRADO MOBILE HOME PART:
RENT SUBSIDY PROGRAM GUIDELINES
d W A115"R 0 E�/EGO�E/� C'2/
Bs� U/�o�v f f-v- A• 7vl o5�iN�S
PURPOSE: The program is designed to assist existing residents who meet the established
criteria in making their rental payments. The maximum annual subsidy fund will be
$5,000 including administration fees and the program will commence on June 1, 1985.
ELIGIBILITY: Based upon the following:
(1) The household net worth does not exceed $75,000 and (2) a resident's household
annual income must qualify under the INCOME TO QUALIFY paragraph. A household includes
the spouse or other person or persons who owns and/or occupies the mobile home. An
application will be completed initially for eligibility and annually thereafter to
continue to be eligible.
NET WORTH: Cash, bank accounts, stock and bonds, notes receivables, cash surrender
value of life insurance, real estate, mobile home, automobiles and other assets, less
notes payables, accounts payables, mortgages, trust deeds and other debts. Asset value
does not include jewelry, heirlooms, clothing, household furnishings and furniture or
money or securities placed in an irrevocable trust for funeral , cremation or intern-:ent.
ANNUAL INCOME: Annual income for eligibility purposes encompasses all sources of
7 income, 'including without limitation earnings from employment, investment, retirement
plans, etc. other govermental or private assistance or subsidy such as welfare and
Social Security benefits, gifts, or allowances from family members or third parties,
an amount representing a reasonable return on the value of assets owned, etc.
INCO:11,: TO QUALIFY: Eligible residents would be entitled to the following maximum
monthly subsidies:
1 Person per 2 Persons per
Household Household Subsidy as % of Rent
$8954 - 9700 $10200 - 11050 67
8207 - 8953 9350 - 10199 7%
® 7462 - 8206 8500 - 9349 8%
6715 - 7461 7650 - 8499 92.1
5969 - 6714 6800 - 7649 107
Below 5968 Below 6799 1.2%
CAPITALIZATION OF FUND: - The subsidy fund will be capitalized by the Park. Residents
are not obligated to make contributions to the fund, but may do so if they choose.
ADMINISTRATION OF THE FUND: Qualifications will be administered by the Sutter County
Housing Authority, 44u Garden Highway, Yuba City. The subsidy will be in the form of
a monthly rebate check from the Park Owners upon the Housing Authority's authorization.
CONFIDENTIALITY OF FUND ADMINISTRATION: The specifics of all applications for subsidies
and the specifics of all decisions of the Authority will. be held in strict confidence.
CONTINUING ELIGIBILITY: Recipients of subsidies must re-apply annually. Appropriate
adjustments (including an Authority finding of non-eligibility) will be made at that
tinc.
CONTINUITY OF 1'Ui�D: The Program will be reviewed annuall- and will be in effect
during the first year unless a rent control ordinance is established in file Cite of
Yuba subject to the availability of funds as liwited by the Purpose Paragraph.
8
DEL PRADO MOBILE 110"tE PARK
RENT SUBSIDY PROGRAM GUIDELINES
PURPOSE: The program is designed to assist existing residents who meet the established
criteria in making their rental payments. The maximum annual subsidy fund will be
$5,000 including administration fees and the program will commence on June 1, 1985.
ELIGIBILITY: Based upon the following:
(1) The household net worth does not exceed $75,000 and (2) a resident's household
annual income must qualify under the INCOME TO QUALIFY paragraph. A household includes
the spouse or other person or persons who owns and/or occupies the mobile home. An
FP application will be completed initially for eligibility and annually thereafter to
i. continue to be eligible.
NET WORTH: Cash, bank accounts, stock and bonds, notes receivables, cash surrender
16 value of life insurance, real estate, mobile home, automobiles and other assets, less
notes payables, accounts payables, mortga-es, trust deeds and other debts. Asset value
does not include jewelry, heirlooms, clothing, household furnishings and furniture or
money or securities placed in an irrevocable trust for funeral, cremation or internment.
ANNUAL INCOME: Annual income for eligibility purposes encompasses all sources of
income, including without limitation earnings from employment, investment, retirement
plans, etc. other govermental or private assistance or subsidy such as welfare and
Social Security benefits, gifts, or allowapces from family members or third parties,
an amount representing a reasonable return on the value of assets owned, etc.
INCOME TO QUALIFY: Eligible residents would be entitled to the following maximum
monthly subsidies:
1 Person per 2 Persons per
Household Household Subsidy as % of Rent
$8954 - 9700 $10200 - 11050 6%
8207 - 8953 9350 - 10199 7%
7462 - 8206 8500 - 9349 8%
6715 - 7461 7650 - 8499 9%
5969 - 6714 6800 - 7649 10%
Below 5968 Below 6799 127.
CAPITALIZATION OF FUND: The subsidy fund will be capitalized by the Park. Residents
are not obligated to make contributions to the fund, but may do so if they choose.
ADMINISTRATION OF THE FUND: Qualifications will be administered by the Sutter County
Housing Authority, 448 Garden Highway, Yuba City. The subsidy will be in the form of
a monthly rebate check from the Park Owners upon the Housing Authority's authorization.
CONFIDENTIALITY OF FUND ADMINISTRATION: The specifics of all applications for subsidies
and the specifics of all decisions of the Authority will be held in strict confidence.
CONTINUING ELIGIBILITY: Recipients of subsidies must re-apply annually. Appropriate
adjustments (including an Authority finding of non-eligibility) will be made at that
time.
CONTINUITY OF FUND: The Program will be reviewed annually and will be in effect
Lduring the first year unless a rent control ordinance is established in the City of
Yuba subject to the availability of funds as limited by the Purpose Paragraph.
O.
79
C: t
Western Mobilehome Association
D R A F T
MOBILEHOME PARK SUBSIDY PROGRAM
SONOMA COUNTY
Sonoma County is faced with the dilemma of maintaining an
affordable housing stock for the low and moderate income
population. Mobilehome parks provide an unique form of
affordable housing. Rents are low compared to apartments and
rental housing of similar size. In addition, the mobilehome
resident builds equity in their home.
The mobilehome parkowners of Sonoma County agree to provide
a rental subsidy for low income mobilehome park residents. The
program is intended to grant relief to qualified residents in the
form of a subsidy for future rent increases. The Mobilehome Park
Survey, prepared by Connerly and Associates in January 1987,
reveals that a number of resident households fall below the 50%
range of the Sonoma County median income level. The study
further shows that a number of residents are paying more than 30%
of their income for space rent. At the same time, 73% of the
survey respondents own
their mobilehomes and are making no
mortgage or other payments on their coach. Residents were asked
the resale value of their mobilehome. The median amount was
$32,130. These statistices demonstrate that there are a number
C
60
777 North 1st St., Suite 600 • San Jose, CA 95112 • (408) 998-0530
MOBILEHOME PARK SUBSIDY PROGRAM
' PAGE TWO
of mobilehome residents who are cash poor but home rich.
Mobilehome parkowners are concerned about those residents
who are financially needy. In an effort to avoid the
displacement of low income residents from their mobilehomes,
parkowners propose the following subsidy program for residents of
parks in the unincorporated portions of the county.
PROGRAM OUTLINE
1. Parkowners are assessed $10.00 per space. The fund receives
matching funds from the county. Community Development Block
Grant funds could be used.
2. The fund is administered by the Housing Authority.
3. Low income residents apply for assistance to the Housing
Authority upon receipt of their rent increase.
a. Housing Authority determines eligibility based on
program guidelines :
i. household income is 50% or less of county median
income.
ii . more than 25% of income is spent on rent.
b. Housing Authority determines amount of subsidy.
i. if subsidizing the entire rent increase brings the
percentage of household income spent on rent to a
figure less than 25%, only a portion of the rent
increase will be subsidized.
4 . Qualified resident signs promissary note that the amount of
accumulated rent subsidy will be returned to the subsidy
fund upon sale or transfer of ownership of the mobilehome.
a. The deferred rent will be accumulated monthly at a
fixed rate of interest. The interest rate will be
predetermined at the time of application.
b. Such a note will be secured by the resident's home,
will be subordinate to any home loans and will be
recorded.
5. Housing Authority will notify parkowner that the resident
81
s
MOBILEHOME PARK SUBSIDY PROGRAM
PAGE THREE
has qualified for the program.
a. Notice will include amount of rent to be paid by
resident and amount to be paid from subsidy program.
b. Housing Authorty payments will be made on a monthly
basis to the parkowner or agent.
6. Resident must requalify for the program annually.
a. Should a resident fail to requalify for the program, the
amount of rent to be paid at that time will be the rent
kA due as if there had been no assistance.
b. Balance owed to the fund will not be due and payable at
this time. It may be paid off, without prepayment
penalty, or carried until due under the terms of the
agreement.
The above is a concept outline only. There are details that
must carefully be worked out. In general, the plan is designed
' to prevent low income residents from being displaced because of
increasing rents. The program guarantees that the qualified
resident will pay an annual rent increase that is no greater a
percentage than the percentage increase in the household income.
Although parkowners are ready to assist qualified residents
they do not feel that they alone should carry the burden. This
program is designed to be used in conjunction with other programs
available to Sonoma County residents. At the time of application
for the subsidy program, the interviewer should determine if
there are other programs for which the applicant would qualify.
Shared housing, Section 8 subsidy, property tax deferrment, etc.
are among other forms of assistance that may be of benefit to the
resident.
82