Recently I emailed Mr. John Tennyson (email@example.com) asking for a list of cities and counties that have a Rent Stabilization Ordinance. The following is my email and his response. The draft list is published on pages 26-28.
Hi Mr. Tennyson:
Do you have a current list of cities and counties that have rent stabilization in the state of California? If so, would you please forward a copy to me. I’d like to publish it in our newsletter.
Here is a draft list we worked on in 2004 – based on older GSMOL lists from the ‘90’s and some spot survey work done in 2003-04, which lists 105 jurisdictions with mh rent control. You can publish if you like but i cannot vouchsafe for its accuracy. I believe the list is about 95% accurate as far as listing the cities and counties that have some form of mobilehome rent control or review, but the number of parks and spaces under rent control in each jurisdiction may be off. We do not have the staff resources to re-survey all the cities and counties to assure the accuracy of the actual number of parks and spaces and the details of each ordinance. Senator Dunn had legislation in 2001-02 to require the HCD ombudsman to – among other mobilehome stats or info – do such a survey – but the bill was not favorably received and died in the legislature. With a $14 billion deficit projected this year, the legisalature will be looking at cuts, not additional programs or functions, so i don’t see any help on the horizon in terms of a new survey. In terms of updating the number of cities or counties per se, recently I understand the city of Modesto agreed to some kind of rent accord – though not rent control – and the city of Fillmore is considering rent control. ..so those two areas should be monitored. .
What percent of mobilehome owners in the state are covered by a rent stabilization ordinance?
We don’t really know. It may be impossible to get an accurate count of the actual number of spaces under local rent control because over time with on-going re-sales (in vacancy decontrol jurisdictions) and long-term lease signings that affect whether a space stays under rent control or not under MRL sec. 798.17, the numbers are not static. There have also been some parks closed over the years that might appear in the older ‘90’s listings. There may be some jurisdictions with a pure mobilehome decontrol rent control where – due to original homeowners moving or passing on, there may be few spaces actually under their rent control ordinance anymore. We also don’t know how many people live on each space although HCD uses a statewide average factor of 1.9 x the # of spaces statewide (not just rent control parks) – to get an estimated number of residents actually living in the parks. I’m not sure using the 1.9 factor is accurate in senior parks where there is often only 1 person per space. .
What percent of these ordinances have a provision for a cap on rent increases when a home is sold?
We don’t really know – maybe half. You are probably talking about vacancy control rent control or partial decontrol ordinances – we don’t have a figure on this – i have been told that under half of the ordinances are vacancy control, and under half are vacancy full decontrol, and the rest – maybe 25 or 30 are partial decontrol. The ordinances vary all over the board. The vacancy control jurisdictions would have a cap – some of the partial decontrol ordinances may also cap the rent but only in the sense of letting the rent go to market on a resale and then reapplying the ordinance to new rent increases thereafter. Full decontrol obviously would not have a cap.
Any idea how many cities have a conversion ordinance?
If you are talking about condo conversion, we don’t know – but we suspect many do not and that is the reason why some are putting moratoriums on condo conversion where there are proposed conversions – to give them time to enact something. This was really not an issue anyone at the local level really thought was a problem until the palm springs case a few years ago.
In your opinion, what are the top three threats to mobilehome owners today? – in the next 5 years:
Park gentrification and loss of affordability (rising rents, fees)
Failure to maintain parks – some to the extent that they are “slumlord” parks
Park closure and conversion to other land uses (redevelopment, commercial uses, hotels, stick-built condos, etc.)
Mr. John Tennyson (firstname.lastname@example.org)
Additional Information on Rent Control Ordinances
Thanks to our network, we found another source for a listing of Cities and Counties that have rent control. This list is found on Pages 29-34. It gives us much more information about each ordinance. You can find the original at the following location on the web:
We thank Ken Creason and David Roegner for this link.