Office of Mobilehome Ombudsman
Filing a Complaint
What Happens Next
Frequently Asked Questions
Manufactured Home Recovery Fund
Occupational Licensing Query
Other Related Resources
FREQUENTLY ASKED QUESTIONS
Please mail all complaint forms to:
California Department of Housing and Community Development
Office of the MobileHome Ombudsman
PO Box 31
Sacramento, CA 95812-0031
If you have problem with the interactive complaint forms or downloading complaint forms or other inquiry, here's how to reach us:
Call: 1-800-952-5275 or (916) 263-4742
Complaints should be filed as soon as possible after the date of the improper act or upon discovery in order to assist the investigation and resolution.
The Ombudsman’s Office reviews each complaint to determine if the Ombudsman has jurisdiction. If the Ombudsman’s Office has jurisdiction, the complaint will be referred for investigation. If the Ombudsman’s Office does not have jurisdiction, the Office will forward the complaint to the appropriate enforcement agency or refer the complainant to other assistance resources. In either case, the complainant will be notified of the action taken.
The Department may send a letter to the unlicensed person explaining the California laws, regulations and licensing requirements and advise that person to stop any unlicensed activity or face a civil penalty of up to $2000. If applicable, the Department will open a complaint, complete an investigation, and take the appropriate actions if unlicensed activities are confirmed.
New manufactured home warranty complaints must be filed in writing with the dealer and/or manufacturer within the warranty period, generally one year and ten days from date of delivery or of occupancy approval, whichever is earlier. Used manufactured home defect complaints are subject to the sales agreement.
It is important to know that whatever your problem is, you must try to resolve it with the party you dealt with before you file a complaint. First contact the dealer, or person who sold you the home, then the contractor or manufacturer if appropriate. For problems with new manufactured homes, provide the manufacturer or dealer who sold you your home a written list of problems you experience or notice, within one year and ten days from date of delivery or of occupancy approval, whichever is earlier. If the above attempts fail to resolve your problem, you may submit a complaint to the Ombudsman’s Office using the following link :
How to File a Complaint?
The Ombudsman’s Office can assist in enforcing the California warranty only if the manufacturer is licensed with the Department. However, you must notify the manufacturer in writing of any substantial defects within one year and ten days of delivery.
The Mobilehome Residency Law (MRL) allows a park owner/operator to increase rents with a 90-day notice. However, local governments, such as a city or county, may impose rent control restrictions. If this is the case, please contact your local government for assistance. See MRL sections, 798.17, 798.21, 798.30, and 798.45 in the Civil Code for further information.
Park owners may only increase the space or lot rent amount in accordance with the Mobilehome Residency Law (MRL) and/or local rent control ordinances, if one has been adopted. The MRL requires park management to give residents a written notice 90 days prior to the proposed increase. The MRL includes some restrictions on amounts, such as a homeowner can only be charged for rent, utilities, and incidental reasonable charges for services actually received. Additionally, a homeowner has to be given at least 60 days written notice by management of a fee for services actually rendered but not listed in the rental agreement. See MRL sections 798.31 - 798.44 in the Civil Code for more details. Local rent control ordinances may have additional requirements or restrictions.
No. Generally, there is no requirement in the Mobilehome Residency Law (MRL) to state a reason for a rent increase. A local rent control ordinance may have different requirements.
Yes, upon written request. Please refer to the Mobilehome Residency Law (MRL) in sections 798.25(a) and 798.53 of the Civil Code for further information.
No. According to the Health and Safety Code (H&SC) section 18151(c): “The ombudsman shall not arbitrate, mediate, negotiate, or provide legal advice on mobilehome park rent disputes, lease or rental agreements, or disputes arising from lease or rental agreements, but may provide information on these issues.” However, if you want to seek out legal advice, you can check your telephone directory or the internet for an attorney or legal aid organizations. If there is local rent control, contact the rent control agency in your city or county.
No. The Department does not have the authority to regulate utility fees. Any questions related to utilities fees can be answered by the Public Utilities Commission (PUC) or call the Commission at (800) 649-7570.
Yes. However, there are several laws that cover park closure or a change in use of the land. The Mobilehome Residency Law (MRL) specifies some of the procedures and refers to the sections in the Government Code (GC) that the owner also must comply with. Although not required, a city or county often has specific procedures for closing parks. See MRL section 798.56 in the Civil Code and GC sections 65852.7, 65863.7-8, and 66427.4-.5. HCD has no jurisdiction over these issues; they are subject to local government review.
The Mobilehome Residency Law (MRL) specifies that the park may require you to remove the manufactured home or mobilehome if it is either significantly rundown or in disrepair, or over a certain age and determined to be substandard. See MRL section 798.73 in the Civil Code for further information.
Yes, park management and residents each have rights regarding restrictions on the sale of a mobilehome in the park. Management may require that the homeowner notify management in writing that the home is for sale (MRL section 798.71); may require certain types of repairs to the home and related structures on the lot (MRL section 798.73.5); may require the right to approve the purchaser of a home that will stay in the park (MRL section 798.74); may dictate the age(s) of the buyer(s) (MRL section 798.76); and may require a signed lease with the new homeowner before escrow closes or at the time of sale (MRL section 798.75). The homeowner has the right to advertise the sale of the home with certain limitations (MRL section 798.70); and to receive notice from management of the acceptance or rejection of a prospective buyer within 15 days (MRL section 798.74). Management may not charge the seller a fee related to a sale unless a service was provided (MRL section 798.72); impose certain sale or listing requirements (MRL section 798.81); require repairs or improvements to the space or park owned structures unless damage was done by the seller (MRL section 798.73.5; or require residents to waive any of these rights (MRL section 798.77).
Yes. The park management can require you to correct violations of local or state requirements for the unit and accessory structures that you own. Management generally cannot require you to make physical improvements to park-owned property or structures, including the lot. See MRL sections 798.73.5 an 798.83 in the Civil Code.
Yes. Generally, the park management has the right of entry on the lot during reasonable hours for maintenance of utilities, trees, and driveways, lot maintenance, if the resident fails to do so, and for the protection of the park or other residents during reasonable hours. Management does not have a right to enter a mobilehome without permission. See MRL section 798.26 in the Civil Code.
Yes. Park rules and regulations are required to be given to the resident at the time of application for tenancy in the park and with new leases/extensions. There is no requirement to post the park rules, however. See MRL section 798.15 and 758.74.5 in the Civil Code.
The Mobilehome Residency Law (MRL) specifies the only permissible reasons for termination of tenancy. They include the following: failure to comply with a state law or regulation; being a substantial annoyance to other residents; conviction for prostitution or a felony controlled substance conviction that occurred in the park; failure to comply with a reasonable park rule that is part of the rental agreement; and nonpayment of rent. See MRL section 798.56 in the Civil Code for the full list.
No. Park management must obtain permission from HCD or the local enforcement agency to move lot lines after obtaining your approval and meeting other requirements. See Title 25 California Code of Regulations section 1104(d)
The Department of Housing and Community Development does not designate or enforce “Senior” park issues and does not track parks by “senior”, “adult” or “family” designation. You may contact the U.S. Department of Housing and Urban Development (HUD) or the Department of Fair Employment and Housing for information on the exemption itself.
A manufactured home installer is required to be either a licensed “General” contractor or a licensed “Manufactured Home” contractor. The Business and Professions Code also allows a homeowner to install his/her own home.
Yes, if the manufactured home was built after September 1, 1958. Alterations to the electrical, plumbing, or mechanical systems of a manufactured home require a permit and inspection from the Department of Housing and Community Development regardless of where the home is located.