mobilehome magazine vol 1 issue 1

Published by the Coalition of Mobilehome Owners of California (COMO-CAL)Exclusively for Owners of Mobile/Manufactured Homes in California

We Advocate to protect your rights, your lifestyle and your investment

WWW.MOBILEHOMEMAGAZINE.ORG

WWW.COMOCAL.ORG

San Fernando

Valley Edition

In this issue:

Rent Control Under SiegePeople Power

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Mobilehome Magazine

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TABLE OF CONTENTS

From the Editor . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3What is COMO-CAL & Why a Magazine? . . . . . . . . . . . . . . . . . . . 4Mobilehomes in Rental Parks - A Brief History . . . . . . . . . . . . . . . . 6Your Community - The San Fernando Valley . . . . . . . . . . . . . . . . . 7Local News . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8Tips & Suggestions - L.A. R.S.O.. . . . . . . . . . . . . . . . . . . . . . . 11Around California: Rent Control Under Siege . . . . . . . . . . . . . . . 12Legal Corner - Nothing To Fear . . . . . . . . . . . . . . . . . . . . . . . 14Advertising in Mobilehome Magazine . . . . . . . . . . . . . . . . . . . 16You Can Help Us Get Advertising for MHMag . . . . . . . . . . . . . . . 16People Power: September Meetings in SFV. . . . . . . . . . . . . . . . . 17FAQ Handbook - You Must Have a Copy! . . . . . . . . . . . . . . . . . . 18Getting Organized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20Fund Raiser - Entertainment Book 2012 . . . . . . . . . . . . . . . . . . . 21COMO-CAL - Services/ How to Join . . . . . . . . . . . . . . . . . . . . . 22

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Mobilehome Magazine

Welcome to

Welcome to Mobilehome Magazine (MHMag). This issue is the first of its kind published in California. In fact we know of no other magazine published for owners of mobilehomes anywhere in the

entire country. We hope you enjoy and learn from it. We publish it for YOU!

MHMag is a product of many hours of brainstorming and about nine months of hard work. It is published by COMO-CAL (the Coalition of Mobilehome Owners - California), a state wide non-profit advocate for owners of mobile/manufactured homes. MHMag is supported by local merchants and service professionals who

advertise. Please support them! We hope you will keep the magazine for reference and use it often.

The goal of MHMag is to provide important informtion to owners of mobile/manufactured homes in California who reside in rental parks, i.e. you own your home and rent the space from a park owner. COMO-CAL’s logo is “COMMU-NICATION, EDUCATION, UNITY. Our moto is: “Strength in Numbers & Power in Knowledge.”

This first issue provides a “History of Living in Rental Parks” and why information is so important to protecting your way of life and the investment in your home. We will also explain about COMO-CAL, what we do, and where we are going.

The “department” theme will continue in future editions: Local News / Community, Around California, Legal Corner, Tips and Suggestions, Schedule of Events and more.

Our efforts are not limited to just mailing MHMag to you, we will also meet every other month. We invite everyone who wants to make a difference to attend our first San Fernando Valley meeting at the Chatsworth Chamber of Commerce at the Chatsworth Metro Link Train Station. See page for infor-mation. Our goal is to form a COMO-SFV lead you those of you who want to help and protect their friends and neighbors. Please RSVP to Frank at 818-886-66479.

Thank you for reading and supporting MHMag.

,Editor

FROM THE EDITOR

Serving the Mobile/Manufactured Home Community in California

P.O. BOX 4821 CHATSWORTH, CALIFORNIA 91313 800-929-6061 / 818-886-6479

[email protected] http://www.mobilehomemagazine.org/

Mobilehome Magazine is published every other month by COMO-CAL (The Coalition of Mobilehome Owners - California) exclusively for owners of

mobile/manufactured homes in California.

MHMag is not responsible for content contained in advertising

PUBLISHER AND EDITORFrank A. Wodley

ADVERTISING SALESRose Rosales

Frank Wodley

RESEARCHERCathy Alvarez

DESIGN Greg Frazier

CONTRIBUTORSSally Studer

Chandra Spencer

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Mobilehome Magazine

COMO-CAL is a trusted and respected group of mobilehome owners who advocate for all owners of mobile/manufactured homes in California. Our goal is “Communication, Unity and Education.”

Established in November 2004 as a non-profit, 501(c)3 Public Benefit Corporation, we are all volunteers. We do not receive grants, but rely on membership dues and tax deductible donations to continue our mission.

OUR ACCOMPLISHMENTS

Our newsletter, THE VOICE, has been published for seven years (over 60 issues and 1000 total pages) and is endorsed by many around the state as the most informative newsletter in Califor-nia (we say the whole country). We think outside the box and have provided information no other organization has. Two examples are Donald Devore’s articles about the “foundation of our laws” and Gary Solomon’s HOA Syndrome.

We, along with many other organizations, were successful in defeating Proposition 90 and

What is COMO-CAL & Why a Magazine?(Coalition of Mobilehome Owners- California)

98. Because each would have eliminated rent control across California, they potentially would have cost mobilehome owners hundreds of millions dollars in higher rents and lost equity.

We have identified and stopped illegal rent increases. For example in Los Angeles we saved residents in seven rent controlled parks about $70,000 per year, for 2008 and future years, now roughly $300,000.

We have been a steadfast advocate for seven years. We answer our phones and provide advice and direction when possible.

We sponsored two “brain-storm days” (Carpenteria & San Rafael), providing a forum to formulate solutions to issues we commonly fact in rental parks.

OUR LATEST PROJECT

Our latest project, the Mobilehome Magazine(MHMag), is being launched into over 25 mobilehome parks in the San Fernando Valley and neighboring communities. We believe it will revolutionize our advocacy in California.

WHAT’S SO TERRIFIC? To say we are excited about

“the Magazine” would be an understatement. Why? Because now COMO-CAL can reach not only our members, but potentially all mobile/manufactured home owners. That’s huge!

UP HILL BATTLE

Mobilehome Magazine has taken a huge effort to get off the ground. The launch has been delayed more than four months and we are not “out of the woods” yet.

And it costs us nothing! It is free to all who receive it, and it costs COMO-CAL members nothing. It is totally supported by advertising.

WHO DO WE REACH?Today, COMO-CAL has

members in over 600 parks across California, unfortunate-ly only about 10% of all parks. However potentially we can reach thousands more with this new project.

THE “PARK” MAGAZINE The idea of a magazine

for mobilehome residents is not new. In fact, a company in Mountain View (Mobile Home Park Magazine) has been publish-ing their “park magazine” now for over 35 years. They distribute 100,000 magazines per month to about 650 parks. That’s a lot! However, the “park magazine” has little useful information. It is more about entertainment with content including crossword puzzles, poems, recipes, and other “just for fun” information. Occassionally content is supplied by an HOA COMO-CAL Board 2005 (Frank Wodley, Kathy Mattes, Ray Chavira, Jim Rowe)

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Mobilehome Magazine

[email protected]

which does give residents useful information. And they will not take advertising from COMO-CAL or other advocates because they do not want management to get upset, and not allow delivery of the magazine into their park. By the way, they do not deliver today into the West San Fernando Valley.

MOBILEHOME MAGAZINE

So you might ask, why is COMO-CAL’s MHMag so inovative? It is all about content.COMO-CAL’s Magazine will have three basic sections: a) Informa-tion from COMO-CAL similar to what we now publish in THE VOICE. b) Information from parks in the “community” - anything

that is happening, i.e. meetings, notices, issues, etc. and c) Adver-tising from local service profes-sionals.

WHAT ARE THE BENEFITS OF MOBILEHOME MAGAZINE? Number one, we will reach

every mobilehome in an area. No longer will be preaching only to the choir., i.e. our membership. We will be providing important information to all home owners! That’s huge. No longer do we have to do flyers alerting folks about meetings, we can commu-nicate through the Magazine.

Secondly, the Magazine will network parks in an area.

Remember, the saying “Strength in Numbers?” You will know what your neighbors are doing, and what they are concerned about. Information that will enable folks to UNITE!

Third, residents can use the magazine themselves. Let’s say you have your home for sale, send us a small ad - we will publish it for a small fee. Of couse space will be limited

Finally, remember MHMag is free, but we would appreciate a donation to keep it going in your area. It is mailed, direct to your home. We hope this is your first issue of many!

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Mobilehome Magazine

HISTORY

Most mobilehome parks were developed in the 1960’s and 1970’s. Today there are approxi-mately 10 million Americans living in mobile / manufactured homes across the United States. In California alone there are approximately 1,00,000 residents living on 365,000 spaces in 5,300 parks. We represent about 3% of California’s population.

Residents of mobilehome parks come from all walks of life, including many veterans who fought for this country. We are grandparents, single parents and families: we are white, black, brown…. We are Americans, and proud to be. We deserve to live in well maintained communities, to be treated with dignity and respect.

Most of us live in “rental parks,” i.e. we own our homes but rent the ground from our landlord. In other words we live on someone

Mobilehomes in Rental ParksBrief History & Resident Issueselse’s property. We are the only dual property owners not covered by land-lease laws. Although our investment often exceeds that of the park owner, we are “subservi-ent” to the owners wishes.

Many parks were originally developed and operated by mom and pop landlords. They provided affordable housing and a sense of community. They were nice places to live and to all and residents were happy. Owners, managers, and residents had common goals and abuses were rare.

Eventually large investors realized mobilehome parks were lucrative investments (cash cows) and as the original park owners retired, they (large corporations)moved in and the complexion of parks changed. Although parks are designated for low and moderate income housing, the priority of many of these corporate owners is more about their bottom line and less about residents.

Some park owners want as much control over residents as possible. To achieve this goal, they work to keep residents from organizing or educating themselves about their rights, often park management is unpro-fessional, rude, abusive and unyielding.

As abuses became more common place, more laws were written to try to protect residents.

YOU ARE VULNERABLE

A. If you own your mobile/manufactured home and RENT the dirt under it (about 90% of residents), you are VULNERA-BLE. You must live by the Rules and Regulations of your park,

whether they are fair or not. And your manager is the enforcer. Sometimes managers do not enforce the R&R leading to parks that are unkept, and unsafe. Or they might rule with an “iron fist” leading to senior abuse, violations of residents rights, etc. Unequal enforcement is another issue.

B. Many park residents are seniors, many live on fixed incomes, or many are low income. Most have little or no knowledge of their rights or the laws that protect them. And most do not know that there is help!

C. Now that the Mobile-home Residency Law (MRL) is no longer automatically distrib-uted to residents (as of 1/1/2011), residents are even less informed of their rights.

YOU NEED INFORMATION

Why is information important to you? Because KNOWLEDGE IS POWER! Knowledge enables you make informed (better) decisions, resulting in more control over your life. Without information, you are unprepared to protect your rights and your equity.

In reality, residents often hide in their homes. Why? To stay off the managers radar. They have no one to turn to, either for information, or for guidance. They may feel alone and isolated hopeless, anxious, and paranoid. And rightly so. This is just what the park owner wants, i.e. no one to challenge his authority.

MHMag is a way for you to feel connected, not only to your friends and neighbors where you live, but connected to other parks in your area.

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Mobilehome Magazine

This issue of MHMag is being distributed to over 24 parks in the San Fernando Valley (see table below), with a total distribution of 6,000 homes. Using a figure of 2.8 occupants per home, we figure a readership of about 17,000. In addition the magazine will be posted on our website: www.mobilehomemagazine.org

Your Community - The San Fernando Valley

Park Name # Spaces Address City

1 Mountain View Mobile Estates 156 24303 Woolsey Canyon Canoga Park

2 Canoga Mobile Estates 198 8811 Canoga Ave. Canoga Park

3 Eton MHP 111 8901 Eton Ave Canoga Park

4 Kona Kai 116 8800 Eton Ave Canoga Park

5 Riveria 151 8801 Eton Ave Canoga Park

6 Summit MHP 203 24425 Woolsey Canyon Rd. Canoga Park

7 Chatsworth MHP 198 21500 Lassen Street Chatsworth

8 Indian Hills 138 11401 N. Topanga Canyon Blvd. Chatsworth

9 Sunburst 118 21001 Plumber Street Chatsworth

10 Valle Verde Mobile Home Park 184 20652 Lassen Street Chatsworth

11 Foothill Palms MHP 94 12001 Foothill Blvd Lake View Terrace

12 Bermuda MHCommunity 194 15445 Bermuda Street Mission Hills

13 Golden Triangle 29 10811 Columbus Mission Hills

14 Mission Mobile Manor 71 15300 Brand Ave Mission Hills

15 Northridge MHP 168 19120 Nordoff Street Northridge

16 Shelter Isle 260 10965 Glenoaks Blvd Pacoima

17 Reseda MHP 108 6545 Wilbur Ave Reseda

18 Blue Star MHP 186 12401 Filmore Street Sylmar

19 Lumark TP 92 12301 San Fernando Road Sylmar

20 Oakridge MHP 300 15455 Glenoaks Blvd Sylmar

21 Rancho Hermoso MHP 93 16079 Yarnell St Sylmar

22 Sylmar Manor 66 13120 Bradley Ave Sylmar

23 Tahitian MHP 236 15445 Colbalt Ave Sylmar

24 Woodland Park Mobile Estates 199 4201 Topanga Canyon Blvd Woodland Hills

25 Other Parks & COMO-CAL members 2,300 San Fernando Valley

TOTAL SPACES & COMO-CAL 6,000

COMO-CAL’S First Meeting - Sylmar Mobile Manor - 2005

The photo at the left is the first meeting of many we had in the San Fernando Valley. Among the participants were Marajorie Felstad, Cliff Jim Rowe, Dwight Blackwell, Jr., and others.

We sincerely hope YOU will become active! RSVP Frank at 818-886-6479 to let him know you will be attending: Saturday September 24th, Sunday October 2nd or Tuesday October 11th. See page 17 for details.

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Mobilehome Magazine

Local NewsINDIAN HILLS

For years Indian Hills was not part of the City of Los Angeles; therefore they were not under city-wide rent control.

Today Indian Hills residents face a very large pass-through of approximately $3 million for expenses related to the replace-ment of utility lines in the park.

SUMMIT & MOUNTAIN VIEW

Neither park is under the L.A. Rent Stabilization Ordinance. As a consequence their rents are considerably higher than their neighbors. In fact rents average close to $1400/month. Many residents have simply walked away from their homes. Gary Gibson has led a legal battle against the owners of Mountain View and has prevailed.

ETON MOBILE ESTATES

Eton is owned by the same owner as Chatsworth MHP and Bermuda (Mission Hills). It is a well kept, senior park.

SYMLAR MOBILE MANOR

COMO-CAL held one of it’s first meetings in Sylmar Mobile Manor. See photo on page 7.

BERMUDA MH COMMUNITY

Bermuda is a senior park operated by John Nowell. It was

This section will be an ongoing department in MHMag. We invite you to write about happenings in your park and submit it for publi-cation in MHMag.

CHATSWORTH MHPChatsworth MHP is a well

kept, all age park. Melody Lee, the new park manager, has been doing a terrific job. She is helping make residents feel it is their park and the years of tension are past. We’ve even seen notices praising residents who keep their yards beautiful. There have been many issues over the years, including a clubhouse which, alhough available, has been off-limits to residents for every-day use. For many years, the distribution of literature by advocates was prohib-ited, although the MRL guaran-tees such rights. That practice is changing under the new manager.Keep up the good work Melody.

CANOGA MOBILE ESTATES

Canoga Mobile Estates is a senior park located on Canoga Ave. It is well maintained. About 3 years ago the park sold. Recently DWP replaced electric lines in the street.. Canoga Mobile Estates has an active recreational committee headed by Linda Cole. Tony Sansone has been our contact there for many years - Tony also serves on the MHTaskforce.

developed after many parks in the SFV and has a new manager, Jan McLoed. Residents have a recre-ational group and ongoing events are planned.

OAKRIDGE MHPOakridge is a senior park

located in Sylmar. A devistating fire all but wiped the park off the map. Today only half the spaces are occupied.

VALLE VERDE COURTYARD

An all age park, Valle Verde continues to have issues with on-the-street parking and speeding. Recently red “fire lane” strips were added along all streets to stop the illegal parking. Speeding continues as a major problem. It is our opinion that management is responsible to get this under control.

SUNBURST MHPLocated on Plummer near

deSoto, the park has had a history of issues, including drugs. Now, with the help of Gary Ashe and Golden State Mobilehomes, the homes are better kept and the park is more attractive.

YOUR PARK

Tell us about your park and we will publish it here next time.Just contact Frank (818-886-6479).

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Mobilehome Magazine

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Mobilehome Magazine

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Mobilehome Magazine

Tips & Suggestions: Rent Stabilization in Los Angeles

Did you know there are about 5,300 mobile/manufactured home parks in California, with about 365,000 total spaces? At 2.8 residents per space on average, that amounts to 1,022,000 residents. That’s about 3% of the total population in California.

About 165,000 spaces have some sort of rent stabilization (we often improperly call it rent control). (That means about 200,000 don’t.)

Rent Stabilization is local, i.e. a about 110 cities and counties have enacted it. Here in Los Angeles, our RSO (Rent Stabilization Ordinance) covers 60 mobilehome parks. Most of you reading this are covered; however parks like Summit and Mountain View that are not in the city are not covered. and as a consequence, their rents are much higher - upwards of $1500/month.

Every June 1st each homeowner pays an additional fee to their landlord to offset the Rent Regulation Fee paid the City of Los Angeles Housing Department to oversee the L.A. RSO. In 2011 that fee was $18.71, residents paying $9.35.

The LAHD (Los Angeles Housing Department) administers the L.A. RSO, which states that rents are dependent on the CPI (Consumer Price Index), with a minimum increase of 3% and a maximum of 8%. Since the CPI has been 3% or lower most

YEAR JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC ANNUAL

2000 2.2 2.7 3.5 2.4 2.9 3.4 3.6 3.4 3.5 3.9 3.7 3.6 3.3

2001 3.7 3.6 3.2 3.4 3.7 4.6 3.8 3.5 3.1 2.5 2.5 1.8 3.3

2002 2.5 2.7 2.8 3.1 2.9 1.6 2.2 2.6 2.8 3.2 3.7 4.1 2.8

2003 3.7 3.9 4.5 3.5 2.6 2.8 2.6 2.8 3.2 2.7 2.0 2.0 3.0

2004 2.2 2.1 1.8 2.4 3.8 4.3 4.0 3.3 3.2 4.7 5.4 4.6 3.5

2005 3.7 3.8 3.9 4.9 4.2 3.4 4.2 5.3 6.0 5.4 4.3 4.2 4.4

2006 5.2 5 4.5 4.5 5.3 5.4 5.1 4.4 3.2 1.8 2.5 3.3 4.2

2007 3.1 3.4 4.0 3.6 3.0 2.7 2.4 2.1 2.2 3.8 4.7 4.6 3.3

2008 4.6 3.7 3.6 3.7 4.1 6.1 6.6 5.7 5.0 3.5 0.6 -0.6 3.9

2009 -0.6 -0.5 -1.6 -2.1 -2.4 -2.8 -3.2 -2.1 -1.4 -0.6 1.2 2.5 -1.2

2010 2.3 1.8 2.4 2.4 2.0 1.0 1.0 1.0 0.5 0.9 1.0 1.6 1.5

2011 2.0 2.6 3.5 3.9 3.7 3.3

of the last 25 years, our increases have been 3%. The table below shows the Consumer Price Index (CPI) used for the Los Angeles area.

Note for 2010 the CPI is 1.5%. However, under the L.A. Ordinance, the minimum rent increase is 3%; therefore residents in the 62 mobilehome parks covered by the L.A RSO will be 3% for the period July 1, 2010 through June 30, 2011 (unless the L.A. rent freeze goes into effect). Often park owners complain rents under RSO do not keep up with inflation; however the table shows that 9 out of 18 years the park owners were allowed to raise rents HIGHER than the CPI, often 2-3 times more!

CPI tables for this area may be found at the following URL: http://www.bls.gov/ro9/9230.pdf

VACANCY CONTROL

What about vacancy control? L.A. has vacancy control, which means when you sell your home the buyer’s rent increase is capped at 10% higher than your rent. This helps save your equity. The rule of thumb: for every $10 your rent increases per month, your home‘s value decreases $1000. We have written many times that without vacancy control, the value our homes here in L.A. could decrease $50,000 or more! We must always be watching!

Consumer Price Index Percentages (CPI)*Annual Percentage adjusted up or down to the closest one percent = % rent increase

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Mobilehome Magazine

Around California: Rent Control Under SiegeCALIMESA / NO ONE

SHOWED

On June 30 a study session was held to find options to the Cities lack of funds to adminis-ter rent control. This resulted in the suggestion of a ‘sunset clause’ to end rent control in Calim esa,”

One Councilman said: “I am very im pressed with staff’s research into this issue. I would like to see, within a period of one year, to close it down with a sunset cause.”

Another Councilman stated. “We’ve gone more than 20 years with this. I think we ought to ‘sunset’ it. We are running out of funds to support the ordinance.” “Maybe residents don’t have any real concerns one way or another, but nobody’s been out here to talk about it.”

The only individuals to speak on the issue during public comment were repre-sentatives from large corpora-tions who support the mobile home park owners, i.e. no MHOwners showed up.

One park representative said, “I fully support a Sunset Clause. Rent control is a minority situation.” A second said, “Rent control policy is unfair and the ordinance has outlived its usefulness.”

The Calimesa City Council decided to hold a public hearing on Aug. 15

CALIMESA / PEOPLE POWER

At least 400 residents turned out on August 15th to participate in the public

hearing regarding Calimesa’s rent control ordinance.

Possible amendments included imposing an annual registration fee of $3.59.

One Councilman cited the city’s financial constraints as a reason to end the ordinance. “We’ve had a tough time making this kind of (financial) commitment. If this city goes under, you really won’t have rent control.”

He also said the city proposed the sunset clause in part to get people to show up and discuss the issue. “I think we’ve proven that worked.”

One continued, “When I came in to the council in January, I heard from one side of on this issue. I saw Calimesa as a place that didn’t need so many rules.I wish everyone in here would quit attacking my fellow council members. I am totally against the sunset clause, but couldn’t come up with anything to replace it.”

In a unanimous vote, the amendment to impose a $3.59 registration fee was passed and the crowd cheered.

EDITOR’S NOTE

What you don’t know can indeed hurt you! The “study session” was held without notice to MHOwners. Of course if one follows the City Council proceedings closely, he would probably have known the study was taking place,

The real issue here was simple: paying for the adminis-tration of rent control; however it gave those Council members

who favored park owners to stand up and say “Get rid of rent control.” In fact other cities have billed park owners and residents an “administra-tive fee.”

Just think if residents didn’t come on August 15th! The results could have been catastrophic - the loss of rent control in Calimesa!

CHULA VISTA

Unfortunately the MHOwners in Chula Vista were not as fortunate as those in Calimesa. On July 12, 2011 the Chula Vista City Council passed a measure to decontrol vacancies, i.e. the 3,500 MHOwners lost vacancy control.

Based on a loss of $1,000 equity for every $10/month rent increase, the consequences are tragic! Parks can easily raise rents to buyers by $50-$300/month. What would this mean to MHOwners there? Simply that they have lost between $5,000 and $30,000 of the value of their homes. Many won’t be able to sell. Collec-tively the loss could be as much as $100 million!

Compare that with Calimesa. Calimesa residents retain rent control, at a cost of $3.59 per year.

Editor’s Note: COMO-CAL, not for lack of trying, has about 1% membership in Chula Vista. I’m sure had we had substan-tially more members, we could have done something to defend their rent control.

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Mobilehome Magazine

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Mobilehome Magazine

Legal Corner: “NOTHING TO FEAR” by Jon Stanley Heim, Attorney at Law

Most mobilehome residents lack the legal and financial resources of the owners and management of their mobile-home parks. Many residents fear that, as a practical matter, they cannot effectively challenge a wrongful act or policy of ownership or management, or that if they try they can suffer retaliation. For better or worse the Mobilehome Residency Law, California Civil Code Sections 798 through 799.11 (“MRL,” to which all following citations refer) does give park owners wide latitude in setting park rules and regulations.

Nonetheless much of the MRL is intended to give residents a voice in park affairs, and to protect them from ownership backlash for meeting or discuss-ing park issues. In Section 798.50 the Legislature declared its intent “to ensure that homeowners and residents of mobilehome parks have the right to peaceably assemble and freely commu-nicate with one another with respect to mobilehome living or for social or educational purposes.” To those ends no park lease, rule or regulation may prohibit peaceable assembly at reasonable hours and in reason-able manners. (Sec. 798.51, subd. (a)(1).) “[P]ublic officials, candidates for public office, or representatives of mobilehome owner organizations” may be invited “to meet with homeown-ers and residents and speak upon matters of public interest, in accordance with Section 798.50.” (Sec. 798.51, subd. (a)(2).) Homeowners and residents

have the rights to canvass and petition the park community “for noncommercial purposes related to mobilehome living” or public elections. (Sec. 798.51, subd. (a)(3).) Homeowners and residents may use the park’s clubhouses or recreational halls for these meetings, without additional cleaning or insurance charges if the meetings are hosted by a homeowner or resident, all are invited to attend and no alcohol is served. (Sec. 798.51, subds. (b), (c).) If any of these rights are denied or unreasonably impaired by “any rule, regulation, or other policy” of park ownership or management, any aggrieved homeowner or resident may sue. (Sec. 798.52.)

Many homeowners and residents may be unaware that they have the right to meet not only among themselves, but with park management too on many significant subjects, within thirty days after written request. The meetings may be individual or collective. The subjects include proffered rental agreements, existing park rules, standards for maintenance of physical improvements, and addition, alteration or deletion of improvements, services or equipment. (Sec. 798.53.) The MRL does not require that park ownership accompany park management to such meetings, but it does mandate that owner-ship’s identity and address be disclosed upon request of a homeowner or lessee (not any other park occupants). (Sec. 798.28.)

Moreover whenever

management proposes amend-ments to park rules and regula-tions, management must “meet and confer with the homeown-ers in the park, their represen-tatives, or both,” on at least ten days notice. (Sec. 798.25, subd. (a).) In general, however, as long as management does meet and confer it need not accept the views or requests of homeowners. Rather “the noticed amendment to the park’s rules and regulations may be implemented, as to any homeowner, with the consent of the homeowner, or without the homeowner’s consent upon written notice of not less than six months.” (Sec. 798.25, subd. (b).) Thus if a homeowner does not accept an amendment, he or she will be bound by it anyway after a while. That’s the provision that gives management such broad discretion in ultimately determining the content of rules and regulations. Homeowners get only a voice, not a choice.

Any rule or regulation imposed without following this meeting and conference process is void and unenforceable. (Sec. 798.25.5.) So is any rule or regulation “that creates a new fee payable by the homeowner and that has not been expressly agreed upon in a written rental agreement or lease.” (Sec. 798.25, subd. (e).)

As counsel to both park owners and homeowners, I have often observed how limitations on the latter’s legal or financial resources affect the process and resolution of disputes between the two. Those limitations are real and raise fear in homeown-

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Mobilehome Magazine

ers. The foregoing and other provisions of the MRL are intended to bring the balance of powers a bit more square.

However they’ll work only if homeowners and residents know and use them. For example, one homeowner may not be able to afford substantial legal counsel, let alone litigation, no matter how worthy his or her cause may be. But that same one homeowner

may canvass, petition and meet with others, and may invite public officials and representa-tives of COMO-CAL or other homeowner organizations to those meetings. There they can discuss common interests and issues, and plan lawful, reason-able courses of action. There too they can join together in organi-zations like COMO-CAL, and by so doing marshal the resources

necessary to pursue their common rights and important causes. In this light homeown-ers have little to fear. But they have much to do and much to organize. The rights given to homeowners under the MRL will have no effect if they are not understood and invoked by those whom they are designed to protect and serve.

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Mobilehome Magazine

Advertising in Mobilehome MagazineTO ADVERTISERS

Mobilehome Magazine wants to thank all our advertisers. Your support makes it possible to publish MHMag and provide important infor-mation to owners of mobilehomes in the San Fernando Valley. See the following bullet points:

DISTRIBUTION & AD RATES Published every other month - bimonthly Your ad displayed in 5,000 Full color MHmag Your ad 15,000 local readers Your ad distributed locally in your city or town MHMag is mailed directly to MHowners Bonus: MHMagazine is posted online. Advertising as low as 1.6 cents/copy Contract for one issue or multiple issues Area specific: your ad reaches local customers 15% discount for 3 issue contract (6 mo.) 33% discount for 6 issue contract. (1 yr.) Ad rates 20% lower than competition

WHY ADVERTISE IN A MAGAZINE Long life & repeated ad exposure Reach a specific audience Excellent picture reproduction quality Superior paper quality (80# gloss book)

TO READERS

We ask you to support those folks who advertise in MHMag. Their support makes this magazine possible. If you would mention MHMag when you visit them, they will know their advertising dollar is working. It can be a win-win situation for all of us.

HELP US HELP YOU

In these challenging economic times, it’s becoming increasingly more difficult to obtain advertisements from business owners which would greatly assist in deferring the cost of the printing and distribution of MHMag. This is where YOU fit in!

We know you’ll agree with us when we say there are certain people in our lives that just automatically enhance the quality of our day-to-day. The friendly plumber who unclogged your drain for a reasonable price, the manicurist who

WHY CHOOSE MOBILEHOME MAGAZINE FOR YOUR AD DOLLAR?

Our readers trust & respect us.

Many readers belong to our organization

Most read & retain MHMag for reference

Readers advertise & help provide content

We offer competitive ad rates

BULLET POINTS Mailed locally to your customers 5,000 full color copies per issue 24+ pages filled with important information Full size 8 1/2” x 11” on 80# glossy paper Rates as low as $80/issue, 1.6 cents /copy Published bimonthly Discounts up to 33% for multiple issues We design your ad FREE - call us for info.

AD RATES & INFORMATIONwww.mobilehomemagazine.org

[email protected] 800-929-6061 or 818-886-6479 (Frank)

You Can Help Us Get Advertising for MHMagyou so enjoy sitting and chatting with or the dry cleaner who gives such great service…..it could be anyone.

Sometimes when you have fantastic experi-ences like these, you just can’t help but tell others about it. So, could you do us a favor? Could you let us know who these people are? We offer very reasonable advertising fees and maybe one of these special people would be willing to help you by spreading the word about them.

MHMag has prepared 6”x11” post cards that explain about MHMag to prospective advertisers. Call us and we will provide them free of charge.

If you could hand them out to your favorite businesses, that would help us both. You would be supporting MHMag, and insuring you will get MHMag in the future.

Thanks so very much for your assistance.

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Mobilehome Magazine

People Power: September Meetings in SFV SFV MEETINGS / WHERE & WHEN

WHERE: Chatsworth Chamber of Commerce meeting room, 10038 Old Depot Road, Chatsworth. at the Chatsworth Metro line train station. Between Lassen and Devonshire, & between Owensmouth and Canoga Ave. NW corner of the building.

WHEN: Saturday September 24. 3:00pm - 5:00pm

-------------------------------------------------------

WHERE: Chatsworth Mobile Home Park Clubhouse, 21500 Lassen Street (just east of Owensmouth). The clubhouse is the big building just off Lassen.

WHEN: Sunday October 2nd. 1:00-3:00pm

If you can not make either meeting, a 3rd meeting is being scheduled at the Chatsworth MHP Clubhouse on

Tuesday night October 11th from 6:30-8:30pm.

___________________________

AGENDA FOR BOTH MEETINGSGuest Speaker: Chandra Gehri Spencer, Attorney at

Law. Chandra will talk about the Mobilehome Residency Law, the importance of organization and the types of issues she handles.

COMO-CAL: COMO-CAL President & MHMag Editor Frank Wodley will ask for volunteers to help run COMO-SFV and Mobilehome Magazine(SFV Edition).

If you’d like to join, we will help you fill out your application. FAQ Handbooks will also be available.

ADDITIONAL INFORMATION

Yes you read right, COMO-SFV. So what does

it mean. It means “LET’S ORGANIZE!” What better

way to protect our rights and maintain the equity in

our homes.

Space is limited at both locations, so we would

appreciate it if you would call Frank @ 818-886-6479

to reserve a seat. Please bring a folding chair to the

TRAIN STATION just in case we have so many that

we meet outside. There is plenty of free parking!

Our goal is to get as many of you involved as

possible. That’s the only way we will be successful.

Remember, “What you don’t know can hurt you!”

COMO-CAL is here to lead, but without your support

little can be accomplished.

Remember PEOPLE POWER! Over 400

Calimesa residents turned out for the City Council

meeting when their rent control as at stake. Calimesa

has less than 1,200 spaces! We have over 6,000 here

in Los Angeles. So let’s surpass the 400! It can be

done. Don’t let the park owners win in Los Angeles.

We need to show them we support our rent control

ordiance and vancy control.

SEE YOU SOON! / REMEMBER RSVP

COMO-CAL MEETING Chatsworth Train Station 2006Note: All the Literature even then

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Mobilehome Magazine

The 36 page Frequently Asked Questions and Answers HANDBOOK is designed to answer 58 of the most pressing questions homeowners and park management have about the Mobilehome Residency Law (MRL). It was compiled by the Senate Select Committee on Manufactured Housing. See the back panel for a table of contents detailing the 58 questions.

FAQ Handbook: A Must Have for all Mobilehome Owners

RENTS, FEES & TAXES . . . . . . . . . . . . . . . . . . . . . 4Rent Increases . . . . . . . . . . . . . . . . . . . . . . . . 4Pass-Through Fees . . . . . . . . . . . . . . . . . . . . . 4Short Notice of Rent Increase . . . . . . . . . . . . . . 4Back Rent . . . . . . . . . . . . . . . . . . . . . . . . . . . 5Club House Deposits. . . . . . . . . . . . . . . . . . . . 5Security Deposits . . . . . . . . . . . . . . . . . . . . . . 5Deducting Rent - Lack of Park Utilities . . . . . . . . 6Withholding Rent if Park Loses Permit . . . . . . . . 6Late Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6Mobilehome Property Taxes . . . . . . . . . . . . . . . 6Property Taxes Too High . . . . . . . . . . . . . . . . . 7Section 8. . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

UTILITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7Park Utility Costs . . . . . . . . . . . . . . . . . . . . . . 7Separating Charges . . . . . . . . . . . . . . . . . . . . 8Park Cable TV Antenna System Fees . . . . . . . . . 8Water Charges in Park . . . . . . . . . . . . . . . . . . 9

LEASES & RENTAL AGREEMENTS . . . . . . . . . . . . . 9Long Leases Exempt from Rent Control . . . . . . . 9Leases in Language Not English . . . . . . . . . . . 10

TERMINATION OF TENANCY. . . . . . . . . . . . . . . 10Eviction for Late Payment Of Rent . . . . . . . . . . 10Eviction for Rule Violations. . . . . . . . . . . . . . . 10Termination at End Of Rental Agreement . . . . . 11Rights in Park-Owned Mobilehomes . . . . . . . . 11Park Closure . . . . . . . . . . . . . . . . . . . . . . . . 12

PARK RULES & REGULATIONS. . . . . . . . . . . . . . . 12Rules v. The MRL Rule Changes . . . . . . . . . . . 12Selective Enforce of Park Rules . . . . . . . . . . . . 13Senior Park Changed to All-Age. . . . . . . . . . . 13All-Age Park Changed Back to a Senior Park . . 14Occupancy Standards. . . . . . . . . . . . . . . . . . 14Clubhouse Hours . . . . . . . . . . . . . . . . . . . . . 14Pets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15Parking Problems . . . . . . . . . . . . . . . . . . . . . 15Subleasing. . . . . . . . . . . . . . . . . . . . . . . . . . 15RV’s in Mobilehome Parks . . . . . . . . . . . . . . . 15Caregiver Residency in Park . . . . . . . . . . . . . 16Park Maintenance, Inspections & Services . . . . 16

Failure to Maintain the Park . . . . . . . . . . . . . 16Mobilehome Park Inspection Program . . . . . . . 17Reduction of Park Services. . . . . . . . . . . . . . . 17Lot Lines . . . . . . . . . . . . . . . . . . . . . . . . . . . 17Trees and Driveways . . . . . . . . . . . . . . . . . . . 17Responsible for Pre-Existing Code Violations . . 18Permit for Remodel. Mobilehome . . . . . . . . . . 18Home Rehabilitation Assistance . . . . . . . . . . . 19

PARK CONVERSION TO RESIDENT OWNERSHIP. 19Park Condo Conversion . . . . . . . . . . . . . . . . 19Right of First Refusal to Buy Park. . . . . . . . . . . 19Laws Appl. to Resident Owned Parks . . . . . . . 20

PARK OWNERS & MANAGERS . . . . . . . . . . . . . 20Park Manager Intimidation . . . . . . . . . . . . . . 20Park Violations of The Mrl . . . . . . . . . . . . . . . 21Contacting Park Owner/Operator . . . . . . . . . 21Management Not Available in Emergencies . . 22Park Manager Entering Lot . . . . . . . . . . . . . . 22

HOME SALES, RESALES & TRANSFERS . . . . . . . . 22Selling Home in Place in the Park . . . . . . . . . . 22Resale of a Park Model in the Park . . . . . . . . . 23New Buyer Income Requirement. . . . . . . . . . . 23Rights of Heirs Inheriting Mobile. . . . . . . . . . . 24Used Homes - Resale Disclosure . . . . . . . . . . 24Homeowners Required to Sell to Park . . . . . . . 24New Home Defects and Warranties . . . . . . . . 25Other California Senate Select Committee Information . . . . . . . . . . . . . . . . . 25

SERVICES PROVIDED BY COMO-CAL . . . . . . . . . 26

ARTICLES BY COMO-CAL . . . . . . . . . . . . . . . . 27-33

TESTIMONIALS FOR COMO-CAL . . . . . . . . . . . . 34

CONTACT INFORMATION - COMO-CAL. . . . . . . 35

It is only available through COMO-CAL. Each Hanbook costs $5.00 plus postage of $1.50 ($6.50 total). We pay shipping on orders over 10 copies, i.e. cost is just $5.00 each. See page 3 for contact info.

We have sold over 1,100 Handbooks to date to both residents and managers. It is an invaluable reference guide you will use over and over.

62515_Bklt_r3.indd 18 9/8/11 10:28 AM

Mobilehome Magazine

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business since 1989, and we constantly serve our clients with generosity, full dedication and expertise.

Call Us for Prompt Service

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Mobilehome Magazine

Getting Organized - Article by Chandra Spencer, Attorney At Law

WHY GET ORGANIZED?

Often when people think about “getting organized,” they think about cleaning their closets, sorting through their junk drawer or other more mundane household tasks. They rarely think about organizing and uniting as people with common interests for a common goal. That is what this article is about.

As mobilehome owners, the importance of unifying as an organized group cannot be overstated, especially when faced with a legal challenge by a mobile-home park owner or a govern-mental entity. While individual mobilehome owners certainly have rights under the Mobilehome Residency Law and other state and federal laws, protecting those rights as an individual is often a difficult challenge. By unifying with other mobilehome owners, within your own park and in your area, you are in a much better position to protect your home and your rights. By uniting with others, you are able to pool your resources in a way that you would not be able do alone. The old adage “there is safety in numbers” certainly applies in this context.

HOW DO I ORGANIZE?

One of the common barriers to getting organized is the fear of the unknown. However, it is really much easier than it sounds; and there are several legal ways to do it.

1. TALK TO OTHER RESIDENTS One way to get organized

is to talk to the other residents in your park to see if they share the same concerns as you do. Under the Mobilehome Residency Law, you have the right to “[p]eacefully

assemble or meet in the park, at reasonable hours and in a reason-able manner, for any lawful purpose.” Civ. Code § 798.51(a)(1). Any such meeting may be held “in the park community or recreation hall or clubhouse when the facility is not otherwise in use, and, with the consent of the homeowner, in any mobilehome within the park.” Civ. Code § 798.51(a)(1).

You also have the right to “[i]nvite public officials, candi-dates for public office, or repre-sentatives of mobilehome owner organizations to meet with homeowners and residents and speak upon matters of public interest.” Civ. Code § 798.51(a)(2).

Moreover, you have the right to “[c]anvass and petition homeowners and residents for noncommercial purposes relating to mobilehome living, election to public office, or the initiative, referendum, or recall processes, at reasonable hours and in a reason-able manner, including the distri-bution or circulation of informa-tion.” Civ. Code § 798.51(a)(3).

If the park owner or management tries to stop you from doing these things, you can file an action in a court of law against the park owner or management. Civ. Code § 798.52.

2. FORM A RESIDENT’S ASSOCIATION

Another way to get organized is to consider forming either an unincorporated or incorporated resident’s associa-tion. Representation of property owners through such an associa-tion is well-recognized by the courts. For example, in Residents

of Beverly Glen, Inc. v. City of Los Angeles, , the court noted that “in recent years there has been a marked accommoda-tion of formerly strict proce-dural requirements . . . where matters relating to the ‘social and economic realities of present-day organization of society’ are concerned.” Specifically relating to mobilehome parks, In Tenant’s Association of Santa Anita Park v. Southers, the court held that an unincorporated association of mobilehome owners had standing to sue the owners and managers of the park for an injunction to stop them from moving tenants from the park illegally and to require the park owner to maintain the park’s common areas.

If you are interested in forming an unincorporated associ-ation, you can do so by simply asking the other residents to fill out membership forms. Or, you can proceed more formally through election of directors, adoption of by-laws and registration with the Secretary of State.

3.BRING A REPRESENTATIVE OR CLASS ACTION

Another means of getting organized is through the use of a representative or class action. If you think you and others in your park have similar economic claims against your park owner or governmental agency that regulates your park, you should contact an attorney experienced in such matters.

Article by Chandra Gehri Spencer2625 Townsgate Road Suite 330Westlake, Ca. 91361(213) [email protected]

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Mobilehome Magazine

Fund Raiser - Entertainment Book 2012On September 1, 2011 COMO-CAL kicks off our Entertainment Book

2012 Fund Raiser. Our goal is to raise $5,000. If 30 folks sold just 12 books each we would reach that goal. So help us help you! Call Frank @ 818-886-6479 and we will schedule a meeting and pass out promo-tional materials.

Save on everyday essentials or tantalizing treats. Entertainment has been helping individuals and families save on the important things that make life worth living. Whether you’re on a budget or looking to splurge, we’re committed to helping you save on:

Dining Shopping Movie Tickets Groceries Services Travel Attractions Car Care Home Furnishings

& much more

We already have books for the San Fernando Valley. They sell for $30 ($5 savings off retail). We have all the promotional materials to help you sell. Give us a call at 818-886-6479.

If you are unable to change your lifethen change your prospective.

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Mobilehome Magazine

COMO-CAL: Services / How to Join

COALITION OF MOBILEHOME OWNERS-CALIFORNIANEW MEMBERSHIP APPLICATION (Print Please)

NAME: _________________________________________ DATE: _______________________________

PARK NAME: ____________________________________ MANAGER/OWNER __________________

MAILING ADDRESS: _______________________________________________ SPACE #: ____________

CITY: ______________________________________________STATE: ___________ ZIP: ______________

E-MAIL ADDRESS: ______________________________________________________________________

APPLICANTS PHONE NUMBER:(_____)-_____-______________________________________________

SIGNATURE OF APPLICANT: _____________________________________________________________

MEMBERSHIP: $25.00/12 Months

FAQ HANDBOOK: $6.50 (Includes $1.50 mailing - Free mailing on orders of 10 or more)

Check/M.O. # ________ Amount: $____________ Donation(____) Amount: $____________

INCLUDE CHECK OR MONEY ORDER PAYABLE TO “COMO-CAL” MAIL TO: COMO-CAL, P.O. BOX 4821, CHATSWORTH, CA. 91313-4821

COMO-CAL is a member-ship organization, i.e only our members receive our newsletter, and other services, etc. Annual membership is only $25. We must charge because we do not get grants or help from anyother source, including the State of California or the federal govern-ment.

SERVICES WE PROVIDE OUR MEMBERS

We provide at least 6 issues of THE VOICE - our bi-monthly newsletter. It is usually 16-20 pages long, filled with information no mobilehome owner should be without. Included are articles from attorneys, tips, suggestions, help understanding laws, infor-

mation regarding what you need to do to protect yourself and your investment and much more.

Our website (www.comocal.org) provides all mobilehome owners important information, including attorneys versed in the Mobilehome Residency Law (MRL), important links to govern-ment, advocacy groups, etc.

We have attorneys we refer members for help with litigation or advice. Unfortunately your dime.

We have a blog - AROUND CALIFORNIA at www.aroundcali-fornia.comocal.org.

Ultimately, we give home owners hope that someone is working for their interest.

HOW DO I JOIN? Joining is easy. You can

simply call us at 818-886-6479 and give us your information. Should you want to use your credit card, simply give us that information at the same time. All your information is kept in the strictest confidence. Once we bill your credit card, this information is destroyed.

Or you can fill out the appli-cation below and send it along with a check to COMO-CAL, P.O. Box 4821, Chatsworth, Ca. 91313.

You can get additional information from our website at www.comocal.org.

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Mobilehome Magazine

13636 Ventura Blvd, #377 Sherman Oaks, CA 91423818-793-8410 Toll Free 800-818-1635

FREE ESTIMATES! CA License #843041

Thomas JamesConstruction

Thomas JamesPainting

62515_Bklt_r3.indd 23 9/8/11 10:28 AM

P.O. Box 4821 Chatsworth, California 91313

Non ProfitOrganization

U.S. POSTAGEPAID

Chatsworth, CAPermit 617

Published by the Coalition of Mobilehome Owners of California (COMO-CAL)Exclusively for Owners of Mobile/Manufactured Homes in California

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mobilehome magazine vol 1 issue 1

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