1. What is the Mobile Home Rent Stabilization Ordinance?

On September 28, 2021, the City Council of the City of Mountain View adopted the Mobile Home Rent Stabilization Ordinance (MHRSO), to protect mobile home residents from unreasonable rent increases, while at the same time protecting the rights of mobile home park owners and mobile home landlords to receive a fair return on their property and rental income sufficient to cover increases in the costs of operating their parks. The MHRSO also provides just cause eviction protections for mobile home tenants. The MHRSO is effective as of October 28, 2021. For the complete text of the MHRSO, visit: mountainview.gov/mobilehomes.

2. Who is covered by the MHRSO?

Mobile Home Tenants
The MHRSO provides rent stabilization and eviction protections for tenants that rent a mobile home in mobile home park in the City of Mountain View.

Mobile Home Owners
The MHRSO provides rent stabilization for mobile home owners that rent a mobile home space in a mobile home park in the City of Mountain View. The State’s Mobile Home Residency Law (MRL) provides additional protections for mobile home owners.

3. What is the difference between a Mobile Home Park Owner and Mobile Home Landlord?

Mobile Home Park Owner
The owner and/or operator of a mobile home park, including each manager, agent and representative authorized to act on behalf of the owner. “Mobile home park” has the same meaning under the MHRSO as under the MRL (specifically, Cal. Civil Code Section 798.4).

Mobile Home Landlord
The owner of a mobile home that rents the mobile home, including each manager, agent and representative authorized to act on behalf of the owner. In this document, references to mobile home landlords include park owners that serve as the landlord to mobile home owners and mobile home tenants.

4. What types of mobile homes and mobile home spaces are exempt from the MHRSO?

 The MHRSO is applicable to all mobile homes in the City of Mountain View. A mobile home space is exempt if:

• It is a newly constructed space initially held out for rent after January 1, 1990 (Cal. Civil Code Section 798.45), OR

• There is a lease in effect for longer than 12 months that was entered into before February 13, 2020 until the earlier of (i) the expiration of the lease or (ii) January 1, 2025 (Cal. Civil Code Section 798.17(b))), OR

• The mobile home space is not used as a primary residence by a mobile home owner or tenant of a mobile home landlord. (Cal. Civil Code Section 798.21.)

5. What are the key points of the MHRSO?

Below are some of the key points of the MHRSO. The Frequently Asked Questions (FAQs) in this document are categorized within these themes. Some sections describe the unique protections for mobile home tenants, and others describe the protections for both mobile home tenants and mobile home owners. See the top of each section for this description.

• Rent is specifically defined.
• Rent increases are limited.
• Evictions are restricted to 9 reasons (Just Causes).
• Tenant relocation assistance is required to be offered for some types of evictions.
• Properties must be livable, healthy and safe.
• Housing services must be maintained.
• Property owners are entitled to earn a fair rate of return on their investment.

1. What is considered Rent?

Mobile Home Tenants
Rent is the sum of all periodic payments and all nonmonetary consideration (including the fair market value of goods accepted, labor performed, or services rendered) paid by the mobile home tenant to the mobile home landlord for the use and occupancy of the mobile home, well as housing services and communal facilities.

Mobile Home Owners
Rent is the sum of all periodic payments and all nonmonetary consideration (including the fair market value of goods accepted, labor performed, or services rendered) paid by the mobile home owner to the park owner for the use and occupancy of the mobile home space (i.e., a lot or space of land in a mobile home park), as well as the right or license to access that space or lot and any other communal facilities in the mobile home park. Separately billed utilities are not considered rent for mobile home spaces (Cal. Civil Code Section 798.41).

2. What is Base Rent?

Mobile home landlords cannot charge more than the Base Rent plus any allowed increases as of the effective date of the MHRSO. Rent increases can only be imposed once per 12 months, starting on September 1, 2022.

Base Rent needs to be set at the following levels:

• If a space or mobile home tenancy was in existence on or before March 16, 2021, the Base Rent is the amount of rent in effect on March 16, 2021;

• If a space or mobile home tenancy started after March 16, 2021, the Base Rent is the initial rental rate in effect at the start of the tenancy. The “initial rental rate” refers to the amount of rent actually demanded to be paid and paid by the tenant for the initial term of the tenancy.

Base Rent and the Rent Roll Back: On October 28, 2021, rent cannot exceed the Base Rent. If the existing rent is higher than the Base Rent on October 28, 2021, the rent must be rolled back to the Base Rent and any amounts paid by the mobile home tenant or mobile home owner above the Base Rent between March 16, 2021, and the date of the rent rollback must be repaid to the mobile home tenant or mobile home owner.

3. What is my Base Rent if I received move-in rent concessions?

 Concessions are move-in specials, such as discounts or free months’ rent, that are provided by mobile home landlords to attract mobile home tenants and mobile home owners to ease the costs of moving. Concessions of the first month’s free or discounted rent do not affect Base Rent; but concessions beyond the first month are included in the calculation of Base Rent and cause it to be reduced. Base Rent levels are used to calculate allowed rent increases after the initial term of tenancy.

As defined in the regulations, the calculation of Base Rent excludes: “First month’s free or discounted Rent, where the “first month” refers to the first full month following the start date of the Space Rental Agreement or the Mobile Home Rental Agreement.” For example, if a mobile home tenant moved in on September 15, then the “first month” would refer to the period from October 1 to October 31. This also means that concessions given during subsequent months within the initial term of the tenancy are not excluded from calculating the Base Rent.

4. What are some examples for calculating Base Rent where the tenant has received move-in rent concessions?

The following are some examples of calculation of Base Rent with different types of concessions:

Example 1: Monthly rent $1,000; 12-month lease; Concession Received: First 1 month free.
The first month concession’s is excluded from the calculation.
Tenant paid 11 months of $1,000 = $11,000
The Base Rent is calculated dividing $11,000 by 11 months = $1,000

Example 2: Monthly rent $1,000; 12-month lease; Concession Received: First 2 months free.

The first month’s concession is excluded from the calculation, but the second month’s concession is not.
Tenant paid 10 months of $1,000 = $10,000.
The Base Rent is calculated dividing $10,000 by 11 months = $909.09

Example 3: Monthly Rent $1,000; 18-month lease; Concession Received First 3 months free.
The first month’s concession is excluded from the calculation, but the subsequent months’ concessions are not. The Base Rent is calculated over the initial 12 months.
In the first 12 months the tenant paid 9 months of $1,000 = $9,000.
The Base Rent is calculated dividing $9,000 by 11 months = $818.18

Example 4: Monthly Rent $1,000; 12-month lease; Concession Received: 1 month free in the third month of the lease.
Only the first month’s concession is excluded from the calculation.
In this case no concession was given in the first month of the initial tenancy, so no concessions are excluded from the calculation.
The tenant paid 11 months of $1,000 = $11,000. The Base Rent is $11,000 divided by 12 = $916.66

Example 5: Monthly Rent $1,000: 12-month lease: Concession Received: 25% off the first 3 months.
Only the first month’s concession is excluded from the calculation.
The tenant paid 3 months of $750 and 9 months of $1,000 = $11,250.
The Base Rent is 1x$1,000, 2x$750, 9x$1,000=$11,500 divided by 12=$958.33

Example 6: Monthly Rent $1,000; 12-month lease; Concession Received 25% off first 12 months.
Only the first month’s concession is excluded from the calculation.
The tenant paid 12 months of $750 = $9,000.
The Base Rent is 1x$1,000, 11x$750= $9,250 divided by 12=$770.83

5. Since fees (including pet fees) are included in the Base Rent, are there limits to the amount they can be increased each year?

Per the MHRSO, Housing Services such as like pet fees and parking are considered Rent and are subject to the limits on the annual rent increase. Any new charge that a mobile home landlord imposes on a mobile home tenant or mobile home owner, that was not charged at the start of the tenancy, would be considered an increase in rent and cannot not exceed the Annual General Adjustment of rent for any given year.

6. When can rent payment processing fees be charged by mobile home landlords?

Rent payment processing fees may be allowed if in compliance with state and local law.

State law requires that all landlords allow mobile home tenants and mobile home owners to pay rent and security deposits by at least one form of payment that is neither cash nor electronic funds transfer. Charging additional fees for one of those alternative methods of payment may be a violation of state law (Cal. Civil Code Section 1947.3).

The MHRSO defines rent as the periodic payment and all nonmonetary consideration concerning the use and occupancy of a mobile home or mobile home space and all attendant Housing Services. Housing Services include any benefit, privilege or facility connected with the use and occupancy of a mobile home or mobile home space. Each form of rent payment available to a tenant constitutes a Housing Service because it is a “benefit, privilege or facility” tied to the use and occupancy of a mobile home or mobile home space. Any fees associated with a form of rent payment are payments for a Housing Service; therefore, these fees are considered Rent.

• For tenancies where the initial agreement did not require payment of these additional fees, but mobile home tenants or mobile home owners are now required to pay fees:

Charging a fee that was not included in the base rent for the rental unit constitutes a rent increase. Rent increases are regulated by the MHRSO and may not, in total, exceed the amount of the Annual General Adjustment each year. Additionally, the MHRSO prohibits more than one rent increase in any 12-month period and requires that mobile home tenants or mobile home owners receive proper notice of any such rent increase. If, after the commencement of a tenancy, a landlord imposes a fee on a mobile home tenant or mobile home owner to use a form of rent payment that the landlord is required to offer under state law, this constitutes a rent increase. Such a rent increase would be unlawful under the MHRSO if when added to any other rent increases given, the total increase exceeds the Annual General Adjustment or if the mobile home tenant or mobile home owner already received a rent increase in the last 12 months. State law must also be followed.

• For tenancies where the initial agreement stated the inclusion of these fees in rent and mobile home tenants or mobile home owners have been paying these additional fees since their move-in date:

If mobile home tenants or mobile home owners were charged additional fees for certain forms of rent payments since their move-in date, and these fees are stated in the original mobile home rental agreement or space rental agreement lease, then these fees are subject to the limitations in state law.

1. How much can rent be increased?

All rent increases during a tenancy are limited by law to a certain percent every year. Before June 30 of each year, the Rental Housing Committee (RHC) sets the maximum percent that rent can be raised, known as the Annual General Adjustment (“AGA”).

Prior to March 25, 2025: The AGA for mobile home and mobile home space tenancies was set by using 100 percent of the increase in the Consumer Price Index (CPI) for the San Francisco-Oakland-Hayward region from February to February of each year as set by the Department of Labor’s Bureau of Statistics. The AGA could not be less than two percent (2%) or more than five percent (5%).

Beginning March 25, 2025: The AGA for mobile home and mobile home space tenancies is set by using 60 percent of the increase in the CPI for the San Francisco-Oakland-Hayward region from February to February of each year as set by the Department of Labor’s Bureau of Statistics. In no case may the AGA exceed three percent (3%). If the percentage change in the CPI is negative, the AGA is zero percent (0%).

The Rental Housing Committee approved the following AGAs:

AGA 2025: 1.6% (for the period September 1, 2025 – August 31, 2026)
AGA 2024: 2.4% (for the period September 1, 2024 – August 31, 2025)
AGA 2023: 5.0% (for the period September 1, 2023 – August 31, 2024)
AGA 2022: 5.0% (for the period September 1, 2022 – August 31, 2023)
AGA 2021: 2.0% (for the period September 1, 2021 – August 31, 2022)
AGA 2020: 2.9% (for the period September 1, 2020 – August 31, 2021)
AGA 2019: 3.5% (for the period September 1, 2019 – August 31, 2020)
AGA 2018: 3.6% (for the period September 1, 2018 – August 31, 2019)
AGA 2017: 3.4% (for the period September 1, 2017 – August 31, 2018)

A mobile home park owner and a mobile home landlord may apply the AGA to a tenancy only if all of the following conditions are met:

• at least 12 months have passed since the last rent increase
• the annual Rental Housing Fees have been paid
• the property has been registered with the City
• the owner is otherwise in compliance with the provisions of the MHRSO
• the mobile home tenant or mobile home owner has been served with a written 30-day notice as required by state law

Aside from the AGA, a mobile home landlord may also request a rent increase by filing a petition to request an upward adjustment of rent or by filing a joint tenant/landlord petition request for new or additional housing services or additional occupants.

2. How often can rent be raised?

Rent can be raised once (1) per twelve-month period, whether this is an Annual General Adjustment of rent, a previously Banked Rent Increase or a rent increase based on a decision by a hearing officer with regard to an upward adjustment of rent petition.

3. What is “banking” of a rent increase?

Mobile home park owners and landlords may choose not to give an increase in any given year and instead bank the increase to give it in a later year, together with the AGA for that year, for a total increase of up to ten percent (10%). The ability to accumulate and impose banked AGA increases does not carry over to a new or successor mobile home landlord or park owner.

Banked increases are subject to additional noticing requirements. If a mobile home park owner or landlord decides to charge any of the previously banked rent increases and the total rent increase exceeds the AGA for any given year, the mobile home park owner or landlord must include mandatory language in its written rent increase notice as stipulated in Chapter 8 of the MHRSO Regulations. A template form “Attachment to Annual General Adjustment and/or Banked Increase of Rent Notice” includes the mandatory language and is available on the City’s website mountainview.gov/mobilehomes. Mobile home landlords must file a copy of the banked rent increase with the City within seven (7) days of serving it on the mobile home tenant or mobile home owner.

Qualifying mobile home tenants or mobile home owners can file a Tenant Hardship Petition to request an exemption from banked increases (see Question 5 for more information).

4. What is a petition and how can it be filed?

The MHRSO allows mobile home park owners, landlords, mobile home owners and mobile home tenants to request individual rent adjustments through a petition process. The request may be for either an upward or downward adjustment of rent. Parties requesting an adjustment in rent do so by filing petitions with the City and entering into a formal process. This process includes filing of forms and documentation, pre-hearing meetings, pre-hearing settlement conferences (if requested), hearings overseen and adjudicated by a Hearing Officer and the issuing of a formal decision by the same Hearing Officer. There are several types of petitions:

Petitions Filed by Mobile Home Park Owners or Landlords

• Maintenance of Net Operating Income (MNOI) Petitions
• Specified Capital Improvement Petitions
• Exemption Status Petitions

Petitions Filed by Mobile Home Owners or Tenants

• Unlawful Rent Petitions
• Failure to Maintain Habitable Premise and/or Reduction in Housing Services Petitions
• Tenant Hardship Petitions
• New or Additional Housing Services Petitions
• Exemption Status Petitions

Limitations on Unlawful Rent Petitions Related to Rent Concessions

Households that file a downward adjustment petition based on unlawful rent related to rent concessions are subject to the following:

• If they moved in before September 1, 2022, they may only receive a refund of overpaid rent within one (1) year before the date of their filed Petition.
• If they moved in on or after September 1, 2022, they may seek a refund of all overpaid rent, subject to any applicable statutes of limitations under state law.

Former mobile home tenants and mobile home owners can file an unlawful rent petition related to rent concessions within six (6) months of vacating their unit or space.

Forms for petitions are available at mountainview.gov/mobilehomes. Please contact the Rent Stabilization Division for assistance by emailing mvrent@mountainview.gov or calling 650-903-6136. Bilingual assistance is available (se habla español). Services are also provided during weekly office hours on Zoom at mountainview.gov/rspofficehours, Tuesdays 10 a.m. – 12 p.m.

5. When can a mobile home tenant or mobile home owner file a Tenant Hardship Petition?

Mobile home tenants and mobile home owners and have the right to petition for an undue hardship when a banked rent increase is charged, or when a mobile home landlord files a Petition for Upward Adjustment of Rent. They may assert any of the conditions listed in the chart below as the basis for their Tenant Hardship Petition.

Tenant Hardship Petitions filed in response to Banked Rent Increase notices must be filed with the Rental Housing Committee and served on the mobile home landlord within ten (10) calendar days of the effective date of the rent increase. If the Hardship Petition is received after the effective date of the rent increase, the first month of the requested rent increase remains due.

Tenant Hardship Petitions filed in response to a Landlord Petition, such as a Capital Improvement or Maintenance of Net Operating Income (MNOI) Petition, must be filed at least ten (10) calendar days before the scheduled Hearing.

Mobile Home Tenants and Mobile Home Owners who are considering filing an undue hardship petition are advised to carefully review the applicable sections in the MHRSO and the Regulations before filing a petition.

All petition forms and instructions as well as the MHRSO and the Regulations are posted on mountainview.gov/mobilehomes.

1. What is a “Just Cause” eviction?

A mobile home landlord is not permitted to terminate a mobile home tenant at will, not even at the end of a fixed term lease. A termination notice can only be issued if one of the following nine specific conditions (“just causes”) exist:

• Failure to pay rent
• Breach of lease
• Nuisance
• Criminal activities
• Failure to give access
• Temporary vacancy due to necessary/substantial repairs
• Owner move-in
• Permanent withdrawal of units from rental market
• Demolition

2. Can a mobile home landlord evict a mobile home tenant at the end of a lease?

No. The MHRSO limits the reasons for eviction for mobile home tenants to the 9 “just causes” outlined above. Neither expiration of a fixed-lease term nor failure to renew or enter a new lease are one of the 9 bases for terminating a tenancy.

This also means that mobile home tenants do not have to sign a new lease at the end of a fixed-term lease. If mobile home tenants do not sign a new lease, their tenancy continues on a month-to-month basis under the same terms in their prior lease. The mobile home landlord may apply the new AGA if 12 or more months have elapsed since the move-in date or since the last increase.

3. How do I know if a termination notice complies with the MHRSO?

If you would like to know whether a termination notice complies with the MHRSO, please contact the Rent Stabilization Division at 650-903-6136 or MVrent@mountainview.gov. Weekly office hours are also available on Zoom at mountainview.gov/rspofficehours, Tuesdays 10 a.m. – 12 p.m. or consult an attorney for legal advice.

1. What are the eligibility criteria for relocation assistance?

A mobile home landlord seeking to recover possession of a rental unit based on a “no-fault” just cause under the MHRSO may be required to provide relocation assistance to eligible mobile home tenants.

The “no fault” just causes are:

• necessary and substantial repairs,
• owner move-in,
• permanent withdrawal of the property from the rental market, or
• demolition.

An “eligible” mobile home tenant is a tenant whose household income does not exceed 120% of median household income + $5,000) and who is not delinquent on the payment of rent. A mobile home landlord must notify mobile home tenants of their right to request relocation assistance at the time of service of the termination notice. Please contact the Rent Stabilization Division at 650-903-6136 or MVrent@mountainview.gov or consult an attorney for legal advice.

2. What relocation assistance is required?

Under the Tenant Relocation Assistance Ordinance (“TRAO”), a mobile home landlord must provide an eligible mobile home tenant with the following relocation assistance:

• Full refund of the mobile home tenant’s security deposit,
• A subscription to a rental agency,
• A cash payment in the amount of three months’ median market rate rent for a similar-sized unit, and
• An additional $8,000 for “special circumstances” households 
  • A “special circumstances” household is a household where at least one person is either over 62 years of age, has a disability, or is a legally dependent child 19 years of age or younger

3. When do mobile home tenants have the “first right of return” option?

The “first right of return” option is available to mobile home tenants when a mobile home landlord terminates their tenancy for one of the following “no-fault just causes” as stated in the MHRSO:

• necessary and substantial repairs,
• owner move-in
• permanent withdrawal of the property from the rental market, or
• demolition,

and following termination, the mobile home landlord returns that rental unit to the rental market, as indicated in the Tenant Relocation Assistance Ordinance (“TRAO”). The TRAO’s first right of return regulations require the following:

• If the rental unit is returned to the rental market within 2 years, the former mobile home tenant has a first right to renew the terminated tenancy at the same lawful rental rate at the time the mobile home landlord gave notice of termination plus any allowed general adjustments of rent. The mobile home tenant is also eligible for actual and punitive damages.
• If the rental unit is returned to market within 5 years, the former mobile home tenant has a first right to renew the terminated tenancy at the same lawful rental rate at the time the mobile home landlord gave notice of termination plus any allowed general adjustments of rent. The mobile home tenant is also eligible for punitive damages if the tenant is not notified, not to exceed 6 months’ rent.
• If the rental unit is returned to market within 10 years, the former mobile home tenant has a first right to renew the terminated tenancy at market rate.

1. Who is responsible for maintenance of a rented mobile home?

Generally, maintenance and repairs are a mobile home landlord’s responsibility. A mobile home landlord must maintain mobile homes and common areas in a safe and habitable condition. Mobile home tenants are required to take care of their rental unit, and they may be responsible for the costs of repairs if they (or their visitors) cause any damage beyond normal wear and tear. Below are some, but not all, of the responsibilities for mobile home landlords and mobile home tenants.

Mobile Home Landlord Responsibilities

• Water/hot water, heat, and electrical/gas are in good working order
• Plumbing facilities, including cold and hot water, are in good working order
• Roof, windows, walls and/or doors are waterproof and weather proof
• Building and property are clean and free from vermin and/or bug infestations

Mobile Home Tenant Responsibilities

• Keeping premises as clean/sanitary as the condition of the premises permits
• Using and operating gas, electrical and plumbing fixtures properly
• Disposing of garbage in a clean and sanitary manner
• Not destroying, damaging or defacing the premise

2. How can a mobile home tenant address maintenance and habitability concerns?

When there is a maintenance issue, mobile home tenants should let their mobile home landlord know immediately, preferably in writing (e.g., text, email, online maintenance request). Mobile home tenants should keep a copy of any written notice provided to their mobile home landlord for their records. To complete repairs, state law requires that a mobile home landlord give mobile home tenants at least 24-hours’ written notice to enter their unit for necessary or agreed upon repairs unless there is an emergency. If the necessary repairs are not completed within a reasonable period after the mobile home landlord receives notice from the mobile home tenant, the mobile home tenant may file a rent decrease petition with the City.

1. How does a mobile home park owner or landlord maintain a fair rate of return?

MHRSO regulations allow mobile home park owners and landlords to request rent increases above the Annual General Adjustment (AGA) through a City-managed petition process. The mobile home park owner or landlord must be in substantial compliance with the MHRSO to petition for an upward adjustment. Increase petitions can affect the rents for all units on a property at the same time and are often based on unusually high expenses, including capital improvements. Although increases and decreases in rent are regulated, mobile home park owners and landlords are constitutionally entitled to maintain a fair return on their investment.

Mobile home park owners and landlords requesting an adjustment in rent do so by filing petitions with the City and entering into a formal process. This process includes filing of forms and documentation, pre-hearing meetings, pre-hearing settlement conferences (if requested), hearings overseen and adjudicated by a Hearing Officer and the issuing of a formal decision by the same Hearing Officer. The process also allows parties to file appeals with the Rental Housing Committee (RHC) should they dispute the hearing officer’s decision.

Mobile home park owners and landlords may file two different types of petitions with the City to request upward adjustments of rent:

• Maintenance of Net Operating Income (MNOI) Petitions
• Specified Capital Improvement Petitions

Mobile home landlords are also able to file petitions disputing the exemption status of a property.

2. What is vacancy control/decontrol?

Mobile Home Tenants

Mobile home tenancies are subject to vacancy decontrol. Vacancy decontrol allows a mobile home landlord to set the initial rent for a mobile home rental without limitation upon vacancy (i.e., turnover of a tenancy). Once a new tenancy starts, all subsequent changes in rent are subject to the MHRSO’s rent stabilization protections for mobile home tenants, including the Annual General Adjustment (AGA) of rent. Vacancy decontrol is required by under state law (California Civil Code Section 1954.50) for mobile home tenancies.

Mobile Home Owners

Mobile home space tenancies are subject to limited vacancy control. Upon the start of a new tenancy of a mobile home space (this usually happens when the mobile home is purchased), the mobile home park owner may set the initial rent at an amount equal to the prior mobile home owner’s rent plus 100% of the increase in CPI (i.e., that year’s Annual General Adjustment). This limitation applies unless:

• A legal termination occurred in compliance with MRL, or
• The mobile home was abandoned, or
• A commercial purchaser replaces a mobile home.

1. Is property registration mandatory?

Yes, the Rental Housing Committee adopted regulations requiring mandatory registration of MHRSO covered units. Registration is due by January 31 of each year. Complete the registration form online at mvrent.mountainview.gov. Failure to complete property registration by the annual deadline will result in a non-compliant property status and an inability to lawfully increase rent.

On the Rent Stabilization Portal, Park Owners/ Managers can:

• Register Rental Properties
• File for Space Rental Fee Exemptions
• Amend Required Information
  
  • Owner/Manager Contact Information (within 30 days of change)
  • New Tenancy Information (within 30 days)
  • Resident Turnover Information (within 30 days)
• Submit Required Notices
  • Termination Notices (within 3 days)
  • Termination Notice Follow-up Documentation (within 7 days)
  • Banked Rent Increase Notices (within 7 days of serving notice on the mobile home tenant or mobile home owner)
  • Voluntary Tenant Buyout Information (within 15 days of execution)

2. What is the annual Space Rental Fee?

The Space Rental Fee is an annual fee established by the Rental Housing Committee and charged to mobile home park owners and mobile home owners to fund the implementation of the MHRSO. The MHRSO authorizes the Committee to set the fee in an amount deemed reasonable (in accordance with applicable law) to cover the program’s reasonable and necessary expenses, including hiring staff.

The annual Space Rental Fee is charged to park owners on a per-space basis and must be paid annually by January 31. Failure to pay the annual Space Rental Fee by the annual deadline will result in a non-compliant property status and an inability to lawfully increase rent.

NOTE: The Committee is also empowered to request and receive funding when and if necessary, from any available source, including the City, for the program’s reasonable and necessary expenses.

3. What type of notices do mobile home park owners and landlords need to provide to mobile home tenants and mobile home owners under MHRSO?

Mobile home park owners and landlords need to provide the following types of notices to mobile home tenants and mobile home owners:

• “MHRSO Information Sheet”: At the start of a lease and with every notice of rent increase, mobile home landlords must provide a MRHSO Information Sheet to the mobile home tenant or mobile home owner. The approved text of this MRHSO Information Sheet can be accessed at mountainview.gov/mobilehomes.

• “Notice of Rent Increase”: Allowable rent increases pursuant to the MHRSO shall become effective only after the park owner or mobile home landlord provides the mobile home tenant or mobile home owner at least 30 days’ advance written Notice of Rent Increase pursuant to state law.

• “Notice of Previously Banked Rent Increase greater than the AGA”: If a requested rent increase includes banked Annual General Adjustments (i.e., is greater than the current year’s AGA), the Notice must identify the increase in monthly Rent due, including both the dollar amount of the increase and the amount of the increase as a percentage of the rent due immediately prior to the imposition of the rent increase, and must include the following text in at least 12-point font:

“The rent increase requested in this notice exceeds the annual general adjustment authorized for the current year. Mobile Home Landlords may save (“bank”) annual general adjustments that were not imposed in previous years and implement them with the current annual general adjustment in accordance with the Mobile Home Rent Stabilization Ordinance, Section 46.6, and implementing regulations. Rent may only be increased once every twelve (12) months, and rent increases cannot exceed ten percent (10%) of the rent actually charged in the previous year. Mobile Home Owners and Mobile Home Tenants have the right to petition the Rental Housing Committee (RHC) for relief if this rent increase will cause an undue hardship. The RHC defines a hardship based on either household income or if the household spends fifty percent (50%) or more of household income on rent, with specific definitions for households with children, seniors, or persons with disabilities or who are terminally ill. If you believe the rent increase requested in this notice is incorrect, excessive, or causes an undue hardship, you can: (a) contact your landlord to discuss the increase; and/or (b) file a petition with the RHC. For more information about petitions or the hardship process, contact the Mountain View Rental Housing Helpline (650) 903-6136 or MVrent@mountainview.gov.”

The park owner or mobile home landlord must file a copy of this Notice with the Rental Housing Committee within 7 days of serving this notice on mobile home tenant or mobile home owner. The copy of the notice may be filed at mvrent.mountainview.gov.

• “Notice to Cease”: A written notice that gives a mobile home tenant a reasonable opportunity to cure an alleged violation or problem concerning a Breach of Lease, a Nuisance, Criminal Activity or Failure to Give Access, before their tenancy may be terminated pursuant to a valid eviction notice. The notice should include sufficient details about the alleged conduct that allow a reasonable person to comply. This notice also must inform the tenant that failure to cure may result in the initiation of eviction proceedings, must inform the tenant of the right to request a reasonable accommodation, and must provide the tenant with the telephone number for the Rental Housing Committee: 650-903-6136. A copy of this notice must be filed with the Rental Housing Committee within 3 days of serving this notice on tenant at mvrent.mountainview.gov.

• “Termination Notice”: A written notice in accordance with state law detailing the specific reason (“just cause”) for termination under the MHRSO. This notice must include that the mobile home is covered under the MHRSO and provide the telephone number for the Rental Housing Committee: 650-903-6136. A copy of this Termination Notice needs to be filed with the Rental Housing Committee within 3 days of serving this notice on tenant at mvrent.mountainview.gov.

• “Unlawful Detainer”: Copy of a summons, complaint of unlawful detainer or a judgment for an unlawful detainer against a mobile home tenant must be submitted with the Rental Housing Committee within 7 days of serving the summons and complaint on the tenant or within 7 days of the issuance of the judgment at mvrent.mountainview.gov.

• “Vacate Notice”: Written notice must be submitted to the Rental Housing Committee if a mobile home tenant vacates the rental unit either as a result of the termination notice or a subsequent action for unlawful detainer no later than 7 days after the tenant vacates the unit at mvrent.mountainview.gov.

4. What does it mean when a property is out of compliance?

The following requirements imposed by the MHRSO and the Regulations are considered substantial:

• The mobile home park owner or landlord must roll back rent to either the rent charged on March 16, 2021, or the amount charged during the initial term of the tenancy, if the tenancy commenced after March 16, 2021.
• The mobile home park owner or landlord has increased the rent in accordance with requirements of the MHRSO. If the mobile home park owner or landlord has ever charged more than the Rent allowed under the MHRSO, the mobile home park owner or landlord has refunded all the unlawful Rent collected to the affected mobile home tenants and mobile home owners.
• Mobile home park owner or landlord has paid all applicable space rental fees.
• Mobile home park owner or landlord has registered the property with the Rent Stabilization Division.
• Mobile home park owner or landlord has maintained the property in substantial compliance with all State and local health and safety laws and with any RHC orders or regulations, and there are no outstanding citations or notices of violation for the property. 

Failure to comply with one or more of these requirements means a park owner or mobile home landlord has not substantially complied with the MHRSO and, therefore, cannot raise rents and/or file a petition for upward adjustment of rent.

1. What is the Rental Housing Committee?

The Rental Housing Committee is the body appointed by the City Council to administer the CSFRA and MHRSO. The Committee consists of 5 regular members and 1 alternate member, all of whom are residents of Mountain View.

2. What do mobile home tenants need to do to add a family member or roommate to their unit?

If a mobile home tenant would like to house additional eligible family members (child, parent, grandchild, grandparent, brother, or sister of tenant or tenant's spouse or domestic partner, or spouse or domestic partner of tenant), please consider the following:

• The addition of the eligible family member cannot exceed the maximum occupancy under state law

• At least 15 days before the eligible family member moves in, the mobile home tenant must send the mobile home landlord (and file a copy of with the City of) a mandatory notice that includes all of the following information:
  
  •  Date of the notice and date when the family member will move in the unit
  • Full name of the family member
  • Eligible family relationship with mobile home tenant or mobile home tenant's spouse/domestic partner

• The mobile home landlord may request reasonable documentation of the eligible family relationship
• The mobile home landlord may not charge additional rent or security deposit 

If a mobile home tenant would like to replace a leaving roommate:

• At least 15 days before the proposed move-in date, the mobile home tenant must send the mobile home (and file a copy of with the City of) a mandatory notice that includes all of the following information
  • Date of the notice, and date when the roommate will move in
  • Full name of the replacement roommate
  • How much rent the roommate will pay and to whom (e.g. to landlord, tenant, etc.)

• The mobile home landlord may perform their typical tenant screening and charge a fee
• The mobile home landlord may not charge additional rent or security deposit

If a mobile home tenant would like to house any other additional occupant/roommate:

• The lease terms and/or mobile home landlord control whether this is allowed
• The original mobile home tenant cannot charge rent in excess of lawful rent
• The mobile home landlord and additional occupant each must disclose rent terms upon request 

The mobile home landlord and mobile home tenant may file a joint petition with the City to add an additional occupant or roommate to the tenancy.

Except in the case of a joint petition, the mobile home landlord can ONLY renegotiate rent with Additional Tenants once ALL original tenants have moved out. The noticing requirements for rent increases need to be taken into account.

1. How can I learn more about the MHRSO?

Phone:                                650-903-6136
Email:                                 MVrent@mountainview.gov
Online:                               mountainview.gov/mobilehomes

Virtual Office Hours:    Tuesdays 10 a.m. – 12 p.m.
                                                Zoom
                                                mountainview.gov/rspofficehours

Housing Help Center:   1st and 3rd Thursdays every month
                                                Landlords: 1 – 3 p.m.
                                               Tenants: 6 – 8 p.m.
                                                298 Escuela Ave. and Virtual on Zoom
                                                mountainview.gov/housinghelpclinics