HomeMy WebLinkAbout1990-02-21 - AGENDA REPORTS - RENT STABILIZATION ORD (2)AGENDA REPORT
DATE: February 21, 1990
SUBJECT: RENT STABILIZATION ORDINANCE
DEPARTMENT: City Manager
BACKGROUND:
4' xK
City Manager ipproval;'
Item Presented by:
Car
At the October 30, 1989 regular City Council meeting, Dan Wilder, President of the
Santa Clarita Valley Mobile Homeowners Council, submitted an example of an
ordinance regarding rent control for City Council discussion and consideration.
Council set a study session date to discuss the mobile home rent control issue,
with both mobile home park owners and renters present. The information presented
at the October meeting is attached for reference.
The purpose of this study session is to allow for an open discussion of the issue
of mobile home rent control. The study session will allow for both park owners and
renters to present their views on the need or lack of need for mobile home rent
control in the City of Santa Clarita. This exchange of information should allow
the City Council to make an informed choice of how to proceed.
The Santa Clarita Valley Mobile Homeowners Council, the proponents of rent control,
assert that rent control is needed to halt unreasonable rent increases imposed by
park owners. The SCVMHC further asserts that this problem particularly impacts
mobile home residents on fixed incomes. This same argument could be raised for
renters of apartments, condominiums and single family houses on fixed income.
The Western Mobile Home Association conducted a survey (attached) of eight of the
area's mobile home parks. The average rent increase for all eight parks between
1980 and 1989 was 7.6X. The average Consumer Price Index for the same period was
6.0X. The WMA asserts that the rent increases have been slightly above the C.P.I.;
however, substantially below the property appreciation rate (a factor in
determining rents). As such, the WMA feels a rent control ordinance is unwarranted.
It should be noted that up until the City incorporated, the mobile home park owners
have operated under the County of Los Angeles' guidelines for rent increases/rates
for mobile home parks. The Los Angeles County "guidelines" are not rent control
per se, but rather parameters within which park owners can set and adjust rents.
Options Available to the Council
The City Council may determine that there is a need to proceed with the
establishment of a rent control ordinance. As such, Council should direct the City
Attorney to prepare a draft mobile home rent control ordinance to be brought back
to Council for further consideration.
If the City Council determines rent control is not warranted at this time, then it
may wish to continue to monitor rents, watchful of unreasonable increases that may
then warrant City intervention.
An alternative to strict rent control is development of "guidelines" similar to
those implemented in the County. This may very well be a middle ground that
Council may wish to explore and direct staff to develop such "guidelines" for
Council consideration.
Agenda Item: -,
Rayor Pro -Tem Darcye
Clevld4
September 26,1919
In a conPersation I had with you several months ago, I informed
you that the Santa Clarita Mobile Home Council woud be submitting a
"Hent Stabilization Ordinance" to the Santa Clarita City Council.
The Mobile Hone Council formed a committee to investigate Rent
Stabilization Ordinances, and after months of reviewing the Ordinances,
the committee, chaired by Jim Robinson of Canyon Breeze Mobile Home Park
along with his committee, have drafted a proposed YSanta Clarita Rent
Stabilization Ordinance".
I am enclosing eight (8) copies of the proposed Ordinance, and
an suggesting that the copies be made available to:
Mayor Pro -Tem Darcy.
Mayor Jan Heidt
Councilman Carl Boyer
Councilman Howard "Buck" McKeon
Councilman Dennis Koontz
t/ City Manager George Caravalho
City Planner_.:,:
Cly—C4-e-r-k
The Mobile Home Owners will appreciate an early cconsideration
of this proposal, and will be available for any questions or clarifica-
tion that you may wish to have.
on behalf of the. Santa Clarita Mobile Home owners ---I thank you
for your interest in our problem.
Presi ent Santa Clarita Mobile
Home Owners Council
�t
Rayor Pro -Tem Darcye
Clevld4
September 26,1919
In a conPersation I had with you several months ago, I informed
you that the Santa Clarita Mobile Home Council woud be submitting a
"Hent Stabilization Ordinance" to the Santa Clarita City Council.
The Mobile Hone Council formed a committee to investigate Rent
Stabilization Ordinances, and after months of reviewing the Ordinances,
the committee, chaired by Jim Robinson of Canyon Breeze Mobile Home Park
along with his committee, have drafted a proposed YSanta Clarita Rent
Stabilization Ordinance".
I am enclosing eight (8) copies of the proposed Ordinance, and
an suggesting that the copies be made available to:
Mayor Pro -Tem Darcy.
Mayor Jan Heidt
Councilman Carl Boyer
Councilman Howard "Buck" McKeon
Councilman Dennis Koontz
t/ City Manager George Caravalho
City Planner_.:,:
Cly—C4-e-r-k
The Mobile Home Owners will appreciate an early cconsideration
of this proposal, and will be available for any questions or clarifica-
tion that you may wish to have.
on behalf of the. Santa Clarita Mobile Home owners ---I thank you
for your interest in our problem.
Presi ent Santa Clarita Mobile
Home Owners Council
25 August 1989
From: Jim Robinson, Alternate Chairman of the Area Council Rent
Stabilization Committee
To: Don Wilder, President, Santa Clarita Mobilehome Owners Area
Council
For many months, we talked about the rapid rate of space rent increases that have been
felt by many of the mobilehome owners in the City of Santa Clarita. Retired people, those on
fixed incomes, and single heads of households are being pushed out of the only decent housing they
can afford. Young people, starting out in jobs with wages that don't increase as fast or as high as
there rents, are soon caught in home loan defaults, re -possessions, and evictions.
Some of us have been receiving annual space rent increases of 10% although the
consumer price index and annual inflation rate have been nowhere near that high. Park owners
are not required to show justification for these increases and as long as there is a shortage of low
income housing there is no incentive for park owners to hold the line on rent prices.
Have park operating costs increased over the last five years as rapidly or as high as the
rent increases that have been passed on to the mobilehome owners? Without a rent stabilization
ordinance there is no way to answer that question and the City of Santa Clarita is headed for a
housing catastrophe that threatens the lives of approximately 2200 mobilehome owners and
their families.
As President of the Santa Clarita Mobile Home Owners Area Council, you ask that a
committee be formed to investigate rent stabilization ordinances from throughout the state and
report back to you with what we felt would be an ordinance that would be best suited to help deal
with the escalating space rent problems of the City of Santa Clarita. Please find enclosed a
proposed "Ordinance of the City Of Santa Clarity, California" as developed by that committee.
The enclosed ordinance is the result of many months of studying and debating the merits of
rent stabilization ordinances of cities such as; San Buenaventura, Carson, Pleasanton, Los
Angeles, and Oceanside. We also studied appellate decisions such as; Birkenfeld v. City of
Berkeley, Woods Mobile Country Club Park v Clovis City Mobile Home Rent Review Commission,
Cotati Alliance for Better Housing and William Plummer v City of Cotati, and Alexander Fisher v
The City of Berkeley.
Our group has no legal back ground we do not claim to have put together the perfect
document but, leaning heavily on the Oceanside ordinance, we believe we have chosen an
ordinance that will deal with the problem of rapidly rising mobilehome space rents in the City of
Santa Clarita.
The members of the committee are as follows;
Betty Hafey Chairman Cordova
Jim Robinson Alternate Chairman Canyon Breeze
Pat Robinson Secretary Canyon Breeze
Maureen Harbaugh Member Cayon Country Mobile
Home Estates
Ron Bates
Member
Cayon Country Mobile
Home Estates
Marjorie Snyder
Member
Green Brier
Gloria Williams
Member
Cordova
Janet Niederbruning
Member
Desert Gardens
Pamela Strange
Member
Canyon Palms
Betsy Patterson
Member
Park Lane
*=
Yours, '
James H son
• AN ORDINANCE OF THE CITY OF
SANTA CLARITA, CALIFORNIA
The City Council of the City of Santa Clarita, California, DOES HEREBY
ORDAIN as follows:
Section 1. Chapter ---- of the SANTA CLARITA CITY CODE is hereby
amended to read as follows:
CHAPTER ----
MANUFACTURED HOME FAIR PRACTICES
SEC. _. i Preamble.
A. There is presently, within the City of Santa Clarita and
surrounding communities, a shortage of rental spaces for location of
manufactured homes commensurate with the demand there -for. This
Inequitable market situation has resulted in low vacancy rates and
contributed or threatens to contribute to rapidly escalating rents. This
situation has resulted or threatens to result in serious concern, anguish,
and stress among a significant portion of Santa Clarita residents living in
manufactured home parks.
8. Alternative sites for the relocation of manufactured homes are
difficult to find due to the shortage of vacant spaces, the restriction on
the age, size, or style of manufactured homes permitted in many parks, and
requirements related to the installation of manufactured homes, including
permits, landscaping and preparation. Additionally, the cost for moving a
manufactured home is substantial and the risk of damage in moving is
significant.
The result of these conditions is the creation of a captive market of
manufactured home owners. This immobility, in turn, contributes to the
creation of a great imbalance in the bargaining position of the park owners
and manufactured home owners in favor of the park owners.
C. Manufactured home owners are property owners with sizeable
Investment in their manufactured homes and appurtenance. Collectively,
the manufactured home owners have a greater investment than does the
manufactured home park owner. The residents of manufactured home parks
consider their relationship with the park owner as a joint housing venture.
1
AN ORDINANCE OF THE CITY OF
SANTA CLARITA, CALIFORNIA
The continuing possibility of unreasonable space rental increases in
manufactured home parks threatens to diminish the value of the
Investment of the manufactured home owners.
Further, existing state law permits manufactured home park owners to
require manufactured home owners to make modifications to their homes
for reasons of aesthetics or conformity to park standards that amount to
capital improvements which would accrue to the benefit of the park owner
by potentially increasing the market value of the park itself.
D. This Council finds and declares it necessary to facilitate and
encourage fair bargaining between manufactured home owners and park
owners in order to achieve mutually satisfactory agreements regarding
space rental rates in manufactured home parks. Absent such agreements,
this Council further finds and declares it necessary to protect the owners
and residents of manufactured homes from unreasonable space rental
Increases while simultaneously recognizing and providing for the need of
park owners to receive a just and reasonable return on their property.
Sec._2 DEFINITIONS.
A. 'COMMISSION' -The Manufactured Home Fair Practices Commission
established by this ordinance.
8. 'Manufactured Home' - For purposes of this chapter, the term
'manufactured home' shall be synonymous with the term 'mobile home.'
C. 'Manufactured Home Park' - An area of land where two or more
manufactured home sites are rented, or held out for rent, to accommodate
manufactured homes used for human habitation. Also referred to herein as
a 'park
D. 'Manufoctured Home Pork Owner' - The owner, lessor, operator, or
designated agent thereof of a manufactured home park. also referred to
herein as a 'park owner.'
e
2
AN ORDINANCE OF THE CITY OF `
SANTA CLARITA, CALIFORNIA
E. 'Manufactured Home Resident' - Any person entitled to occupy a
manufactured home as the owner thereof or pursuant to a rental or lease
agreement with the owner of a manufactured home. Also referred to
herein as a 'resident.'
F. 'Rental Agreement' - An agreement between the manufactured
home park owner and a resident establishing the terms and conditions of a
tenancy. A lease is a rental agreement.
G. 'Space Rent' - The consideration, including any bonus, benefits, or
gratuities demanded or received for or in connection with the use or
occupancy of a manufactured home within a manufactured home park or the
transfer of a rental agreement of such a manufactured home. The use and
occupancy of a rental unit shall include the exercise of all rights and
privileges and use of all facilities, services and amenities accusing to the
residents thereof for which a separate fee authorized by the Mobile Home
Residency Law (California Civil Code §798 et seq) is not charged. Nothing
herein shall be construed to prevent a park owner from establishing such
fees as may be authorized by the Mobile Home Residency Law. Space rent
shall not include utility charges for utility services, including gas,
electricity, water, trash, and or sewer service, provided to an individual
manufactured home residence (as opposed to the park in general) where
such charges are billed to such a resident separately from the space rent
and such charges are limited to the actual value of the utility service
provided to the individual residence.
SEC. 3 Aoylicabilitu.
A. The provisions of this chapter shall apply to all manufactured
home park sites.
8. The provisions of this chapter shall not apply to tenancies
covered by a rental agreement in existence at the time this Chapter
becomes effective where such agreement has a duration exceeding that of
a month to month tenancy. This exemption shall apply only for the
duration of the agreement.
3
AN ORDINANCE OF THE CITY OF
SANTA CLARITA, CALIFORNIA
Upon the expiration or other termination of such agreement, this
Chapter shall automatically become applicable to the
tenancy.
SEC 4. Manufactured Home Fair Practices Commission.
A. Establishment. The Manufactured Home Fair Practices Commission
of the City of Santa Clarita is hereby established.
B. Membership. The commission shall consist of o total of five (5)
regular members and two (2) alternate members. All regular and alternate
members shall be resident electors of the City of Santa Clarita. No
member shall: be a manufactured home owner or resident; be an owner,
operator, or manager of a manufactured home park; own or possess any
interest in any manufactured home park, or any other rental property; or be
employed in the field of or otherwise derive one's livelihood from real
property development.
All members of the Commission, regulars and alternates, shall be
required to attend all Commission meetings and hearingp unless such
member has been disqualified from participation.
When a regular member is absent from a meeting, an alternate member
shall participate in the Commission proceedings in place of the absent
regular member. An alternate member shall have voting privileges only
when acting in the stead of an absent regular member. .
C. Nomination and Appointment. Each member of the City Council
shall nominate one regular member and the Mayor shall nominate one
regular member and two alternate members for appointment to the
Commission. Each such nomination shall be subject to actual appointment
bg the Mayor with the approval of the City Council.
D. Term. Each regular member of the Board shall'serve for a term of
three years except as otherwise provided herein. For the first
-Commission, the Mayor shall appoint three (3) regular members for three
(3) year terms and two (2) regular members for two (2) year terms.
Thereafter, the successors of each of these members shall be appointed
4
• AN ORDINANCE OF THE CITY OF
SANTA CLARITA, CALIFORNIA
for terms of three (3) years. Each regular member shall hold office until a
new member has been duly appointed.
Each alternate member of the Board shall serve for a term of two
(2) years except as otherwise provided herein. Each alternate member
shall hold office until a new alternate member has been duly appointed.
If a vacancy shall occur otherwise than by expiration of the term, it
shal l be f i l l ed by appoi ntment f or the un expi red porti on of such member's
term.
The provisions herein above notwithstanding, a member may be
removed, at any time, with or without cause, by a majority vote of the
City Council.
Any member who is absent, without sufficient cause, from three (3)
successive meetings of the Commission which such member was required
to attend shall be deemed to have vacated hid office.
E. Meetings. Except as expressly provided herein, the Commission
shall establish the time and place of its meetings. All meetings_of the
Commission shall be conducted in accordance with the provisions of the
Ralph M. Brown Act.
F. City Council Guidelines - Commission Rules and Regulations. The
City Council may from time to time adopt by resolution such guidelines as
it deems necessary to assist and direct the Commission in the
accomplishment of its duties.
The Commission may make and adopt its own rules and regulations
for conducting its business consistent with the laws of the state, this
Chapter, and any guidelines adopted by the City Council. Any such rules
and regulations shall be reduced to writing and be on file with the
Secretary of the Commission at all times.
G. Officers. The Commission may appoint such officers as it may
deem necessary to carry out its duties hereunder.
I
• AN ORDINANCE OF THE CITY OF
SANTA CLARITA, CALIFORNIA
H. Records. The Commission shall keep a record of its proceedings,
which shall be open for inspection by any member of the public.
I. Appointment of Committees and Hearing Officers. The Commission
may appoint committees or hearing officers to hear matters on which
testimony must be taken, which committees and officers shall report to
the Commission the findings and results of any such hearings on a matter
referred to such committee or person.
J. Compensation. Each member of the Commission shall be entitled to
such compensation as may be set by the City Council. Such members shall
be entitled to reimbursement for expenses incurred in performance of
their official duties. The Commission shall not have any authority to
expend or authorize the expenditure of any public funds, except with the
prior express approval of the City Council.
K. Staff. The City Manager shall provide all administrative staff
necessary to serve the Commission. The City Clerk shall serve as the
Secretary of the Commission and shall be responsible for the maintenance
of all records of the Commission. The City Attorney or his/her designee
shall act as legal counsel to the Commission.
L. Quorum. Five (5) commissioners shall constitute a quorum. A
majority vote of all commissioners, i.e., three (3) votes, is required for
adoption of any findings and/or order pertaining to an application filed
hereunder and for the adoption, amendment or repeal of any rules and
regulations of the Commission. A majority vote of the quorum of the
Commission is required for the Commission to take action on any other
matter.
M. Duties. The Commission shall undertake and have the following
duties, responsibilities, and functions together with all powers reasonably
incidental thereto:
1. To meet from time to time as may be specified by the rules and
regulations of the Commission in order to carry out its duties.
ft
M
AN ORDINANCE OF THE CITY OF
SANTA CLARITA, CALIFORNIA
2. To require such registration of manufactured home parks as the
Commission may deem necessary to enable it to carry out its duties.
3. To make adjustments in space -rent ceilings as provided for in
this Chapter.
4. To make such studies, surveys and investigations, conduct such
hearings, and obtain such information as is necessary to carry out its
powers and duties.
5. To adopt, promulgate, amend and rescind such administrative
rules as may be necessary to effectuate the purposes and policies of
this Chapter and to enable the Commission to carry out its powers and
duties there under.
6. To render at least semiannually a comprehensive written
report to the City Council concerning the Commission's activities,
holdings, actions, results of hearings, and all other matters pertinent
to this Chapter.
7. To undertake such other related duties as may be assigned by
the City Council.
SEC. 5. Registration. Within sixty (60) calendar days after the
effective date of this Chapter, manufactured home park owners are
required to register all manufactured home parks and manufactured home
rental spaces within such parks with the commission.
The initial registration shall include: the nome(s), business
address(es), business telephone number(s) of each person or legal entity
possessing an ownership interest in the park and the nature of such
interest; the number of manufactured home rental spaces within the park;
a rent schedule reflecting space rents within the park on the effective
date of this ordinance; a listing of all other charges, including utilities
now included in space rent, paid by manufactured home residents within
the park and the approximate amount of each such charge; and the name and
address to which all required notices and correspondence may be sent.
7
AN ORDINANCE OF THE CITY OF
SANTA CLARITA, CALIFORNIA
The Commission is hereby empowered to require such re -registration
as it deems necessary.
No park owner shall be eligible to receive any rent ceiling adjustment
as provided for under the provisions of this Chapter unless such current
registration as may then be required for the manufactured home park is on
file with the Commission at the time the petition for the rent ceiling
adjustment is filed.
The registration requirements provided for in this section or which
may be established by the Commission shall apply to all manufactured
home parks including those exempt from the space rent ceiling limitation
by reason of the existence of a valid space rent agreement.
SEC. 6 Registration Fee.
A. At the time of initial registration or any subsequent -registration,
manufactured home park owners shall pay to the City of Santa Clarita such
registration fee for each manufactured home rental space within the park
as may be established by resolution of the City Council.
B. If a park owner does not pay the fee provided for in subsection A.
above within the time period established therein, a late charge shall be
assessed in an amount equal to one dollar ($1.00) for each manufactured
home rental space within the park for each month or fraction thereof that
such payment is delinquent.
C. No petition will be accepted from any park owner for a space rent
ceiling adjustment of any kind, no hearing or other proceeding shall be
scheduled or take place, and space rent ceiling adjustment granted or take
effect for any manufactured home park for which there is an unpaid
registration bill.
D. No exemption from the space rent ceiling limitation by reason of
the existence of a valid space rent agreement shall be effective for any
manufactured home park for which there is an unpaid registration bill.
ft
0
AN ORDINANCE OF THE CITY OF
SANTA CLARITA.. CALIFORNIA
E. The registration fee provided for by this section is intended to
defray any reasonable and necessary costs associated with the
administration of the regulations contained in this Chapter.
F. The City Manager is hereby directed to maintain an accurate
accounting of all direct and indirect casts of administering the
regulations contained in this Chapter. The City Manager shall submit a
report to the Commission and City Council of such costs and any
recommendation for a change in the registration fee at least annually from
and after the effective date of this Chapter.
SEC 7. Space Rent Agreement Exemption.
A. Any manufactured home park which is subject to a space rent
agreement meeting the criteria set forth below shall be exempt from the
space rent ceiling provisions of this Chapter for the duration of such
agreement.
B. Space rent agreement criteria. An exemption as provided for in
subsection A. herein above shall be effective only if the space rental
agreement meets the following criteria: ,
1. The agreement between the park owner and the residents
thereof must establish a space rent schedule for the park for a
minimum period of two (2) years from the date of commencement of
the agreement.
2. The agreement need not be a formal lease or follow any
prescribed format but the space rent schedule must be binding
upon both the park owner and residents for the duration thereof.
The agreement may contain such other provisions as may be agreed
upon by the parties thereto.
3. The agreement must be voluntarily consented to by at
least one adult resident from sixty-seven (67%) of the
manufactured home rental spaces within the park with the
exception of those spaces exempted from the provisions of this
Chapter pursuant to the provisions of Sec 3.8. This consent
AN ORDINANCE OF THE CITY OF
SANTA CLARITA, CALIFORNIA
shall be evidenced by the signature of such adult residents on such
consent form as may be required by the Commission. The consent
form shell be circulated or provided for signature only in
accordance with such rules and regulations as may be established
by the Commission.
C. Expiration of space rent agreement. The exemption as provided for
In subsection A. herein above shall terminate upon the expiration of the
space rental agreement unless such agreement is renewed or extended by
mutual agreement of the park owner and residents. Any such renewal or
extension of such agreement must meet the criteria set forth in
subsection B. herein above.
Upon termination of the exemption, the manufactured home park shall
be subject to the space rent ceiling provisions of this Chapter.
SEC. 8. Space Rent Ceiling.
Beginning the first month which commences following the one hundred
twentieth day after the effective date of this Chapter, no manufactured
home park owner shall charge space rent for any manufactured home space
In an amount greater than the space rent in effect on December 31, 1986.
The space rent in effect on that date shall be known as the 'Space rent
ceiling.'
If there was no space rent in effect on December 31, 1986, the space
rent ceiling shall be the space rent that was charged on the first date that
space rent was charged after December 31, 1986.
If a manufactured home park is exempt from the application of this
Chapter by reason of the existence of a space rent agreement and this
agreement expires, the space rent ceiling for that park shall be the space
rent in effect on the date before the agreement expires.
SEC 9. Space Rent Ceiling Adjustments.
A. No increase in space rent ceilings shall be permitted except as
provided for herein:
10
AN ORDINANCE OF THE CITY OF
SANTA CLARITA, CALIFORNIA
8. Initial Adjustments.
1. Permissive Adjustments. A park owner shall be entitled to an
initial permissive adjustment gross space rental income equal to the
lesser of an eight percent (6%) increase per annum since the base year
or an increase equal to the percentage increase in the Consumer Price
Index (CPI) from the end of the base year date to the date of application
for adjustment.
The percentage increase in the CPI shall be calculated by
subtracting the CPI reported for November, 1986, from the most
recently reported monthly CPI preceding the application and then
dividing this remainder by the November, 1986, CPI.
2. N01 Adjustment. In the event a park owner does not receive a
just and reasonable return on the park property after receiving the
maximum permissive adjustment provided for above, a park owner may
file an application with the Commission for an initial adjustment of
the space rent ceiling.
A park owner shall be entitled to -an adjustment of the space
rent ceiling so as to enable the park owner's base year Net Operating
Income (N01) to be increased by a rate equal to the lesser of: a) the
percentage increase in the CPI since the end of the base year multiplied
by that percentage of the CPI which composes the expenditure category
of housing or the equivalent thereof, or b) forty percent (40) of the
percentage increase in the CPI since the end of the base year. The
percentage increase in the CPI shall be calculated by using the
procedure set forth in Sec. 9.8.1
No further space rent ceiling adjustment shall be permitted in
calendar 1989, with the exception of any applicable pass through
adjustment provided for herein.
3. An application for either and initial permissive or N01
adjustment may be filed with the Secretary to the Commission no
sooner than sixty days following the effective date of this Chapter.
AN ORDINANCE OF THE CITY OF
SANTA CLARITA, CALIFORNIA
The application shall be submitted on such form as may be provided by
the Commission.
The Commission shall review any such application in accordance
with the provisions of this Chapter.
C. Annual Adjustments. Commencing in calendar year 1990, park
owners shall be entitled to the following adjustments.
1. Permissive Adjustment. A park owner shall be entitled to an
annual permissive adjustment of gross space rental income equal to the
lesser of an 8% increase or an increase equal to the percentage
increase in the CPI from the date of the most recent initial or annual
adjustment to the date of application for the proposed adjustment.
2. NOI Adjustment. In the event a park owner does not receive a
just and reasonable return on park property after receiving the
maximum permissive adjustment provided for above, a park owner
may file an application with the Commission for an adjustment of
the rent space ceiling.
A park owner shall be entitled to an adjustment of the space
rent ceiling so as to enable the park owner's Net Operating Income
(NOI) for the subsequent year to be increased by a rate equal to the
lesser of: a). the percentage increase in the CPI since the date of
the most recent annual or initial adjustment multiplied by that
percentage of the CPI which composes the expenditure category of
housing or the equivalent thereof, orb) forty percent (40%) of the
percentage increase in the CPI since the date of the most recent
annual or initial adjustment.
3. No annual adjustment shall become effective if a previous
annual adjustment became effective within the previous twelve (12)
months. An annual adjustment may, however, be approved by the
Commission within such twelve (12) month period provided that such
an adjustment shall not become effective within such twelve (12)
month period.
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AN ORDINANCE OF THE CITY OF
SANTA CLARITA, CALIFORNIA
D. Pass Thru Adjustments. A manufactured home park owner may, at
any time, file an application with the Commission for a pass thru
adjustment of the space rent ceiling to enable the park owner to pass on
Increases in governmental assessments and utility costs where such
utilities are included in the space rent. The application shall be submitted
on such a form as may be provided by the Commission.
Pass thru adjustments shall be available for the following utility
costs: gas, electricity, water, trash, and sewer service.
If a flat utility rate is charged for each dwelling unit served by the
utility and the rate for each dwelling unit is increased, the Commission
shall permit the park owner to adjust the space rent ceiling for each
manufactured home by an amount equal to the increase in the utility rate
per dwelling unit.
If the utility expense is dependent upon the level of utilization, as in
the case of gas and electricity, the Commission shall permit the park
owner to adjust the space rent ceiling by an amount deemed necessary to
cover the projected increase in the cost of such utility service. The
Commission shall determine the projected monthly increase in the utility
cost for the entire park. This projected monthly increase for the entire
park shall be divided by the number of manufactured home spaces to
determine the projected monthly increase in utility costs for each space.
The Commission shall then permit the park owner to adjust the space
ceiling for each manufactured home by an amount equal to the projected
monthly increase in utility costs for each manufactured home.
For government assessment increases, the Commission shall permit
the park owner to adjust the space rent ceiling by an amount deemed
necessary to cover the increase in such assessments. The space rent
ceiling for each manufactured home rental space shall be adjusted equally
in an amount necessary to cover increases in such costs.
E. Relationship of Pass Thru Adjustment to Annual Adjustments. When
considering an annual adjustment application, pass thru adjustments
received by the park owner since the most recent preceding annual or
initial adjustment shall not be included in the gross space rent income
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AN ORDINANCE OF THE CITY OF
SANTA CLARITA, CALIFORNIA
used t6 calculate any current annual adjustment to which the park owner
may be entitled.
F. Uniform space rent ceiling adjustments. In reviewing petitions
under Sec. 6.9.6. or _8.9.C. immediately above, the Commission shall
determine the amount of gross space rental income that the park owner
will be entitled to receive in order to receive the appropriate adjustment.
In translating this total dollar adjustment into specific space rent ceiling
adjustments, the park owner shall be required to adjust the space rent
ceiling equally for all manufactured home rental spaces within the park
and to impose this adjustment simultaneously to all manufactured home
rental spaces in the park.
G. Consumer Price Index (CPI). The Consumer Price Index utilized
herein shall be the Consumer Price Index for all urban consumers for the
Los Angeles area (base = 1986).
SEC. B.10. Presumption of Just and Reasonable Return on Property.
Except as provided herein below, it shall be presumed that the Net
Operating Income produced by a manufactured home park during the base
year provided the park owner with a just and reasonable return. Park
owners shall be entitled to maintain and increase their Net Operating
Income from year to year in accordance with the adjustment procedures
contained in this Chapter.
It shall be presumed that where N01 is less than fifty percent (50%) of
Gross Income in the base year, the park owner was receiving less than a
just and reasonable return on the manufactured home park. In such a case,
for purposes of determining base year N01, Gross Income shall be adjusted
upward to twice the amount of the base year operating expenses.
For new manufactured home parks, it shall be presumed that the
overage Net Operating Income for the first three years of operation after
the first resident occupies a manufactured home rental space therein .
would provide the park owner with a just and reasonable return. A park
owner of such a new manufactured home park shall be entitled to maintain
and increase *the average NO for such three year period from year to year
14
AN ORDINANCE OF THE CITY OF
SANTA CLARITA, CALIFORNIA
thereafter in accordance with the adjustment procedures contained in this
Chapter.
For new manufactured home parks, it shall be presumed that where the
average N01 for the first three years of operation as defined above is less
than fifty percent (50%) of the average Gross Income for such period, the
park owner was receiving less than a just and reasonable return. In such a
case, for purposes of determining the average N01 for such three year
period, the average Gross Income shall be adjusted upward to twice the
amount of the average operating expenses for this period.
SEC. —6.1 1. Base Year.
Except as otherwise provided herein, the base year for all manufactured
home parks shall be 1986.
For a manufactured home park which was operating under a valid space
rental agreement which has expired thereby subjecting the park to the
space rent ceiling provisions of this Chapter, the base year shall be the
last twelve (12) months of the space rental agreement.
SEC. —B.12. Net Operating Income (N01).
For purposes of this Chapter, the Net Operating Income (N01) of a
manufactured home park shall equal Gross Income (GI) less Operating
Expenses (OE).
SEC. ___8.13. Gross Income (GI).
For purposes of this Chapter, the Gross Income (GI) of a manufactured
home park shall equal the following:
A. Gross space rents, computed as gross space income at 100%
occupancy, plus
B. Other income generated as a result of the operation of the park,
including, but not limited to laundry and recreational vehicle storage, plus
15
AN ORDINANCE OF THE CITY OF
SANTA CLARITA, CALIFORNIA
C. Revenue received by the park owner from the sale of gas and
electricity to park residents where such utilities are billed individually to
the park residents by the park owner. This revenue shall equal the total
cost of the utilities to the residents minus the amount paid by the park
owner for such utilities to the utility provider, minus
D. Uncontrolled space rents due to vacancy and bad debts to the extent
that the some are beyond the park owner's control. Uncollected space
rents in excess of three percent (3%) of gross space rents shall be
presumed to be unreasonable unless established otherwise and shall not be
included in computing gross income. Where un collected space rents must
be estimated, the average of the preceding three (3) years experience shall
be used, or some other comparable method.
SEC. —B.14. Operating Expenses (OE).
A. For purposes of this Chapter, Operating Expenses (OE) of
manufactured home park shall include the following:
1. Real property taxes and assessments.
2. Utility costs to the extent that they are included in space rent.
3. Management expenses including the compensation of
administrative personnel (may include the value of any manufactured
home space offered as part of compensation for such services),
reasonable and necessary advertising to ensure occupancy only, legal
and accounting services as permitted herein, and other managerial
expenses. Management expenses are presumed to be not more than five
(5%) of gross income, unless established otherwise.
4. Normal repair and maintenance expenses for the grounds and
common facilities including but not limited to landscaping, cleaning,
repair of equipment and facilities.
5. Owner preformed labor in operating and/or maintaining the
park. In addition to the management expenses listed above, where the
16
AN ORDINANCE OF THE CITY OF
SANTA CLARITA, CALIFORNIA
owner preforms managerial or maintenance services which are
uncompensated, the owner may include the reasonable value of such
services. There shall be a maximum allowance of five percent (5%) of
gross income unless such a limitation would ,be substantially unfair in
e given case. it shall be presumed that a park owner must devote
substantially all of his or her time, i.e., at least forty hours per week,
to preforming such managerial or maintenance service in order to
warrant the maximum 5% allowance. No allowance for such services
shell be authorized unless a park owner documents the hours utilized in
preforming such services and the nature of the services provided.
6. Operating supplies such as janitorial supplies, gardening
supplies, stationary, and so forth.
7. Insurance premiums prorated over the life of the policy.
8. Other taxes, fees, and permits.
9. Reserve for replacement of necessary capital improvements.
This amount shall not exceed five percent (5.%) of gross income. The
reserve shall be documented. The reserve may be included as an
Operating Expense in a particular annual adjustment only to the extent
that additional money is added to any previously approved reserve, up
to a maximum of five percent (5R) of current gross income.
10. Necessary capital improvements costs exceeding reserves
for replacement. A park owner may include the costs of
necessary capital improvement expenditures which exceeded reserves
for replacement for which the park owner has been given credit under
Subsection (9) of this Section _B.14(a) in the current adjustment. A
necessary capital improvement shall be an improvement required to
maintain the common facilities and areas of the park in a decent, safe,
and sanitary condition or to maintain the existing level of park
amenities and services.
Expenditures for capital improvements to upgrade existing
facilities or increase amenities or services shall be allowable
operating expense only if documented and only if the park owner has:
17
AN ORDINANCE OF THE CITY OF
SANTA CLARITA, CALIFORNIA
a. Consulted with the park residents prior to initiating
construction of the improvements regarding the nature and
purpose of the improvements and the estimated cost of the
improvements.
b. Obtained the prior written consent of at least one
adult resident from a majority of the manufactured home
rental spaces to include the cost of the improvement as an
operating expense. Evidence of such consent must be
presented at the time of filing the application seeking to
include such a capital improvement expenditure as an
operating expense. Any capital improvement expense
shall be amortized over the reasonable life of the
improvement or such other period as may be deemed
reasonable by the Commission under the circumstances.
In the event that the capital improvement expenditure is
necessitated as a result of an accident, disaster, or other
event for which the park owner receives insurance benefits,
only those capital improvement costs otherwise allowable
exceeding the insurance benefits may be calculated as
operating expenses.
11. Involuntary re financing of mortgage or debt principal. A park
owner may, under the provisions of this subsection, be able to include
certain debt service costs as an operating expense. Such costs are limited
to increases in interest payments from those interest payments made
during the base year which result from one of the following situations or
the equivalent thereof: 1) re financing of the outstanding principal owed
for the acquisition of a park where such re financing is mandated by the
terms of a financing transaction entered into prior to January 1, 1987,
e.g., termination of a loan with a balloon payment, or 2) increased interest
costs incurred as a result of a variable interest rate loan used to finance
the acquisition of the park and entered into prior to January 1, 1987.
12. Increases in rental payments made on leases of land entered
into prior to January f, 1980, as follows: The park owner may include as
expenses an amount not to exceed the increase in such land lease rental
113
AN ORDINANCE OF THE CITY OF
SANTA CLARITA, CALIFORNIA
payments occurring since the previous Commission -approved rental
adjustment for the park where said increase in land lease rental payments
is the result of inflation or the increase in space rental income.
Such increased land lease rental obligations shall be permitted to be
considered as an operating expense only where the park owner can show
that the terms of the lease are reasonable and consistent with prudent
business practices under the circumstances.
In re -financing, increased interest shall be permitted to be
considered as an operating expense only where the park owner can
show that the terms of the re financing were reasonable and
consistent with prudent business practices under the
circumstances.
B. Operating expenses shall not include the following:
1. All debt service expenses and rental payments made on
leases of land, except as provided above.
2. Depreciation.
3. Any expense for which the park owner is reimbursed.
4. Attorney's fees and costs incurred in proceedings before
the Commission, or in connection with legal proceedings against
the Commission or challenging this Chapter.
5. Any late charges incurred by the park owner for failure to
pay any registration fee to the City authorized by this Chapter.
6. Attorney's fees and/or costs incurred in judgements
brought against a park owner.
C. All operating expenses must be reasonable. Whenever a particular
expense exceeds the normal industry or other comparable standard,Ahe
park owner shall bear --the burden of proving the reasonableness of the
expense. To the extent that the Commission finds any such expense to be
19
AN ORDINANCE OF THE CITY OF
SANTA CLARITA, CALIFORNIA
unreasonable, the Commission shall adjust the expense to reflect the
normal industry or other comparable standard.
SEC. _8.15. Space Rent Ceiling Adjustment Procedures.
A. Initiation. In order to initiate a space rent ceiling adjustment as
provided for herein, a manufactured home park owner must submit an
application for such on adjustment to the Secretary of the Commission.
The application shall be submitted in such form as may be required by the
Commission.
The application shall be accompanied by an affidavit from the park
owner or his designee declaring that copies of the application have either
been personally served on each manufactured home resident (service on
one adult member of each manufactured home household shall constitute
service on each adult member thereof) or mailed first class postage
prepaid to each manufactured home residence within the park.
The application shall be accompanied with two sets of four by ten
envelopes with first class postage affixed and pre -addressed to each
manufactured home residence in the park.
The Secretary to the Commission shall not accept an application for
filing unless it is accompanied by both the affidavit of service or mailing
and the required envelopes.
B. The Commission shall conduct a hearing to act upon the application
in accordance with the provisions of this Chapter. The Secretary shall
schedule the hearing to commence no later than thirty (30) days from the
date of receipt of the application.
The Secretary shall notify the park owner or other person designated on
the park's registration and the park residents of the time, date, and place
of the hearing. Such notice shall be mailed at least fifteen (15) calendar
days prior to the scheduled hearing date.
C. At the time of the hearing on such an application, the Commission
shall hear all offered testimony and receive all offered documentary
evidence relevant to the petition.
20
AN ORDINANCE OF THE CITY OF
SANTA CLARITA, CALIFORNIA
D. All parties to such a hearing may have assistance in presenting
evidence and testimony and developing their position from attorneys,
experts, or such other persons as may be designated by said parties.
E. A hearing hereunder may be continued for a reasonable period of
time as determined by the Commission upon the consent of the parties
thereto or upon a finding of good cause for such continuance made by the
Commission.
F. All hearings and deliberations of the Commission hereunder shall be
open to the public.
G. In reviewing applications for permissive adjustments, the
Commission's review of the application shall be limited to ensuring its
completeness, accuracy, and compliance with the provisions of this
Chapter. If the Commission determines that the application is complete
and accurate and the requested adjustment complies with the provisions
of this Chapter, the Commission shall grant the adjustment as requested.
If the Commission determines that such an application is not complete
and/or accurate, it shall deny the application without prejudice based on
the deficiency. The Commission shall inform the park owner of the basis
for its denial.
If the Commission determines that such an application is not in
compliance with the provisions of this Chapter, it shall either deny the
application or grant such adjustment which does comply with the
provisions of this Chapter.
H. No N01 adjustment shall be granted unless supported by the
preponderance of the evidence submitted at the hearing.
1. The Commission shall render its written findings and decision on the
application within fourteen (14) calendar days from the date of the close
of the hearing. The Secretary shall, within such fourteen (14) day period,
send a copy of the Commission's findings and decision to the park owner or
other person designated on the park's registration and to such residents as
may request such findings and decision.
21
AN ORDINANCE OF THE CITY OF
SANTA CLARITA, CALIFORNIA
J. Pursuant to its findings, the Commission shall grant such space rent
ceiling adjustment as is justified thereby. The decision of the
Commission shall be final.
K. Any space rent adjustment granted by the Commission shall become
effective immediately unless otherwise specified by the Commission or
provision of this Chapter.
SEC. -168.16. Miscellaneous Provisions.
A. Refusal of manufactured home resident to pay space rent. A
manufactured home resident may refuse to pay any space rent which is in
violation of this Chapter. Such a violation shall be a defense in any action
brought to recover possession of a manufactured home space or to collect
the illegally charged space rent.
0. The City of Santa Clarita, manufactured home residents thereof, or
manufactured home park owners thereof, may seek relief from the
appropriate court to restrain or enjoin any violation of this Chapter or
rules and regulation or decisions of the Commission.
C. Suspension of provisions. The provisions of this ordinance shall
remain in full force and effect unless and until the space vacancy rate of
all manufactured home parks regulated hereunder, except as provided
below, exceeds five percent (5%). The space vacancy rate shall be
calculated by dividing the total number of rental spaces in the applicable
parks into the total number of such spaces which are not occupied by
manufactured homes. Parks which have not been in operation for more
than two (2) years from the date of occupancy of the first manufactured
home, not including manufactured homes occupied by park owners or
employees thereof, shall not be included in the vacancy calculation.
Upon recognition by the City Council by resolution that the vacancy rate
exceeds five percent (5%), the provisions of this ordinance shall be
suspended. The provisions shall be automatically re instituted upon the
adoption of a resolution by the City Council declaring the vacancy rate to
be five percent (5%) or less.
22
AN ORDINANCE OF THE CITY OF
SANTA CLARITA, CALIFORNIA
D. Waiver ability. Rental agreements between a park owner and
resident which are exempted from local regulation by California Civil Code
Section 798.17 or other state statutes, are permitted. The rental rates
and other terms of such agreements shall prevail over regulations and
decisions made pursuant to this Ordinance.
For all such rental agreements which expire, the last monthly rental rate
charged under the rental agreement shall. be the space rent ceiling used to
calculate the annual adjustment for the space.
Any other provision or agreement, whether oral or written, in or
pertaining to a rental agreement whereby any provision of the Ordinance or
decision or regulation of the Commission for the benefit of a resident is
waived, shall be deemed to be against public policy and shall be void.
E. Sever ability. If any provision or clause of this Chapter or the
application thereof to any person or circumstance is held to be
unconstitutional or to be otherwise invalid by any court or competent
jurisdiction, such in validity shall not affect other Chapter provisions or
clauses or applications thereof which can be implemented without the
invalid provision or clause or application and to this end the provisions
and clauses of this Chapter are declared to be server able.
F. The City Council may issue subpoenas requiring the attendance of
witnesses and/or the production of books or other documents necessary
for evidence of testimony in any action or proceeding before the
Commission upon request by the Commission. Said subpoenas shall be
signed by the Mayor or his or her designated substitute and attested by the
City Clerk. Failure to comply with such a subpoena shall result in
contempt proceedings under Government Code Sections 37106 through
37109.
G. All remedies set forth in this Ordinance shall be cumulative and
non-exclusive.
SECTION 2. This ordinance shall take effect thirty (30) days from and
after its final passage.
23
.• 4 qc t
AN ORDINANCE OF THE CITY OF
` SANTA CLARITA, CALIFORNIA
SECTION 3. The Negative Declaration prepared for this Ordinance is
Aereby approved and adopted.
SECTION 4. This ordinance shall be codified.
SECTION 5. The City Clerk of the City of Santa Clarity is hereby
directed to publish this ordinance once within fifteen (15) days after its
passage in The Signal, a newspaper of general circulation published in the
.City of Santa Clarita.
PASSED, ADOPTED AND ORDERED PUBLISHED BY THE City Council of the
=City of Santa Clarita, California, this day of , 19—, by
the following vote:
-AYES:
NAYS:
ABSENT:
ABSTAIN:
.ATTEST:
City Clerk
Approved as to form & legality
City Attorney
24
Mayor of the City of Santa Clarita
Western Mobilehome Association
February 2, 1990
Mr. David Jones
City of Santa Clarita
23920 Valencia Blvd., Ste 300
Santa Clarita, CA 91355
Dear Mr. Jones:
Attached, you will find rent surveys for eight of the mobilehome
parks in Santa Clarita. These eight parks responded to my request
for rental information and I believe are representative of the vast
majority of the parks in town.
The overall percentage rent increase for the attached parks for the
.years 1980-89 is as follows:
Park
% of rent increase
Sand Canyon
4.4
Sierra Park
6.5
Granada Villa
8.1
Mulberry Park
8.7
Parkland Mobile Estates
8.7
Canyon Palms
7.6
Greenbrier
8.4
Cordova Mobile Estates
8.4
The average rent increase for all of the above parks combined for
the years 1980-89 has been 7.6%.
One of the factors in determining rents is through the value of the
property. I contacted the Santa Clarita Valley Board of Realtors
to determine how much single family homes have increased in value
over the past few years. The only statistics they had readily
available were for the years 1988-89. These statistics are as
follows:
Single family homes
% increase in value
1988 20.04%
1989 26.49
Star Rt. Box 8057 • Frazier Park, CA 93225 • (805) 245-3719
Also, I have gathered the Consumer Price Index percentages for
1980-89 and they are as follows:
Average 6.0
The average inflation rate for all urban consumers in the Los
Angeles area, according to the federal Bureau of Labor and
Statistics, has been 6.0% from 1980-1989.
So, as you can see, the rents in mobilehome parks have been
slightly above the C.P.I. and substantially below the appreciation
rate for single family dwellings in the Santa Clarita Valley.
We believe the cries for a rent control ordinance for mobilehome
parks are wholely unwarranted and without substantiation.
If I may be of further assistance to you, please do not hesitate
to contact me.
SV'n y,
David Evans
Regional Director for Local Government
DE:je
C.P.I. Increase
1980
15.8
1981
9.8
1982
5.9
1983
1.8
1984
4.5
1985
4.6
1986
3.2
1987
4.3
1988
4.6
1989
5.1
Average 6.0
The average inflation rate for all urban consumers in the Los
Angeles area, according to the federal Bureau of Labor and
Statistics, has been 6.0% from 1980-1989.
So, as you can see, the rents in mobilehome parks have been
slightly above the C.P.I. and substantially below the appreciation
rate for single family dwellings in the Santa Clarita Valley.
We believe the cries for a rent control ordinance for mobilehome
parks are wholely unwarranted and without substantiation.
If I may be of further assistance to you, please do not hesitate
to contact me.
SV'n y,
David Evans
Regional Director for Local Government
DE:je
MOBILEHOME PARK RENT SURVEY
1. Park name, address and
telephone number:
2. owner's name, address and
office telephone number:
home telephone number:
UUTVWY— �9
Da to
3. Year park built:M60 Date park.acquired,
4. Total number of•spaces: %Q
5. Description of park facilities
and amenities
Swimming Pool t-" .ld[j%�1cL�d�L=
C lubhouse t 1/ /,J
other:
6. Number of resident -owned
RV's_. motorhomes , and boats -3, stored at park.
8. Vacancies
9. Coaches for sale Coache aL--I)a
s hs /41
double 12 twidet �l(f'
Average sales pr ce s ng a uide)t
10. Rent History Date rent Avg. 1 Date of
increase increase next rent
Year High Rent Low/Rent effective in_n rent inc._reaee,
1/89
1/88 �� v
1/87 oc�)
1/85 X90=C= %/�ZZt�--
1/64 1 s 11 : /V- "
L=SL=Z= 1/gip
1/83 /77�yO
1/82 -- 3.3
/ /.3. '/ JG 1
7-T-,
7/"
1/80
7-T-
11. Utilities Gas Electricity_ water Sewer Trash Television/Cable
included C/
in rent:
12.
Major improvements -- The
havefbeenwmadematotheaparknsince theilaaslt Or
13. Number of spaces on leases 1 type of leaser
CPI plus pass through' OR
r
Fixed percents AW m,.e!h.
Average number of years remaining on leases
You may need to make "educatedguesses" on some of the
following questions.
14. How many of your spaces are occupied by residents who
are working? (Even it only -one resident in the home
works).
A. �70 Full-time
B. 57 part-time
15. How many spaces are occupied by students?
16. How many residents are currently receiving Section 0
(Federal subsidy rental funds) housing assistance?
17. How many spaces are occupied by part-time residents?
le. How would you ratio the income of your residents per
year? p '
A. S50,000+ o D ll ofspaces occupied by
residents in this oatogory)
B. 5301000+ d �o
C. 5101000+ �D
D. $5,000+ �� Oo
MOBILEHOME PARK RENT SURVEY -survey—
�• Da to
1. Park name, address and G X05
telephone number: O o
2. Owner's name, address and C J O
office telephone number: �)3� Zi7,) o•j
home telephone number:
lSS 3 0 o��wrP
�9 00
?Y
3. Year park built:Date park.acquiredt
4. Total number of. spaces: .�
S. Description of park facilities
and amenities
Swimming Pool:
Clubhouses
Other:
i. Number of r
esident-owned J "
RV's , and boats stored at park.
S. Vacancies
9. Coaches for sale J Coachep sold last 12 months _ J �r 00 .0
id
Average sales pr ce 8 ng a wide):trnoJ- yT000 double 4.6
10.
Rent History Date rent W9" 1 Date of /1* -TA (I.
increa84 increass next rent
�Year High Rent Low Rent effective in ent 1n mak''
'/ ' 0 3, o• o= 3 a�.� - `�--- 6. t. o rte({ 'y
1/89 ,in3 . ey / '° v ��-Jr 3 0, l�-0
1/88 g ,�,. a/. Lo a�
1/86 27 2So, 0- %� K= o J: 0
1/65 �.. G.2 2)7. 1 Yy W. �9
1/84 -AIt.• 91 fc Y3 L.o 9z 4 14Cua
1/83 20y•63 1 Z.0S
1/82 17 � G
1/81 1-7 I`'�•y° Vi 10 G•� 7.v -7trL 7,8!
1/Se n.J`D
11. utilities Gas, -ti ectricity Hater Sewer Traeh Television/Cable
included
in rent:
12. major
improvements fwdmcancapital,
e1laOr
hysicalimprovements havebeen maeatthe park since hst
increases
13,. Number of spaces on leaser ! typo of leaser
CPI plus pass through'si esc e
OR
Fixed percents Gw muchy
Average number of years remaining on leases
You may need to make "educated guesses" on some of the
following questions.
14. How many of your spaces are occupied by residents who
are working? (Even if only•ons resident in the home
works) . �/ d
A.
✓ n ull-time
B. Part-time
15. How many spaces are occupied by students?
16. How many residents are currently receiving Section 8 rrA
(Federal subsidy rental funds) housing assistance?
17. How many spaces are occupied by part-time residanta7 —0cf,"
18. How would you ratio the income of your residents per
year? - .
A. $501000+ (i of spaces occupied by
residents in this Category)
B. $30,000+ 3�_
C. $10,000+ 0
D. $5,000+
MOBILEHOME PARK RENT SURVEY
1. Park name, address and
telephone number:
2. Owner's name, address and
office telephone number:
home telephone numbers
3.
4.
S.
6.
8.
9.
10.
,y
11-20-89
.b'urvey-
Date
CANYON PALMS M H P
18323 SOLEDAD CANYON ROAD_ 818-768-0252
E. R. MAHONEY AND DAISY MAHONEY
252-1169 818-768-5895
9400 WHEATLAND AVE.
SUNLAND, CA. 91040
1961-28
Year park built: 1965- 1 7 Date park. acquired: s 9 r, s
Total number ot,spacess 45
Description of park facilities
and amenities
Swimming Pool: 18 X 36 HEATED
Clubhouse: REC . HALL AND KITCHEN
Other: -
Number of resident -owned
RV's 5 _, motorhomes 1 _� and boats ] stored at park.
Vacancies NONE
Coaches for sale 7 Coaches sold last 12 months 0
Average sales Pr CO (Bing a wide)t double wide
Rent History Date rent Avg. 1 'Date of
increasq increase next rent
Year High Rent Low -Rent effective in., rent increase
1/89
255.00
214_.00
1-1-89_
117 1990
1/88
245.00
186.00
1., 1-8,8
_., 5% ._-.---
1/87
225.00
187.00
�-
1 1- 1-86
---�
X6.5%�
1/86
200.00
175.00
11-1-85
6%
1/85
189.00
165.00
11-1-84
5%
1/84
189.00
165.00
1 1, 1-83
_6%
170.00
154.00
11-
8%
1/83
��--
1 f,; ''1
159.00
142.00
1 1-1-81
9%
1/82
107
1/81
145.00
In-�n.---
1/80
132.00
118.00
7
11. Utilities
Gas Electricity Water Sewer
Trash Television/Cable
included
in rents
12. physicalor provements -- The improvements havefbeen wmade matothe apark nsince the ilaot or
increases
Seal coat all streets and fill cracks.
Paint laundry room.
Carpet rec. hall and office.
Number of spaces on leaser ► typo of leaser
Cpl plus pass through' a,
Oes
R
Fixed percents ow muo
Average number of years remaining on leases
You ma4 need to make "educatedguesses" on some of the
following quest ons.
14. How many of your spaces are occupied by residents who
are working? (Even if only -one resident in the home
works).
A. 23 Full-time
B. 2 Part-time
15. How many spaces are occupied by students? 0
16. How many residents are currently receiving 8ectiob 0
(Federal subsidy rental funds) housing assistance?
17. How many spaces are occupied by part-time residents? 0,r,_
18. How would you ratio the income of your residents per
year? .
A. $50,000+ 7 (1 of spaces 00oupi0d by
residents in this category)
8. 930,000+_ 7 _
C. $10,000+_ 23
D. $5,000+ 4
MOBILEHOME PARK RENT SURVEY bYv�y
rvey $9 ,
-
'a—
Date
1. Park name, address and Sand Canyon Mobile Park
telephone number: 28367 Sand Canyon Road
2. Owner's name, address and Canyon Country, CA 91350
office telephone number: White Point Co.
home telephone numbers
Sand Canyon Road
Canyon Country, CA 91350 805-252-9388
3. Year park built: 1971 Date park•acquiredl
d. Total number of.. spaces: 70 _
5. Description of park facilities
and amenities
Swimming Pools y@ q
Clubhouses Yes
Other: -
6. Number of Oresident-owned
RV's motorhomes 0 _, and boats / stored at park.
S. Vacancies
9. Coaches for sale 3 Coac 9Gua-
d last 12 doubletwides`"
Average sales pr ce s ngr'W1de)s
10. Rent History Date rent Avg. t Date of
increaso increase next rent
Year High Rent Low Rent effective in rent increase
1/89 210.00 1-1-89 r, 5%, .1 -1 __g0
1/68 200.00 1_1_8 8 5% ._.__._._.
1/67 190.00 1-1-87 5.25%
1/86
1/85 186.00 170.00 11-1-85 10%
1/83 --
1/82 155_80 130_60 4-1-82 9.5%
1/61
1/80 125.90 119.30 12-1-80 9.5%
11. Utilities Gas Electricity Water Sewer Trash Television/Cable
included
in rent:
12, major physicalprovement;s -- The improvements have fbeen wmade matothe apark nsince t.heilast
or
increases
13. Number of spaces on leases 70 .8 type o1 leaser Month to month
CPI plus pass through$a'
OR esc
Fixed percent: ow muchl
Average number of years remaining on leases
Leases are month to month. Variance permitting park construction
terminates 11/5/1991.
You may need to make "educated guesses" on some of the
following questions.
14. How many of your spaces are occupied by residents who
are working? (Even if only -one resident in the home
works).
A. 6 0 Full-time
B. Part-time
15. How many spaces are occupied by students? 50
16. How many residents are currently receiving SeotionNbne
(Federal subsidy rental funds) housing assistance?
No �:e
17. How many spaces are occupied by part-time residents?
18. How would you ratio the income of your residents per
year?
(i of spaoes 000upied by
residents in this Category)
a. 530,000+_10%
C. $10,000+ '90%
D. 65,000+
MOBILEHOME PARK RENT SURVEY -1
• Date
1. Park name, address and GREENBRIAR MOBILE ESTATES
telephone number:
21301 SOLEDAD CANYON ROAD, CANYnN COUNTRY, CA 91531
2. Owner's name, address and RICHARD R. FRANCIS
office telephone number:
home telephone numbers 328 SOUTH BEVERLY DRIVE. SUITE A
BEVERLY HILLS, CA 90212
213) 277-7351
3. year park built:Approx. 14 yroate park acquired$ Mav 19114
4. Total number of..spaces: 31_ 8
S. Description of park facilities
and amenities
Swimming Pool: Two Pools Twa Soap
Clubhouses 6.000 square feet
Other: Two Tennis Courfig
6. Number of resident -owned
RV's 3` 0 , motorhomes 20_and boats 16 , stored at park.
8. Vacancies None
9. Coaches for sale51 Coaches sold last 12 months
Average sales P756 s ng a wide)i 1 double wide' p Triple wide: $57,500
c
10. Rent History Date rent Avg. Y Vito of
increase increase next ren!
Year High -Rent Low Rent effective inr,n rent- increase
1/89 $ 473 $ 454 ,__[.g— 80,
1/88 4n6 39fl M^r.•h ... W
1/67 37— 6 361Marrh r.-8%
1/86 366,85 351 March 8A _
1/65 + � Mn rcj]_ _ •------
1/81 310 290 _ March
1/83
1/82 �-
1/81
""-
11. utilities Gas Electricity Water Sewer Trash Television/Cable
included
in rents /=/ /_/
12. major physicalprovements -- The improvements havefbeenwing *madematotheaparknano 01since theilast last
.increases
None
13. Number of spaces on lease' .1 type of leaser
CPI plus pass through' I,
es
OR
Fixed percent$ ow muc
Average number of years remaining on leases
You may need to make "educated guesses" on some of the
following questions.
14. How many of your spaces are occupied by residents who
are working? (Even if only -one resident in the home
works).
A. 200 Full-time
B. 50 Part-time
15. How many spaces are occupied by students?
16. How many residents are currently receiving Section 0
(Federal subsidy rental funds) housing assistance?
17. How many spaces are occupied by part-time residents?
18. How would you ratio the income of your residents per
year? .
A. $50,000+(resideof ntseinothis cateied gory)
8. $30,000+_ 70100'
C. $10,000+ 30
D. $5,000+
MOBILEHOME PARK RENT SURVEY 11-3 -8
FMIVU—
Dat.
1. Park name, address and CORDOVA MOBILE ESTATES
telephone number:
27361 SIERRA HIGHWAY
2. owner's name, address and CANYON COUNTRY, CA 91351
office telephone number:
home telephone number: RICHAD_B. FRANCIS
c/o 328 S. BEVERLY DRIVE,SUITE A
BEVERLY HILLS, CA 90212
3. Year park builtt A1212rox 20_yrDate park.acquiredt May 1984
4. Total number of spaces: -- 31�___
5. Description of park facilities
and amenities
Swimming Poole 1 Pool 1 SRn
Clubhouse: 6,000 square feet
oLhert Laundry
6. Number of resident -owned
RV's 11motorhomes 8 _. and boats 1Qstored at park.
8. Vacancies None -_
9. Coaches for sale 33 coache4 Gold last doubleths _d ,�1)Bp
Average sales price a ng a wide)t � 9� nnn !
10. Rent History Date rent Avg. I -Date of
increasq increase next rent
Year High Rent Lo_ w Rent , effective in rent increae_e l
1/89 402 273 March
1/88 365 253 March _ SA March
1/87 332 233 March SA
March
1/66 _22211, March ..-. % moi._.
1/e5 265 203 March March�
1/64
1/83
1/82 -
1/81
11. utilities Gas Electricity Water Sewer Trash Television/Cable
included
in rentt /_/ /_/
12, improvements -- The
have fbeen wmade matothe apark nsince theior
Major last
increases
None
13. Humber of spaces on lease$ 316 •t type of leaser
CPI plus pass through' a'
—joesorlbal
OR
Fixed percents 8%
ow much)
Average number of years remaining on lease# One
You may need to make "educated Guesses" on some of the
following questions._
1e. Now many of your spaces are occupied by residents who
aro working? (Even if only -one resident in the home
works).
A. 138 Full-time
B. 7 Part-time
15. How many spaces are occupied by students?
16. How many residents are currently receiving Section 0
(Federal subsidy rental funds) housing assistance?
17. How many spaces are occupied by part-time realdents?
18. How would you ratio the income of your residents per
years
A. S50,000+_3 residents(of eoccuaioateed
inthigory)
S. $30,000+ ?U,_ -
C. $10,000+281
D. $5,000+ _,_,_ 0
` .
MOBILEHOME PARK RENT SURVEY 11/18/1989
-
Date
1. Park name, address and Granada Villa Mobile Home Park
telephone number: ' 18540 Soledad Canyon Road (805) 252-3505
Santa Clarita, Cal. 91354
2. Owner's name, address and
office telephone number: rnest A. Goldenteld-et. al.
home telephone number: , 691 Q IJI 1 st,l-ro , # 211
Los Angeles, Cal. 90048 (213) 937-2229
3. Year park built: 1960-81 Date park acquired: 1981
4. Total number of.. spaces: 1 7q
5. Description of park facilities
and amenities
swimming Pools
Clubhouse: yes,newly remodeled
Other: laundry room
6. Number f resident-owned
RV's 4 , motorhomes r and boats stored at park.
8. Vacancies none
9. Coaches for saleCoachel sold last 12 months
Average sales pr ce(s nglewide): double wider o
10. Rent History Date rent Avg. 1 'Date of
increase increase next rent
Year Hi hq_ Rent Low RJnt effective in inose
l� u 17
1/87
/a 6 /=
`RSDS 1l R..
1/85
ct;re_cc-
Oct 60
�L�PSES 1/83 `=`T \S4
l--3,
-
ti 1/82---t 1/81
1/80 •_.------
-�,--,-_-
u�%
11. utilities Cas Electricity Water SVewe Television/Cable
included 1es
in rent: l�
FIGUR�-
12. Major physicalprovements -- The improvements havefbeenwmademAtotheaparknancoo since theilast; Or
increase:
Remodeled clubhouse. Built childrens p1ayy:round
SEPT .
JULY
AUG.
JULY
AurTust 2, 1984
Sli VEY
, ,1 T'
IANGES
SOU'-'CEa
SC)U-�CE s
'ILES 1_.79
ALC(?UD1'I'S
£ 1930
- rCLIVI:i-x.BLL•:
SM,7,,,�.)ULr
19131-198.1
LCIN
AVE 'AGL'
IfIGH
LOW
AVErAGE HLOI:
1979
10710
I
1.10.00
------------------------
1�+is0
117. p
—
163.7`
------------------------
tit
1981
129.60
1>;.•)'3
X74.$1
220.00
225.CO
225.00
1952
1.11.39
180.03
223.66
225.00
225.00
225.00
225.00
245.00
250..00
1983
15•1.12
186.65
207.90
19811
7 �, / . '
201.-)'g
?.26.,61
2'f 5.00
265.00
275.00
( ai l i; L N'r t_
0
,N'P ;,T,)
(NOT t
�N.)&;� �'EjgT COMM(
MOBILEHOME PARK RENT SURVEY
Data
1. Park name, address and
telephone number:
2. Owner's name, address and
office telephone number:
home telephone number:
3. Year park built: J b Date park,acquired: / b
4. Total number of..spaces: _
5. Description, of park facilities
and amenities
Swimming Pool: 'ems
Clubhouse:
Other: -
6.
8.
9.
10.
Number of
RV's D
resident -owned
motorhomes
C` ? , and boats /
_ stored at park.
,
Vacancies
r
"�
Coaches for sale % coacheg sold last
Average sales Pr ce (single wide):
12 months
double wider _
Rent History
Date rent
increase
Avg. 1 Dgte of
increase next rent
Year
High Rent
Low Rent
effective
in rent_ increase
Z OU
Z Z �00
— /' j9
1/69
c� ,
1/88
06
1/67
1/86
y2J d U
zJ
1/85
Z=j'y0
/ ,00
9 -/ - fs-
1/8 4
T D U r 0 llL_a
c
,�- /- P5110
1/83
•GD
��
6
/43
1/81
/ Sh o o
I� o c
1/80 ��.�00
Q�L.-cr
.v
11. utilities cas lectricity water Sewer Trash Television/.Fable_
included
in rents
12. Major improvements -- The following,major maintenance, capital, or
physical improvements have been made at the park since the last
ate- �iq�
13. Number of spaces on lease
type of leaser
CPI plus pass through'alOR
es
Fixed percent, ow muc
Average number of years remaining on leases
You ma need to make "educated uesses" on some of the
followlnq quest ons.
14. How many of your spaces are occupied by residents who
are working? (Even if only -one recidont in the home
works) .
A. - Full-time
B f�r Part-time
15. How many spaces are occupied by students?
16, How many residents are currently receiving Section 0
(Federal subsidy rental funds) housing assistance?
17. How many spaces are occupied by part-time residents?
18. How would you ratio the income of your residents Per
year? of
A. $501000+- (residentseincthiaicategory)
B. 930,000+ 2
C. $101000+ 2
D. $5,000+ ZS