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Mobile Home Laws

A mobile home is a structure designed for human habitation and includes a manufactured home. In a mobile home park the tenant-resident owns the mobile home, which is personal property and the park owner owns the space between the coach, which is real property.

The health and safety code and the civil code deals with various aspects of the ownership of mobile homes. The Mobile Residency Law provides that a person who owns a mobile home that is in a park may not be charged a fee for anything other than rent, utilities, and incidental charges for services that are rendered to the owner of the unit.

Even if services are rendered, (such as landscaping or trash removal), the park may not charge the residents for them if they are not listed in the rental agreement.

Provisions of the Mobile Residency Law

  • restrictions on occupancy of the mobile home by persons other than owner's immediate relatives;

  • duties of the parties regarding management;

  • notice that must be given by park management;

  • cost of capital improvements;

  • and more.

An important part of the MRL is the restrictions placed upon evicting residents in that units cannot be evicted from a park except for the reasons stated in the MRL.

Reasons include violations of reasonable rules of the park as set forth in the rental agreement; failure to pay rent, violation of local or state laws relating to mobile home parks; or conviction of specified criminal offenses. In this way the park must show good cause for evictions. Additionally, the park must give a resident 60-days notice of termination of tenancy and allow the option to sell the coach rather than moving from the park.

Do you have questions regarding your mobile home? If so, please contact Aziz Legal by phone at (408) 203-4627 or email us at

This article is merely informational and is not intended to be used as legal advice. Use of any information from this article is for general information only and does not represent personal legal or tax advice, either express or implied. Readers are encouraged to consult Aziz Legal, or another attorney, for any specific legal matters.

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