Pacifica Tribune/Jane Northrop, Staff Writer, 3/4/14. "Judge rules no rent increase for Pacific Skies Estates homeowners."
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| Pacific Skies Mobile Home Estates |
"The
hearing officer denied the owner of Pacific Skies Estates his request
for a 170 percent rent increase for the 15 homeowners in the mobile home
park, but left the door open for him to try again.
Judge David
A. Garcia of JAMS on Feb. 21 ruled with the homeowners on the major
issues of the case. The homeowners now pay between $800 and $1300 to
rent their spaces in the park. ....
.... The application for the rent
increase was filed with the city's planning department because it
sought an increase higher than the city's rent control ordinance allows,
which is 75 percent of the Consumer Price Index.
The mobile home owners
include seniors and veterans on fixed incomes who have been park
residents for decades, all of whom would have been forced out of their
homes if the requested increase had been approved. ..." Read article.
Related - NBC Bay Area/Cheryl Hurd and Chris Roberts, 11/11/13. "Rent may double for owners of Pacifica mobile homes, mobile home park owners say $1100 increases necessary to pay for fixes." "Several homeowners told NBC Bay Area they got a letter last month from
the company that owns the land telling them their rent fees may double
by next year. There are 93 homes at the park -- 15 of which are owned by individuals,
and not rented by the park. It's those homes that could see a rent
increase of $1,119.58 per month -- on top of the nearly $1,300 some
homes pay, according to the Pacifica Tribune. The mobile home tenants own their trailers but rent the space from the
park -- and say they can't afford such a steep rent increase."
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Multi-housing news/11/1/12. "Today's deals: HFF arranges $11.5M refinancing for manufactured home community." "Pacifica, Calif.—HFF announced today that it has arranged an $11.5
million refinancing for Pacific Skies Estates, a 93-space manufactured
home community located on nine acres adjacent to the Pacific Ocean in
Pacifica, Calif. HFF worked exclusively on behalf of InSite Realty Advisors to secure
the five-year, fixed-rate loan through Opus Bank. The recapitalization
allows for the repatriation of equity invested in the property, as well
as continued execution of the
greater vision for the community. Pacific Skies Estates is located at 1300 Palmetto Avenue along the
beach in Pacifica, about 10 miles southwest of San Francisco. The unique
coastal property is currently 96 percent occupied, and is
being
repositioned as a lifestyle rental community. The community was
developed in the early 1960s, however
the sponsor has recently made
significant investments into the property including an upgraded sea-wall
and approximately 16 percent new installed manufactured homes for rent.
Note: photograph, article and 3:20 video from ABC channel 7, San Francisco local, 3/1/10. The rent control ordinance is not so easy to find on the city website, assuming it is posted there. I did not find it, but good luck to you, and if you do find it let us know with a link.
Posted by Kathy Meeh
15 comments:
Good win for the owners of the trailers. Everyone knows that site is for sale. Someone will come along and pay big money for it and they will move all the trailers out.
The only thing stopping the trailer court from being sold is the outrageous price the owners want.
They're not "trailers" and it's not a "trailer court." A trailer is something you can hitch to your truck and drive away. These are mobile homes. They're not really very mobile. They're semi-permanent installations. It's theoretically possible to pick them up and load them onto a large flatbed, but it's not really practical and you would do a lot of damage and greatly decrease the value of the home if you tried to do that. That's the way in which the mobile home owners are at the mercy of the park management. They really can't pick up and move like they could if it was a trailer or an RV.
701 Mother Nature can take a hell of a mark down whenever she wants. And anywhere she wants.
They are trailers with the wheels taken off. Most of the trailers in the trailer court are too old to be moved.
Trailer courts or park are rated by 1to 5 stars. That is a 1 star park in an oceanfront parcel.
The owners may sell someday but I don't see the city ever allowing the owners to develop the property.
I'd like you to tell the mobile home owners to their faces that their mobile homes are trailers with the wheels taken off.
Like they don't know?
They will correct your misinformation, perhaps angrily.
A mobile home is a permanent residence with all the convenience and livability of any home.
A mobile home is not a motor home. From the "Mobile homes law and legal definition" link above: "A travel trailer is not to be considered a mobile home." See Greene County v. N. Shore Resort, 238 Ga. App. 236, 237 (Ga. Ct. App. 1999)"
Conditions (from above) "A lease of space within a mobile home park is similar to a general residential lease, except that the contract specifies that the residence is not affixed to the land and is the property of the tenant." Read the link above for more, or search "mobile homes description".
Kathy
Try looking up the California law not Georgias.
Those trailers are too old to be moved. There is an age limit. The State feels they are too unsafe to move.
You are mistaking Manufactured Homes with Trailers.
In California law, the definition of mobilehome includes manufactured homes.
http://www.hcd.ca.gov/codes/mp/2013MRL.pdf
The link is US Legal, although a GA statute is cited. The application applies to mobile home definition USA.
731, you have introduced separate and extended issues, not stated by me, not descriptive of my comment. You have introduced issues of 1) manufactured homes, and 2) possible CA law related to mobile homes "..too old to be moved" (no link).
Additionally, your use of "trailers" seems inadequate in describing a full functioning mobile home residence, but may be more descriptive of a motor home.
731, if you have something other than "attitude" to share, let us know (and give us a link so we know you're not twisting your comment again).
What's in a name?
It really has no bearing on this topic.
I for one had no idea that Pacifica has any kind of rent control. That's something. Can it be strengthened? Reduce the limit from 70% to 25%? It's still a huge amount but at least allows tenants some time to relocate.
1059, what's in a name? Everything. Most people would prefer to live in the relative comfort of a mobile or manufactured home, or a Pacifica track home, rather than a trailer or motor home. True?
842 posted a link about Moblehome Residence Law (MRL), 98 pdf pages. So, now 731 may be able to give us the exact page and section to confirm his comment that mobile homes have "age limits" and may be "too old to move". If true, what is the remedy? Something like a) mobile home disassembled at cost by owner, or b) mobile home sold to land owner at discounted rate?
1059, city rent control is also news to me. Rents are generally high, but the allowed rent increase maximum may not be. (At least during current economic conditions, and depending upon the cost index these rent increases are tied to). Example, Consumer Price Index Summary, 12 months, 1.6% (70% of that, or 1.12%).
Found reference (on websites re California city tenant laws) to a Mobilehome Park Rent Stabilization Ordinance, showing Pacifica having this in effect since 9/1991. Allowable increase is 75% of CPI.
Muni Code, Title 9 Planning and Zoning, Chapter 1 Mobile Home Parks, Article 2 Rent Stabilization Regulations
http://library.municode.com/index.aspx?clientId=16544
311 (3/9) good! The CA State tenant law is specific to Mobile Home land rental space. Rent increase example, 7/1/13, see CPI chart 2, page 2: 75% of 2%, possibly as high as 1.20%.
From your search: "Sec. 9-1.203. Annual automatic CPI increases.permanent link to this piece of content:
(a) Rent increases in 1991 and subsequent years. On or after September 1 of each year, the rent charged by an owner for a mobile home space may be increased to an amount not to exceed the rent in effect on September 1 of the prior year adjusted by seventy-five (75%) percent of the percentage increase in the Consumer Price Index (CPI).
The increase in the CPI shall be equal to the percentage increase between the CPI last reported as of JULY 1 of the most recent year and the CPI last reported as of JULY 1 of the PRIOR year.
In the event that the CPI decreases, no increase or decrease shall be authorized pursuant to this section.
(b) Banking. Automatic rent increases allowed pursuant to this section may be accumulated and implemented by the owner at any future time. (c) Compliance with State Law. Rent increases permitted pursuant to this subsection shall not be effective and shall not be demanded, accepted, or retained until the owner has given the notices required by state law.
(§ 2, Ord. 579-C.S., eff. October 23, 1991)".
For recent years CPI changes, see CPI detail report chart, page 4. 2008 was the highest year by far for such mobile home land rent increases. Several years no increases possible. Done, I think.
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