HomeMy WebLinkAboutSouth Peak Emails Copy3
From: Jason Dilday <jason@harmonycom.com>
Sent: Thursday, October 16, 2025 10:08 AM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Belghoul, Amel <ABelghou@slocity.org>; Zion, Sarah <SZion@slocity.org>; Matt Davies <matt@harmonycom.com>; Nancy
Gomez <nancy@harmonycom.com>
Subject: RE: City Attorney's Office Request for Reconsideration- Davies
Dear Ms. Symens:
This will respond to the City Attorney’s correspondence dated October 16, 2025, styled as a “Request for
Reconsideration” of the Hearing OƯicer’s decision in Administrative Citation Appeal No. ADM00040264.
The San Luis Obispo Municipal Code, as far as I can determine, contains no provision authorizing reconsideration of an
administrative citation decision. Chapter 1.24 (Administrative Citations) expressly provides for (1) issuance of a citation,
(2) a right to appeal, and (3) a final decision by an appointed Hearing OƯicer. Section 1.24.120(A) specifically states that
“The hearing oƯicer’s decision shall be final.” The ordinance does not appear to permit any further administrative review,
motion to reopen, or reconsideration after a written decision has been issued.
If the City believes otherwise, please identify the specific section or authority of the Municipal Code that authorizes such a
procedure. Absent such authority, the October 7, 2025 decision revoking the citation and dismissing the fine is final and
binding within the City’s administrative process. Any further review would need to be pursued, if at all, under the judicial
review procedure specified in SLOMC § 1.24.140 and Government Code § 53069.4, which provides the exclusive means to
appeal an administrative citation decision to the Superior Court.
The City’s “Request for Reconsideration” therefore appears to be procedurally unauthorized and should be disregarded.
The appeal record is closed, and the matter is concluded.
Thank you.
Jason
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, October 16, 2025 9:00 AM
To: Matt Davies <matt@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>; Jason Dilday
<jason@harmonycom.com>
Cc: Belghoul, Amel <ABelghou@slocity.org>
Subject: City Attorney's Office Request for Reconsideration- Davies
Matt Davies,
Please see the attached. This request is also being sent to you via first class mail.
4
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
5
From:Zion, Sarah
Sent:Thursday, October 16, 2025 9:00 AM
To:matt@harmonycom.com; nancy@harmonycom.com; jason@harmonycom.com
Cc:Belghoul, Amel
Subject:City Attorney's Office Request for Reconsideration- Davies
Attachments:20251016_Request for Reconsideration- City Attorney's Office_Davies.pdf
Matt Davies,
Please see the attached. This request is also being sent to you via first class mail.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
City of San Luis Obispo, City Attorney’s Office, 990 Palm Street, San Luis Obispo, CA, 93401-3249, 805.781.7140, slocity.org
October 16, 2025
TO: Hearing Officer Alex Karlin
FROM: Sadie Symens, Deputy City Attorney
Re: City Attorney Request for Reconsideration of Decision in #ADM00040264
On October 7, 2025, you issued your written decision on administrative citation appeal
#ADM00040264 (the “Decision.”) The City Attorney’s office herein requests
reconsideration of your conclusion stated in Section 13(C) of said appeal, as further clarified
below. This office further objects to the ex parte communication provided by Matt Davies
on September 28, 2025, and raises this communication and an opportunity for the City to
respond as an additional basis for seeking reconsideration.
This Office argued that Appellant’s termination of the long-term lease removed Ms.
Valentine’s mobilehome tenancy in Space A28 from the long-term lease exemption, since
that exemption no longer applies “upon the expiration of or other termination of any such
lease or contract,” at which point the MHPRSO “shall immediately be applicable to the
tenancy.” Appellant does not dispute that Ms. Valentine’s lease was terminated, nor could
they. However, your decision does not appear to address the application of the MHPRSO to
the tenancy of Space A28 following Ms. Valentine’s eviction (“other termination of any
such lease or contract.” SLOMC 5.44.030(E).) This Office therefore seeks clarification on
your apparent finding that the terms of South Peak’s form lease for her tenancy, which
Appellants admitted to have been terminated, govern over the terms of the City’s MHPRSO
(“Appellant points out that section 5.2 of the lease provides “the rent shall be increased
effective upon the transfer of this Agreement . . . to an amount determined by [Appellant} to
be the fair market rental value.” Decision, p. 6.)
It is the City’s restated position that the long-term lease must be operable at the time of a
proposed increase in order for it to fall within the scope of the MHPRSO exemption. Since
both parties agree that the long-term lease was terminated, the continued tenancy of less than
a year, which permitted by a settlement agreement after the termination, should not be held
to be exempt from the rent increase provisions of the MHPRSO governing transfers of units
remaining in place. Similarly, the terms of a terminated lease (i.e., section 5.2) cannot
govern Ms. Valentine’s tenancy that was permitted after the termination, pursuant to the
terms of a separate written settlement agreement permitting occupancy for a finite period of
time less than one year. This argument, raised by this Office in its Brief, does not appear to
have been addressed in your decision.
Page 2
Additionally, on October 5, 2025, this Office was made aware that Matt Davies sent you an
ex parte communication on Sunday, September 28, 2025 (one calendar day before you
considered this matter), which was not sent to anyone at the City. Mr. Davies accused the
City of, among other things, “cherry pick[ing] its own ordinance and twist[ing] meanings,”
misstating facts surrounding Civil Code §798.17, and presenting “misrepresentations, half
truths, and flat out lies related to state law.” The City, obviously, did not have an
opportunity to respond to this communication. Although you have stated that you did not
consider this communication in issuing your decision, the City raises this improper
communication as further basis for reconsideration.
9
From:City of San Luis Obispo, CA <slocitywebmaster@enotify.visioninternet.com>
Sent:Wednesday, October 15, 2025 3:01 PM
To:Dietrick, Christine
Subject:San Luis Obispo, CA rent stablization ordinance
Message submitted from the <City of San Luis Obispo, CA> website.
Site Visitor Name: Sherry Enns
Site Visitor Email:
We want to complain that Harmony Communities who represents the owners of South Peak Mobile Home Park
here in SLO, is quoting
our new land lease at space $1495.00 from $855 upon selling our mobile home. This land lease increase
kills our sales and many others throughout the park.
10
From:City of San Luis Obispo, CA <slocitywebmaster@enotify.visioninternet.com>
Sent:Wednesday, October 15, 2025 2:53 PM
To:Amberg, Mark
Subject:Rent stablelization Mobile Home Parks
Message submitted from the <City of San Luis Obispo, CA> website.
Site Visitor Name: Sherry
Site Visitor Email:
I request help from you to proceed in contacting Harmony Communities for imposing an illegal 45% increase in
our land lease upon selling our unit @ space in South Peak Mobile Home Park in San Luis Obispo, CA. This
kills all our sales.
19
From:Belghoul, Amel
Sent:Tuesday, October 7, 2025 12:52 PM
To:Jason Dilday; Matt Davies; nancy@harmonycom.com
Cc:Zion, Sarah
Subject:Notice of Decision- Davies
Attachments:Fwd: SLO City Administrative Hearing; 20251007_Notice - Decision_Davies.pdf
Matt Davies:
Please see the attached.
Additionally, enclosed is an email sent to the hearing officer on September 28, 2025, that is not included in the record.
Thank you,
Amel Belghoul
Legal Assistant I
City Attorney's Office
E ABelghou@slocity.org
T 805.781.7555
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
City of San Luis Obispo, City Attorney’s Office, 990 Palm Street, San Luis Obispo, CA, 93401-3249, 805.781.7140, slocity.org
October 7, 2025
Village Properties LLC a CA LLC/Harmony Community
6653 Embarcadero Dr. Suite C
Stockton, CA 95219
Via First Class and Certified Mail
Email: matt@harmonycom.com
Re: NOTICE OF DECISION
Appeal of Administrative Citation # ADM 00040264
APPEAL GRANTED, CITATION REVOKED (DISMISSED)
To Village Properties LLC a CA LLC/Harmony Community:
On or after September 29,2025, Hearing Officer Alex Karlin reviewed your administrative citation
appeal, considered the evidence, and made the determination indicated above. The decision of the
Hearing Officer is attached.
The City’s Community Development Department will void the invoices and no further action is
required on your part.
Sincerely,
Amel Belghoul
Legal Assistant
City Attorney’s Office
Attachment: Hearing Decision on Administrative Citation Appeal
1
DECISION WITHOUT IN-PERSON HEARING
ON ADMINISTRATIVE CITATION APPEAL
City of San Luis Obispo, California
In the Matter of Village Properties LLC a CA LLC/Harmony Community
1. Citation number: 00040264
2. Location of charged violation: 145 South Street, San Luis Obispo, CA 93401
3. APN: 004-802-020
4. Date of charged violation: June 20, 2025
5. Name of charged Violator/Appellant: Village Properties LLC a CA LLC/Harmony
Community
6. Representative of Appellant: Jason Dilday, Attorney
7. Description of charged violation
a. SLO City Municipal Code section: 5.44.060(C)
b. Description of charged violation: Base Space Rent – Determination Allowable
Increases Without Hearing
c. Fine Assessed: $100
8. Date of Hearing: The Appellant waived its right to a hearing. Therefore, this decision has
been made on the record.
9. Name of Hearing Officer: Alex S. Karlin
10. PROCEDURAL POSTURE AS REFLECTED IN THE RECORD
On May 30, 2025, Sadie Symens, Deputy City Attorney for the City of San Luis Obispo, CA sent
a letter to the Appellant and Judy Tsai, attorney, notifying them that the City considered the
Appellant’s “proposed increase in the space rent for space 28 at South Peak Mobile Home Park
by 108% would constitute a violation of the San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance.” (May 30 Letter). Ms. Symens said the Appellant was in violation of
Section 5.44.060(C) of the San Luis Obispo Municipal Code (SLOMC 5.44.060(C)).
On June 24, 2025, Rami Salem, Code Enforcement Officer & Safe Housing Coordinator for the
City of San Luis Obispo, CA sent a Notice to Correct Code Violation(s)/Notice of Violation (June
24 NOV) to the Appellant stating that the Appellant was in violation of SLOMC 5.44.060(C) and
asking the Appellant to correct the violation immediately.
On June 26, 2025, the Appellant requested a Director’s review of the June 24 NOV.
On July 10, 2025, John Mezzapesa, Interim Deputy Building Official for the City of San Luis
Obispo, CA sent a Director’s Decision After Review of Notice to Correct/Notice of Violation to
the Appellant’s representative, Matthew Davies. (July 10 Director’s Decision). The decision
2
analyzed and rejected the Appellant’s reasoning and arguments and instructed the Appellant to
“take action to correct the code violation(s) immediately.”
On July 23, 2025, the City of San Luis Obispo issued Citation 00040264 to the Appellant, citing
it with violating SLOMC 5.44.060(C), ordering it to correct the violation immediately, and
imposing a $100 fine. (Citation). The Citation alleged that the date of the violation was June 20,
2025.
On July 29, 2025, the Appellant appealed the Citation (Appeal). The Appeal stated that there
was no violation of SLOMC 5.44.060(C) and raised three primary arguments. First, that there
had been a “change of ownership resulting from the vacation of the space” and therefore the
rent increase was legal. Second, that the unit in space A28 “is an RV, not a mobile home” and
therefore that the City’s Mobile Home Part Rent Stabilization Ordinance (specifically SLOMC
5.44.060(C)) is not applicable. Third, that “Ms. Valentines A28 tenancy was the product of a 20-
year lease” and thus exempt from SLOMC 5.44.060(C) pursuant to SLOMC 5.44.030(E).
On September 19, 2025, Mr. Jason Dilday, attorney, filed a brief herein on behalf of the
Appellant. (Appellant’s Brief). The Appellant’s brief raised the same three arguments reflected
in the Appeal and included six exhibits (A through F).
On September 23, 2025, J. Christine Dietrick and Sadie Symens (City Attorney and Deputy City
Attorney, respectively, for the City of San Luis Obispo, CA) filed a brief in support of the Citation
(City’s Brief). The City’s Brief included two “Figures,” including a photo of Linda Valentines unit
sitting in space A28, and one Attachment.
[I note that, on September 28, 2025, Mr. Matt Davies sent an email to me on behalf of the
Appellant and responding to the City’s Brief. (Davies Email). The Davies Email argued that the
City’s Brief “it is full of falsehoods and half-truths,” raised entirely new arguments not previously
reflected in the Appellant’s filings and not raised in the Appellant’s brief, and argued that “the
city makes hearsay arguments that are not backed up by any documentation.” Inasmuch as the
Davies Email was filed after the record in this proceeding was closed and shows no indication
that it was ever cc’d or otherwise shared with the City Attorney’s Office (or indeed even shared
with the Appellant’s own attorney), it is not part of the record in this case and will not be
considered.]
11. FINDINGS OF FACT
Based on the administrative record in this matter I find the relevant facts to be as follows:
The Appellant owns and operates the South Peak Mobile Home Park (SPMHP), located at 145
South Street in San Luis Obispo. Appellant’s Brief P2. SPMHP is a mobile home park within the
meaning of SLOMC 5.44.020(B).
On July 13, 2023, the Appellant (or its predecessor) signed a “Long Term Rental Agreement”
with Ms. Linda Valentine and Ms. Vanessa Valentine leasing Space A28 to them for 20 years.
Appellant’s Exhibit A. (Hereinafter “20 Year Lease”). Both Valentines signed as “homeowner.”
The 20 Year Lease sets Base Rent of $695 per month for the first year (section 1.3) and
specifies that thereafter the rent will increase no less than 3.95%, nor more than 9% over prior
year’s rent “if the term of the Agreement . . . is a 20 year term.” (section 5.1). The following
statement is at the top of the first page of the 20 Year Lease “THIS LONG-TERM RENTAL
3
AGREEMENT WILL BE EXEMPT FROM CITY OF SAN LUIS OBISPO MOBILE HOME PARK
RENT STABILIZATION ORDINANCE TITLE 5, CHAPTER 5.44, A COPY OF WHICH IS
ATTACHED.”
Meanwhile, on July 10, 2023, Appellant or its predecessor) executed a “Home Purchase
Agreement” with Linda Valentine selling her a “home” described cryptically as a “2018
Champion” serial number 1c912353j1324285. Appellant’s Exhibit C. The record includes a
copy of a California Department of Moter Vehicles Registration Card for the same 2018
Champion, characterizing it as a “vehicle,” specifically as a “TRAILER.” Appellant’s Exhibit B.
The DMV registration is valid from 2018 to 2019. There is no evidence as to whether it is
currently registered as a “vehicle” with DMV.
According to the City, it did a recent (undated) search of the website of the California
Department of Housing and Community Development (HCD) which research showed the
SPMHP as having 75 spaces for mobile homes and zero spaces for recreational vehicles (RVs).
City Brief, Figure 1. The evidence also includes an undated photograph of “Linda Valentine’s
mobile home parked in Space 28.” City Brief, Figure 2.
The record reflects, that sometime in 2024 or 2025, a dispute apparently arose between the
Appellant and the Valentines. The City’s Brief contains a long passage referencing this dispute.
City’s Brief P 4-5. There seems to have been an “unlawful detainer stipulation, an eviction
attempt, an “eviction settlement agreement,” a “termination of tenancy” and maybe another
“stipulation agreement.” I am not able to sort it out. The record herein also includes a strange
document titled “Information for Prospective Homeowners” that says that “if you are approved
for tenancy” the monthly rent will be $1595 for “space A28.” City’s Brief, Attachment A. The City
uses this figure as the basis for asserting that the Appellant is proposing a 108% increase in
rent ($1,595 being 108% of the then current rent of $767.91). City’s Brief P 6. Attachment A
contains a signature space for the Park Manager of SPMHP, but it is not signed. It is dated May
1, 2025.
Suffice it to say, this case does not involve resolving any of those issues. The City maintains
that these wranglings and documents amount to the termination of the 20 Year Lease and the
creation of a new short-term lease. More on that anon.
The evidence also includes a copy of a June 6, 2025, email from Evan Harris, a Staff Attorney
with California Rural Legal Assistance Inc, to Melissa Lawley, Judy Tsai, and Jessica Lu
regarding “South Peak v. Valentine.” Appellant’s Brief, Exhibit D. In it, Mr. Harris states “Ms.
Valentine has officially vacated the unit, the unit is now unoccupied, and all of her belongings
have been removed.” He goes on to assert “she retains ownership and access to the property.”
Mr. Harris appears to be representing Ms. Valentine in South Peak v. Valentine. I infer that he
is representing LINDA Valentine. See Appellant’s Brief P2.
Thus, while the evidence shows that at some point Ms. Linda Valentine vacated the “unit” i.e.,
the 2018 Champion, there is no indication in the record that the 2018 Champion itself has ever
been removed from Space A28.
Finally, the administrative record reflects that Ms. Valentine is attempting to sell the 2018
Champion but does not indicate whether she has succeeded or whether there has been a
“change of ownership.”
4
12. KEY PROVISIONS OF LAW
The San Luis Obispo Mobile Park Rent Stabilization Ordinance at SLOMC 5.44.060(C)
states, in pertinent part:
The maximum monthly space rent of a tenant may be increased by the owner when
there is a change of ownership affecting the mobile home. However, such increase shall
not exceed ten percent of the then existing space rent and may not be relied upon any
more often than once in any thirty-six-month period as the basis to increase rent.
************
In the event of change of ownership resulting from vacation of the space, then the space
rent may be adjusted to fair market rent in the community. Nothing in this paragraph
shall preclude an adjustment as may otherwise be provided for in this chapter.”
Emphasis added.
SLOMC 5.44.030(E) states, in pertinent part:
The provisions of this chapter shall not apply to the following tenancies in mobile home
parks:
(E) Tenancies covered by leases or contracts which provide for a tenancy of more than
year, but only for the duration of such lease or contract.”
13. LEGAL ANALYSIS AND CONCLUSIONS
The Appellant argues that SLOMC 5.44.060(C) does not apply to this case for three
independent reasons. I will address each in turn.
A. Whether the Unit on Space A28 is a “Mobile Home”
The Appellant contends that the object sitting in space A28 (a “Champion 18”) is a recreational
vehicle (RV) and not a “mobile home” and thus not subject to the rent control strictures of the
San Luis Obispo Mobile Home Park Rent Stabilization Ordinance, SLOMC 5.44.060(C).
Appellant correctly notes that the mobile home ordinance never defines the term “mobile home.”
Further, the California DMV issued a vehicle registration for the Champion 18 in 2018-2019,
describing it as a “vehicle – trailer.”
The City argues that the Champion 18 is a mobile home, that the Appellant’s operation at 145
South Street is denominated and regulated as a mobile home park, that the Appellant has
treated it as a mobile home, that it meets the purposes and intent of the City ordinance, and that
the ordinance does not define or exclude RV’s from also being a mobile home. Further, the City
argues that:
“Mobilehome under the MRL is defined as “a structure designed for human habitation
and for being moved on a street or highway under permit pursuant to Section 35790 of
the Vehicle Code” and also includes “trailers and recreational vehicles of all types . .
5
which are used for human habitation if . . . the trailer or other recreational vehicle
occupies a mobile home site for nine or more continuous months. Although the unit does
not appear to meet the definition of an RV under Health and Safety Code 18010, even if
it did, it would still be considered a mobile home since it has continuously occupied
Space A28 since at least July 2023 when Linda Valentine signed her lease.”
City’s Brief P3.
For reasons set forth by the City, I conclude that the unit that is sitting in Space A28 in the South
Peak Mobile Home Park is a “mobile home” and is subject to the letter and spirit of SLOMC
5.44.060(C). The 20 Year Lease specifies that the Valentines are “Homeowners,” and uses the
terminology of “home,” “homeowner,” “housing,” and “mobile home” throughout. The Valentines
signed the lease as “homeowners.” Even the Home Purchase Agreement refers to the unit
(Champion 2018) as a “home.” The name of the Appellant’s operation at 145 South Street is
“South Peak Mobile Home Park” It is regulated by the City as a mobile home park. The
photograph submitted by the City (City’s Brief, Figure 2), shows that the unit is firmly planted on
space A28. And, even if the unit is in some sense movable (i.e., “mobile”) that does not mean
that it cannot be both a mobile home and an RV. And even if it is an RV, given that the unit has
occupied Space A28 for nine or more continuous months, it is a mobile home for purposes of
State law and SLOMC 5.44.060(C).
B. Whether there has been a “change of ownership resulting from vacation of the
space”
Appellant next argues that since Ms. Valentine no longer lives in the mobile home, space A28,
there has been a “change of ownership resulting in a vacation of the space” pursuant to the
fourth sentence of SLOMC 5.44.060(C), entitling the landlord to increase the rent to fair market
value.
For reasons set forth by the City, I reject the Appellant’s argument. The plain language of the
ordinance refers to a “vacation of the space.” Here, the “space” is space A28, a piece of real
estate. The 20 Year Lease speaks in terms of “space.” The entire scheme of SPMHP is that
the Appellant owns the land and leases the land to the homeowner/tenant who places a mobile
home on the space or RE lot designated by the Appellant. Vacating the mobile home does not
constitute vacating the space.
Appellant contends that the foregoing construction “would render the provision meaningless, as
a ‘new unit . . . owned by a new owner’ means there would never be a ‘change of ownership
resulting from a vacation.’” I disagree. The Appellant disregards the fact that this portion of
SLOMC 5.44.060(C) could reasonably apply to the situation in which a mobile home is removed
from a space, i.e., vacates the space, and a new mobile home with a new owner moves into the
space. Meanwhile, the Appellant’s interpretation could lead to the absurd conclusion that
whenever the homeowner walks out her front door, there has been a “vacation” that renders her
subject to a FMV rent increase.
C. Whether the Long-Term Lease Exemption applies
The Appellant’s third primary argument is that SLOMC 5.44.030(E) expressly exempts
“Tenancies covered by leases or contracts which provide for a tenancy of more than a year, but
6
only for the duration of such lease or contract.” Appellant says the 20 Year Lease “qualifies
unequivocally” under this exemption. The lease term is for 20 years. The lease begins with a
prominent, boldface, all capital letters assertion that “THIS LONG-TERM RENTAL
AGREEMENT WILL BE EXEMPT FROM CITY OF SAN LUIS OBISPO MOBILE HOME PARK
RENT STABILIZATION ORDINANCE TITLE 5, CHAPTER 5.44.”
The City counters by arguing that the circumstances surrounding the apparent legal disputes
between Ms. Valentine and the Appellant mean, that somewhere in the melee, the 20 Year
Lease was terminated and that, because the Appellant had permitted Ms. Valentine to continue
to occupy the mobile home for a temporary and short time before evacuating, her lease had
been converted to a short term one to which SLOMC 5.44.030(E) is not applicable. Indeed, the
City says that on August 20, 2025 (long after the legal disputation of the lease began and after
June 20, 2025, the date of the alleged violation) the Appellant served a notice of “termination of
tenancy” on Ms. Valentine. City’s Brief P5. This notice, the City contends, dissolved the long-
term lease and started a new short-term lease. This document came among many others during
the squabbles. On this basis, the City argues that SLOMC 5.44.030(E) is not applicable, that
SLOMC 5.44.060(C) governs, and that the Appellant is prohibited from raising the rent to FMV..
The Appellant counters that its proposed rental increase upon change of ownership of the
mobile home is authorized by the 20 Year Lease and falls within the scope of SLOMC
5.44.030(E). Appellant points out that section 5.2 of the lease provides “the rent shall be
increased effective upon the transfer of this Agreement . . . to an amount determined by
[Appellant} to be the fair market rental value.” Appellant adds that section 21.1. of the lease
mandates assignment of the lease upon the sale of the mobile home. Thus, Appellant argues
that the sale of the mobile home by Ms. Valentine did not create a new lease or tenancy,
because the 20 Year Lease is mandatorily assigned to the new tenant.
The City’s final argument is that the exemption for long term leases under SLOMC 544.030(E)
“was a requirement under state law [cites omitted] and that as of January 1, 2025, state law no
longer requires that cities with local mobile home stabilization ordinances exempt long-term
leases from their ordinances.” City’s Brief P5.
For reasons set forth by the Appellant, I conclude that the exemption set forth in SLOMC
5.44.030(E) applies here. Ms. Valentine signed a long term lease and long term leases are
explicitly exempt from the rent control ordinance. I decline to conclude that some sort of de
facto short-term lease, subject to the strictures of the City’s ordinance, arose out of the ashes of
the Appellant-Valentine dispute and thus vitiated the terms of the 20 Year Lease.
The fact that the City enacted the SLOMC 5.44.030(E) exemption because it was imposed by
state law, and that the state law now no longer requires this exemption, does not change my
analysis. (It would seem that, given the change in state law effective January 1, 2025, the City
could now amend its ordinance and eliminate SLOMC 5.44.030(E)).
14. RULING
Based on the evidence, statements, and briefs provided by all parties, the Administrative
Citation is Revoked. No fine is due.
Signed by: Hearing Officer Alex S. Karlin on October 6, 2025.
PROOF OF SERVICE
- 1 -
PROOF OF SERVICE
STATE OF CALIFORNIA; COUNTY OF SAN LUIS OBISPO
I am employed in the County of San Luis Obispo, State of California. I am over the age of
18, and not a party to the within action. My business address is 990 Palm Street, San Luis Obispo,
California 93401.
On October 7, 2025, I caused the foregoing document described as NOTICE OF
ADMINISTRATIVE APPEAL DECISION to be served on the interested parties in this action
by placing true copies thereof enclosed in sealed envelopes, addressed as follows:
Village Properties LLC a CA LLC/Harmony Community
6653 Embarcadero Dr. Suite C
Stockton, CA 95219
Email: matt@harmonycom.com
[X] By United States Mail: I enclosed the documents in a sealed envelope addressed as
indicated above. I am readily familiar with the office’s practice of collection and
processing documents for mailing. It is deposited with the U.S. postal service on that same
day in the ordinary course of business. I am aware that on motion of the party served,
service is presumed invalid if the postal cancellation date or postage meter date is more
than one day after the date of service.
[X] By Certified United States Mail: I enclosed the documents in a sealed envelope
addressed as indicated above. I completed and attached to the envelope the additional form
required for this type of delivery. I am readily familiar with the office’s practice of
collection and processing documents for mailing. It is deposited with the U.S. postal
service on that same day in the ordinary course of business. I am aware that on motion of
the party served, service is presumed invalid if the postal cancellation date or postage meter
date is more than one day after the date of deposit for mailing in affidavit.
[X] Courtesy Copy by E-mail: I caused this document to be transmitted via e-mail to the e-
mail address listed above.
I declare under penalty of perjury under the laws of the State of California that the
foregoing is true and correct. Executed on October 7, 2025, at San Luis Obispo, California.
_____________________________
Amel Belghoul
1
From:
Sent:Sunday, October 5, 2025 5:54 PM
To:Zion, Sarah
Subject:Fwd: SLO City Administrative Hearing
Attachments:2024 MRL.pdf
Follow Up Flag:Follow up
Flag Status:Flagged
Please share this with the attorney's for both sides of the case involving Citation 00040264.
Technically, it is not part of the record, but it is an ex parte contact that they should be aware
of.
Thanks
Alex
---------- Forwarded message ---------
From: Matt Davies <matt@harmonycom.com>
Date: Sun, Sep 28, 2025 at 1:08 PM
Subject: SLO City Administrative Hearing
To:
Dear Mr. Karlin,
I am writing regarding the South Peak MHP hearing you are presiding over. I read the city’s brief. It is full of falsehoods
and half truths. I am offering this reply since the filing from the city brought up new facts and claims that were not
previously addressed in their violation notice or prior communications, and we have not been given a chance to rebut
them. I want to point out the code sections and their omissions, in order to make sure you are able to review the sections
in question, in their entirety.
H&S 18010 and 18009.3 provide the definitions for recreational vehicles and park trailer recreational vehicles (park
models). Park models are a type of recreational vehicle. H&S 18007 and 18008 provide the definitions for both mobile
and manufactured homes. There is no grey area. The city attempts to muddle definitions and what is actually on the lot.
CA Civil Code (CCC) 798.3 – The city provided the truncated definition to attempt to bolster their claims. They
conveniently left off the remainder of the definition in their brief “(b), does not include a recreational vehicle, as defined in
Section 799.29 of this code and Section 18010 of the Health and Safety Code or a commercial coach as defined in Section
18001.8 of the Health and Safety Code.”
2
The state health and safety code gives the definitions for RV’s, not the MRL. The MRL merely grants certain rights to RV’s
who have resided in the park for more than 9 months. RV’s don’t magically transfigure into mobile homes after 9
months. The first sentence of section 798.3(b) confirms this: ““Mobilehome,” for purposes of this chapter, other than
Section 798.73.” It should also be reiterated that the city’s ordinance predates subsection (b) of 798.3 so cannot
incorporate it.
Section 798.73 – They conveniently did not cite this full section. Please review 798.73(a). When read in conjunction with
the 798.3, it is clear that RV’s can be forced to be removed upon resale because it is an RV, not a mobilehome. Rather
than take it from me, I am pasting an FAQ from California HCD. I am also attaching the underlying document which can be
found on pdf page 94.
#64 Can the resident be forced to move their park-model out of the park after they sell it?
Even though it may look like a small home, a park model is not a mobilehome. It is a “park trailer,” as defined in
the Health and Safety Code, which is essentially a type of recreational vehicle that has 400 square feet or less of
floor space. A number of mobilehome parks in California accommodate both mobilehomes or manufactured
homes, as well as recreational vehicles, but provisions of the MRL that require parks to allow homeowners to resell
their homes in place in the park only apply if the home is a mobilehome or a manufactured home.
Recap:
● A park-model is not a mobilehome, therefore the resident may be forced to move a park-model out of the park
when it is sold.
It is important to understand that Linda Valentine has no rights under the MRL to be able to sell the RV in place. If we are
not able to raise the rent to a reasonable rental level that multiple other residents pay, then it is in our interest to have her
remove her RV from the park. This does also upset the apple cart in relation to 20-25 other tenants who own park
models. We will simply adjust our practices to force removal on resale. The goal for us is to be able to charge a fair
market rent while allowing RV’s to stay on turnover.
Civil code 798.17 – The city misstates the facts surrounding this law. For over 30 years, 798.17 provided a statewide
exemption from rent control when a lease had a term longer than one year. This statewide exemption was removed 1/1/25
and authority given back to the cities to regulate. Please see SLO ordinance 5.44.030 Exemptions sub (E). The ordinance
explicitly exempts leases longer than 1 year. 798.17 is irrelevant. We provided you a copy of the lease agreement. It is
clear as day that it is longer than 1 year and has a mandatory assignment clause as well as resetting to a fair market rent
on tenant turnover.
SLO muni code 5.44.060 (C) - The city cherry picks its own ordinance and twists meanings. It is impossible to reconcile
the paragraph with their explanation. If there can only be a “vacation” if the mobile home is removed and a new one
comes in, how can there be a change in ownership? It’s an impossibility. Why would an ordinance spend a paragraph
3
talking about something happening that is impossible? The answer is that the city is wrong today in its strained
interpretation. When drafting the ordinance, the city recognized that under certain circumstances, the Mobilehome can
stay and rent can be increased by more than 10%. This is the case here, the space has been vacated, and the rent is being
reset to a fair market rent on change of ownership.
Lastly, I have reviewed the entire administrative record and all underlying documents. The city makes hearsay arguments
that are not backed up by any documentation.. They reference multiple documents that are not a part of the record:
1. Termination of tenancy
2. Eviction filings
3. Settlement agreement
Since the city has not provided anything along these lines to back up their assertions, they should be deemed hearsay and
given no weight. We should not be forced to address them and they should be ignored. Further, the city’s brief should be
looked at skeptically based on their misrepresentations, half truths, and flat out lies related to state law.
Thank you for your time Mr. Karlin.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
1479-S
with
Other Selected Laws Governing
Mobilehome and RV Park Residency
&
Frequently Asked Questions
2024CaliforniaMobilehomeResidency Law
compliments of
California State Senate
Select Committee on Manufactured Home Communities
mobilehomes.senate.ca.gov
compliments of
Richard D. Roth, Chair
INTRODUCTION
Most of the provisions of the California Mobilehome Residency Law (MRL) were enacted
piecemeal over a number of years and eventually codified under Chapter 2.5 of the Civil Code in
1978. Since 1978, a number of sections have been amended and others added to the Code.
The MRL is divided into nine Articles, by subject, as indicated in the accompanying Table of
Contents.
The Mobilehome Residency Law, like provisions of conventional landlord-tenant law, are
enforced by the courts; that is, the disputing parties must enforce the MRL against one another
in a court of law. The State Department of Housing and Community Development (HCD) does
not have authority to enforce these Civil Code provisions. For example, a park owner must
utilize an unlawful detainer procedure in a court to evict a homeowner for non -payment of rent
or failure to abide by reasonable park rules. By the same token, a manufactured homeowner
must bring legal action, in court, to enforce a notice or other MRL requirement, or obtain an
injunction, if the management will not otherwise abide by the MRL.
Other selected laws not part of the MRL but related to park residency are included in this
handbook. These include the Recreational Vehicle Park Occupancy Law, first enacted in 1979,
which governs tenancies in RV parks. The RV Park Occupancy Law was substantially revised in
1992, dividing it into seven Articles. Also enclosed are relevant laws on mobilehome resale
disclosure, park emergency preparedness plans, mobilehome park polling places, registration
and titles, and traffic enforcement in mobilehome parks.
NOTE: Mobilehome Residency Law Protection Program (MRLPP). Beginning July 1, 2021, any
mobilehome or manufactured homeowner living in a mobilehome park under a rental
agreement may submit a complaint for an alleged violation of the Mobilehome Residency Law.
Any mobilehome or manufactured homeowner residing in a permitted mobilehome park is
eligible to submit a complaint. Complaints must be submitted to HCD. HCD provides assistance
to help resolve and coordinate resolution of the most severe alleged violations of the
Mobilehome Residency Law. For questions regarding the MRLPP please call (800) 952 -8356,
email MRLComplaint@hcd.ca.gov or visit www.hcd.ca.gov. A copy of the MRLPP complaint is
located at the end of this publication.
For the 2024 edition, Assembly Bill 604 (CIV 798.40) clarifies the scope of AB 1061 (Lee, Chapter
625, Statutes of 2021) to explicitly include residents of all mobilehome parks in each of the
protections within the statute. These protections include capping each residents’ water service
charges to only their proportional share based on monthly usage plus a reasonable
administrative fee, eliminating arbitrary and unfair water “service” charges and fees. AB 1280
(CIV 1103.2) revises the Natural Hazard Disclosure Statement that must be provided by a
property seller to a potential buyer to include more specific disclosures regarding whether the
property falls within current local, or state, high and very high fire hazard severity zones.
2024 CALIFORNIA MOBILEHOME RESIDENCY LAW
2024 California Mobilehome Residency Law i
ARTICLE 1 - GENERAL
TABLE OF CONTENTS
PAGE
Civil Code §798 Title and Application 1
Civil Code §798.1 Application of Definitions 1
Civil Code §798.2 Definition of Management 1
Civil Code §798.3 Definition of Mobilehome 1
Civil Code §798.4 Definition of Mobilehome Park 1
Civil Code §798.6 Definition of Park 1
Civil Code §798.7 Definition of New Construction 1
Civil Code §798.8 Definition of Rental Agreement 2
Civil Code §798.9 Definition of Homeowner 2
Civil Code §798.10 Definition of Change of Use 2
Civil Code §798.11 Definition of Resident 2
Civil Code §798.12 Definition of Tenancy 2
Civil Code §798.13 State Owned Parks - Employees 2
Civil Code §798.14 Delivery of Notice 2
ARTICLE 2 - RENTAL AGREEMENT
Civil Code §798.15 In-Writing and Required Contents 2
Civil Code §798.16 Inclusion of Other Provisions 4
Civil Code §798.17 Rental Agreements Exempt from Rent Control 4
Civil Code §798.18 Length of Agreement; Comparable Monthly Terms 5
Civil Code §798.19 No Waiver of Chapter 2.5 Rights 5
Civil Code §798.19.5 Park Owner Right of First Refusal to Purchase Home 5
Civil Code §798.20 No Private Club Discrimination 6
Civil Code §798.21 Not Principal Residence - Rent Control Exempt 6
Civil Code §798.22 Recreational Vehicles in Parks – Designated Areas 7
ARTICLE 3 - RULES AND REGULATIONS
Civil Code §798.23 Application to Park Owners and Employees 7
Civil Code §798.23.5 Subleasing 7
Civil Code §798.24 Posting of Common Area Facility Hours 8
Civil Code §798.25 Amendments to Rules and Regulations – Notice 8
Civil Code §798.25.5 Void and Unenforceable Rules or Regulations 9
Civil Code §798.26 Management Entry into Mobilehomes 9
Civil Code §798.27 Notice of Zoning or Use Permit and Duration of Lease 10
Civil Code §798.28 Disclosure of Park Owner’s Name 10
Civil Code §798.28.5 Vehicle Removal from Park 10
Civil Code §798.29 Notice of Mobilehome Ombudsman 10
Civil Code §798.29.6 Installation of Accommodations for the Disabled 10
ARTICLE 3.5 - FEES AND CHARGES
Civil Code §798.30 Notice of Rent Increase 11
Civil Code §798.30.5 Rent Restrictions between Two Incorporated Cities 11
Civil Code §798.31 Authorized Fees Charged 13
Civil Code §798.32 Fees Charged for Unlisted Services Without Notice 13
Civil Code §798.33 Pets 13
Civil Code §798.34 Guest and Live-In Care Providers 13
Civil Code §798.35 Members of Immediate Family - No Fees 14
Civil Code §798.36 Enforcement of Park Rules 14
Civil Code §798.37 Entry, Hookup, Landscaping and Maintenance Charges 15
Civil Code §798.37.5 Trees and Driveways 15
2024 CALIFORNIA MOBILEHOME RESIDENCY LAW
2024 California Mobilehome Residency Law ii
Civil Code §798.38 No Lien/Security Interest Except by Mutual Agreement 15
Civil Code §798.39 Security Deposits 15
Civil Code §798.39.5 Fines and Forfeitures Not Chargeable 16
ARTICLE 4 - UTILITIES
Civil Code §798.40 Utility Service Billing; Rate Schedule 16
Civil Code §798.41 Utilities Separately Billed - Reduced from Rent 17
Civil Code §798.42 Notice of Utility Interruption 18
Civil Code §798.43 Disclosure of Common Area Utility Charges 18
Civil Code §798.43.1 California Alternate Rates for Energy Program (CARE) 18
Civil Code §798.44 Liquefied Petroleum Gas Sales 19
ARTICLE 4.5 - RENT CONTROL
Civil Code §798.45 New Construction Exempt 19
Civil Code §798.49 Government Fees and Assessments That Are Exempt 19
ARTICLE 5 - HOMEOWNER COMMUNICATIONS AND MEETINGS
Civil Code §798.50 Legislative Intent 20
Civil Code §798.51 Right to Assemble, Meet, Canvass, Petition, Invite Speakers 20
Civil Code §798.52 Injunctive Action to Enforce Rights 20
ARTICLE 5.5 - HOMEOWNERS MEETINGS WITH MANAGEMENT
Civil Code §798.53 Management Meetings with Residents 21
ARTICLE 6 - TERMINATION OF TENANCY
Civil Code §798.55 Legislative Intent; Termination for Cause; 60-Day Notice 21
Civil Code §798.56 Seven Authorized Reasons for Termination of Tenancy 21
Civil Code §798.56a Notice Requirement of Legal Owner/Junior Lienholder 23
Civil Code §798.57 Statement of Reasons in Notice 25
Civil Code §798.58 No Termination to Make Space for Park Owner’s Buyer 25
Civil Code §798.59 60-Day Notice by Resident of Termination 25
Civil Code §798.60 Application of Other Unlawful Detainer Laws 25
Civil Code §798.61
Civil Code §798.62
Abandoned Mobilehomes – Procedures 25
Building After a Wild Fire or Natural Disaster 28
ARTICLE 7 - TRANSFER OF MOBILEHOME OR MOBILEHOME PARK
Civil Code §798.70 “For Sale” Signs 28
Civil Code §798.71 Management Showing or Listing – Prohibitions 29
Civil Code §798.72 No Transfer or Selling Fee 29
Civil Code §798.73 Removal of Mobilehome Upon Sale to Third Party 30
Civil Code §798.73.5 Home Upgrades on Resale 30
Civil Code §798.74 Management Approval of Buyer; Credit Rating Refund 31
Civil Code §798.74.4 Mobilehome Resale Disclosure to New Buyer 32
Civil Code §798.74.5 Rent Disclosure to Prospective Homeowners 32
Civil Code §798.75 Rental Agreement Required for Park Occupancy 33
Civil Code §798.75.5 Mobilehome Park Disclosure Form 33
Civil Code §798.76 Senior-Only Restrictions 35
Civil Code §798.77 No Waiver of Rights 35
Civil Code §798.78 Rights of Heir or Joint Tenant of Owner 35
Civil Code §798.79 Repossession of Mobilehome; Sale to Third Party 35
Civil Code §798.80 Sale of Park – Notice by Management 36
Civil Code §798.81 Listing or Sales – Prohibitions 36
Civil Code §798.82 School Impact Fee Disclosure 36
Civil Code §798.83 Homeowner Repair of the Space 37
2024 California Mobilehome Residency Law iii
ARTICLE 8 – ACTIONS, PROCEEDINGS, AND PENALTIES
Civil Code §798.84 Notice of Lawsuit for Failure to Maintain 37
Civil Code §798.85 Attorney’s Fees and Costs 37
Civil Code §798.86 Management Penalty for Willful Violation 37
Civil Code §798.87 Public Nuisances and Abatement 37
Civil Code §798.88 Injunction for Violation of Park Rules 38
ARTICLE 9 – SUBDIVISIONS, COOPERATIVES, CONDOMINIUMS AND RESIDENT-OWNED PARKS
Civil Code §799 Definitions 38
Civil Code §799.1 Rights Governed 38
Civil Code §799.1.5 Advertising Sale of Home; “For Sale” Signs 39
Civil Code §799.2 Listing or Showing of Home by Park Management 39
Civil Code §799.2.5 Management Entry into Home 39
Civil Code §799.3 Removal of Mobilehome upon Third Party Sale 39
Civil Code §799.4 Withholding Prior Approval of Purchaser 39
Civil Code §799.5 Senior Only Restrictions 40
Civil Code §799.6 No Waiver of Rights 40
Civil Code §799.7 Notice of Utility Interruption 40
Civil Code §799.8 School Impact Fee Disclosure 40
Civil Code §799.9 Caregivers Living with Homeowners 40
Civil Code §799.10 Political Campaign Signs 41
Civil Code §799.11 Installation of Accommodations for the Disabled 41
OTHER SELECTED PROVISIONS OF LAW RELATING TO MOBILEHOMES
MANUFACTURED HOME & MOBILEHOME RESALE DISCLOSURE
Civil Code §1102 Disclosure on Mobilehome Resales 42
Civil Code §1102.1 Disclosure Clarification 42
Civil Code §1102.2 When Disclosure not Applicable 43
Civil Code §1102.3a Mobilehome Sales Subject to Disclosure 43
Civil Code §1102.6d Mobilehome Transfer Disclosure Form 43
Civil Code §1102.6e Notice of Transfer Fee 48
Civil Code §1102.9 Disclosure Amendments 48
DISCLOSURE OF NATURAL HAZARDS UPON OF RESIDENTIAL PROPERTY
Civil Code §1103 Application of Disclosure 48
Civil Code §1103.1 Exclusions 49
Civil Code §1103.2 Natural Hazard Disclosure Form 52
Civil Code §1103.3 Delivery to Buyer 52
Civil Code §1103.4 Liability for Errors 52
Civil Code §1103.5 Relief from Duty to Disclose 54
Civil Code §1103.7 Good Faith 54
Civil Code §1103.8 Other Disclosures 54
Civil Code §1103.9 Amendments to Disclosure 55
Civil Code §1103.10 Personal Delivery or Mail 55
Civil Code §1103.11 Those Who Are Not Agents 55
Civil Code §1103.12 Agent’s Responsibilities 55
Civil Code §1103.13 No Transaction Invalidated 55
Civil Code §1103.14 Listing Agent Defined 55
AGENTS’ MOBILEHOME RESALE DISCLOSURE
Health & Safety Code §18025 Agents Subject to §18046 55
2024 California Mobilehome Residency Law iv
Health & Safety Code §18046
LOT LINES
Agent’s Duty of Disclosure 56
Health & Safety Code §18610.5 Mobilehome and Special Occupancy Parks Lot Lines 56
OCCUPANCY PROHIBITIONS
Health & Safety Code §18550 Unlawful Occupancy 57
Health & Safety Code §18550.1 Unlawful Occupancy: HCD Notice 57
PARK EMERGENCY PREPAREDNESS AND PROCEDURES
Health & Safety Code §18603 Emergency Preparedness Plans 57
POLLING PLACE
Elections Code §12285 Mobilehome Park as Polling Place 58
REGISTRATION AND TITLE
Health & Safety Code §18080.4 Registration Card in Every Mobilehome 58
Health & Safety Code §18092.7 Tax Clearance Certificate 58
Health & Safety Code §18107 Notice of Transfer and Release of Liability 58
Health & Safety Code §18108 Renewals and Replacements 58
Health & Safety Code §18116.1 Lien/Unpaid Fees 59
Health & Safety Code §18122.5 Penalties 60
Vehicle Code §5903 Abandonment and Sale: Notice and Application 60
TRAFFIC
Vehicle Code §21107.9 Speed Enforcement Agreements 60
ARTICLE 1 – DEFINITIONS
Civil Code §799.20 Title of Chapter 61
Civil Code §799.21 Application of Definitions 61
Civil Code §799.22 Definition of Defaulting Occupant 61
Civil Code §799.23 Definition of Defaulting Resident 61
Civil Code §799.24 Definition of Defaulting Tenant 61
Civil Code §799.25 Definition of Guest 61
Civil Code §799.26 Definition of Management 61
Civil Code §799.27 Definition of Occupancy 61
Civil Code §799.28 Definition of Occupant 61
Civil Code §799.29 Definition of RV 61
Civil Code §799.30 Definition of RV Park 62
Civil Code §799.31 Definition of Resident 62
Civil Code §799.32 Definition of Tenant 62
ARTICLE 2 - GENERAL PROVISIONS
Civil Code §799.40 Cumulative Rights 62
Civil Code §799.41 Not Applicable to Mobilehomes 62
Civil Code §799.42 No Waiver of Rights 62
Civil Code §799.43 Registration Agreement 62
Civil Code §799.44 Rules and Regulations 62
Civil Code §799.45 Rental Agreement Optional 62
Civil Code §799.46 Sign Requirement/Reasons for RV Removal 62
RECREATIONAL VEHICLE PARK OCCUPANCY LAW
2024 California Mobilehome Residency Law v
ARTICLE 3 - DEFAULTING OCCUPANTS
Civil Code §799.55 72-Hour Notice 63
Civil Code §799.56 Service of 72-Hour Notice 63
Civil Code §799.57 Notice of RV Removal 63
Civil Code §799.58 RV Removal/Notice to Sheriff 63
Civil Code §799.59 Reasonable Care in RV Removal 63
ARTICLE 4 - DEFAULTING TENANTS
Civil Code §799.65 Five Days to Pay Due Rent/Three-Day Noticeto Vacate 63
Civil Code §799.66 Thirty Days’ Notice of Termination 64
Civil Code §799.67 Eviction Procedures 64
ARTICLE 5 - DEFAULTING RESIDENTS
ARTICLE 6 - LIENS FOR RV’S & ABANDONED POSSESSIONS
Civil Code §799.75 Upon Default/Civil Code Procedure 65
ARTICLE 7 - ACTIONS AND PROCEEDINGS
Civil Code §799.78 Civil Code §799.78 65
Civil Code §799.79 $500 Damages/Willful Violations by Management 65
APPENDIX
Frequently Asked Questions
66
Community Resources 88
INDEX 106
Civil Code §799.70 Terminating of Tenancy/Notice 64
Civil Code §799.71 Eviction Procedures 64
2024 CALIFORNIA MOBILEHOME RESIDENCY LAW
1
CHAPTER 2.5 OF THE CALIFORNIA CIVIL CODE
ARTICLE 1 - GENERAL
798 TITLE AND APPLICATION
This Chapter shall be known and may be cited as the “Mobilehome Residency Law.”
(Amended by Stats. 1992, Chap. 958 (SB 1655, Craven), eff. 9/28/1992)
798.1 APPLICATION OF DEFINITIONS
Unless the provisions or context otherwise requires, the following definitions shall govern the construction of this chapter.
(Amended by Stats. 1978, Chap. 1031 (SB 2119, Mills), eff. 1/1/1979)
798.2 DEFINITION OF MANAGEMENT
“Management” means the owner of a mobilehome park or an agent or representative authorized to act on his behalf in
connection with matters relating to a tenancy in the park.
(Added by Stats. 1978, Chap. 1031 (SB 2119, Mills), eff. 1/1/1979)
798.3 DEFINITION OF MOBILEHOME
(a) “Mobilehome” is a structure designed for human habitation and for being moved on a street or highway under permit
pursuant to Section 35790 of the Vehicle Code. Mobilehome includes a manufactured home, as defined in Section
18007 of the Health and Safety Code, and a mobilehome, as defined in Section 18008 of the Health and Safety Code,
but, except as provided in subdivision (b), does not include a recreational vehicle, as defined in Section 799.29 of this
code and Section 18010 of the Health and Safety Code or a commercial coach as defined in Section 18001.8 of the
Health and Safety Code.
(b) “Mobilehome,” for purposes of this chapter, other than Section 798.73, also includes trailers and other recreational
vehicles of all types defined in Section 18010 of the Health and Safety Code, other than motor homes, truck campers,
and camping trailers, which are used for human habitation if the occupancy criteria of either paragraph (1) or (2), as
follows, are met:
(1) The trailer or other recreational vehicle occupies a mobilehome site in the park, on November 15, 1992, under a
rental agreement with a term of one month or longer, and the trailer or other recreational vehicle occupied a
mobilehome site in the park prior to January 1, 1991.
(2) The trailer or other recreational vehicle occupies a mobilehome site in the park for nine or more continuous
months commencing on or after November 15, 1992.
“Mobilehome” does not include a trailer or other recreational vehicle located in a recreational vehicle park
subject to Chapter 2.6 (commencing with Section 799.20).
(Amended by Stats. 2005, Chap. 595 (SB 253, Torlakson), eff. 1/1/2006)
798.4 DEFINITION OF MOBILEHOME PARK
“Mobilehome park” is an area of land where two or more mobilehome sites are rented, or held out for rent, to
accommodate mobilehomes used for human habitation.
(Added by Stats. 1978, Chap. 1031 (SB 2119, Mills), eff. 1/1/1979)
798.6 DEFINITION OF PARK
“Park” is a manufactured housing community as defined in Section 18210.7 of the Health & Safety Code, or a mobilehome
park.
(Amended by Stats. 2007, Chap. 596 (AB 382, Saldana), eff. 1/1/2008)
798.7 DEFINITION OF NEW CONSTRUCTION
“New Construction” means any newly constructed spaces initially held out for rent after January 1, 1990. A mobilehome park
space shall be considered “initially held out for rent” on the date of issuance of a permit or certificate of occupancy for that
space by the enforcement agency in accordance with Section 18551 or 18613 of the Health and Safety Code.
(b) “New mobilehome park construction” means all spac es contained in a newly constructed mobilehome park for which a
permit to operate is first issued by the enforcement agency on or after Jauary 1, 2023.
(Added Amended by Stats. 1989 2022, Chap. 412 666 (SB 1241, Leonard SB 940, Laird), eff. 1/1/1990 2023)
2023 MOBILEHOME RESIDENCY LAW
2024 CALIFORNIA MOBILEHOME RESIDENCY LAW
2
798.8 DEFINITION OF RENTAL AGREEMENT
“Rental agreement” is an agreement between the management and the homeowner establishing the terms and conditions
of a park tenancy. A lease is a rental agreement.
(Amended by Stats. 1982, Chap. 1397 (AB 2429, Cortese), eff. 1/1/1983)
798.9 DEFINITION OF HOMEOWNER
“Homeowner” is a person who has a tenancy in a mobilehome park under a rental agreement.
(Amended by Stats. 1982, Chap. 1397 (AB 2429, Cortese), eff. 1/1/1983)
798.10 DEFINITION OF CHANGE OF USE
“Change of use” means a use of the park for a purpose other than the rental, or the holding out for rent, of two or more
mobilehome sites to accommodate mobilehomes used for human habitation, and does not mean the adoption,
amendment, or repeal of a park rule or regulation. A change of use may affect an entire park or any portion thereof.
“Change of use” includes, but is not limited to, a change of the park or any portion thereof to a condominium, stock
cooperative, planned unit development, or any form of ownership wherein spaces within the park are to be sold.
(Amended by Stats. 1980, Chap. 137 (AB 760, Ellis), eff. 1/1/1982)
798.11 DEFINITION OF RESIDENT
“Resident” is a homeowner or other person who lawfully occupies a mobilehome.
(Amended by Stats. 1982, Chap. 1397 (AB 2429, Cortese), eff. 1/1/1983)
798.12 DEFINITION OF TENANCY
“Tenancy” is the right of a homeowner to the use of a site within a mobilehome park on which to locate, maintain, and
occupy a mobilehome, site improvements, and accessory structures for human habitation, including the use of the services
and facilities of the park.
(Amended by Stats. 1982, Chap. 1397 (AB 2429, Cortese), eff. 1/1/1983)
798.13 STATE OWNED PARKS - EMPLOYEES
(a) This chapter does not apply to any area owned, operated, or maintained by the state for the purpose of providing
employee housing or space for a mobilehome owned or occupied by an employee of the state.
(b) Notwithstanding subdivision (a), a state employer shall provide the occupant of a privately owned mobilehome that is
situated in an employee housing area owned, operated, or maintained by the state, and that is occupied by a state
employee by agreement with his or her state employer and subject to the terms and conditions of that state
employment, with a minimum of 60-days’ notice prior to terminating the tenancy for any reason.
(Added by Stats. 2000, Chap. 471 (AB 2008, Committee on Housing), eff. 1/1/2001)
798.14 DELIVERY OF NOTICE
(a) Unless otherwise provided, all notices required by this chapter shall be either delivered personally to the homeowner
or deposited in the United States mail, postage prepaid, addressed to the homeowner at his or her site within the
mobilehome park.
(b) All notices required by this chapter to be delivered prior to February 1 of each year may be combined in one notice
that contains all the information required by sections under which the notices are given.
(Amended by Stats. 2012, Chap. 478 (AB 2150, Atkins), eff. 1/1/2013)
ARTICLE 2 - RENTAL AGREEMENT
798.15 IN-WRITING AND REQUIRED CONTENTS
The rental agreement shall be in writing and shall contain, in addition to the provisions otherwise required by law to be
included, all of the following:
(a) The term of the tenancy and the rent therefor.
(b) The rules and regulations of the park.
(c) A copy of the text of this chapter shall be provided as an exhibit and shall be i ncorporated into the rental agreement
by reference. Management shall do one of the following prior to February 1 of each year, if a significant change was
made in this chapter by legislation enacted in the prior year:
(1) Provide all homeowners with a copy of this chapter.
(2) Provide written notice to all homeowners that there has been a change to this chapter and that they mayobtain
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one copy of this chapter from management at no charge. Management must provide a copy within a reasonable
time, not to exceed seven days, upon request.
(d) A provision specifying that (1) it is the responsibility of the management to provide and maintain physical
improvements in the common facilities in good working order and condition and (2) with respect to a sudden or
unforeseeable breakdown or deterioration of these improvements, the management shall have a reasonable period
of time to repair the sudden or unforeseeable breakdown or deterioration and bring the improvements into good
working order and condition after management knows or should have known of the breakdown or deterioration. For
purposes of this subdivision, a reasonable period of time to repair a sudden or unforeseeable breakdown or
deterioration shall be as soon as possible in situations affecting a health or safety condition, and shall not exceed 30
days in any other case except where exigent circumstances justify a delay.
(e) A description of the physical improvements to be provided the homeowner during his or her tenancy.
(f) A provision listing those services which will be provided at the time the rental agreement is executed and will continue
to be offered for the term of tenancy and the fees, if any, to be charged for thoseservices.
(g) A provision stating that management may charge a reasonable fee for services relating to the maintenance of the land
and premises upon which a mobilehome is situated in the event the homeowner fails to maintain the land or premises
in accordance with the rules and regulations of the park after written notification to the homeowner and the failure of
the homeowner to comply within 14 days. The written notice shall state the specific condition to be corrected and an
estimate of the charges to be imposed by management if the services are performed by management or its agent.
(h) All other provisions governing the tenancy.
(i) A copy of the following notice. Management shall also, prior to February 1 of each year, provide a copy of the
following notice to all homeowners:
IMPORTANT NOTICE TO ALL MANUFACTURED HOME/MOBILEHOME OWNERS:
CALIFORNIA LAW REQUIRES THAT YOU BE MADE AWARE OF THE FOLLOWING:
The Mobilehome Residency Law (MRL), found in Section 798 et seq. of the Civil Code, establishes the rights and
responsibilities of homeowners and park management. The MRL is deemed a part of the terms of any park rental
agreement or lease. This notice is intended to provide you with a general awareness of selected parts of the MRL and
other important laws. It does not serve as a legal explanation or interpretation. For authoritative information, you
must read and understand the laws. These laws change from time to time. In any year in which the law has changed,
you may obtain one copy of the full text of the law from management at no charge. This notice is required by Civil
Code Section 798.15(i) and the information provided may not be current.
Homeowners and park management have certain rights and responsibilities under the MRL. These include, but
are not limited to:
(1) Management must give a homeowner written notice of any increase in his or her rent at least 90 days before the
date of the increase. (Civil Code Section 798.30)
(2) No rental or sales agreement may contain a provision by which a purchaser or a homeowner waives any ofhis or
her rights under the MRL. (Civil Code Sections 798.19, 798.77)
(3) Management may not terminate or refuse to renew a homeowner’s tenancy except for one or more of the
authorized reasons set forth in the MRL. (Civil Code Sections 798.55, 798.56) Homeowners must pay rent, utility
charges, and reasonable incidental service charges in a timely manner. Failure to comply could be grounds for
eviction from the park. (Civil Code Section 798.56)
(4) Homeowners, residents, and their guests must comply with the rental agreement or lease, including the
reasonable rules and regulations of the park and all applicable local ordinances and state laws and regulations
relating to mobilehomes. Failure to comply could be grounds for eviction from the park. (Civil Code Section
798.56)
(5) Homeowners have a right to peacefully assemble and freely communicate with respect to mobilehome living and
for social or educational purposes. Homeowners have a right to meet in the park, at reasonable hours and in a
reasonable manner, for any lawful purpose. Homeowners may not be charged a cleaning deposit in order to use
the park clubhouse for meetings of resident organizations or for other lawful purposes, such as to hear from
political candidates, so long as a homeowner of the park is hosting the meeting and all park residents are
allowed to attend. Homeowners may not be required to obtain liabi lity insurance in order to use common
facilities unless alcohol is served. (Civil Code Sections 798.50, 798.51)
(6) If a home complies with certain standards, the homeowner is entitled to sell it in place in the park. If you sell
your home, you are required to provide a manufactured home and mobilehome transfer disclosure statement to the
buyer prior to sale. (Civil Code Section 1102.6d) When a home is sold, the owner is required to transfer the title to
the buyer. The sale of the home is not complete until you receive the title from the seller. It is the responsibility of
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the buyer to also file paperwork with the Department of Housing and Community Development to register the home
in his or her name. (Civil Code Sections 798.70-798.74)
(7) Management has the right to enter the space upon which a mobilehome is situated for maintenance of utilities,
trees, and driveways; for inspection and maintenance of the space in accordance with the rules and regulations
of the park when the homeowner or resident fails to maintain the space; and for protection and maintenance of
the mobilehome park at any reasonable time, but not in a manner or at a time that would interfere with the
resident’s quiet enjoyment of his or her home. (Civil Code Section 798.26)
(8) A homeowner may not make any improvements or alterations to his or her space or home without following
the rules and regulations of the park and all applicable local ordinances and state laws and regulations, which
may include obtaining a permit to construct, and, if required by park rules or the rental agreement, without prior
written approval of management. Failure to comply could be grounds for eviction from the park. (Civil Code
Section 798.56)
(9) In California, mobilehome owners must pay annual property tax to the county tax c ollector or an annual fee in
lieu of taxes to the Department of Housing and Community Development (HCD). If you are unsure which to pay,
contact HCD. Failure to pay taxes or in lieu fees can have serious consequences, including losing your home at a
tax sale.
(10) For more information on registration, titling, and taxes, contact: the Department of Housing and Community
Development www.hcd.ca.gov (800) 952-8356; your County Tax Collector; or call your local county government.
(Amended by Stats. 2016, Chap. 396 (AB 587, Chau), eff. 1/1/2017)
798.16 INCLUSION OF OTHER PROVISIONS
(a) The rental agreement may include other provisions permitted by law, but need not include specific language
contained in state or local laws not a part of this chapter.
(b) Management shall return an executed copy of the rental agreement to the homeowner within 15 business days after
management has received the rental agreement signed by the homeowner.
(Amended by Stats. 2004, Chap. 302 (AB 2351, Corbett), eff. 1/1/2005)
798.17 RENTAL AGREEMENTS EXEMPT FROM RENT CONTROL; RIGHT TO INSPECT
(a) (1) Except as provided in subdivisions (i), (j), and (k), rental agreements meeting the criteria of subdivision
(b) shall be exempt from any ordinance, rule, regulation, or
initiative measure adopted by any local governmental entity which establishes a maximum amount that a
landlord may charge a tenant for rent. The terms of a rental agreement meeting the criteria of subdivision (b)
shall prevail over conflicting provisions of an ordinance, rule, regulation, or initiative measure limiting or
restricting rents in mobilehome parks, only during the term of the rental agreement or one or more
uninterrupted, continuous extensions thereof. If the rental agreement is not extended and no new rental
agreement in excess of 12 months’ duration is entered into, then the last rental rate charged for the space under
the previous rental agreement shall be the base rent for purposes of applicable provisions of law concerning rent
regulation, if any.
(2) In the first sentence of the first paragraph of a rental agreement entered into on or after January 1, 1993,
pursuant to this section, there shall be set forth a provision in at least 12-point boldface type if the rental
agreement is printed, or in capital letters if the rental agreement is typed, giving notice to the homeowner that
the rental agreement will be exempt from any ordinance, rule, regulation, or initiative measure adopted by any
local governmental entity which establishes a maximum amount that a landlord may charge a tenant forrent.
(b) Rental agreements subject to this section shall meet all of the following criteria:
(1) The rental agreement shall be in excess of 12 months’ duration.
(2) The rental agreement shall be entered into between the management and a homeowner for the personal and
actual residence of the homeowner.
(3) The homeowner shall have at least 30 days from the date the rental agreement is first offered to the homeowner
to accept or reject the rental agreement.
(4) The homeowner who signs a rental agreement pursuant to this section may void the rental agreement by
notifying management in writing within 72 hours of returning the signed rental agreement tomanagement.
(5) The homeowner who signs a rental agreement pursuant to this section may void the agreement within 72 hours
of receiving an executed copy of the rental agreement pursuant to Section 798.16. This paragraph shall only
apply if management does not provide the homeowner with a copy of the signed rental agreement at the time
the homeowner returns the signed rental agreement.
(c) If, pursuant to paragraph (3) or (4) of subdivision (b), the homeowner rejects the offered rental agreement orrescinds
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a signed rental agreement, the homeowner shall be entitled to instead accept, pursuant to Section 798.18, a rental
agreement for a term of 12 months or less from the date the offered rental agreement was to have begun. In the
event the homeowner elects to have a rental agreement for a term of 12 months or less, including a month-to-month
rental agreement, the rental agreement shall contain the same rental charges, terms, and conditions as the rental
agreement offered pursuant to subdivision (b), during the first 12 months, except for options, if any, contained in the
offered rental agreement to extend or renew the rental agreement.
(d) Nothing in subdivision (c) shall be construed to prohibit the management from offering gifts of value, other than rental
rate reductions, to homeowners who execute a rental agreement pursuant to this section.
(e) With respect to any space in a mobilehome park that is exempt under subdivision (a) from any ordinance, rule,
regulation, or initiative measure adopted by any local governmental entity that establishes a maximum amount that a
landlord may charge a homeowner for rent, and notwithstanding any ordinance, rule, regulation, or initiative
measure, a mobilehome park shall not be assessed any fee or other exaction for a park space that is exempt under
subdivision (a) imposed pursuant to any ordinance, rule, regulation, or initiative measure. No other fee or other
exaction shall be imposed for a park space that is exempt under subdivision (a) for the purpose of defraying the cost
of administration thereof.
(f) At the time the rental agreement is first offered to the homeowner, the management shall provide written notice to
the homeowner of the homeowner’s right (1) to have at least 30 days to inspect the rental agreement, and (2) to void
the rental agreement by notifying management in writing within 72 hours of receipt of an executed copy of the rental
agreement. The failure of the management to provide the written notice shall make the rental agreement voidable at
the homeowner’s option upon the homeowner’s discovery of the failure. The receipt of any written notice provided
pursuant to this subdivision shall be acknowledged in writing by the homeowner.
(g) No rental agreement subject to subdivision (a) that is first entered into on or after January 1, 1993, shall have a
provision which authorizes automatic extension or renewal of, or automatically extends or renews, the rental
agreement for a period beyond the initial stated term at the sole option of either the management or the
homeowner.
(h) This section does not apply to or supersede other provisions of this part or other state law.
(i) This section shall not apply to any rental agreement entered into on or after January 1, 2021.
(j) This section shall not apply to any rental agreement entered into from February 13, 2020, to December 31, 2020,
inclusive.
(k) This section shall remain in effect until January 1, 2025, and as of that date is repealed. As of January 1, 2025, any
exemption pursuant to this section shall expire.
(l) The provisions of this section are severable. If any provision of this section or its application is held invalid, that
invalidity shall not affect other provisions or applications that can be given effect without the invalid provision or
application.
(Amended by Stats, 2021 Chap. 35 (AB 2782, Stone), eff.2021)
798.18 LENGTH OF AGREEMENT; COMPARABLE MONTHLY TERMS
(a) A homeowner shall be offered a rental agreement for (1) a term of 12 months, or (2) a lesser period as the
homeowner may request, or (3) a longer period as mutually agreed upon by both the homeowner and management.
(b) No agreement shall contain any terms or conditions with respect to charges for rent, utilities, or incidental reasonable
service charges that would be different during the first 12 months of the rental agreement from the corresponding
terms or conditions that would be offered to the homeowners on a month-to-month basis.
(c) No rental agreement for a term of 12 months or less shall include any provision which authorizes automatic extension
or renewal of, or automatically extends or renews, the rental agreement beyond the initial term for a term longer
than 12 months at the sole option of either the management or the homeowner.
(Amended by Stats. 1992, Chap. 289 (SB 1454, Craven), eff. 1/1/1993)
798.19 NO WAIVER OF CHAPTER 2.5 RIGHTS
No rental agreement for a mobilehome shall contain a provision by which the homeowner waives his or her rights under
the provisions of Articles 1 to 8, inclusive, of this chapter. Any such waiver shall be deemed contrary to public policy and
void.
(Amended by Stats. 1982, Chap. 1397 (AB 2429, Cortese), eff. 1/1/1983)
798.19.5 PARK OWNER RIGHT OF FIRST REFUSAL TO PURCHASE HOME
A rental agreement entered into or renewed on and after January 1, 2006, shall not include a clause, rule, regulation, or any
other provision that grants to management the right of first refusal to purchase a homeowner’s mobilehome that is in the
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park and offered for sale to a third party pursuant to Article 7 (commencing with Section 798.70). This section does not
preclude a separate agreement for separate consideration granting the park owner or management a right of first refusal to
purchase the homeowner’s mobilehome that is in the park and offered for sale.
(Added by Stats. 2005, Chap. 35 (SB 237, Migden), eff. 1/1/2006)
798.20 NO PRIVATE CLUB DISCRIMINATION
(a) Membership in any private club or organization that is a condition for tenancy in a park sh all not be denied on any
basis listed in subdivision (a) or (d) of Section 12955 of the Government Code, as those bases are defined in Sections
12926, 12926.1, subdivision (m) and paragraph (1) of subdivision (p) of Section 12955, and Section 12955.2 of th e
Government Code.
(b) Notwithstanding subdivision (a), with respect to familial status, subdivision (a) shall not be construed to apply to
housing for older persons, as defined in Section 12955.9 of the Government Code. With respect to familial status,
nothing in subdivision (a) shall be construed to affect Sections 51.2, 51.3, 51.4, 51.10, 51.11, and 799.5, relating to
housing for senior citizens. Subdivision (d) of Section 51 and Section 1360 of this code and subdivisions (n), (o), and (p)
of Section 12955 of the Government Code shall apply to subdivision (a).
(Amended by Stats. 2006, Chap. 578 (AB 2800, Laird), eff. 1/1/2007)
798.21 NON-PRINCIPAL RESIDENCE - RENT CONTROL EXEMPT
(a) Notwithstanding Section 798.17, if a mobilehome space within a mobilehome park is not the principal residence of the
homeowner and the homeowner has not rented the mobilehome to another party, it shall be exempt from any
ordinance, rule, regulation, or initiative measure adopted by any city, county, or city and county, which establishes a
maximum amount that the landlord may charge a tenant for rent.
(b) Nothing in this section is intended to require any homeowner to disclose information concerning his or her personal
finances. Nothing in this section shall be construed to authorize management to gain access to any records which
would otherwise be confidential or privileged.
(c) For purposes of this section, a mobilehome shall be deemed to be the principal residence of the homeowner, unless a
review of state or county records demonstrates that the homeowner is receiving a homeowner’s exemption for
another property or mobilehome in this state, or unless a review of public records reasonably demonstrates that the
principal residence of the homeowner is out of state.
(d) Before modifying the rent or other terms of tenancy as a result of a review of records, as described in subdivision (c),
the management shall notify the homeowner, in writing, of the proposed changes and provide the homeowner with a
copy of the documents upon which management relied.
(e) The homeowner shall have 90 days from the date the notice described in subdivision (d) is mailed to review and
respond to the notice. Management may not modify the rent or other terms of tenancy prior to the expiration of the
90-day period or prior to responding, in writing, to information provided by the homeowner. Management may not
modify the rent or other terms of tenancy if the homeowner provides documentation reasonably establishing that the
information provided by management is incorrect or that the homeowner is not the same person identified in the
documents. However, nothing in this subdivision shall be construed to authorize the homeowner to change the
homeowner’s exemption status of the other property or mobilehome owned by the homeowner.
(f) This section does not apply under any of the following conditions:
(1) The homeowner is unable to rent or lease the mobilehome because the owner or management of the
mobilehome park in which the mobilehome is located does not permit, or the rental agreement limitsor
prohibits, the assignment of the mobilehome or the subletting of the park space.
(2) The mobilehome is being actively held available for sale by the homeowner, or pursuant to a listing agreement
with a real estate broker licensed pursuant to Chapter 3 (commencing with S ection 10130) of Part 1 of Division 4
of the Business and Professions Code, or a mobilehome dealer, as defined in Section 18002.6 of the Health and
Safety Code. A homeowner, real estate broker, or mobilehome dealer attempting to sell a mobilehome shall
actively market and advertise the mobilehome for sale in good faith to bona fide purchasers for value in order to
remain exempt pursuant to this subdivision.
(3) The legal owner has taken possession or ownership, or both, of the mobilehome from registered owner through
either a surrender of ownership interest by the registered owner or a foreclosure proceeding.
(Amended by Stats. 2003, Chap. 132 (AB 1173, Haynes), eff. 1/1/2004)
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798.22 RECREATIONAL VEHICLES IN PARKS – DESIGNATED AREAS
(a) In any new mobilehome park that is developed after January 1, 1982, mobilehome spaces shall not be rented for the
accommodation of recreational vehicles as defined by Section 799.29 unless the mobilehome park has a specifically
designated area within the park for recreational vehicles, which is separate and apart from the area designated for
mobilehomes. Recreational vehicles may be located only in the specifically designated area.
(b) Any new mobilehome park that is developed after January 1, 1982, is not subject to the provisions of this section until
75 percent of the spaces have been rented for the first time.
(Amended by Stats. 1993, Chap. 666 (AB 503, Rainey), eff. 1/1/1994)
ARTICLE 3 - RULES AND REGULATIONS
798.23 APPLICATION TO PARK OWNERS AND EMPLOYEES
(a) Management shall be subject to, and comply with, all park rules and regulations to the same extent as residents and their
guests.
(b) Subdivision (a) of this section does not apply to either of the following:
(1) Any rule or regulation that governs the age of any resident or guest.
(2) Acts of management that are undertaken to fulfill management’s maintenance, management, and business operation
responsibilities.
(c) (1) Notwithstanding subdivision (b) and subject to paragraph (2), management shall be subject to, and comply with, all ru les and
regulations that prohibit a homeowner from renting or subleasing the homeowner’s mobilehome or mobilehome space.
(2) (A) If a rule or regulation has been enacted that prohibits either renting or subleasing by a homeowner, management shall
not directly rent a mobilehome except as follows:
(i) Management may directly rent up to two mobilehomes within the park for the purpose of housing onsite employees.
(ii) For every 200 mobilehomes in a park, the management may directly rent one more mobilehome within the park, in addition
to the mobilehomes authorized for direct rental pursuant to clause (i), for the purpose of housing onsite employees.
(B) For purposes of this paragraph, “the purpose of housing onsite employees” includes directly renting a mobilehome to a
person who is not an onsite employee to avoid a vacancy during times when the mobilehome is authorized for direct rental
pursuant to subparagraph (A) and not needed for housing onsite employees.
(d) Notwithstanding subdivision (c), management may continue to directly rent a mobilehome to a tenant if both of the following
apply:
(1) The tenancy was initially established by a rental agreement executed before January 1, 2022.
(2) A tenant listed on the rental agreement described in paragraph (1) continues to occupy the mobilehome.
(e) (1) A park shall be exempt from the provisions of subdivision (c) if either of the following apply:
(A) The park is owned and operated by an organization that qualifies as an exempt organization under Section 501(c)(3) of the
United States Internal Revenue Code of 1986, and the property has been granted an exemption from property taxation pursuant
to Section 214 of the Revenue and Taxation Code.
(B) The park is owned by a government agency or an entity controlled by a government a gency, and has an affordability
covenant in place.
(2) The exemption contained in paragraph (1) applies only to those mobilehomes or mobilehome sites within a park that are
restricted for use as affordable housing pursuant to either a written regulatory ag reement or the policy or practice of the
exempt organization or government agency.
(Amended by Stats. 2021, Ch. 706, Sec. 1. (AB 861) Effective January 1, 2022.)
798.23.5 SUBLEASING
(a) (1) Management shall permit a homeowner to rent his or her home that serv es as the homeowner’s primary
residence or sublet his or her space, under the circumstances described in paragraph (2) and subject to the
requirements of this section.
(2) A homeowner shall be permitted to rent or sublet pursuant to paragraph (1) if a medical emergency or medical
treatment requires the homeowner to be absent from his or her home and this is confirmed in writing by an
attending physician.
(b) The following provisions shall apply to a rental or sublease pursuant to this section:
(1) The minimum term of the rental or sublease shall be six months, unless the management approves a shorter
term, but no greater than 12 months, unless management approves a longer term.
(2) The management may require approval of a prospective renter or sublessee, subject to the process and
restrictions provided by subdivision (a) of Section 798.74 for prospective purchasers of mobilehomes. A
prospective sublessee shall comply with any rule or regulation limiting residency based on age requirements,
pursuant to Section 798.76. The management may charge a prospective sublessee a credit screening fee for the
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actual cost of any personal reference check or consumer credit report that is provided by a consumer credit
reporting agency, as defined in Section 1785.3, if the management or h is or her agent requires that personal
reference check or consumer credit report.
(3) The renter or sublessee shall comply with all rules and regulations of the park. The failure of a renter or
sublessee to comply with the rules and regulations of the park may result in the termination of the homeowner’s
tenancy in the mobilehome park, in accordance with Section 798.56. A homeowner’s tenancy may not be
terminated under this paragraph if the homeowner completes an action for unlawful detainer or executes a
judgment for possession, pursuant to Chapter 4 (commencing with Section 1159) of Title 3 of Part 3 of the Code
of Civil Procedure within 60 days of the homeowner receiving notice of termination of tenancy.
(4) The homeowner shall remain liable for the mobilehome park rent and other park charges.
(5) The management may require the homeowner to reside in the mobilehome park for a term of one year before
management permits the renting or subletting of a mobilehome or mobilehome space.
(6) Notwithstanding subdivision (a) of Section 798.39, if a security deposit has been refunded to the homeowner
pursuant to subdivision (b) or (c) of Section 798.39, the management may require the homeowner to resubmit a
security deposit in an amount or value not to exceed two months’ rent in addi tion to the first month’s rent.
Management may retain this security deposit for the duration of the term of the rental orsublease.
(7) The homeowner shall keep his or her current address and telephone number on file with the management
during the term of rental or sublease. If applicable, the homeowner may provide the name, address, and
telephone number of his or her legal representative.
(c) A homeowner may not charge a renter or sublessee more than an amount necessary to cover the cost of space rent,
utilities, and scheduled loan payments on the mobilehome, if any.
(Added by Stats. 2002, Chap. 672 (SB 1410, Chesbro), eff. 1/1/2003)
798.24 POSTING OF COMMON AREA FACILITY HOURS
Each common area facility shall be open or available to residents at all reasonable hours and the hours of the common area
facility shall be posted at the facility.
(Amended by Stats. 2001, Chap. 83 (AB 1202, Harman), eff. 1/1/2002)
798.25 AMENDMENTS TO RULES AND REGULATIONS – NOTICE
(a) Except as provided in subdivision (d), when the management proposes an amendment to the park’s rules and
regulations, the management shall meet and consult with the homeowners in the park, their representatives, or both,
after written notice has been given to all the homeowners in the park 10 days or more before the meeting . The notice
shall set forth the proposed amendment to the park’s rules and regulations and shall state the date, time, and location
of the meeting.
(b) Except as provided in subdivision (d), following the meeting and consultation with the homeowners, the noti ced
amendment to the park’s rules and regulations may be implemented, as to any homeowner, with the consent of that
homeowner, or without the homeowner’s consent upon written notice of not less than six months, except for
regulations applicable to recreational facilities, which may be amended without homeowner consent upon written
notice of not less than 60 days.
(c) Written notice to a homeowner whose tenancy commences within the required period of notice of a proposed
amendment to the park’s rules and regulations under subdivision (b) or (d) shall constitute compliance with this
section where the written notice is given before the inception of the tenancy.
(d) When the management proposes an amendment to the park's rules and regulations mandated by a change in the law,
including, but not limited to, a change in a statute, ordinance, or governmental regulation, the management may
implement the amendment to the park’s rules and regulations, as to any homeowner, with the consent of that
homeowner or without the homeowner's consent upon written notice of not less than 60 days. For purposes of this
subdivision, the management shall specify in the notice the citation to the statute, ordinance, or regulation, including
the section number, that necessitates the proposed amendment to the park's rules and regulations.
(e) Any amendment to the park’s rules and regulations that creates a new fee payable by the homeowner and that has
not been expressly agreed upon by the homeowner and management in the written rental agreement or lease, shall
be void and unenforceable.
(Amended by Stats. 2005, Chap. 22 (SB 1108, Committee on Judiciary), eff. 1/1/2006)
The following intent language appears in Section 2 of SB 351 (Chap. 323, Stat. 1999) but not in this code:
“The Legislature finds and declares that this act is intended to prohibit park owners from amending park rules and regulations
to impose new fees on park residents. The act is not intended to limit the provisions of Article 4 (commencing with Section
798.30) of Chapter 2.5 of Title 2 of Part 2 of Division 2 of the Civil Code) with respect to the imposition of fees.”
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798.25.5 VOID AND UNENFORCEABLE RULES OR REGULATIONS
Any rule or regulation of a mobilehome park that (a) is unilaterally adopted by the management, (b) is implemented
without the consent of the homeowners, and (c) by its terms purports to deny homeowners their right to a trial by jury or
which would mandate binding arbitration of any dispute between the management and homeowners shall be void and
unenforceable.
(Added by Stats. 1993, Chap. 889 (AB 1012, Bornstein), eff. 1/1/1994)
798.26 MANAGEMENT ENTRY INTO MOBILEHOMES
(a) Except as provided in subdivision (b), the ownership or management of a park have no right of entry to a mobilehome
or enclosed accessory structure without the prior written consent of the resident. The consent may be revoked in
writing by the resident at any time. The ownership or management shall have a right of entry upon the land upon
which a mobilehome is situated for maintenance of utilities, trees, and driveways, for maintenance of the premises in
accordance with the rules and regulations of the park when the homeowner or resident fails to so maintain the
premises, and protection of the mobilehome park at any reasonable time, but not in a manner or at a ti me which
would interfere with the resident’s quiet enjoyment.
(b) The ownership or management of a park may enter a mobilehome or enclosed accessory structure without the prior
written consent of the resident in case of an emergency or when the resident has ab andoned the mobilehome or
accessory structure.
(Amended by Stats. 2008, Chap. 115 (SB 1234, Correa), eff. 1/1/20
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798.27 NOTICE OF ZONING OR USE PERMIT AND DURATION OF LEASE
(a) The management shall give written notice to all homeowners and prospective homeowners concerning the following
matters:
(1) The nature of the zoning or use permit under which the mobilehome park operates. If the mobilehome park is
operating pursuant to a permit subject to a renewal or expiration date, the relevant information and dates shall
be included in the notice.
(2) The duration of any lease of the mobilehome park, or any portion thereof, in which the management is alessee.
(b) If a change occurs concerning the zoning or use permit under which the park operates or a lease in which the
management is a lessee, all homeowners shall be given written notice within 30 days of that change. Notification
regarding the change of use of the park, or any portion thereof, shall be governed by subdivision (g) of Section 798.56.
A prospective homeowner shall be notified prior to the inception of the tenancy.
(Amended by Stats. 1991, Chap. 190 (AB 600, Chacon), eff. 1/1/1992)
798.28 DISCLOSURE OF MOBILEHOME PARK OWNER’S NAME
The management of a mobilehome park shall disclose, in writing, within 10 business days, the name, business address, and
business telephone number of the mobilehome park owner upon the request of a homeowner.
(Amended by Stats. 20171991, Chap. 62 (AB 294, Gipson), eff. 1/1/2018)
798.28.5 VEHICLE REMOVAL FROM PARK
(a) Except as otherwise provided in this section, the management may cause the removal, pursuant to Section 22658 of
the Vehicle Code, of a vehicle other than a mobilehome that is parked in the park when there is displayed a sign at
each entrance to the park as provided in paragraph (1) of subdivision (a) of Section 22658 of the Vehicle Code.
(b) (1) Management may not cause the removal of a vehicle from a homeowner's or resident's driveway or a
homeowner's or resident's designated parking space except if management has first posted on the windshield of
the vehicle a notice stating management's intent to remove the vehicle in seven days and stating the specific
park rule that the vehicle has violated that justifies its removal. After the expiration of seven days following the
posting of the notice, management may remove a vehicle that remains in violation of a rule for which notice has
been posted upon the vehicle. If a vehicle rule violation is corrected within seven days after the rule violation
notice is posted on the vehicle, the vehicle may not be rem oved. If a vehicle upon which a rule violation notice
has been posted is removed from the park by a homeowner or resident and subsequently is returned to the park
still in violation of the rule stated in the notice, management is not required to post any a dditional notice on the
vehicle, and the vehicle may be removed after the expiration of the seven-day period following the original
notice posting
(2) If a vehicle poses a significant danger to the health or safety of a park resident or guest, or if a homeowner or
resident requests to have a vehicle removed from his or her driveway or designated parking space, the
requirements of paragraph (1) do not apply, and management may remove the vehicle pursuant to Section
22658 of the Vehicle Code.
(Amended by Stats. 2004, Chap. 302 (AB 2351, Corbett), eff. 1/1/2005)
798.29 NOTICE OF MOBILEHOME ASSISTANCE CENTER
The management shall post a Mobilehome Assistance Center sign provided by the Department of Housing and Community
Development, as required by Section 18253.5 of the Health and Safety Code.
(Amended by Stats. 2018, Ch. 957, Sec. 1. (SB 1078) Effective January 1, 2019.)
798.29.6 INSTALLATION OF ACCOMMODATIONS FOR THE DISABLED
The management shall not prohibit a homeowner or resident from installing accommodations for the disabled on the home
or the site, lot, or space on which the mobilehome is located, including, but not limited to, ramps or handrails on the
outside of the home, as long as the installation of those facilities complies with code, as determined by an enforcement
agency, and those facilities are installed pursuant to a permit, if required for the installation, issued by the enforcement
agency. The management may require that the accommodations installed pursuant to this section be removed by the
current homeowner at the time the mobilehome is removed from the park or pursuant to a written agreement between
the current homeowner and the management prior to the completion of the resale of the mobilehome in place in the park.
This section is not exclusive a nd shall not be construed to condition, affect, or supersede any other provision of law or
regulation relating to accessibility or accommodations for the disabled.
(Added by Stats. 2008, Chap. 170 (SB 1107, Correa), eff. 1/1/2009)
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ARTICLE 3.5 - FEES AND CHARGES
798.30 NOTICE OF RENT INCREASE
The management shall give a homeowner written notice of any increase in his or her rent at least 90 days before the date
of the increase.
(Amended by Stats. 1993, Chap. 448 (AB 870, Umberg), eff. 1/1/1994)
798.30.5. RENT RESTRICTIONS FOR MOBILEHOME PARKS LOCATED BETWEEN TWO INCORPORATED CITIES.
(a) (1) Subject to subdivision (b), management shall not, over the course of any 12 -month period, increase the gross
rental rate for a tenancy in a qualified mobilehome park more than 3 percent plus the percentage change in the
cost of living, or 5 percent, whichever is lower, of the lowest gross rental rate charged for a tenancy at any time
during the 12 months prior to the effective date of the increase.
(2) If the same homeowner maintains a tenancy over any 12-month period, the gross rental rate for the tenancy
shall not be increased in more than two increments over that 12-month period, subject to the other restrictions of
this subdivision governing gross rental rate increase.
(b) For a new tenancy in which no homeowner from the prior tenancy remains in lawful possession of the mobilehome
space, management may establish the initial rental rate not subject to subdivision (a), unless the applicable local
agency or jurisdiction has adopted an ordinance, rule, regulation, or initiative measure that limits the allowable
rental rate for a new tenancy, in which case that ordinance, rule, regulation, or initiative measure shall apply.
Subdivision (a) shall be applicable to subsequent increases after that initial rental rate has been established, except
as otherwise provided in this section.
(c) A homeowner with a tenancy subject to this section shall not enter into a sublease that results in a total rent for the
premises that exceeds the allowable rental rate authorized by subdivision (c) of Section 798.23.5. Nothing in this
subdivision authorizes a homeowner to sublet or assign the homeowner’s interest where otherwise prohibited.
(d) Management shall provide notice of any increase in the rental rate, pursuant to subdivision (a), to each homeowner
in accordance with Section 798.30.
(e) This section shall not apply to a tenancy for any of the following:
(1) A mobilehome space restricted by deed, regulatory restriction co ntained in an agreement with a government
agency, or other recorded document as affordable housing for persons and families of very low, low, or moderate
income, as defined in Section 50093 of the Health and Safety Code, or subject to an agreement that pro vides
housing subsidies for affordable housing for persons and families of very low, low, or moderate income, as defined
in Section 50093 of the Health and Safety Code or comparable federal statutes.
(2) A mobilehome space constructed and maintained in connection with any higher education institution within the
state for use and occupancy by students in attendance at the institution.
(3) A mobilehome space subject to any ordinance, rule, regulation, or initiative measure that restricts annual
increases in the rental rate to an amount less than that provided in subdivision (a).
(4) A mobilehome space within a resident-owned mobilehome park, as defined in Section 799.
(f) (1) (A) This section shall apply to all rent increases occurring on or after Februar y 18, 2021.
(B) This section shall become operative January 1, 2022.
(2) In the event that management has increased the rent by more than the amount permissible under subdivision
(a) between February 18, 2021, and January 1, 2022, both of the following sha ll apply:
(A) The applicable rent on January 1, 2022, shall be the rent as of February 18, 2021, plus the maximum permissible
increase under subdivision (a).
(B) Management shall not be liable to a homeowner for any corresponding rent overpayment.
(3) Management subject to subdivision (a) who increased the rental rate for a tenancy on or after February 18,
2021, but prior to January 1, 2022, by an amount less than the rental rate increase permitted by subdivision (a) shall
be allowed to increase the rental rate twice, as provided in paragraph (2) of subdivision (a), within 12 months of
February 18, 2021, but in no event shall that rental rate increase exceed the maximum rental rate increase
permitted by subdivision (a).
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(g) Any waiver of the rights under this section shall be void as contrary to public policy.
(h) For the purposes of this section:
(1) “Consumer Price Index for All Urban Consumers for All Items” means the following:
(A) The Consumer Price Index for All Urban Consumers for All Items (CPI-U) for the metropolitan area in which
the property is located, as published by the United States Bureau of Labor Statistics, which are as follows:
(i) The CPI-U for the Los Angeles-Long Beach-Anaheim metropolitan area covering the Counties of Los Angeles
and Orange.
(ii) The CPI-U for the Riverside-San Bernardo-Ontario metropolitan area covering the Counties of Riverside and
San Bernardino.
(iii) The CPI-U for the San Diego-Carlsbad metropolitan area covering the County of San Diego.
(iv) The CPI-U for the San Francisco-Oakland-Hayward metropolitan area covering the Counties of Alameda, Contra
Costa, Marin, San Francisco, and San Mateo.
(v) Any successor metropolitan area index to any of the indexes listed in clauses (i) to (iv), inclusive.
(B) If the United States Bureau of Labor Statistics does not publish a CPI -U for the metropolitan area in which the
property is located, the California Consumer Price Index for All Urban Consumers for All Items as published by the
Department of Industrial Relations.
(C) On or after January 1, 2022, if the United States Bureau of Labor Statistics publishes a CPI -U index for one or
more metropolitan areas not listed in subparagraph (A), that CPI -U index shall apply in those areas with respect to
rent increases that take effect on or after August 1 of the calendar year in which the 12 -month change in that CPI-
U, as described in subparagraph (B) of paragraph (3), is first published.
(2) “Management” means the management, as defined in Section 798.2, of a qualified mobilehome park.
(3) (A) “Percentage change in the cost of living” means the percentage change in the applicable Consumer Price
Index for All Urban Consumers for All Items, as described in paragraph (1) and computed pursuant to
subparagraph (B) of this paragraph.
(B) (i) For rent increases that take effect before August 1 of any calendar year, the following shall apply:
(I) The percentage change shall be the percentage change in the amount published for April of the immediately
preceding calendar year and April of the year before that.
(II) If there is not an amount published in April for the applicable geographic area, the percentage change shall be
the percentage change in the amount published for March of the immediately preceding calendar year and March
of the year before that.
(ii) For rent increases that take effect on or after August 1 of any calendar year, the following shall apply:
(I) The percentage change shall be the percentage change in the amount published for April of t hat calendar year
and April of the immediately preceding calendar year.
(II) If there is not an amount published in April for the applicable geographic area, the percentage change shall be
the percentage change in the amount published for March of that cal endar year and March of the immediately
preceding calendar year.
(iii) The percentage change shall be rounded to the nearest one-tenth of 1 percent.
(4) “Qualified mobilehome park” means a mobilehome park, as defined in Section 798.4, that is located withi n and
governed by the jurisdictions of two or more incorporated cities.
(i) (1) Nothing in this section affects the authority of a local government to adopt or maintain an ordinance, rule,
regulation, or initiative measure that establishes a maximu m amount that may be charged for rent. However, if a
local ordinance, rule, regulation, or initiative measure allows for a rental rate increase greater than that provided
in subdivision (a), this section shall apply.
(2) Nothing in this section alters the application of Sections 798.17, 798.45, or 798.49 to any ordinance, rule,
regulation, or initiative measure that establishes a maximum amount that may be charged for rent.
(3) This section is not intended to express any policy regarding the appropriate, allowable rental rate
increase limitations when a local government or jurisdiction adopts an ordinance, rule, regulation, or
initiative measure regulating rent increases.
(j) This section shall remain in effect only until January 1, 2030, and as of that date is repealed.
(Added by Stats. 2021, Ch. 125, Sec. 2. (AB 978) Effective January 1, 2022. Repealed as of January 1, 2030, by its own provisions.)
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798.31 AUTHORIZED FEES CHARGED
A homeowner shall not be charged a fee for other than rent, utilities, and in cidental reasonable charges for services actually
rendered. A homeowner shall not be charged a fee for obtaining a lease on a mobilehome lot for (1) a term of 12 months,
or (2) a lesser period as the homeowner may request. A fee may be charged for a lease of more than one year if the fee is
mutually agreed upon by both the homeowner and management.
(Amended by Stats. 1984, Chap. 624 (SB 1487, Ellis), eff. 1/1/1985)
798.32 FEES CHARGED FOR UNLISTED SERVICES WITHOUT NOTICE
(a) A homeowner shall not be charged a fee for services actually rendered which are not listed in the rental agreement
unless he or she has been given written notice thereof by the management, at least 60 days before imposition of the
charge.
(b) Those fees and charges specified in subdivision (a) shall be separately stated on any monthly or other periodic billing
to the homeowner. If the fee or charge has a limited duration or is amortized for a specified period, the expiration
date shall be stated on the initial notice and each subsequent billing to the homeowner while the fee or charge is
billed to the homeowner.
(Amended by Stats. 1992, Chap. 338 (SB 1365, Leslie), eff. 1/1/1993)
798.33 PETS
(a) No lease agreement entered into, modified, or renewed on or after January 1, 2001, shall prohibit a homeowner from
keeping at least one pet within the park, subject to reasonable rules and regulations of the park. This section may not
be construed to affect any other rights provided by law to a homeowner to keep a pet within the park.
(b) A homeowner shall not be charged a fee for keeping a pet in the park unless the management actually provides
special facilities or services for pets. If special pet facilities are maintained by the management, the fee charged shall
reasonably relate to the cost of maintenance of the facilities or services and the number of pets kept in thepark.
(c) For purposes of this section, “pet” means any domesticated bird, cat, dog, aquatic animal kept within an aquarium, or
other animal as agreed to between the management and the homeowner.
(Amended by Stats. 2000, Chap. 551 (AB 860, Thomson), eff. 1/1/2001)
798.34 GUESTS AND LIVE-IN CARE PROVIDERS
(a) A homeowner shall not be charged a fee for a guest who does not stay with the homeowner for morethan a total of
20
consecutive days or a total of 30 days in a calendar year. A person who is a guest, as described in this subdivision,
shall not be required to register with the management.
(b) A homeowner who is living alone in the mobilehome and who wishes to share occupancy of their mobilehome with
one other person, to be designated as the homeowner’s companion, may do so, and management shall not impose a
fee for that person. For purposes of this subdivision, a homeowner may only designate one person as at a time as
companion and shall not designate more than three companions in a total during any calendar year, unless otherwise
authorized by management. Management may refuse to allow a homeowner to share his or her mobilehome with a
companion under this subdivision if park residency is subject to age restrictions and the proposed companion is
unable or unwilling to provide documentation that the proposed companion meets those age restrictions.
(c) A homeowner may share their mobilehome with any person over 18 years of age if that person is providing live -in
health care, live-in supportive care, or supervision to the homeowner. Management shall not charge a fee for the live-
in caregiver but may require written confirmation from a licensed health care professional of the homeowner’s need
for the care or supervision, if the need is not readily apparent or already known to management.
(d) A senior homeowner who resides in a mobilehome park that has implemented rules or regulations limiting residency
based on age requirements for housing for older persons, pursuant to Section 798.76, may s hare their mobilehome
with any person over 18 years of age if this person is a parent, sibling, child, or grandchild of the senior homeowner
and requires live-in health care, live-in supportive care, or supervision. Management shall not charge a fee for this
parent, sibling, child, or grandchild, but may require written confirmation from a licensed health care professional of
the need for the care or supervision, if the need is not readily apparent or already known to management. As used in
this section, “senior homeowner” means a homeowner who is 55 years of age or older.
(e) A guest, companion, live-in caregiver, or family member under the care of a senior homeowner, as they are described
in this section, shall have no rights of tenancy in the park, and any agreement between the homeowner and the guest,
companion, live-in caregiver, or family member under the care of a senior homeowner shall not change the terms and
conditions of the rental agreement between management and the homeowner.
(f) A violation of the mobilehome park rules and regulations by a guest, companion, live -in caregiver, or family member
under the care of a senior homeowner, as they are described in this section, shall be deemed a violation of the rules
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and regulations by the homeowner and subject to subdivision (d) of Section 798.56.
(g) Nothing in this section shall be interpreted to create a duty on the part of management to manage, supervise, or
provide care for a homeowner’s guest, companion, live-in caregiver, or family member under the care of a senior
homeowner, during that person’s stay in the mobilehome park.
(Amended by Stats. 2019, Chap. 504 (SB 274, Dodd), eff. 1/1/2020)
798.35 MEMBERS OF IMMEDIATE FAMILY - NO FEES
A homeowner shall not be charged a fee based on the number of members in his or her immediate family. As used in this
section, the “immediate family” shall be limited to the homeowner, his or her spouse, their parents, their children, and
their grandchildren under 18 years of age.
(Amended by Stats. 1995, Chap. 24 (AB 283, Cortese), eff. 1/1/1996)
798.36 ENFORCEMENT OF PARK RULES
(a) A homeowner shall not be charged a fee for the enforcement of any of the rules and regulations of the park, except a
reasonable fee may be charged by management for the maintenance or cleanup, as described in subdivi sion (b), of
the land and premises upon which the mobilehome is situated in the event the homeowner fails to do so in
accordance with the rules and regulations of the park after written notification to the homeowner and the failure of
the homeowner to comply within 14 days. The written notice shall state the specific condition to be corrected and an
estimate of the charges to be imposed by management if the services are performed by management or its agent.
(b) (1) If management determines, in good faith, that the removal of a homeowner’s or resident’s personal property
from the land and premises upon which the mobilehome is situated is necessary to bring the premises into
compliance with the reasonable rules and regulations of the park or the provisions of the Mobilehome Parks Act
(Part 2.1 (commencing with Section 18200) of Division 13 of the Health and Safety Code) or Title 25 of the
California Code of Regulations, management may remove the property to a reasonably secure storage facility.
Management shall provide written notice of at least 14 days of its intent to remove the personal property,
including a description of the property to be removed. The notice shall include the rule, regulation, or code
justifying the removal and shall provide an estimate of the charges to be imposed by management. The
property to be removed shall not include the mobilehome or its appurtenances or accessory structures.
(2) The homeowner or resident shall be responsible for reimbursing to management the actual, reasonable costs, if
any, of removing and storing the property. These costs incurred by management in correcting the rules violation
associated with the removal and storage of the property, are deemed reasonable incidental service charges and
may be collected pursuant to subdivision (e) of Section 798.56 if a notice of nonpayment of the removal and
storage fees, as described in paragraph (3), is personally served on the homeowner.
(3) Within seven days from the date the property is removed to a storage area, management shall provide the
homeowner or resident a written notice that includes an inventory of the property removed, the location where
the property may be claimed, and notice that the cost of removal and storage shall be paid by the resident or
homeowner. If, within 60 days, the homeowner or resident does not claim the property, the property shall be
deemed to be abandoned, and management may dispose of the property in any manner. The homeowner’s or
resident’s liability for storage charges shall not exceed 60 days. If the homeo wner or resident claims the
property, but has not reimbursed management for storage costs, management may bill those costs in a monthly
statement which shall constitute notice of nonpayment, and the costs shall become the obligation of the
homeowner or resident. If a resident or homeowner communicates in writing his or her intent to abandon the
property before 60 days has expired, management may dispose of the property immediately and no further
storage charges shall accrue.
(4) If management elects to dispose of the property by way of sale or auction, and the funds received from the sale
or auction exceed the amount owed to management, management shall refund the difference to the
homeowner or resident within 15 days from the date of management’s receipt of the funds from the sale or
auction. The refund shall be delivered to the homeowner or resident by first -class mail postage prepaid to his or
her address in the park, or by personal delivery, and shall include an accounting specifying the costs of removal
and storage of the property incurred by management in correcting the rules violation and the amount of
proceeds realized from any sale or auction. If a sale or auction of the property yields less than the costs incurred
by management, the homeowner or resident shall be responsible for the difference, and this amount shall be
deemed a reasonable incidental service charge and may be collected pursuant to subdivision (e) of Section
798.56 if a notice of nonpayment of the removal and storage fees, as described in p aragraph (3), is personally
served on the homeowner. If management elects to proceed under this section, it may not also terminate the
tenancy pursuant to subdivision (d) of Section 798.56 based upon the specific violations relied upon to proceed
under this section. In any proceeding under this section, management shall bear the burden of proof that
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enforcement was undertaken in a nondiscriminatory, nonselective fashion.
(Amended by Stats. 2005, Chap. 24 (SB 125, Dutton), eff. 1/1/2006)
798.37 ENTRY, HOOKUP, LANDSCAPING AND MAINTENANCE CHARGES
A homeowner may not be charged a fee for the entry, installation, hookup, or landscaping as a condition of tenancy except
for an actual fee or cost imposed by a local governmental ordinance or requirement directly related to the occupancy of the
specific site upon which the mobilehome is located and not incurred as a portion of the development of the mobilehome
park as a whole. However, reasonable landscaping and maintenance requirements may be included in the park rules and
regulations. The management may not require a homeowner or prospective homeowner to purchase, rent, or lease goods
or services for landscaping, remodeling, or maintenance from any person, company, or corporation.
(Amended by Stats. 2004, Chap. 302 (AB 2351, Corbett), eff. 1/1/2005)
798.37.5 TREES AND DRIVEWAYS
(a) With respect to trees on rental spaces in a mobilehome park, park management shall be solely responsible for the
trimming, pruning, or removal of any tree, and the costs thereof, upon written notice by a homeowner or a
determination by park management that the tree poses a specific hazard or health and safety violation. In the case of
a dispute over that assertion, the park management or a homeowner may request an inspection by the Department of
Housing and Community Development or a local agency responsible for the enforcement of the Mobilehome Parks
Act (Part 2.1 (commencing with Section 18200) of Division 13 of the Health and Safety Code) in order to determine
whether a violation of that act exists.
(b) With respect to trees in the common areas of a mobilehome park, park management shall be solely responsible for
the trimming, pruning, or removal of any tree, and the costs thereof.
(c) Park management shall be solely responsible for the maintenance, repair, replacement, paving, sealing, and the
expenses related to the maintenance of all driveways installed by park management including, but not limited to,
repair of root damage to driveways and foundation systems and removal. Homeowners shall be responsible fo r the
maintenance, repair, replacement, paving, sealing, and the expenses related to the maintenance of a homeowner
installed driveway. A homeowner may be charged for the cost of any damage to the driveway caused by an act of the
homeowner or a breach of the homeowner’s responsibilities under the rules and regulations so long as those rules
and regulations are not inconsistent with the provisions of this section.
(d) No homeowner may plant a tree within the mobilehome park without first obtaining written permission from the
management.
(e) This section shall not apply to alter the terms of any rental agreement in effect prior to January 1, 2001, between the
park management and the homeowner regarding the responsibility for the maintenance of trees and driveways within
the mobilehome park, except that upon any renewal or extension, the rental agreement shall be subject to this
section. This section is not intended to abrogate the content of any existing rental agreement or other written
agreements regarding trees or driveways that are in effect prior to January 1, 2001.
(f) This section shall only apply to rental agreements entered into, renewed, or extended on or after January 1, 2001.
(g) Any mobilehome park rule or regulation shall be in compliance with this section.
(Amended by Stats. 2014, Chap. 298 (AB 2753, Committee on Housing), eff. 1/1/2015)
798.38 NO LIEN/SECURITY INTEREST EXCEPT BY MUTUAL AGREEMENT
The management shall not acquire a lien or security interest, other than an interest arising by reason of process issued to
enforce a judgment of any court, in a mobilehome located in the park unless it is mutually agreed upon by both the
homeowner and management. Any billing and payment upon the obligation shall be kept separate from current rent.
(Amended by Stats. 2009, Chap. 558 (SB 111, Correa), eff. 1/1/2010)
798.39 SECURITY DEPOSITS
(a) The management may only demand a security deposit on or before initial occupancy and the security deposit may not
be in an amount or value in excess of an amount equal to two months’ rent that is ch arged at the inception of the
occupancy, in addition to any rent for the first month. In no event shall additional security deposits be demanded of a
homeowner following the initial occupancy.
(b) As to all security deposits collected on or after January 1, 1989, after the homeowner has promptly paid to the
management, within five days of the date the amount is due, all of the rent, utilities, and reasonable service charges
for any 12-consecutive-month period subsequent to the collection of the security deposit by management, or upon
resale of the mobilehome, whichever occurs earlier, management shall, upon the receipt of a written request from
the homeowner, refund to the homeowner the amount of the security deposit within 30 days following the end of the
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12-consecutive-month-period of the prompt payment or the date of the resale of the mobilehome.
(c) As to all security deposits collected prior to January 1, 1989, upon the extension or renewal of the rental agreement or
lease between the homeowner and the management, and upon the receipt of a written request from the
homeowner, if the homeowner has promptly paid to the management, within five days of the date the amount is due,
all of the rent, utilities, and reasonable service charges for the 12-consecutive-month period preceding the receipt of
the written request, the management shall refund to the homeowner the amount of the security deposit within 60
days.
(d) As to all security deposits collected prior to January 1, 1989, and not disbursed pursuant to subdivision (c), in the
event that the mobilehome park is sold or transferred to any other party or entity, the selling park owner shall deposit
in escrow an amount equal to all security deposits that the park owner holds. The seller’s escrow instructions shall
direct that, upon close of escrow, the security deposits therein that were held by the selling park owner (including the
period in escrow) for 12 months or more, shall be disbursed to the persons who paid the deposits to the selling park
owner and promptly paid, within five days of the date the amount is due, all rent, utilities, and reasonable service
charges for the 12-month period preceding the close of escrow.
(e) Any and all security deposits in escrow that were held by the selling park owner that are not required to be disbursed
pursuant to subdivision (b), (c), or (d) shall be disbursed to the successors in interest to the selling or transferring park
owner, who shall have the same obligations of the park’s management and ownership specified in this section with
respect to security deposits. The disbursal may be made in escrow by a debit against the selling park owner and a
credit to the successors in interest to the selling park owner.
(f) The management shall not be required to place any security deposit collected i n an interest-bearing account orto
provide a homeowner with any interest on the security deposit collected.
(g) Nothing in this section shall affect the validity of title to real property transferred in violation of this section.
(Amended by Stats. 2001, Chap 151 (AB 210, Corbett), eff. 1/1/2002)
798.39.5 FINES AND FORFIETURES NOT CHARGEABLE
(a) (1) The management shall not charge or impose upon a homeowner any fee or increase in rent which reflects the
cost to the management of any fine, forfeiture, penalty, money damages, or fee assessed or awarded by a court
of law or any enforcement agency against the management for a violation of this chapter or Part 2.1
(commencing with Section 18200) of Division 13 of the Health and Safety Code, including any attorney’s fees and
costs incurred by the management in connection therewith.
(2) This section shall not apply to violations for which the registered owner of the mobilehome is initially responsible
pursuant to subdivision (b) of Section 18420 of the Health and Safety Code.
(b) A court shall consider the remoteness in time of the assessment or award against the management of any fine,
forfeiture, penalty, money damages, or fee in determining whether the homeowner has met the burden of proof that
the fee or increase in rent is in violation of this section.
(c) Any provision in a rental agreement entered into, renewed, or modified on or after January 1, 1995, that permits a fee
or increase in rent that reflects the cost to the management of any money damages awarded against the management
for a violation of this chapter shall be void.
(Amended by Stats. 2012, Chap. 477 (AB 1938, Williams), eff. 1/1/2013)
ARTICLE 4 – UTILITIES
798.40 UTILITY SERVICE BILLING; RATE SCHEDULE
(a) Where the management provides both master-meter and submeter service of utilities to a homeowner, for each
billing period the cost of the charges for the period shall be separately stated along with the opening and closing
readings for his or her meter. The management shall post, in a conspicuous place, the specific curren t residential
utility rate schedule as published by the serving utility or the Internet Web site address of the specific current
residential utility rate schedule. If the management elects to post the Internet Web site address where the schedule
may be accessed, the management shall also: (1) provide a copy of the specific current residential utility rate
schedule, upon request, at no cost; and (2) state in the posting that a homeowner may request a copy of the rate
schedule from management.
(b) If a third-party billing agent or company prepares utility billing for the park, the management shall disclose on each
resident's billing, the name, address, and telephone number of the billing agent or company.
(c) Whenever management elects to separately bill water service to a homeowner as a utility service pursuant to Section 798.41,
and to provide submetered water service to homeowners as a master -meter customer of the water purveyor, as a part of the
regular bill for water service, management shall only bill a homeowner for the following water service:
(1) A charge for volumetric usage, which may be calculated in any of the following ways:
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(A) The amount shall be calculated by first determining the proportion of the homeowner’s usage, as shown by the submeter,
to the total usage as shown by the water purveyor’s billing. The dollar amount billed to the homeowner for usage shall be in
that same proportion to the dollar amount for usage shown by the water purveyor’s billing.
(B) If the water purveyor charges for volumetric usage based on a tiered rate schedule, management may calculate the charge
for a homeowner’s volumetric usage as described in subparagraph (A) or management may instead divide each tier’s volume
evenly among the number of mobilehome spaces, and the rate applicable to each block shall be applied to the consumption
recorded for each mobilehome space.
(C) If the water purveyor charges the property rates on a per-mobilehome space per-mobilehome-space basis, the homeowners
may be charged at those exact per-mobilehome space per-mobilehome-space rates.
(D) In no event shall the charge for volumetric usage under this paragraph include in its calculation water used by or for any
common area facility in the park, or water used by any other person or entity, other than the homeowner being billed.
(2) Any recurring fixed charge, however that charge may be designated, for water service billed to the property by the water
purveyors that, at management’s discretion, shall be calculated by either of the following:
(A) The homeowner’s proportion of the total fixed charges charged to management for the park’s water use. The homeowner’s
proportion shall be based on the percentage of the homeowner’s volumetric water use in relation to the total volumetric water
use of the entire park, as shown on management’s water bill during that period.
(B) Dividing the total fixed charges charged to the park equally among the total number of spaces at the park.
(3) A billing, administrative, or other fee representing the combined total of management’s and the billing agent’s costs, which
shall be the lesser of an amount not to exceed four dollars and seventy -five cents ($4.75), as adjusted pursuant to this paragraph,
or 25 percent of the amount billed pursuant to paragraph (1). Beginnin g January 1, 2022, the maximum fee authorized by this
paragraph may be adjusted each calendar year by management, no higher than a commensurate increase in the Consumer Price
Index based on a California fiscal year average for the previous fiscal year, for all urban consumers, as determined by the
Department of Finance.
(d) For the purposes of this section, the following definitions apply:
(1) “Billing agent” means a person or entity that contracts to provide submetering services to management, including billing.
(2) “Submeter” means a device that measures water consumption of an individual mobilehome space within a park, and that is
owned and operated by management.
(3) “Water service” includes any charges, whether presented for payment on local water pu rveyor bills, tax bills, or bills from
other entities, related to water treatment, distribution, or usage, including, but not limited to, water, sewer, stormwater, and
flood control.
(4) “Water purveyor” means a water purveyor as defined in Section 512 of the Water Code.
(e) Nothing in this section shall be construed to prevent management from recovering its costs to install, maintain, or improve i ts
internal water delivery system, as may otherwise be allowed in any rental agreement or local regulation.
(f) The provisions of subdivision (c) shall apply to all management that elects to separately bill water service to a homeowner a s
a utility service pursuant to Section 798.41, and to provide submetered water service to homeowners as a master -meter
customer of the water purveyor, as a part of the regular bill for water service, including where the water purveyor or the
mobilehome park is subject to the jurisdiction, control, or regulation of the Public Utilities Commission.
(Amended by Stats. 2023, ch. 625 807, Sec 1. (AB 1061 AB 604, Lee) Effective January 1, 2024)
798.41 UTILITIES SEPARATELY BILLED - REDUCED FROM RENT
(a) Where a rental agreement, including a rental agreement specified in Section 798.17, does not specifically provide
otherwise, the park management may elect to bill a homeowner separately for utility service fees and charges
assessed by the utility for services provided to or for spaces in the park. Any separately billed utility fees and charges
shall not be deemed to be included in the rent charged for those spaces under the rental agreement, and shall not be
deemed to be rent or a rent increase for purposes of any ordinance, rule, regulation, or initiative measure adopted or
enforced by any local governmental entity which establishes a maximum amount that a landlord may charge a tenant
for rent, provided that at the time of the initial separate billing of any utility fees and charges the rent chargeable
under the rental agreement or the base rent chargeable under the terms of a local rent control pr ovision is
simultaneously reduced by an amount equal to the fees and charges separately billed. The amount of this reduction
shall be equal to the average amount charged to the park management for that utility service for that space during
the 12 months immediately preceding notice of the commencement of the separate billing for that utility service.
Utility services to which this section applies are natural gas or liquid propane gas, electricity, water, cable television,
garbage or refuse service, and sewer service.
(b) This section does not apply to rental agreements entered into prior to January 1, 1991, until extended or renewed on
or after that date.
(c) Nothing in this section shall require rental agreements to provide for separate billing to homeowners of fees and
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charges specified in subdivision (a).
(d) Those fees and charges specified in subdivision (a) shall be separately stated on any monthly or other periodic billing
to the homeowner. If the fee or charge has a limited duration or is amortized for a specifie d period, the expiration
date shall be stated on the initial notice and each subsequent billing to the homeowner while the fee or charge is
billed to the homeowner.
(Amended by Stats. 1992, Chap. 338 (SB 1365, Leslie), eff. 1/1/1993)
798.42 NOTICE OF UTILITY INTERRUPTION
The management shall provide, by posting notice on the mobilehomes of all affected homeowners and residents, at least
72 hours’ written advance notice of an interruption in utility service of more than two hours for the maintenance, repair, or
replacement of facilities of utility systems over which the management has control within the park, provided that the
interruption is not due to an emergency. The management shall be liable only for actual damages sustained by a
homeowner or resident for violation of this section.
“Emergency,” for purposes of this section, means the interruption of utility service resulting from an accident or act of
nature, or cessation of service caused by other than the management’s regular or planned maintenance, repair, or
replacement of utility facilities.
(Amended by Stats. 2009, Chap. 558 (SB 111, Correa), eff. 1/1/2010)
798.43 DISCLOSURE OF COMMON AREA UTILITY CHARGES
(a) Except as provided in subdivision (b), whenever a homeowner is responsible for payment of gas, water, or el ectric
utility service, management shall disclose to the homeowner any condition by which a gas, water, or electric meter on
the homeowner’s site measures gas, water, or electric service for common area facilities or equipment, including
lighting, provided that management has knowledge of the condition.
Management shall disclose this information prior to the inception of the tenancy or upon discovery and shall
complete either of the following:
(1) Enter into a mutual written agreement with the homeowner for compensation by management for the cost of
the portion of the service measured by the homeowner’s meter for the common area facilities or equipment to
the extent that this cost accrues on or after January 1, 1991.
(2) Discontinue using the meter on the homeowner’s site for the utility service to the common area facilities and
equipment.
(b) On or after January 1, 1994, if the electric meter on the homeowner’s site measures electricity for lighting
mandated by Section 18602 of the Health and Safety Code and this lighting provides lighting for the homeowner’s
site, management shall be required to comply with subdivision (a).
(Amended by Stats. 1993, Chap. 147 (AB 1140, Epple), eff. 1/1/1994)
798.43.1 CALIFORNIA ALTERNATE RATES FOR ENERGY PROGRAM (CARE)
(a) The management of a master-meter park shall give written notice to homeowners and residents on or before
February 1 of each year in their utility billing statements about assistance to low -income persons for utility costs
available under the California Alternate Rates for Energy (CARE) program, established pursuant to Section 739.1 of the
Public Utilities Code. The notice shall include CARE information available to master-meter customers from their
serving utility, to include, at a minimum: (1) the fact that CARE offers a discount on monthly gas or electric bills for
qualifying low-income residents; and (2) the telephone number of the serving utility which provides CARE information
and applications. The park shall also post the notice in a conspicuous place in the clubhouse, or if there is no
clubhouse, in a conspicuous public place in the park.
(b) The management of a master-meter park may accept and help process CARE program applications from homeowners
and residents in the park, fill in the necessary account or other park information required by the serving utility to
process the applications, and send the applications to the serving utility. The management shall not deny a
homeowner or resident who chooses to submit a CARE application to the utility himself or herself any park
information, including a utility account number, the serving utility requires to process a homeowner or resident CARE
program application.
(c) The management of a master-meter park shall pass through the full amount of the CARE program discount in monthly
utility billings to homeowners and residents who have qualified for the CARE rate schedule, as defined in the serving
utility’s applicable rate schedule. The management shall notice the discount on the billing statement of any
homeowner or resident who has qualified for the CARE rate schedule as either the itemized amount of the discount or
a notation on the statement that the homeowner or resident is receiving the CARE discount on the electric bill, the gas
2024 CALIFORNIA MOBILEHOME RESIDENCY LAW
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bill, or both the electric and gas bills.
(d) ‘‘Master-meter park’’ as used in this section means ‘‘master-meter customer’’ as used in Section 739.5 of the Public
Utilities Code.
(Amended by Stats. 2001, Chap. 437 (SB 920, Dunn), eff. 1/1/2002)
798.44 LIQUEFIED PETROLEUM GAS SALES
(a) The management of a park that does not permit mobilehome owners or park residents to purchase liquefied
petroleum gas for use in the mobilehome park from someone other than the mobilehome park management shall not
sell liquefied petroleum gas to mobilehome owners and residents within the park at a cost which exceeds 110 percent
of the actual price paid by the management of the park for liquefied petroleum gas.
(b) The management of a park shall post in a visible location the actual price paid by management for liquefied petroleum
gas sold pursuant to subdivision (a).
(c) This section shall apply only to mobilehome parks regulated under the Mobilehome Residency Law. This section shall
not apply to recreational vehicle parks, as defined in Section 18215 of the Health and Safety Code, which exclusively
serve recreational vehicles, as defined in Section 18010 of the Health and Safety Code.
(d) Nothing in this section is intended to abrogate any rights a mobilehome park owner may have under Section 798.31 of
the Civil Code.
(e) In addition to a mobilehome park described in subdivision (a), the requirements of subdivisions (a) and (b) shall apply
to a mobilehome park where requirements of federal, state, or local law or regulation, including, but not limited to,
requirements for setbacks between mobilehomes, prohibit homeowners or residents from installing their own
liquefied petroleum gas supply tanks, notwithstanding that the management of the mobilehome park permits
mobilehome owners and park residents to buy their own liquefied petroleum gas.
(Amended by Stats. 2009, Chap. 558 (SB 111, Correa), eff. 1/1/2010)
ARTICLE 4.5 - RENT CONTROL
798.45 NEW CONSTRUCTION EXEMPT
Notwithstanding Section 798.17, “new construction” as defined in Section 798.7, shall be exempt from any ordinance, rule,
regulation, or initiative measure adopted by any city, county, or city and county, which that establishes a maximum amount
that a landlord may charge a tenant for rent, for a period of 15 years from the date upon which the space is initially held out
for rent, as defined in subdivision (a) of Section 798.7.
(b) Notwithstanding Section 798.17, “new mobilehome park construction,” as defined in subdivision (b) of Section 798.7,
shall be exempt from any ordinance, rule, regulation, or initiative measure adopted by any city, county, or city and count y,
that establishes a maximum amount that a landlord may charge a tenant for rent for a period of 15 years from the date upon
which 50 percent of the spaces in the new mobilehome park are initially held out for rent measured from the date of issuance
of a permit or certificate of occupancy for that space by the enforcement agency in accordance with Section 18551 or 18613
of the Health and Safety Code.
(Amended by Stats. 2022, Chap. 666 (SB 940, Laird), eff. 1/1/ 2023)
798.49 GOVERNMENT FEES AND ASSESSMENTS THAT ARE EXEMPT
(a) Except as provided in subdivision (d), the local agency of any city, including a charter city, county, or city and county,
which administers an ordinance, rule, regulation, or initiative measure that establishes a maximum amount that
management may charge a tenant for rent shall permit the management to separately charge a homeowner for any of
the following:
(1) The amount of any fee, assessment or other charge first imposed by a city, including a charter city, a county, or a
city and county, the state, or the federal government on or after January 1, 1995, upon the space rented by the
homeowner.
(2) The amount of any increase on or after January 1, 1995, in an existing fee, assessment or other charge imposed
by any governmental entity upon the space rented by the homeowner.
(3) The amount of any fee, assessment or other charge upon the space first imposed or increased on or after
January 1, 1993, pursuant to any state or locally mandated program relating to housing contained in the Health
and Safety Code.
(b) If management has charged the homeowner for a fee, assessment, or other charge specified in subdivision (a) that
was increased or first imposed on or after January 1, 1993, and the fee, assessment, or other charge is decreased or
eliminated thereafter, the charge to the homeowner shall be decreased or eliminated accordingly.
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(c) The amount of the fee, assessment or other charges authorized by subdivision (a) shall be separately stated on any
billing to the homeowner. Any change in the amount of the fee, assessment, or other charges that are separately
billed pursuant to subdivision (a) shall be considered when determining any rental adjustment under the local
ordinance.
(d) This section shall not apply to any of the following:
(1) Those fees, assessments, or charges imposed pursuant to the Mobilehome Parks Act (Part 2.1 (commencing with
Section 18200) of Division 13 of the Health and Safety Code), unless specifically authorized by Section 18502 of
the Health and Safety Code.
(2) Those costs that are imposed on management by a court pursuant to Section 798.42.
(3) Any fee or other exaction imposed upon management for the specific purpose of defraying the cost of
administration of any ordinance, rule, regulation, or initiative measure that establishes a maximum amount that
management may charge a tenant for rent.
(4) Any tax imposed upon the property by a city, including a charter city, county, or city and county.
(e) Those fees and charges specified in subdivision (a) shall be separately stated on any monthly or other periodic billing
to the homeowner. If the fee or charge has a limited duration or is amortized for a specified period, the expiration
date shall be stated on the initial notice and each subsequent billing to the homeowner while the fee or charge is
billed to the homeowner.
(Amended by Stats. 1994, Chap. 340 (SB 1510, Lewis), eff. 1/1/1995)
ARTICLE 5 - HOMEOWNER COMMUNICATIONS AND MEETINGS
798.50 LEGISLATIVE INTENT
It is the intent of the Legislature in enacting this article to ensure that homeowners and residents of mobilehome parks
have the right to peacefully assemble and freely communicate with one another and with others with respect to
mobilehome living or for social or educational purposes.
(Added by Stats. 1989, Chap. 198 (SB 175, Craven), eff. 1/1/1990)
798.51 RIGHT TO ASSEMBLE, MEET, CANVASS, PETITION & INVITE SPEAKERS
(a) No provision contained in any mobilehome park rental agreement, rule, or regulation shall deny or prohibit the right
of any homeowner or resident in the park to do any of the following:
(1) Peacefully assemble or meet in the park, at reasonable hours and in a reasonable manner, for any lawful
purpose. Meetings may be held in the park community or recreation hall or clubhouse when the facility is not
otherwise in use, and, with the consent of the homeowner, in any mobilehome within the park.
(2) Invite public officials, candidates for public office, or representatives of mobilehome owner organizations to
meet with homeowners and residents and speak upon matters of public interest, in accordance with Section
798.50.
(3) Canvass and petition homeowners and residents for noncommercial purposes relating to mobilehome living,
election to public office, or the initiative, referendum, or recall processes, at reasonable hours and in a
reasonable manner, including the distribution or circulation of information.
(b) A homeowner or resident may not be charged a cleaning deposit in order to use the park recreation hall or clubhouse
for meetings of resident organizations for any of the purposes stated in Section 798.50 and this section, whether or
not guests or visitors from outside the park are invited to attend the meeting, if a homeowner or resident of the park
is hosting the meeting and all homeowners or residents of the park are allowed to attend.
(c) A homeowner or resident may not be required to obtain liability insurance in order to use common area facilities for
the purposes specified in this section and Section 798.50. However, if alcoholic beverages are to be served at any
meeting or private function, a liability insurance binder may be required by the park ownership or management. The
ownership or management of a mobilehome park may prohibit the consumption of alcoholic beverages in the park
common area facilities if the terms of the rental agreement or the rules and regulations of the park prohibit it.
(d) A homeowner, organization, or group of homeowners using a recreation hall or clubhouse pursuant to this section
shall be required to adhere to any limitations or restrictions regarding vehicle parking or maximum occupancy for the
clubhouse or recreation hall.
(e) A homeowner or resident may not be prohibited from displaying a political campaign sign relating to a candidate for
election to public office or to the initiative, referendum, or recall process in the window or on the side of a
manufactured home or mobilehome, or within the site on which the home is located or installed. The size of the face
of a political sign may not exceed six square feet, and the sign may not be displayed in excess of a period of time from
90 days prior to an election to 15 days following the election, unless a local ordinance within the jurisdiction where
the mobilehome park is located imposes a more restrictive period of time for the display of such a sign.
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(Amended by Stats. 2003, Chap. 249 (SB 116, Dunn), eff. 1/1/2004)
The following intent language appears in Section 4 of SB 116 (Chapter 249) but not in this code:
“It is the intent of the Legislature that enactment of this bill not affect any other form of political expression by a homeowner or
resident of a mobilehome park where that expression is not associated with an election or political campaign.”
798.52 INJUNCTIVE ACTION TO ENFORCE RIGHTS
Any homeowner or resident who is prevented by management from exercising the rights provided for in Section 798.51
may bring an action in a court of law to enjoin enforcement of any rule, regulation, or other policy which unreasonably
deprives a homeowner or resident of those rights.
(Added by Stats. 1989, Chap. 198 (SB 175, Craven), eff. 1/1/1990)
ARTICLE 5.5 - HOMEOWNERS MEETINGS WITH MANAGEMENT
798.53 MANAGEMENT MEETINGS WITH RESIDENTS
(a) (1) The management shall meet and consult with the homeowners, upon written request, within 30 days of the
request, either individually, collectively, or with representatives of a group of homeowners who have signed a request to be
so represented on the following matters:
(A) Resident concerns regarding interpretation, or enforcement or lack thereof, existing park rules that are not subject to Section
798.25.
(B) Standards for maintenance of trees, driveways, or physical improvements in the park.
(C) Addition, alteration, or deletion of service, equipment, or physical improvements in the park.
(D) Rental agreements offered to existing residents pursuant to Section 798.17 or 798.18.
(E) Resident concerns regarding utility billing or utility charges.
(F) Common area facility hours and availability.
(2) The meeting may be conducted either in person or virtually using telephone, audio-video, or other audio-only
conferencing.
(A) Management shall offer in -person and telephone options. If management allows audio-video conferencing options,
management shall provide a list of audio-video conferencing options upon request of the homeowner or homeowners.
(B) Management shall comply with the method of meeting requested by the homeowner or homeowners requesting the
meeting provided the method was offered by management pursuant to subparagraph (A).
(b) A collective meeting with a group of homeowners shall be conducted only after notice thereof has been given to all the
requesting homeowners 10 days or more before the meeting.
(c) If an individual homeowner or group of homeowners consents to be represented at a meeting, management shall meet
with either the designated representative on their behalf, or with both the homeowners and the designated
representative, as the homeowners may choose in the written request. If requested by an individual homeowner or group
of homeowners, a designated representative may participate in a meeting in person, by telephone, or virtually if
management allows audio-video conferencing options pursuant to paragraph (2) of subdivision (a).
(d) Management shall permit the attendance of language interpreters at any meeting pursuant to this section. Interpreters
may or may not be the homeowner’s designated representative.
(Amended by Stats. 2022, Chap. 648 (AB 2031, Lee), eff. 1/1/2022)
ARTICLE 6 - TERMINATION OF TENANCY
798.55 LEGISLATIVE INTENT; TERMINATION FOR CAUSE; 60-DAY NOTICE
(a) The Legislature finds and declares that, because of the high cost of moving mobilehomes, the potential for damage
resulting therefrom, the requirements relating to the installation of mobilehomes, and the cost of landscaping or lot
preparation, it is necessary that the owners of mobilehomes occupied within mobilehome parks be provid ed with the
unique protection from actual or constructive eviction afforded by the provisions of this chapter.
(b) (1) The management may not terminate or refuse to renew a tenancy, except for a reason specified in this article
and upon the giving of written notice to the homeowner, in the manner prescribed by Section 1162 of the Code
of Civil Procedure, to sell or remove, at the homeowner’s election, the mobilehome from the park within a
period of not less than 60 days, which period shall be specified in the n otice. A copy of this notice shall be sent
to the legal owner, as defined in Section 18005.8 of the Health and Safety Code, each junior lienholder, as
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defined in Section 18005.3 of the Health and Safety Code, and the registered owner of the mobilehome, if other
than the homeowner, by United States mail within 10 days after notice to the homeowner. The copy may be
sent by regular mail or by certified or registered mail with return receipt requested, at the option of the
management.
(2) The homeowner shall pay past due rent and utilities upon the sale of a mobilehome pursuant to paragraph (1).
(c) If the homeowner has not paid the rent due within three days after notice to the homeowner, and if the first notice
was not sent by certified or registered mail with return receipt requested, a copy of the notice shall again be sent to
the legal owner, each junior lienholder, and the registered owner, if other than the homeowner, by certified or
registered mail with return receipt requested within 10 days after notice to the homeowner. Copies of the notice
shall be addressed to the legal owner, each junior lienholder, and the registered owner at their addresses, as set forth
in the registration card specified in Section 18091.5 of the Health and Safety Code.
(d) If management obtains a court judgment against a homeowner or resident, the cost incurred by management in
obtaining a title search for the purpose of complying with the notice requirements of this section shall be recoverable
as a cost of suit.
(e) The resident of a mobilehome that remains in the mobilehome park after service of the notice to sell or remove the
mobilehome shall continue to be subject to this chapter and the rules and regulations of the park, including rules
regarding maintenance of the space.
(f) No lawful act by the management to enforce this chapter or the rules and regulations of the park may be deemed or
construed to waive or otherwise affect the notice to remove the mobilehome.
(Amended by Stats. 2005, Chap. 24 (SB 125, Dutton), eff. 1/1/2006)
The following intent language appears in Section 4 of AB 682 (Chap. 561, Stat. 2003) but not in this code:
“This act is not intended to affect park management’s existing rights and remedies to recover unpaid rent, utility charges, or
reasonable incidental charges, and may not be construed to provide for an exclusive remedy.”
798.56 SEVEN AUTHORIZED REASONS FOR TERMINATION OF TENANCY
A tenancy shall be terminated by the management only for one or more of the following reasons:
(a) Failure of the homeowner or resident to comply with a local ordinance or state law or regulation relating to
mobilehomes within a reasonable time after the homeowner receives a notice of noncompliance from the
appropriate governmental agency.
(b) Conduct by the homeowner or resident, upon the park premises, that constitutes a substantial annoyance to other
homeowners or residents.
(c) (1) Conviction of the homeowner or resident for prostitution, for a violation of subdivision (d) of Section 243,
paragraph (2) of subdivision (a), or subdivision (b), of Section 245, Section 288, or Section 451, of the Penal Code,
or a felony controlled substance offense, if the act resulting in the conviction was committed anywhere on the
premises of the mobilehome park, including, but not limited to, within the homeowner’s mobilehome.
(2) However the tenancy may not be terminated for the reason specified in this subdivision if the person convicted
of the offense has permanently vacated, and does not subsequently reoccupy, the mobilehome.
(d) Failure of the homeowner or resident to comply with a reasonable rule or regulation of the park that is part of the
rental agreement or any amendment thereto.
No act or omission of the homeowner or resident shall constitute a failure to comply with a reasonable rule or
regulation unless and until the management has given the homeowner written notice of the alleged rule or regulation
violation and the homeowner or resident has failed to adhere to the rule or regulation within seven days. However, if
a homeowner has been given a written notice of an alleged violation of the same rule or regulation on three or more
occasions within a 12-month period after the homeowner or resident has violated that rule or regulation, no written
notice shall be required for a subsequent violation of the same rule or regulation.
Nothing in this subdivision shall relieve the management from its obligation to demonstrate that a rule or regulation
has in fact been violated.
(e) (1) Nonpayment of rent, utility charges, or reasonable incidental service charges; provided that the amount
due has
been unpaid for a period of at least five days from its due date, and provided that the homeowner shall be given a
three-day written notice subsequent to that five-day period to pay the amount due or to vacate the tenancy. For
purposes of this subdivision, the five-day period does not include the date the payment is due. The three- day
written notice shall be given to the homeowner in the manner prescribed by Section 1162 of the Code of Civil
Procedure. A copy of this notice shall be sent to the persons or entities specified in subdivision (b) of Section 798.55
within 10 days after notice is delivered to the homeowner. If the homeowner cures the default,
the notice need not be sent. The notice may be given at the same time as the 60 days’ notice required for
termination of the tenancy. A three-day notice given pursuant to this subdivision shall contain the following
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provisions printed in at least 12-point boldface type at the top of the notice, with the appropriate number
written in the blank:
“Warning: This notice is the [insert number] three -day notice for nonpayment of rent, utility
charges, or other reasonable incidental services that has been served upon you in the last 12
months. Pursuant to Civil Code Section 798.56(e) (5), if you have been given a three-day notice to
either pay rent, utility charges, or other reasonable incidental services or to vacate your tenancy
on three or more occasions within a 12-month period, management is not required to give you a
further three-day period to pay rent or vacate the tenancy before your tenancy can be
terminated.”
(2) Payment by the homeowner prior to the expiration of the three-day notice period shall cure a default under this
subdivision. If the homeowner does not pay prior to the expiration of the three-day notice period, the
homeowner shall remain liable for all payments due up until the time the tenancy is vacated.
(3) Payment by the legal owner, as defined in Section 18005.8 of the Health and Safety Code, any junior lienholder,
as defined in Section 18005.3 of the Health & Safety Code, or the registered owner, as defined in Section
18009.5 of the Health and Safety Code, if other than the homeowner, on behalf of the homeowner prior to the
expiration of 30 calendar days following the mailing of the notice to the legal owner, each junior lienholder, and
the registered owner provided in subdivision (b) of Section 798.55, shall cure a default under this subdivision
with respect to that payment.
(4) Cure of a default of rent, utility charges, or reasonable incidenta l service charges by the legal owner, any junior
lienholder, or the registered owner, if other than the homeowner, as provided by this subdivision, may not be
exercised more than twice during a 12-month period.
(5) If a homeowner has been given a three-day notice to pay the amount due or to vacate the tenancy on three or
more occasions within the preceding 12-month period and each notice includes the provisions specified in
paragraph (1), no written three-day notice shall be required in the case of a subsequent nonpayment of rent,
utility charges, or reasonable incidental service charges.
In that event, the management shall give written notice to the homeowner in the manner prescribed by
Section 1162 of the Code of Civil Procedure to remove the mobilehome from the park within a period of not less
than 60 days, which period shall be specified in the notice. A copy of this notice shall be sent to the legal owner,
each junior lienholder, and the registered owner of the mobilehome, if other than the homeowner, as spe cified
in paragraph (b) of Section 798.55, by certified or registered mail, return receipt requested, within 10 days after
notice is sent to the homeowner.
(6) When a copy of the 60 days’ notice described in paragraph (5) is sent to the legal owner, each junio r lienholder,
and the registered owner of the mobilehome, if other than the homeowner, the default may be cured by any of
them on behalf of the homeowner prior to the expiration of 30 calendar days following the mailing of the notice,
if all of the following conditions exist:
(A) A copy of a three-day notice sent pursuant to subdivision (b) of Section 798.55 to a homeowner for the
nonpayment of rent, utility charges, or reasonable incidental service charges was not sent to the legal
owner, junior lienholder, or registered owner, of the mobilehome, if other than the homeowner, during
the preceding 12-month period.
(B) The legal owner, junior lienholder, or registered owner of the mobilehome, if other than thehomeowner,
has not previously cured a default of the homeowner during the preceding 12-month period.
(C) The legal owner, junior lienholder, or registered owner, if other than the homeowner, is not a financial
institution or mobilehome dealer.
If the default is cured by the legal owner, junior lienholder, or registered owner within the 30-day period,
the notice to remove the mobilehome from the park described in paragraph (5) shall be rescinded.
(f) Condemnation of the park.
(g) Change of use of the park or any portion thereof, provided:
(1) The management gives the homeowners at least 60 days’ written notice that the management will be
appearing before a local governmental board, commission, or body to request permits for a change of use of the
mobilehome park.
(2) (A) After all required permits requesting a change of use have been approved by the local governmental board,
commission, or body, the management shall give the homeowners six months’ or more written notice of
termination of tenancy.
(B) If the change of use requires no local governmental permits, then notice shall be given 12 months or more
prior to the management’s determination that a change of use will occur. The management in the notice shall
disclose and describe in detail the nature of the change of use.
(3) The management gives each proposed homeowner written notice thereof prior to the inception of the proposed
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homeowner’s tenancy that the management is requesting a change of use before local governmental bodies or
that a change of use request has been granted.
(4) The notice requirements for termination of tenancy set forth in this section and Section 798.57 shall be followed
if the proposed change actually occurs.
(5) A notice of a proposed change of use given prior to January 1, 1980, that conforms to the requirements in
effect at that time shall be valid. The requirements for a notice of a proposed change of use imposed by this
subdivision shall be governed by the law in effect at the time the notice was given.
(h) The report required pursuant to subdivisions (b) and (i) of Section 65863.7 of the Government Code shall be given to
the homeowners or residents at the same time that notice is required pursuant to subdivision (g) of this section.
(i) For purposes of this section, “financial institution” means a state or national bank, state or federal savings and loan
association or credit union, or similar organization, and mobilehome dealer as defined in Section 18002.6 of the
Health and Safety Code or any other organization that, as part of its usual course of business, originates, owns, or
provides loan servicing for loans secured by a mobilehome.
(j) This section shall become operative on February 1, 2025.
(Amended (as amended by Stats. 2020, Ch. 37, Sec. 4) by Stats. 2021, Ch. 360, Sec. 2. (AB 1584) Effective January 1, 2022.
Repealed as of February 1, 2025, by its own provisions. See later operative version amended by Sec. 3 of Stats. 2021, Ch. 360.)
798.56 NOTICE REQUIREMENT OF LEGAL OWNER/JUNIOR LIENHOLDER
(a) Within 60 days after receipt of, or no later than 65 days after the mailing of, the notice of termination of tenancy
pursuant to any reason provided in Section 798.56, the legal owner, if any, and each junior lienholder, if any, shall
notify the management in writing of at least one of the following:
(1) Its offer to sell the obligation secured by the mobilehome to the management for the amoun t specified in its
written offer. In that event, the management shall have 15 days following receipt of the offer to accept or reject
the offer in writing. If the offer is rejected, the person or entity that made the offer shall have 10 days in which
to exercise one of the other options contained in this section and shall notify management in writing of its
choice.
(2) Its intention to foreclose on its security interest in the mobilehome.
(3) Its request that management pursue termination of tenancy against the hom eowner and its offer to reimburse
management for the reasonable attorney’s fees and court costs incurred by the management in that action. If
this request and offer are made, the legal owner, if any, or junior lienholder, if any, shall reimburse the
management the amount of reasonable attorney’s fees and court costs, as agreed upon by the management and
the legal owner or junior lienholder, incurred by the management in an action to terminate the homeowner’s
tenancy, on or before the earlier of (A) the 60th calendar day following receipt of written notice from the
management of the aggregate amount of those reasonable attorney’s fees and costs or (B) the date the
mobilehome is resold.
(b) A legal owner, if any, or junior lienholder, if any, may sell the mobileho me within the park to a third party and keep
the mobilehome on the site within the mobilehome park until it is resold only if all of the following requirements are
met:
(1) The legal owner, if any, or junior lienholder, if any, notifies management in writing o f the intention to exercise
either option described in paragraph (2) or (3) of subdivision (a) within 60 days following receipt of, or no later
than 65 days after the mailing of, the notice of termination of tenancy and satisfies all of the responsibilitie s and
liabilities of the homeowner owing to the management for the 90 days preceding the mailing of the notice of
termination of tenancy and then continues to satisfy these responsibilities and liabilities as they accrue from the
date of the mailing of that notice until the date the mobilehome is resold.
(2) Within 60 days following receipt of, or no later than 65 days after the mailing of, the notice of termination of
tenancy, the legal owner or junior lienholder commences all repairs and necessary corrective actions so thatthe
mobilehome complies with park rules and regulations in existence at the time the notice of termination of
tenancy was given as well as the health and safety standards specified in Sections 18550, 18552, and 18605 of
the Health and Safety Code, and completes these repairs and corrective actions within 90 calendar days of that
notice, or before the date that the mobilehome is sold, whichever is earlier.
(3) The legal owner, if any, or junior lienholder, if any, complies with the requirements of Article 7 (commencing
with Section 798.70) as it relates to the transfer of the mobilehome to a third party.
(c) For purposes of subdivision (b), the “homeowner’s responsibilities and liabilities” means all rents, utilities, reasonable
maintenance charges of the mobilehome and its premises, and reasonable maintenance of the mobilehome and its
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premises pursuant to existing park rules and regulations.
(d) If the homeowner files for bankruptcy, the periods set forth in this section are tolled until the mobilehome is released
from bankruptcy.
(e) (1) Notwithstanding any other provision of law, including, but not limited to, Section 18099.5 of the Health and
Safety Code, if neither the legal owner nor a junior lienholder notifies the management of its decision pursuant
to subdivision (a) within the period allowed, or performs as agreed within 30 days, or if a registered owner of a
mobilehome, that is not encumbered by a lien held by a legal owner or a junior lienholder, fails to comply with a
notice of termination and is either legally evicted or vacates the premises, the management may either remove
the mobilehome from the premises and place it in storage or store it on its site. In this case, notwithstanding
any other provision of law, the management shall have a warehouse lien in accordance with Section 7209 of the
Commercial Code against the mobilehome for the costs of dismantling and moving, if appropriate, as well as
storage, that shall be superior to all other liens, except the lien provided for in Section 18116.1 of the Health and
Safety Code, and may enforce the lien pursuant to Section 7210 of the Commercial Code either after the date of
judgment in an unlawful detainer action or after the date the mobilehome is physically vacated by the resident,
whichever occurs earlier. Upon completion of any sale to enforce the warehouse lien in accordance with Section
7210 of the Commercial Code, the management shall provide the purchaser at the sale with evidence of the sale,
as shall be specified by the Department of Housing an d Community Development, that shall, upon proper
request by the purchaser of the mobilehome, register title to the mobilehome to this purchaser, whether or not
there existed a legal owner or junior lienholder on this title to the mobilehome.
(2) (A) Notwithstanding any other law, if the management of a mobilehome park acquires a mobilehome after
enforcing the warehouse lien and files a notice of disposal pursuant to subparagraph (B) with the
Department of Housing and Community Development to designate the mobilehome for disposal,
management or any other person enforcing this warehouse lien shall not be required to pay past or current
vehicle license fees required by Section 18115 of the Health and Safety Code or obtain a tax clearance
certificate, as set forth in Section 5832 of the Revenue and Taxation Code, provided that management
notifies the county tax collector in the county in which the mobilehome is located of management’s intent
to apply to have the mobilehome designated for disposal after a warehous e lien sale. The written notice
shall be sent to the county tax collector no less than 30 days after the date of the sale to enforce the lien
against the mobilehome by first class mail, postage prepaid.
(B) (i) In order to dispose of a mobilehome after a warehouse lien sale, the management shall file a notice
of disposal with the Department of Housing and Community Development in the form and manner as
prescribed by the department, no less than 30 days after the date of sale to enforce the lien against
the mobilehome.
(ii) After filing a notice of disposal pursuant to clause (i), the management may dispose of the
mobilehome after obtaining the information required by applicable laws.
(C) (i) Within 30 days of the date of the disposal of the mobilehome, the manageme nt shall submit to the
Department of Housing and Community Development all of the following information required for
completing the disposal process:
(I) Photographs identifying and demonstrating that the mobilehome was uninhabitable by the
removal or destruction of all appliances and fixtures such as ovens, stoves, bathroom fixtures,
and heating or cooling appliances prior to its being moved.
(II) A statement of facts as to the condition of the mobilehome when moved, the date it was
moved, and the anticipated site of further dismantling or disposal.
(III) The name, address, and license number of the person or entity removing the mobilehomefrom
the mobilehome park.
(ii) The information required pursuant to clause (i) shall be submitted under penalty of perjury.
(D) For purposes of this paragraph, “dispose” or “disposal” shall mean the removal and destruction of an
abandoned mobilehome from a mobilehome park, thus making it unusable for any purpose and not
subject to, or eligible for, use in the future as a mobilehome.
(f) All written notices required by this section, except the notice in paragraph (2) of subdivision (e), shall be sent to the
other party by certified or registered mail with return receipt requested.
(g) Satisfaction, pursuant to this section, of the homeowner’s accrued or accruing responsibilities and liabilities shall not
cure the default of the homeowner.
(Amended by Stats. 2016, Ch. 714, Sec. 2. (SB 944) Effective January 1, 2017.)
798.57 STATEMENT OF REASONS IN NOTICE
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The management shall set forth in a notice of termination, the reason relied upon for the termination with specific facts to
permit determination of the date, place, witnesses, and circumstances concerning that reason. Neither reference to the
section number or a subdivision thereof, nor a recital of the langu age of this article will constitute compliance with this
section.
(Enacted by Stats. 1978, Chap. 1031 (SB 2119, Mills), eff. 1/1/1979)
798.58 NO TERMINATION TO MAKE SPACE FOR PARK OWNER’S BUYER
Tenancy may only be terminated for reasons contained in Section 798.56, and a tenancy may not be terminated for the
purpose of making a homeowner’s site available for a person who purchased or proposes to purchase, or rents or proposes
to rent, a mobilehome from the owner of the park or the owner’s agent.
(Amended by Stats. 2002, Chap. 672 (SB 1410, Chesbro), eff. 1/1/2003)
798.59 60-DAY NOTICE BY RESIDENT OF TERMINATION
A homeowner shall give written notice to the management of not less than 60 days before vacating his or her tenancy.
(Amended by Stats. 1982, Chap. 1397 (AB 2429, Cortese), eff. 1/1/1983)
798.60 APPLICATION OF OTHER UNLAWFUL DETAINER LAWS
The provisions of this article shall not affect any rights or proceedings set forth in Chapter 4 (commencing with Section
1159) of Title 3 of Part 3 of the Code of Civil Procedure except as otherwise provided herein.
(Amended by Stats. 1978, Chap. 1033 (SB 2120, Mills), eff. 1/1/1979)
798.61 ABANDONED MOBILEHOMES - PROCEDURES
(a) (1) As used in this section, “abandoned mobilehome” means a mobilehome about which all of the following are
true:
(A) It is located in a mobilehome park on a site for which no rent has been paid to the management for the
preceding 60 days.
(B) It is unoccupied.
(C) A reasonable person would believe it to be abandoned.
(D) It is not permanently affixed to the land.
(2) As used in this section:
(A) “Mobilehome” shall include a trailer coach, as defined in Section 635 of the Vehicle Code, or a recreational
vehicle, as defined in Section 18010 of the Health and Safety Code, if the trailer coach or recreational
vehicle also satisfies the requirements of paragraph (1), including being located on any site within a
mobilehome park, even if the site is in a separate designated section pursuant to Section 18215 of the
Health and Safety Code.
(B) “Abandoned mobilehome” shall include a mobilehome that is uninhabitable because of its total or partial
destruction which cannot be rehabilitated, if the mobilehome also satisfies the requirements ofparagraph
(1).
(C) “Dispose” or “disposal” shall mean the removal and destruction of an abandoned mobilehome from a
mobilehome park, thus making it unusable for any purpose and not subject to, or eligible for, use in the
future as a mobilehome.
(b) After determining a mobilehome in a mobilehome park to be an abandoned mobilehome, the management shall post
a notice of belief of abandonment on the mobilehome for not less than 30 days, and shall deposit copies of the notice
in the United States mail, postage prepaid, addressed to the homeowner at the last known address and to any known
registered owner, if different from the homeowner, and to any known holder of a security interest in the abandoned
mobilehome. This notice shall be mailed by registered or certified mail with a return receipt requested.
(c) (1) Thirty or more days following posting pursuant to subdivision (b), the management may file a petition in the
superior court in the county in which the mobilehome park is located, for a judicial declaration of abandonment
of the mobilehome. A proceeding under this subdivision is a limited civil case. Copies of the petition shall be
served upon the homeowner, any known registered owner, and any known person having a lien or security
interest of record in the mobilehome by posting a copy on the mobilehome and mailing copies to those persons
at their last known addresses by registered or certified mail with a return receipt requested in the United States
mail, postage prepaid.
(2) To dispose of an abandoned mobilehome pursuant to subdivision (f), the management shall also do all of the
following:
(A) Declare in the petition that the management will dispose of the abandoned mobilehome, and therefore
will not seek a tax clearance certificate as set forth in Section 5832 of the Revenue and Taxation Code.
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(B) Declare in the petition whether the management intends to sell the contents of the abandoned
mobilehome before its disposal.
(C) Notify the county tax collector in the county in which the mobilehome park is located of the declaration
that management will dispose of the abandoned mobilehome by sending a copy of the petition by first class
mail.
(D) Declare in the petition that management intends to file a notice of disposal with the Department of
Housing and Community Development and complete the disposal process consistent with the requirements
of subdivision (f).
(d) (1) Hearing on the petition shall be given precedence over other matters on the court’s calendar.
(2) If, at the hearing, the petitioner shows by a preponderance of the evidence that the criteria for an abandoned
mobilehome has been satisfied and no party establishes an interest therein at the hearing and tender s all past
due rent and other charges, the court shall enter a judgment of abandonment, determine the amount of charges
to which the petitioner is entitled, and award attorney’s fees and costs to the petitioner. For purposes of this
subdivision, an interest in the mobilehome shall be established by evidence of a right to possession of the
mobilehome or a security or ownership interest in the mobilehome.
(3) A default may be entered by the court clerk upon request of the petitioner, and a default judgment shall be
thereupon entered, if no responsive pleading is filed within 15 days after service of the petitionbymail.
(e) To sell an abandoned mobilehome, the management shall do all of the following:
(1) (A) Within 10 days following a judgment of abandonment, the management shall enter the abandoned
mobilehome and complete an inventory of the contents and submit the inventory to thecourt.
(B) During this period the management shall post and mail a notice of intent to sell the abandoned mobilehome
and its contents under this section, and announcing the date of sale, in the same manner as provided for the
notice of determination of abandonment under subdivision (b). The management shall also provide notice
to the county tax collector in the county in which the mobilehome park is located.
(C) At any time prior to the sale of an abandoned mobilehome or its contents under this section, any person
having a right to possession of the abandoned mobilehome may recover and remove it from the premises
upon payment to the management of all rent or other charges due, including reasonable costs of storage
and other costs awarded by the court. Upon receipt of this payment and removal of the abandoned
mobilehome from the premises pursuant to this paragraph, the management shall immediately file an
acknowledgment of satisfaction of judgment pursuant to Section 724.030 of the Code of CivilProcedure.
(2) Following the judgment of abandonment, but not less than 10 days following the notice of sale specified in
paragraph (1), the management may conduct a pub lic sale of the abandoned mobilehome its contents, or both.
The management may bid at the sale and shall have the right to offset its bids to the extent of the total amount
due it under this section. The proceeds of the sale shall be retained by the management, but any unclaimed
amount thus retained over and above the amount to which the management is entitled under this section shall
be deemed abandoned property and shall be paid into the treasury of the county in which the sale took place
within 30 days of the date of the sale. The former homeowner or any other owner may claim any or all of that
unclaimed amount within one year from the date of payment to the county by making application to the county
treasurer or other official designated by the county. If the county pays any or all of that unclaimed amount to a
claimant, neither the county nor any officer or employee of the county is liable to any other claimant as to the
amount paid.
(3) Within 30 days of the date of the sale, the management shall submit to the court an accounting of the moneys
received from the sale and the disposition of the money and the items contained in the inventory submitted to
the court pursuant to paragraph (1).
(4) The management shall provide the purchaser at the sale of an abandoned mobilehome with a copy of the
judgment of abandonment and evidence of the sale, as shall be specified by the Department of Housing and
Community Development, which shall register title in the abandoned mobilehome to the purchaser upon
presentation thereof within 20 days of purchase. The sale shall pass title to the purchaser free of any prior
interest, including any security interest or lien, except the lien provided for in Section 18116.1 of the Health &
Safety Code, in the abandoned mobilehome.
(f) To dispose of an abandoned mobilehome, the management shall do all of thefollowing:
(1) (A) Within 10 days following a judgment of abandonment, the management shall enter the abandoned
mobilehome and complete an inventory of the contents and submit the inventory to the court.
(B) Within 10 days following a judgment of abandonment, the management shall post and mail a notice of
intent to dispose of the abandoned
mobilehome and its contents under this section, and announcing the date of disposal, in the same manner
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as provided for the notice of determination of abandonment under subdivision (b). The management shall
also provide notice to the county tax collector in the county in which the mobilehome park is located.
(C) (i) Within 30 days following a judgment of abandonment, the management shall file a notice of disposal
with the Department of Housing and Community
Development in the form and manner as prescribed by the department.
(ii) Notwithstanding any other law, when filing a notice of disposal pursuant to clause (i), the
management shall not be required to pay past or current vehicle license fees required by Section
18115 of the Health and Safety Code or obtain a tax clearance certificated as set forth in Section 5832
of the Revenue and Taxation Code, provided that the management notifies the county tax collector in
the county in which the mobilehome is located of the management’s intent to apply to have the
mobilehome designated for disposal pursuant to this subdivision. The written notice shall be sent to
the county tax collector no less than 10 days after the date of the abandonment judgment by first class
mail, postage prepaid.
(D) At any time prior to the disposal of an abandoned mobilehome or its contents under this section, any
person having a right to possession of the abandoned mobilehome may recover and remove it from the
premises upon payment to the management of all rent or other charges due, including reasonable costs of
storage and other costs awarded by the court. Upon receipt of this payment and removal of the aband oned
mobilehome from the premises pursuant to this subparagraph, the management shall immediately file an
acknowledgment of satisfaction of judgment pursuant to Section 724.030 of the Code of Civil Procedure and
a cancellation of the notice of disposal with the Department of Housing and Community Development.
(2) Following the judgment of abandonment and approval of the notice of disposal by the Department of Housing
and Community Development, but not less than 10 days following the notice of disposal specified in paragraph
(1), the management may dispose of the abandoned mobilehome after obtaining the information required in
subparagraph (A) of paragraph (3).
(3) (A) Within 30 days of the date of the disposal of an abandoned mobilehome and its contents, the
management shall do both of the following:
(i) Submit to the court and the county tax collector in the county in which the mobilehome park is
located a statement that the abandoned mobilehome and its contents were disposed with
supporting documentation.
(ii) (I) Submit to the Department of Housing and Community Development all of the following
information required for completing the disposal process:
(ia) Photographs identifying and demonstrating that the mobilehome was uninhabitable by
the removal or destruction of all appliances and fixtures such as ovens, stoves,
bathroom fixtures, and heating or cooling appliances prior to its being moved.
(ib) A statement of facts as to the condition of the mobilehome when moved, the date it was
moved, and the anticipated site of further dismantling or disposal.
(ic) The name, address, and license number of the person or entity removing the mobilehome
from the mobilehome park.
(II) The information required pursuant to subclause (I) shall be submitted under penalty of perjury.
(B) Within 30 days of the date of the disposal of an abandoned mobilehome or the date of the sale of its
contents, whichever date is later, the management shall submit to the court and the county tax collector in
the county in which the mobilehome park is located an accounting of the moneys received from the sale
and the disposition of the money and the items contained in the inventory submitted to the court pursuant
to paragraph (1) and a statement that the abandoned mobilehome was disposed with supporting
documentation.
(g) Notwithstanding any other law, the management shall not be required to obtain a tax clearance certificate, as set
forth in Section 5832 of the Revenue and Taxation Code, to dispose of an abandoned mobilehome and its contents
pursuant to subdivision (f). However, any sale pursuant to this section shall be subject to the registration
requirements of Section 18100.5 of the Health and Safety Code and the tax clearance certificate requirements of
Section 18092.7 of the Health and Safety Code.
(Amended by Stats. 2015, Chap. 376 (AB 999, Daly), eff. 1/1/2016)
798.62 BUILDING AFTER A WILD FIRE OR NATURAL DISASTER
(a) If a mobilehome park is destroyed as a result of a wildfire or other natural disaster, and management elects to rebuild
the park at the same location, management shall offer a renewed tenancy in the rebuilt mobilehome park to all previous
homeowners in accordance with the following:
(1) The offer of renewed tenancy shall be on substantially the same terms as the previous homeowner’s rental
2024 CALIFORNIA MOBILEHOME RESIDENCY LAW
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agreement that was in existence at the time of the wildfire or other natural disaster. However, management may
adjust terms in the previous rental agreement to reflect costs and expenses to rebuild the park that were incurred
from the time of the disaster until management received a final certificate of occupancy for all spaces in the park.
These costs and expenses may include, but are not limited to, costs associated with demolition, reconstruction, and
environmental remediation, as well as taxes and interest expenses.
(2) Management shall provide the previous homeowner, upon request, a statement listing the costs and expenses
incurred in rebuilding the park and how the costs and expenses relate to the adjustment of terms in the rental
agreement.
(3) The offer shall include an application to accept the renewed tenancy, the terms of the renewed tenancy, the
deposit required to secure the renewed tenancy, and a clear statement of when the offer expires.
(4) Management shall send each previous homeowner the offer by certified mail, at least 240 days before the park is
reopened, to the last postal address for the previous homeowner known to management, which may be the previous
homeowner’s former address within the park. If management has an email address or telephone number for the
previous homeowner, management shall additionally attempt to notify the homeowner of the offer by those means.
(5) A previous homeowner may accept the offer by submitting, within 60 days from the date the homeowner receives
the offer, the application and required deposit to secure the renewed tenancy to management and sign a rental
agreement. If the previous homeowner fails to accept the offer within this time period, then the previous
homeowner’s right to a renewed tenancy under this section is deemed forfeited.
(6) Management shall process applications for renewed tenancy on a first-come-first-served basis.
(7) The previous homeowner shall not transfer the right to a renewed tenancy.
(b) For purposes of this section, “previous homeowner” means a homeowner with a valid tenancy in a mobilehome park at
the time of a wildfire or other natural disaster.
(Added by Chap. 504, Stats. of 2019 (SB 274, Dodd), eff. 1/1/2020)
ARTICLE 7 - TRANSFER OF MOBILEHOME OR MOBILEHOME PARK
798.70 “FOR SALE” SIGNS
(a) A homeowner, an heir, joint tenant, or personal representative of the estate who gains ownership of a mobilehome
in the mobilehome park through the death of the owner of the mobilehome who was a homeowner at the time of his
or her death, or the agent of any such person, may advertise the sale or exchange of his or her mobilehome, or, if not
prohibited by the terms of an agreement with the management, may advertise the rental of his or her mobilehome,
by displaying one sign in the window of the mobilehome, or by one sign posted on the side of the mobilehome facing
the street, or by one sign in front of the mobilehome facing the street, stating that the mobilehome is for sale or
exchange or, if not prohibited, for rent by the owner of the mobilehome or his or her agent. Any such person also may
display one sign conforming to these requirements indicating that the mobilehome is on display for an “open house,”
if allowed by the park. The park may allow open houses and may establish reasonable rules or regulations governing
how an open house may be conducted, including rules regarding the number of houses allowed to be open at one
time, hours, and parking. The sign shall state the name, address, and telephone number of the owner of the
mobilehome or his or her agent and the sign face shall not exceed 24 inches in width and 36 inches in height. Signs
posted in front of a mobilehome pursuant to this section may be of an H-frame, A-frame, L-frame, or generally
accepted yard-arm type design with the sign face perpendicular to, but not extending into, the street. Management
may require the use of a step-in L-frame sign. Homeowners may attach to the sign or their mobilehome tubes or
holders for leaflets that provide information on the mobilehome for sale, exchange, or rent.
(b) This section shall become operative on July 1, 2016.
(Added by Chap. 288, Stats. of 2015 (SB 419, McGuire), eff. 7/1/2016)
798.71 MANAGEMENT SHOWING OR LISTING – PROHIBITIONS
(a) (1) The management may not show or list for sale a manufactured home or mobilehome without first obtaining
the owner’s written authorization. The authorization shall specify the terms and conditions regarding the
showing or listing.
(2) Management may require that a homeowner advise management in writing that his or her manufactured
home or mobilehome is for sale. If management requires that a homeowner advise management in writing that
his or her manufactured home or mobilehome is for sale, failure to comply with this requirement does not
invalidate a transfer.
(b) The management shall prohibit neither the listing nor the sale of a manufactu red home or mobilehome within the
park by the homeowner, an heir, joint tenant, or personal representative of the estate who gains ownership of a
manufactured home or mobilehome in the mobilehome park through the death of the owner of the manufactured
2024 CALIFORNIA MOBILEHOME RESIDENCY LAW
30
home or mobilehome who was a homeowner at the time of his or her death, or the agent of any such person other
than the management. For purposes of this section, “listing” includes advertising the address of the home to the
general public.
(c) The management shall not require the selling homeowner, or an heir, joint tenant, or personal representative of the
estate who gains ownership of a manufactured home or mobilehome in the mobilehome park through the death of
the owner of the manufactured home or mobilehome who was a homeowner at the time of his or her death, to
authorize the management or any other specified broker, dealer, or person to act as the agent in the sale of a
manufactured home or mobilehome as a condition of resale of the home in the park or of management’s approval of
the buyer or prospective homeowner for residency in the park.
(d) The management shall not require a homeowner, who is replacing a mobilehome or manufactured home on a space
in the park, in which he or she resides, to use a specific broker, dealer, or other person as an agent in the purchase of
or installation of the replacement home.
(e) Nothing in this section shall be construed as affecting the provisions of the Health and Safety Code governing the
licensing of manufactured home or mobilehome salespersons or dealers.
(f) This section shall become operative on July 1, 2016.
(Added by Chap. 288, Stats. 2015 (SB 419; McGuire), eff. 7/1/2016)
798.72 NO TRANSFER OR SELLING FEE
(a) The management shall not charge a homeowner, an heir, joint tenant, or personal rep resentative of the estate who
gains ownership of a mobilehome in the mobilehome park through the death of the owner of the mobilehome who
was a homeowner at the time of his or her death, or the agent of any such person a transfer or selling fee as a
condition of a sale of his mobilehome within a park unless the management performs a service in the sale. The
management shall not perform any such service in connection with the sale unless so requested, in writing, by the
homeowner, an heir, joint tenant, or personal representative of the estate who gains ownership of a mobilehome in
the mobilehome park through the death of the owner of the mobilehome who was a homeowner at the time of his or
her death, or the agent of any such person.
(b) The management shall not charge a prospective homeowner or his or her agent, upon purchase of a mobilehome, a
fee as a condition of approval for residency in a park unless the management performs a specific service in the sale.
The management shall not impose a fee, other than for a credit check in accordance with subdivision (b) of Section
798.74, for an interview of a prospective homeowner.
(Amended by Stats. 1989, Chap. 745 (AB 1914, N.Waters), eff. 1/1/1990)
798.73 REMOVAL OF MOBILEHOME UPON SALE TO THIRD PARTY
The management shall not require the removal of a mobilehome from the park in the event of the sale of the mobilehome
to a third party during the term of the homeowner’s rental agreement or in the 60 days following the initial notice required
by paragraph (1) of subdivision (b) of Section 798.55. However, in the event of a sale to a third party, in order to upgrade
the quality of the park, the management may require that a mobilehome be removed from the park where:
(a) It is not a “mobilehome” within the meaning of Section 798.3.
(b) It is more than 20 years old, or more than 25 years old if manufactured after September 15, 1971, and is 20 feet wide
or more, and the mobilehome does not comply with the health and safety standards provided in Sections 18550,
18552, and 18605 of the Health and Safety Code and the regulations established thereunder, as determined following
an inspection by the appropriate enforcement agency, as defined in Section 18207 of the Health and Safety Code.
(c) The mobilehome is more than 17 years old, or more than 25 years old if manufactured after September 15, 1971, and
is less than 20 feet wide, and the mobilehome does not comply with the construction and safety standards under
Sections 18550, 18552, and 18605 of the Health and Safety Code and the regulations established thereunder, as
determined following an inspection by the appropriate enforcement agency, as defined in Section 18207 of the Health
and Safety Code.
(d) It is in a significantly rundown condition or in disrepair, as determined by the general condition of th e mobilehome
and its acceptability to the health and safety of the occupants and to the public, exclusive of its age. The management
shall use reasonable discretion in determining the general condition of the mobilehome and its accessory structures.
The management shall bear the burden of demonstrating that the mobilehome is in a significantly rundown condition
or in disrepair. The management of the park may not require repairs or improvements to the park space or property
owned by the management, except for damage caused by the actions or negligence of the homeowner or an agent of
the homeowner.
(e) The management shall not require a mobilehome to be removed from the park, pursuant to this section, unless the
management has provided to the homeowner notice particularly specifying the condition that permits the removal of
the mobilehome.
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(Amended by Stats. 2008, Chap. 179 (SB 1498, Committee on Judiciary), eff. 1/1/2009)
The following intent language appears in Section 3 of AB 682 (Chap. 561, Stat. 2004) but not in this code:
“This act is not intended to provide the purchaser of a mobilehome a right to a tenancy in a mobilehome park when the selling tenant
has had his or her tenancy terminated pursuant to subdivision (f) or (g) of Section 798.56 of the Civil Code.”
The following intent language appears in Section 4 of AB 682 (Chap. 561, Stat. 2004) but not in this code:
“This act is not intended to affect park management’s existing rights and remedies to recover unpaid rent, utility charges, or
reasonable incidental charges, and may not be construed to provide for an exclusive remedy.”
798.73.5 HOME UPGRADES ON RESALE
(a) In the case of a sale or transfer of a mobilehome that will remain in the park, the management may only require
repairs or improvements to the mobilehome, its appurtenances, or an accessory structure that meet all of the
following conditions:
(1) Except as provided by Section 798.83, the repair or improvement is to the mobilehome, its appurtenances, or an
accessory structure that is not owned and installed by the management.
(2) The repair or improvement is based upon or is required by a local ordinance or state statute or regulation
relating to mobilehomes, or a rule or regulation of the mobilehome park that implements or enforces a local
ordinance or a state statute or regulation relating to mobilehomes.
(3) The repair or improvement relates to the exterior of the mobilehome, its appurtenances, or an accessory
structure that is not owned and installed by the management.
(b) The management, in the case of sale or transfer of a mobilehome that will remain in the park, shall provide a
homeowner with a written summary of repairs or improvements that management requires to the mobilehome, its
appurtenances, or an accessory structure that is not owned and installed by the management no later than 10
business days following the receipt of a request for this information, as part of the notice required by Section 798.59.
This summary shall include specific references to park rules and regulations, local ordinances, and state s tatutes and
regulations relating to mobilehomes upon which the request for repair or improvement is based.
(c) The provisions of this section enacted at the 1999–2000 Regular Session of the Legislature are declarative of existing
law as they pertain to allowing park management to enforce park rules and regulations; these provisions specifically
limit repairs and improvements that can be required of a homeowner by park management at the time of sale or
transfer to the same repairs and improvements that can be required during any other time of aresidency.
(Added by Stats. 2000, Chap. 554 (AB 2239, Corbett), eff. 1/1/2001)
798.74 MANAGEMENT APPROVAL OF BUYER; CREDIT RATING REFUND
(a) The management may require the right of prior approval of a prospective purchaser of a mobilehome that will remain
in the park.
(b) (1) A selling homeowner or their agent shall give notice of a sale of a mobilehome that will remain in the park to
management before the close of the sale.
(2) Management shall, within 15 days, provide the seller and the prospective purchaser both of the following, in
writing, upon receiving the notice required in paragraph (1):
(A) The standards that management customarily utilizes to approve a tenancy application, including the minimum
reported credit score from a consumer credit reporting agency that management requires for approval.
(B) A list of all documentation that management will require to determine if the prospective purchaser will qualify for
tenancy in the park.
(c) Management shall not withhold approval from a prospective purchase of a mobilehome unless any of the
following apply:
(1) Management reasonably determines that, based upon the purchaser’s prior tenancies, they will not comply with
the rules and regulations of the park.
(2) The purchaser does not have the financial ability to pay the rent, estimated utilities, and other charges of the park.
(3) The purchaser has committed fraud, deceit, or concealment of material facts during the application process.
(d) In determining whether the prospective purchaser has the financial ability t o pay the rent and charges of the park
pursuant to paragraph (2) of subdivision (c), the management may require the prospective purchaser to document the
amount and source of their gross monthly income or means of financial support. However management shall not require
the prospective purchaser to submit any of the following:
(1) Documentation beyond that disclosed pursuant to subparagraph (B) of paragraph (2) of subdivision (b)
(2) Copies of any personal income tax returns.
(e) (1) Within 15 business days of receiving all of the information requested from the prospective purchaser, the
management shall notify the seller and the prospective purchaser , in writing, of either acceptance or rejection of the
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application. During this 15-day period, the prospective purchaser shall comply with the management’s request, if any, for a
personal interview.
(2) (A) If management rejects the application, management shall state the reason for the rejection in accordance with
subdivision (c). If the rejection is based upon an alleged lack of financial ability to pay the rent, estimated utilities, and
other charges of the park, as described in paragraph (2) of subdivision (c), the prospective purchaser may elect to provide
additional financial or asset information to management to demonstrate their financial ability to pay the rent, estimated
utilities, and other charges of the park. For purposes of this paragraph, “additional financial information” includes, but is
not limited to, the following:
(i) Savings accounts.
(ii) Certificates of deposit.
(iii) Stock portfolios.
(iv) Trust interests of which the purchaser is a beneficiary.
(v) Real property.
(vi) Similar financial assets that can be liquidated or sold.
(B) If the prospective purchaser elects to provide additional financial and asset information specified in subparag raph
(A), management shall consider the information together with the prospective purchaser’s gross monthly income to
determine whether the purchaser has the financial ability to pay the rent, estimated utilities, and other charges of the
park.
(C) If a prospective purchaser provides additional financial and asset information, management may also consider
any liabilities of the prospective purchaser when making a final determination of the prospective purchaser’s ability to
pay the rent, estimated utilities, and other charges of the park under this subdivision.
(f) If the management collects a fee or charge from a prospective purchaser of a mobilehome in order to obtain a
financial report or credit rating, the full amount of the fee or charge shall be credited towa rd payment of the first
month’s rent for that mobilehome purchaser. If, for whatever reason, the prospective purchaser is rejected by the
management, the management shall refund to the prospective purchaser the full amount of that fee or charge within
30 days from the date of rejection. If the prospective purchaser is approved by the management, but, for whatever
reason, the prospective purchaser elects not to purchase the mobilehome, the management may retain the fee, or a
portion thereof, to defray its administrative costs under this section.
(g) Management may be held liable by the selling homeowner for any and all damages proximately caused by
management’s failure to comply with this section.
(h) For purposes of this section:
(1) “Charges” means all charges authorized and imposed by management under Section 798.31.
(2) “Consumer credit reporting agency” has the same meaning as defined in subdivision (d) of Section 1785.3.
(3) “Credit score” has the same meaning as defined in subdivision (b) of Section 1785.15.1.
(Added by Stat. 2019, Chap. 504 (SB 274,Dodd), eff. 1/1/2020)
798.74.4 MOBILEHOME RESALE DISCLOSURE TO NEW BUYER
The transfer or sale of a manufactured home or mobilehome in a mobilehome park is subject to the transfer disclosure
requirements and provisions set forth in Article 1.5 (commencing with Section 1102) of Chapter 2 of Title 4 of Part 4 of the
Civil Code. The requirements include, but are not limited to, the use of the Manufactured Home and Mobilehome Transfer
Disclosure Statement set forth in Section 1102.6d of the Civil Code.
(Added by Stats. 2003, Chap. 249 (SB 116, Dunn), eff. 1/1/2004)
798.74.5 RENT DISCLOSURE TO PROSPECTIVE HOMEOWNERS
(a) Within two business days of receiving a request from a prospective homeowner for an application for residency for a
specific space within a mobilehome park, if the management has been advised that the mobilehome occupying that
space is for sale, the management shall give the prospective homeowner a separate document in at least 12-point
type entitled ‘‘INFORMATION FOR PROSPECTIVE HOMEOWNERS,’’ which includes the following statements:
“As a prospective homeowner you are being provided with certain information you should know prior to applying
for tenancy in a mobilehome park. This is not meant to be a complete list of information.
Owning a home in a mobilehome park incorporates the dual role of ‘‘homeowner’’ (the owner of the home) and
park resident or tenant (also called a ‘‘homeowner’’ in the Mobilehome Residency Law). As a homeowner under the
Mobilehome Residency Law, you will be responsible for paying the amount necessary to rent the space for your home,
in addition to other fees and charges described below. You must also follow certain rules and regulations to reside in
the park.
If you are approved for tenancy, and your tenancy commences within the next 30 days, your beginning monthly
2024 CALIFORNIA MOBILEHOME RESIDENCY LAW
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rent will be $ (must be completed by the management) for space number (must be completed by the
management). Additional information regarding future rent or fee increases may also be provided.
In addition to the monthly rent, you will be obligated to pay to the park the following additional fees and charges
listed below. Other fees or charges may apply depending upon your specific requests. Metered utility charges are
based on use.
(Management shall describe the fee or charge and a good faith estimate of each fee or charge.)
Some spaces are governed by an ordinance, rule, regulation, or initiative measure that limits or restricts rents in
mobilehome parks. These laws are commonly known as “rent control.” Prospective purchasers who do not occupy
the mobilehome as their principal residence may be subject to rent levels which are not governed by these laws. (Civil
Code Section 798.21) Long-term leases specify rent increases during the term of the lease. By signing a rental
agreement or lease for a term of more than one year, you may be removing your rental space from a local rent control
ordinance during the term, or any extension, of the lease if a local rent control ordinance is in effect for the area in
which the space is located.
A fully executed lease or rental agreement, or a statement signed by the park’s management and by you stating
that you and the management have agreed to the terms and conditions of a rental agreement, is required to complete
the sale or escrow process of the home. You have no rights to tenancy without a properly executed lease or
agreement or that statement. (Civil Code Section 798.75)
If the management collects a fee or charge from you in order to obtain a financial report or credit rating, the full
amount of the fee or charge will be either credited toward your first month’s rent or, if you are rejected for any
reason, refunded to you. However, if you are approved by management, but, for whatever reason, you elect not to
purchase the mobilehome, the management may retain the fee to defray its administrative costs. (Civil Code Section
798.74)
We encourage you to request from management a copy of the lease or rental agreement, the park’s rules and
regulations, and a copy of the Mobilehome Residency Law. Upon request, park management will provide you a copy
of each document. We urge you to read these documents before making the decision that you want to become a
mobilehome park resident.
Dated:
Signature of Park Manager:
Acknowledge Receipt by Prospective Homeowner:
(b) Management shall provide a prospective homeowner, upon his or her request, with a copy of the rules and
regulations of the park and with a copy of this chapter.
(Amended by Stats. 2012, Chap. 337 (AB 317, Calderon), eff. 10/1/2013)
798.75 RENTAL AGREEMENT REQUIRED FOR PARK OCCUPANCY
(a) An escrow, sale, or transfer agreement involving a mobilehome located in a park at the time of the sale, where the
mobilehome is to remain in the park, shall contain a copy of either a fully executed rental agreement or a statement
signed by the park’s management and the prospective homeowner that the parties have agreed to the terms and
conditions of a rental agreement.
(b) In the event the purchaser fails to execute the rental agreement, the purchaser shall not have any rights of tenancy.
(c) In the event that an occupant of a mobilehome has no rights of ten ancy and is not otherwise entitled to occupy the
mobilehome pursuant to this chapter, the occupant is considered an unlawful occupant if, after a demand is made for
the surrender of the mobilehome park site, for a period of five days, the occupant refuses to surrender the site to the
mobilehome park management. In the event the unlawful occupant fails to comply with the demand, the unlawful
occupant shall be subject to the proceedings set forth in Chapter 4 (commencing with Section 1159) of Title 3 of Part 3
of the Code of Civil Procedure.
(d) The occupant of the mobilehome shall not be considered an unlawful occupant and shall not be subject to the
provisions of subdivision (c) if all of the following conditions are present:
(1) The occupant is the registered owner of the mobilehome.
(2) The management has determined that the occupant has the financial ability to pay the rent and charges of the
park, will comply with the rules and regulations of the park, based on the occupant’s prior tenancies, and will
comply with this article.
(3) The management failed or refused to offer the occupant a rental agreement.
(Amended by Stats. 1990, Chap. 645 (SB 2340, Kopp), eff. 1/1/1991)
798.75.5 MOBILEHOME PARK DISCLOSURE FORM
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(a) The management shall provide a prospective homeowner with a completed written disclosure form concerning the
park described in subdivision (b) at least three days prior to execution of a rental agreement or statement signed by
the park management and the prospective homeowner that the parties have agreed to the term s and conditions of
the rental agreement. The management shall update the information on the disclosure form annually, or, in the event
of a material change in the condition of the mobilehome park, at the time of the material change in that condition.
(b) The written disclosure form shall read as follows:
(see next page)
2024 CALIFORNIA MOBILEHOME RESIDENCY LAW
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Mobilehome Park Rental Agreement Disclosure Form
THIS DISCLOSURE STATEMENT CONCERNS THE MOBILEHOME PARKKNOWN AS LOCATED AT
(park name) (park address)
IN THE CITY OF COUNTY ,
STATE OF CALIFORNIA.
THIS STATEMENT IS A DISCLOSURE OF THE CONDITION OF THE PARK AND PARK COMMON AREAS AS OF (date) IN COMPLIANCE WITH
SECTION 798.75.5 OF THE CIVIL CODE.
IT IS NOT A WARRANTY OF ANY KIND BY THE MOBILEHOME PARK OWNER OR PARK MANAGEMENT AND IS NOT A SUBSTITUTE FOR ANY INSPECTION BY
THE PROSPECTIVE HOMEOWNER/LESSEE OF THE SPACE TO BE RENTED OR LEASED OR OF THE PARK, INCLUDING ALL COMMON AREAS REFERENCED IN
THIS STATEMENT. THIS STATEMENT DOES NOT CREATE ANY NEW DUTY OR NEW LIABILITY ON THE PART OF THE MOBILEHOME PARK OWNER OR
MOBILEHOME PARK MANAGEMENT OR AFFECT ANY DUTIES THAT MAY HAVE EXISTED PRIOR TO THE ENACTMENT OF SECTION 798.75.5 OF THE CIVIL
CODE, OTHER THAN THE DUTY TO DISCLOSE THE INFORMATION REQUIRED BY THE STATEMENT.
Are you (the mobilehome park owner/mobilehome park manager) aware of any of the following:
A. Park or
common area
facilities?
B. Does the
park contain
this facility?
C. Is the facility
in operation?
D. Does the
facility have
any known
substantial
defects?
E. Are there any
uncorrected park
citations or notices
of abatement
relating to the
facilities issued by a
public agency?
F. Is there any
substantial,
uncorrected
damage to the
facility from fire,
flood, earth-
quake, or
landslides?
G. Are there any
pending lawsuits
by or against the
park affecting
the facilities or
alleging defects
in the facilities?
H. Is there any
encroachment,
easement, non-
conforming use, or
violation of setback
requirements
regarding this park
common area
facility?
Yes No Yes No Yes No Yes No Yes No Yes No Yes No
Clubhouse
Walkways
Streets, roads
and access
Electric utility
system
Water utility
system
Gas utility
System
Common area
lighting system
Septic or
sewer system
Playground
RV storage
Parking areas
Swimming
pool
Spa pool
Laundry
Other common
area facilities*
*If there are other important park or common area facilities, please specify (attach additional sheets if necessary):
If any item in C is checked “no”, or any item in D, E, F, G, or H is checked “yes”, please explain (attach additional sheets if necessary):
The mobilehome park owner/park manager states that the information herein has been delivered to the prospective homeowner/lessee a minimum of
three days prior to execution of a rental agreement and is true and correct to the best of the park owner/park manager’s knowledge as of the date signed
by the park owner/manager.
Park Owner/Manager: By: Date:
print name signature
2024 CALIFORNIA MOBILEHOME RESIDENCY LAW
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I/WE ACKNOWLEDGE RECEIPT OF A COMPLETED COPY OF THE PARK OWNER/MANAGER STATEMENT.
Prospective Homeowner
Lessee
Date: _
Park Owner/Manager Title
Prospective Homeowner
Lessee
Date:
Park Owner/Manager Title
(Added by Stats 1999, Chap. 517 (SB 534, Dunn), eff. 1/1/2000)
798.76 SENIOR ONLY RESTRICTIONS
The management may require that a prospective purchaser comply with any rule or regu lation limiting residency based on
age requirements for housing for older persons, provided that the rule or regulation complies with the federal Fair Housing
Act as amended by Public Law 104-76 and implementing regulations.
(Amended by Stats. 1996, Chap. 61 (SB 1585, Craven), eff. 6/10/1996)
798.77 NO WAIVER OF RIGHTS
No rental or sale agreement shall contain a provision by which the purchaser or homeowner waives his or her rights under
this chapter. Any such waiver shall be deemed contrary to public policy and shall be void and unenforceable.
(Amended by Stats. 1983, Chap. 519 (AB 1052, Bader), eff. 1/1/1984)
798.78 RIGHTS OF HEIR OR JOINT TENANT OF OWNER
(a) An heir, joint tenant, or personal representative of the estate who gains ownership of a mobilehome in the
mobilehome park through the death of the owner of the mobilehome who was a homeowner at the time of his or her
death shall have the right to sell the mobilehome to a third party in accordance with the provisions of this article, but
only if all the homeowner’s responsibilities and liabilities to the management regarding rent, utilities, and reasonable
maintenance of the mobilehome and its premises which have arisen after the death of the homeowner have been
satisfied as they have accrued pursuant to the rental agreement in effect at the time of the death of the homeowner
up until the date the mobilehome is resold.
(b) In the event that the heir, joint tenant, or personal representative of the estate does not satisfy the requirements of
subdivision (a) with respect to the satisfaction of the homeowner’s responsibilities and liabilities to the management
which accrue pursuant to the rental agreement in effect at the time of the death of the homeowner, the management
shall have the right to require the removal of the mobilehome from the park.
(c) Prior to the sale of a mobilehome by an heir, joint tenant, or personal representative of the estate, that individual may
replace the existing mobilehome with another mobilehome, either new or used, or repair the existing mobilehome so
that the mobilehome to be sold complies with health and safety standards provided in Sections 18550, 18552, and
18605 of the Health and Safety Code, and the regulations established thereunder. In the event the mobilehome is to
be replaced, the replacement mobilehome shall also meet current standards of the park as contained in the park’s
most recent written requirements issued to prospective homeowners.
(d) In the event the heir, joint tenant, or personal representative of the estate desires to establish a tenancy in the park,
that individual shall comply with those provisions of this article which identify the requirements for a prospective
purchaser of a mobilehome that remains in the park.
(Amended by Stats. 1989, Chap. 745 (AB 1914, N.Waters), eff. 1/1/1990)
798.79 REPOSSESSION OF MOBILEHOME; SALE TO THIRD PARTY
(a) Any legal owner or junior lienholder who forecloses on his or her security interest in a mobilehome located in a
mobilehome park shall have the right to sell the mobilehome within the park to a third party in accordance with this
article, but only if all the homeowner’s responsibilities and liabilities to the management regarding rent, utilities, and
reasonable maintenance of a mobilehome and its premises are satisfied by the foreclosing creditor as they ac crue
through the date the mobilehome is resold.
(b) In the event the legal owner or junior lienholder has received from the management a copy of the notice of
termination of tenancy for nonpayment of rent or other charges, the foreclosing creditor’s right to s ell the
(c) mobilehome within the park to a third party shall also be governed by Section 798.56a.
(Amended by Stats. 1991, Chap. 190 (AB 600, Chacon), eff. 1/1/1992)
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798.80 SALE OF PARK - NOTICE BY MANAGEMENT
(a) Not less than 30 days nor more than one year prior to an owner of a mobilehome park entering into a written listing
agreement with a licensed real estate broker, as defined in Article 1 (commencing with Section 10130) of Chapter 3 of
Part 1 of Division 4 of the Business and Professions Code, for the sale of the park, or offering to sell the park to any
party, the owner shall provide written notice of his or her intention to sell the mobilehome park by first -class mail or
by personal delivery to the president, secretary, and treasurer of any resident organizat ion formed by homeowners in
the mobilehome park as a nonprofit corporation, pursuant to Section 23701v of the Revenue & Taxation Code, stock
cooperative corporation, or other entity for purposes of converting the mobilehome park to condominium or stock
cooperative ownership interests and for purchasing the mobilehome park from the management of the mobilehome
park. An offer to sell a park shall not be construed as an offer under this subdivision unless it is initiated by the park
owner or agent.
(b) An owner of a mobilehome park shall not be required to comply with subdivision (a) unless the following conditions
are met:
(1) The resident organization has first furnished the park owner or park manager a written notice of the name and
address of the president, secretary, and treasurer of the resident organization to whom the notice of sale shall be
given.
(2) The resident organization has first notified the park owner or manager in writing that the park residents are
interested in purchasing the park. The initial notice by the resident organization shall be made prior to a written
listing or offer to sell the park by the park owner, and the resident organization shall give subsequent notice
once each year thereafter that the park residents are interested in purchasing the park.
(3) The resident organization has furnished the park owner or park manager a written notice, within five days, of any
change in the name or address of the officers of the resident organization to whom the notice of sale shall be
given.
(c) Nothing in this section affects the validity of title to real property transferred in violation of this section, although a
violation shall subject the seller to civil action pursuant to Article 8 (commencing with Section 798.84) by homeowner
residents of the park or resident organization.
(d) Nothing in this section affects the ability of a licensed real estate broker, as defined in Article 1 (commencing with
Section 10130) of Chapter 3 of Part 1 of Division 4 of the Business and Professions Code, to collect a commission
pursuant to an executed contract between the broker and the mobilehome park owner.
(e) Subdivision (a) does not apply to any of the following:
(1) Any sale or other transfer by a park owner who is a natural person to any relation specified in Section 6401 or
6402 of the Probate Code.
(2) Any transfer by gift, devise, or operation of law.
(3) Any transfer by a corporation to an affiliate. As used in this paragraph, “affiliate” means any shareholder of the
transferring corporation, any corporation or entity owned or controlled, directly or indirectly, by the transferring
corporation, or any other corporation or entity controlled, directly or indirectly, by any shareholder of the
transferring corporation.
(4) Any transfer by a partnership to any of its partners.
(5) Any conveyance resulting from the judicial or nonjudicial foreclosure of a mortgage or deed of trust encumbering
a mobilehome park or any deed given in lieu of such a foreclosure.
(6) Any sale or transfer between or among joint tenants or tenants in common owning a mobilehome park.
(7) The purchase of a mobilehome park by a governmental entity under its powers of eminent domain.
(Amended by Stats. 1994, Chap. 219 (AB 1280, Craven), eff. 1/1/1995)
798.81 LISTING OR SALES - PROHIBITIONS
The management 1) shall not prohibit the listing or sale of a used mobilehome within the park by the homeowner, an heir,
joint tenant, or personal representative of the estate who gains ownership of a mobilehome in the mobilehome park
through the death of the owner of the mobilehome who was a homeowner at the time o f his or her death, or the agent of
any such person other than the management, 2) nor require the selling homeowner to authorize the management to act as
the agent in the sale of a mobilehome as a condition of approval of the buyer or prospective homeowner for residency in
the park.
(Amended by Stats. 1989, Chap. 745 (AB 1914, N.Waters), eff. 1/1/1990)
798.82 SCHOOL IMPACT FEE DISCLOSURE
The management, at the time of an application for residency, shall disclose in writing to any person who proposes to
purchase or install a manufactured home or mobilehome on a space, on which the construction of the pad or foundation
2024 CALIFORNIA MOBILEHOME RESIDENCY LAW
38
system commenced after September 1, 1986, and no other manufactured home or mobilehome was previously located,
installed, or occupied, that the manufactured home or mobilehome may be subject to a school facilities fee under Sections
53080 and 53080.4 of, and Chapter 4.9 (commencing with Section 65995) of Division 1 of Title 7 of the Government Code.
(Added by Stats. 1994, Chap. 983 (SB 1461, Craven), eff. 1/1/1995)
798.83 HOMEOWNER REPAIR OF THE SPACE
In the case of a sale or transfer of a mobilehome that will remain in the park, the management of the park shall not require
repairs or improvements to the park space or property owned by the management, excep t for damage caused by the
actions or negligence of the homeowner or an agent of the homeowner.
(Added by Stats. 1997, Chap. 367 (AB 672, Honda), eff.1/1/1998)
ARTICLE 8 - ACTIONS, PROCEEDINGS, ANDPENALTIES
798.84 NOTICE OF LAWSUIT FOR FAILURE TO MAINTAIN
(a) No action based upon the management’s alleged failure to maintain the physical improvements in the common
facilities in good working order or condition or alleged reduction of service may be commenced by a homeowner
unless the management has been given at least 30 days’ prior notice of the intention to commence the action.
(b) The notice shall be in writing, signed by the homeowner or homeowners making the allegations, and shall notify the
management of the basis of the claim, the specific allegations, and the remedies requested. A notice by one
homeowner shall be deemed to be sufficient notice of the specific allegation to the management of the park by all of
the homeowners in the park.
(c) The notice may be served in the manner prescribed in Chapter 5 (commencing with Section 1010) of Title 14 of Part 2
of the Code of Civil Procedure.
(d) For purposes of this section, management shall be deemed to be notified of an alleged failure to maintain the physical
improvements in the common facilities in good working order or condition or of an alleged reduction of services upon
substantial compliance by the homeowner or homeowners with the provisions of subdivisions (b) and (c), or when
management has been notified of the alleged failure to maintain or the alleged reduction of servi ces by a state or
local agency.
(e) If the notice is served within 30 days of the expiration of the applicable statute of limitations, the time for the
commencement of the action shall be extended 30 days from the service of the notice.
(f) This section does not apply to actions for personal injury or wrongful death.
(Added by stats. 1988, Chap. 1592 (AB 4012, Costa), eff. 1/1/1989)
798.85 ATTORNEY’S FEES AND COSTS
In any action arising out of the provisions of this chapter the prevailing party shall be entitled to reaso nable attorney’s fees
and costs. A party shall be deemed a prevailing party for the purposes of this section if the judgment is rendered in his or
her favor or where the litigation is dismissed in his or her favor prior to or during the trial, unless the p arties otherwise
agree in the settlement or compromise.
(Amended by Stats. 1983, Chap. 519 (AB 1052, Bader), eff. 1/1/1984)
798.86 MANAGEMENT PENALTY FOR WILLFUL VIOLATION
(a) If a homeowner or former homeowner of a park is the prevailing party in a civil action, including a small claims court
action, against the management to enforce his or her rights under this chapter, the homeowner, in addition to
damages afforded by law, may, in the discretion of the court, be awarded an amount not to exceed two thousand
dollars ($2,000) for each willful violation of this chapter by the management.
(b) A homeowner or former homeowner of a park who is the prevailing party in a civil action against management to
enforce his or her rights under this chapter may be awarded either punitive damages pursuant to Section 3294 of the
Civil Code or the statutory penalty provided by subdivision (a).
(Amended by Stats. 2003, Chap. 98 (AB 693, Corbett), eff. 1/1/2004)
798.87 PUBLIC NUISANCES AND ABATEMENT
(a) The substantial failure of the management to provide and maintain physical improvements in the common facilities in
good working order and condition shall be deemed a public nuisance. Notwithstanding Section 3491, such a nuisance
may only be remedied by a civil action or abatement.
(b) The substantial violation of a mobilehome park rule shall be deemed a public nuisance. Notwithstanding Section
3491, this nuisance may only be remedied by a civil action or abatement.
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(c) A civil action pursuant to this section may be brought by a park resident, the park management, or in the name of the
people of the State of California, by any of the following:
(1) The district attorney or the county counsel of the jurisdiction in which the park, or the greater portion of the
park, is located.
(2) The city attorney or city prosecutor if the park is located within the jurisdiction of the city.
(3) The Attorney General.
(Amended by Stats. 2002, Chap. 141 (AB 2382, Corbett), eff. 1/1/2003)
798.88 INJUNCTION FOR VIOLATION OF PARK RULES
(a) In addition to any right under Article 6 (commencing with Section 798.55) to terminate the tenancy of a homeowner,
any person in violation of a reasonable rule or regulation of a mobilehome park may be enjoined from the violation as
provided in this section.
(b) A petition for an order enjoining a continuing or recurring violation of any reasonable rule or regulation of a
mobilehome park may be filed by the management thereof within the limited jurisdiction of the superior court of the
county in which the mobilehome park is located. At the time of filing the petition, the petitioner may obtain a
temporary restraining order in accordance with subdivision (a) of Section 527 of the Code of Civil Procedure. A
temporary order restraining the violation may be granted, with notice, upon the petitioner’s affidavit showing to the
satisfaction of the court reasonable proof of a continuing or recurring violation of a rule or regulation of the
mobilehome park by the named homeowner or resident and that great or irreparable harm would result to the
management or other homeowners or residents of the park from continuance or recurrence of theviolation.
(c) A temporary restraining order granted pursuant to this subdivision shall be personally served upon the respondent
homeowner or resident with the petition for injunction and notice of hearing the reon. The restraining order shall
remain in effect for a period not to exceed 15 days, except as modified or sooner terminated by the court.
(d) Within 15 days of filing the petition for an injunction, a hearing shall be held thereon. If the court, by clear an d
convincing evidence, finds the existence of a continuing or recurring violation of a reasonable rule or regulation of the
mobilehome park, the court shall issue an injunction prohibiting the violation. The duration of the injunction shall not
exceed three years.
(e) However, not more than three months prior to the expiration of an injunction issued pursuant to this section, the
management of the mobilehome park may petition under this section for a new injunction where there has been
recurring or continuous violation of the injunction or there is a threat of future violation of the mobilehome park’s
rules upon termination of the injunction.
(f) Nothing shall preclude a party to an action under this section from appearing through legal counsel or in propria
persona.
(g) The remedy provided by this section is nonexclusive and nothing in this section shall be construed to preclude or limit
any rights the management of a mobilehome park may have to terminate a tenancy.
(Amended by Stats. 2015, Chap. 176 (SB 244, Vidak), eff. 1/1/2016)
ARTICLE 9 - SUBDIVISIONS, COOPERATIVES, CONDOMINIUMS & RESIDENT-OWNED PARKS
799 DEFINITIONS
As used in this article:
(a) “Ownership or management” means the ownership or management of a subdivision, cooperative, or condominium for
mobilehomes, or of a resident-owned mobilehome park.
(b) “Resident” means a person who maintains a residence in a subdivision, cooperative, or condominium for
mobilehomes, or a resident-owned mobilehome park.
(c) “Resident-owned mobilehome park” means any entity other than a subdivision, cooperative, or condominium for
mobilehomes, through which the residents have an ownership interest in the mobilehome park.
(Amended by Stats. 1997, Chap. 72 (SB 484, Craven), eff. 1/1/1998)
799.1 RIGHTS GOVERNED
(a) Except as provided in subdivision (b), th is article shall govern the rights of a resident who has an ownership interest in
the subdivision, cooperative, or condominium for mobilehomes, or a resident-owned mobilehome park in which his or
her mobilehome is located or installed. In a subdivision, cooperative, or condominium for mobilehomes, or a
resident-owned mobilehome park, Articles 1(commencing with Section 798) to Article 8 (commencing with Section
798.84), inclusive, shall apply only to a resident who does not have an ownership interest in the subdivision,
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cooperative, or condominium for mobilehomes, or the resident -owned mobilehome park, in which his or her
mobilehome is located or installed.
(b) Notwithstanding subdivision (a), in a mobilehome park owned and operated by a nonprofit mutual benefi t
corporation, established pursuant to Section 11010.8 of the Business and Professions Code, whose members consist
of park residents where there is no recorded subdivision declaration or condominium plan, Article 1 (commencing
with Section 798) to Article 8 (commencing with Section 798.84), inclusive, shall govern the rights of members who
are residents who rent their space from the corporation.
(Amended by Stats. 2012, Chap. 492 (SB 1421, Correa), eff. 9/23/2012)
799.1.5 ADVERTISING SALE OF HOME; “FOR SALE” SIGNS
A homeowner or resident, or an heir, joint tenant, or personal representative of the estate who gains ownership of a
mobilehome through the death of the resident of the mobilehome who was a resident at the time of his or her death, or
the agent of any of those persons, may advertise the sale or exchange of his or her mobilehome or, if not prohibited by the
terms of an agreement with the management or ownership, may advertise the rental of his or her mobilehome by
displaying a sign in the window of the mobilehome, or by a sign posted on the side of the mobilehome facing the street, or
by a sign in front of the mobilehome facing the street, stating that the mobilehome is for sale or exchange or, if not
prohibited, for rent by the owner of the mobileho me or his or her agent. Any such person also may display a sign
conforming to these requirements indicating that the mobilehome is on display for an “open house,” unless the park rules
prohibit the display of an open house sign. The sign shall state the na me, address, and telephone number of the owner of
the mobilehome or his or her agent. The sign face may not exceed 24 inches in width and 36 inches in height. Signs posted
in front of a mobilehome pursuant to this section may be of an H-frame or A-frame design with the sign face perpendicular
to, but not extending into, the street. A homeowner or resident, or an heir, joint tenant, or personal representative of the
estate who gains ownership of a mobilehome through the death of the resident of the mobilehom e who was a resident at
the time of his or her death, or the agent of any of those persons, may attach to the sign or their mobilehome tubes or
holders for leaflets that provide information on the mobilehome for sale, exchange, or rent.
(Amended by Stats. 2005, Chap. 22 (SB 1108, Committee on Judiciary), eff. 1/1/2006)
799.2 LISTING OR SHOWING OF HOME BY PARK MANAGEMENT
The ownership or management shall not show or list for sale a mobilehome owned by a resident without first obtaining the
resident’s written authorization. The authorization shall specify the terms and conditions regarding the showing or listing.
Nothing contained in this section shall be construed to affect the provisions of the Health and Safety Code governing the
licensing of mobilehome salesmen.
(Amended by Stats. 1983, Chap. 519 (AB 1052, Bader), eff. 1/1/1984)
799.2.5 MANAGEMENT ENTRY INTO HOME
(a) Except as provided in subdivision (b), the ownership or management shall have no right of entry to a mobilehome
without the prior written consent of the resident. The consent may be revoked in writing by the resident at any time.
The ownership or management shall have a right of entry upon the land upon which a mobilehome is situated for
maintenance of utilities, trees, and driveways, for maintenance of the premises in accordance with the rules and
regulations of the subdivision, cooperative, or condominium for mobilehomes, or resident -owned mobilehome park
when the homeowner or resident fails to so maintain the premises, and protection of the subdivision, cooperative, or
condominium for mobilehomes, or resident-owned mobilehome park at any reasonable time, but not in a manner or
at a time that would interfere with the resident's quiet enjoyment.
(b) The ownership or management may enter a mobilehome without the prior written consent of the resident in case of
an emergency or when the resident has abandoned the mobilehome.
(Amended by Stats. 2006, Chap. 538 (SB 1852, Committee on Judiciary), eff. 1/1/2007)
799.3 REMOVAL OF MOBILEHOME UPON THIRD PARTY SALE
The ownership or management shall not require the removal of a mobilehome from a subdivision, cooperative, or
condominium for mobilehomes, or resident-owned mobilehome park in the event of its sale to a third party.
(Amended by Stats. 1997, Chap. 72 (SB 484, Craven), eff. 1/1/1998)
799.4 WITHHOLDING PRIOR APPROVAL OF PURCHASER
The ownership or management may require the right to prior approval of the purchaser of a mobilehome that will remain
in the subdivision, cooperative or condominium for mobilehomes, or resident-owned mobilehome park and that the selling
resident or his or her agent give notice of the sale to the ownership or management before the close of the sale. Approval
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cannot be withheld if the purchaser has the financial ability to pay the fees and charges o f the subdivision, cooperative, or
condominium for mobilehomes, or resident-owned mobilehome park unless the ownership or management reasonably
determines that, based on the purchaser’s prior residences, he or she will not comply with the rules and regulations of the
subdivision, cooperative or condominium for mobilehomes, or resident-owned mobilehome park.
(Amended by Stats. 1997, Chap. 72 (SB 484, Craven), eff. 1/1/1998)
799.5 SENIOR-ONLY RESTRICTIONS
The ownership or management may require that a purchaser of a mobilehome that will remain in the subdivision,
cooperative, or condominium for mobilehomes, or resident -owned mobilehome park comply with any rule or regulation
limiting residency based on age requirements for housing for older persons, provided that the rule or regulation complies
with the provisions of the federal Fair Housing Act, as amended by Public Law 104-76, and implementing regulations.
(Amended by Stats. 1997, Chap. 72 (SB 484, Craven), eff. 1/1/1998)
799.6 NO WAIVER OF RIGHTS
No agreement shall contain any provision by which the purchaser waives his or her rights under the provisions of this
article. Any such waiver shall be deemed contrary to public policy and void and unenforceable.
(Amended by Stats. 1983, Chap. 519 (AB 1052, Bader), eff. 1/1/1984)
799.7 NOTICE OF UTILITY INTERRUPTION
The ownership or management shall provide, by posting notice on the mobilehomes of all affected homeowners and
residents, at least 72 hours’ written advance notice of an interruption in utility service of more than two hours for the
maintenance, repair or replacement of facilities of utility systems over which the management has control within the
subdivision, cooperative, or condominium for mobilehomes, or resident -owned mobilehome park, if the interruption is not
due to an emergency. The ownership or management shall be liable only for actual damages sustained by a homeowner or
resident for violation of this section.
”Emergency,” for the purposes of this section, means the interruption of utility service resulting from an accident or act of
nature, or cessation of service caused by other than the management’s regular or planned maintenance, repair, or
replacement of utility facilities.
(Amended by Stats. 1997, Chap. 72 (SB 484, Craven), eff. 1/1/1998)
799.8 SCHOOL IMPACT FEE DISCLOSURE
The management, at the time of an application for residency, shall disclose in writing to any person who proposes to
purchase or install a manufactured home or mobilehome on a space or lot, on which the construction of the pad or
foundation system commenced after September 1, 1986, and no other manufactured home or mobilehome was previously
located, installed, or occupied, that the manufactured home or mobilehome may be subject to a school facilities fee under
Sections 53080 and 53080.4 of, and Chapter 4.9 (commencing with Section 65995) of Division 1 of Title 7 of, the
Government Code.
(Added by Stats. 1994, Chap. 983 (SB 1461, Craven), eff. 1/1/1995)
799.9 CAREGIVERS LIVING WITH HOMEOWNERS
(a) A homeowner may share his or her mobilehome with any person over 18 years of age or older if that person is
providing live-in health care, live-in supportive care, or supervision to the homeowner. Management shall not charge
a fee for the live-in caregiver, but may require written confirmation from a licensed health care professional of the
need for the care or supervision, if the need is not readily apparent or already known to management. That person
shall have no rights of tenancy in, and shall comply with the rules and regulations of, the subdivision, cooperative, or
condominium for mobilehomes, or resident-owned mobilehome park.
(b) A senior homeowner who resides in a subdivision, cooperative, or condominium for mobilehomes, or a resident -
owned mobilehome park, that has implemented rules or regulations limiting residency based on age requirements for
housing for older persons, pursuant to Section 799.5, may share his or her mobilehome with any person 18 years of
age or older if this person is a parent, sibling, child, or grandchild of the senior homeowner and requires live-in health
care, live-in supportive care or supervision. Management shall not charge a fee for this parent, sibling, child, or
grandchild, but may require written confirmation from a licensed health care professional of the need for the care or
supervision, if the need is not readily apparent or already known to management. Unless otherwise agreed upon, the
management shall not be required to manage, supervise, or provide for this person’s care during his or her stay in the
subdivision, cooperative or condominium for mobilehomes, or resident-owned mobilehome park. That person shall
have no rights of tenancy in, and shall comply with the rules and regulations of, the subdivision, cooperative, or
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condominium for mobilehomes, or resident-owned mobilehome park. As used in this subdivision, “senior
homeowner” means a homeowner or resident who is 55 years of age or older.
(Amended by Stats. 2017, Chap. 170 (SB 147, Dodd), eff. 1/1/2018)
799.10 POLITICAL CAMPAIGN SIGNS
A resident may not be prohibited from displaying a political campaign sign relating to a candidate for election to public
office or to the initiative, referendum, or recall process in the window or on the side of a manufactured home or
mobilehome, or within the site on which the home is located or installed. The size of the face of a political sign may not
exceed six square feet, and the sign may not be displayed in excess of a period of time from 90 days prior to an election to
15 days following the election, unless a local ordinance within the jurisd iction where the manufactured home or
mobilehome subject to this article is located imposes a more restrictive period of time for the display of such a sign. In th e
event of a conflict between the provisions of this section and the provisions of Part 5 (co mmencing with Section 4000) of
Division 4, relating to the size and display of political campaign signs, the provisions of this section shall prevail.
(Amended by Stats. 2012, Chap. 181 (SB 806, Torres), eff. 1/1/2013)
The following intent language appears in Section 4 of SB 116 (Chap. 249, Stat. 2004) but not in this code:
“It is the intent of the Legislature that enactment of this bill not affect any other form of political expression by a homeowner or
resident of a mobilehome park where that expression is not associated with an election or political campaign.”
799.11 INSTALLATION OF ACCOMMODATIONS FOR THE DISABLED
The ownership or management shall not prohibit a homeowner or resident from installing accommodations for the
disabled on the home or the site, lot, or space on which the mobilehome is located, including, but not limited to, ramps or
handrails on the outside of the home, as long as the installation of those facilities complies with code, as determined by an
enforcement agency, and those facilities are installed pursuant to a permit, if required for the installation, issued by the
enforcement agency. The management may require that the accommodations installed pursuant to this section be
removed by the current homeowner at the time the mobilehome is re moved from the park or pursuant to a written
agreement between the current homeowner and the management prior to the completion of the resale of the mobilehome
in place in the park. This section is not exclusive and shall not be construed to condition, affect, or supersede any other
provision of law or regulation relating to accessibility or accommodation for the disabled.
(Added by Stats. 2008, Chap. 170 (SB 1107, Correa), eff. 1/1/2009)
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MANUFACTURED HOME & MOBILEHOME RESALES DISCLOSURE
CIVIL CODE §1102 DISCLOSURE ON MOBILEHOME RESALES
(a) Except as provided in Section 1102.2, this article applies to any transfer by sale, exchange, installment land sale
contract, as defined in Section 2985, lease with an option to purchase, any other option to purchase, or ground lease
coupled with improvements, of real property or residential stock cooperative, improved with or consisting of notless
than one nor more than four dwelling units.
(b) Except as provided in Section 1102.2, this article shall apply to a resale transaction entered into on or after January 1,
2000, for a manufactured home, as defined in Section 18007 of the Health and Safety Code, or a mobilehome, as
defined in Section 18008 of the Health and Safety Code, which manufactured home or mobilehome is classi fied as
personal property and intended for use as a residence.
(c) Any waiver of the requirements of this article is void as against public policy.
(Amended by Stats. 1999, Chap. 517 (SB 534, Dunn), eff. 1/1/2000)
CIVIL CODE §1102.1 DISCLOSURE CLARIFICATION
(a) In enacting Chapter 817 of the Statutes of 1994, it was the intent of the Legislature to clarify and facilitate the use of
the real estate disclosure statement, as specified in Section 1102.6.
The Legislature intended the statement to be used by transferors making disclosures required under this article and
by agents making disclosures required by Section 2079 on the agent’s portion of the real estate disclosure statement,
in transfers subject to this article. In transfers not subject to this article, agents may make required disclosures in a
separate writing. The Legislature did not intend to affect the existing obligations of the parties to a real estate
contract, or their agents, to disclose any fact materially affecting the value and desirability of the p roperty, including,
but not limited to, the physical conditions of the property and previously received reports of physical inspections
noted on the disclosure form set forth in Section 1102.6 or 1102.6a, and that nothing in this article shall be construed
to change the duty of a real estate broker or salesperson pursuant to Section 2079.
It is also the intent of the Legislature that the delivery of a real estate transfer disclosure statement may not be
waived in an ‘‘as is’’ sale, as held in Loughrin v. Superior Court (1993) 15 Cal. App. 4th 1188.
(b) In enacting Chapter 677 of the Statutes of 1996, it was the intent of the Legislature to clarify and facilitate the use of
the manufactured home and mobilehome transfer disclosure statement applicable to the resal e of a manufactured
home or mobilehome pursuant to subdivision (b) of Section 1102. The Legislature intended the statements to be used
by transferors making disclosures required under this article and by agents making disclosures required by Section
2079 on the agent’s portion of the disclosure statement and as required by Section 18046 of the Health and Safety
Code on the dealer’s portion of the manufactured home and mobilehome transfer disclosure statement, in transfers
subject to this article. In transfers not subject to this article, agents may make required disclosures in a separate
writing. The Legislature did not intend to affect the existing obligations of the parties to a real estate contract, or their
agents, to disclose any fact materially affecting the value and desirability of the property, including, but not limited to,
the physical conditions of the property and previously received reports of physical inspections noted on the disclosure
form set forth in Section 1102.6 or 1102.6a or to affect the existing obligations of the parties to a manufactured home
or mobilehome purchase contract, and nothing in this article shall be construed to change the duty of a real estate
broker or salesperson pursuant to Section 2079 or the duty of a manufactured h ome or mobilehome dealer or
salesperson pursuant to Section 18046 of the Health and Safety Code.
It is also the intent of the Legislature that the delivery of a mobilehome transfer disclosure statement may not be
waived in an ‘‘as is’’ sale.
(c) It is the intent of the Legislature that manufactured home and mobilehome dealers and salespersons and real estate
brokers and salespersons use the form provided pursuant to Section 1102.6d. It is also the intent of the Legislature for
sellers of manufactured homes or mobilehomes who are neither manufactured home dealers or salespersons nor real
estate brokers or salespersons to use the Manufactured Home/Mobilehome Transfer Disclosure Statement contained
in Section 1102.6d.
(Amended by Stats. 1999, Chap. 517 (SB 534, Dunn), eff. 1/1/2000)
SELECTED PROVISIONS OF CALIFORNIA LAW RELATING TO MOBILEHOMES
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CIVIL CODE §1102.2 WHEN DISCLOSURE NOT APPLICABLE
This article does not apply to the following:
(a) Transfers which are required to be preceded by the furnishing to a prospective transferee of a copy of a public report
pursuant to Section 11018.1 of the Business and Professions Code and transfers which can be made without a public
report pursuant to Section 11010.4 of the Business and Professions Code.
(b) Transfers pursuant to court order, including, but not limited to, transfers ordered by a probate court in the
administration of an estate, transfers pursuant to a writ of execution, transfers by any foreclosure sale, transfers by a
trustee in bankruptcy, transfers by eminent domain, and transfers resulting from a decree for specificperformance.
(c) Transfers to a mortgagee by a mortgagor or successor in interest who is in default, transfers to a beneficiary of a deed
of trust by a trustor or successor in interest who is in default, transfers by any foreclosure sale after default, transfers
by any foreclosure sale after default in an obligation secured by a mortgage, transfers by a sale under a power of sale
or any foreclosure sale under a decree of foreclosure after default in an obligation secured by a deed of trust or
secured by any other instrument containing a power of sale, transfers by a mortgagee or a beneficiary under a deed of
trust who has acquired the real property at a sale conducted pursuant to a power of sale under a mortgage or deed of
trust or a sale pursuant to a decree of foreclosure or has acquired the real property by a deed in lieu of foreclosure,
transfers to the legal owner or lienholder of a manufactured home or mobilehome by a registered owner or successor
in interest who is in default, or transfers by reason of any foreclosure of a security interest in a manufactured home or
mobilehome.
(d) Transfers by a fiduciary in the course of the administration of a decedent’s estate, guardianship, conservatorship, or
trust. This exemption shall not apply to a transfer if the trustee is a natural person who is sole trustee of a revocable
trust and he or she is a former owner of the property or an occupant in possession of the property within the
preceding year.
(e) Transfers from one co-owner to one or more other co-owners.
(f) Transfers made to a spouse, or to a person or persons in the lineal line of consanguinity of one or more of the
transferors.
(g) Transfers between spouses resulting from a judgment of dissolution of marriage or of legal separation or from a
property settlement agreement incidental to that judgment.
(h) Transfers by the Controller in the course of administering Chapter 7 (commencing with Section 1500) of Title 10 of
Part 3 of the Code of Civil Procedure.
(i) Transfers under Chapter 7 (commencing with Section 3691) or Chapter 8 (commencing with Section 3771) of Part 6 of
Division 1 of the Revenue and Taxation Code.
(j) Transfers or exchanges to or from any governmental entity.
(Amended by Stats. 2000, Chap. 135 (AB 2539, Committee on Judiciary), Chap. 135 (2000), eff. 1/1/2001)
CIVIL CODE §1102.3a MOBILEHOME SALES SUBJECT TO DISCLOSURE
(a) The transferor of any manufactured home or mobilehome subject to this article shall deliver to the prospective
transferee the written statement required by this article, as follows:
(1) In the case of a sale, or a lease with an option to purchase, of a manufactured home or mobilehome, involving an
agent, as defined in Section 18046 of the Health and Safety Code, as soon as practicable, but no later than the
close of escrow for the purchase of the manufactured home or mobilehome.
(2) In the case of a sale, or lease with an option to purchase, of a manufactured home or mobilehome, not involving
an agent, as defined in Section 18046 of the Health and Safety Code, at the time of execution of any document
by the prospective transferee with the transferor for the purchase of the manufactured home ormobilehome.
(b) With respect to any transfer subject to this section, the transferor shall indicate compliance with this article either on
the transfer disclosure statement, any addendum thereto, or on a separate document.
(c) If any disclosure, or any material amendment of any disclosure, required to be made pursuant to subdivision (b) of
Section 1102, is delivered after the execution of an offer to purchase, the transferee shall have three days after
delivery in person or five days after delivery by deposit in the mail, to terminate his or her offer by delivery of a
written notice of termination to the transferor.
(Added by Stats. 1999, Chap. 517 (SB 534, Dunn), eff. 1/1/2000)
CIVIL CODE §1102.6d MOBILEHOME TRANSFER DISCLOSURE FORM
Except for manufactured homes and mobilehomes located in a common interest development governed by Part 5
(commencing with Section 4000) of Division 4, the disclosures applicable to the resale of a manufactured home or
mobilehome pursuant to subdivision (b) of Section 1102 are set forth in, and shall be made on a copy of, the following
disclosure form:
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MANUFACTURED HOME AND MOBILEHOME:
TRANSFER DISCLOSURE STATEMENT
THIS DISCLOSURE STATEMENT CONCERNS THE MANUFACTURED HOME OR MOBILEHOME (HEREAFTER REFERRED
TO AS “HOME”) LOCATED AT
IN THE CITY OF ,
COUNTY OF , STATE OF CALIFORNIA, DESCRIBED AS
YEAR MAKE SERIAL #(s) HCD DECAL # or Equivalent
THIS STATEMENT IS A DISCLOSURE OF THE CONDITION OF THE ABOVE-DESCRIBED HOME IN COMPLIANCE WITH
SUBDIVISION (b) OF SECTION 1102 OF THE CIVIL CODE AND SECTIONS 18025 AND 18046 OF THE HEALTH AND
SAFETY CODE ASOF
DATE
IT IS NOT A WARRANTY OF ANY KIND BY THE LAWFUL OWNER OF THE MANUFACTURED HOME OR MOBILEHOME
WHO OFFERS THE HOME FOR SALE (HEREAFTER, THE SELLER), OR ANY AGENT(S) REPRESENTING ANY PRINCIPAL(S)
IN THIS TRANSACTION, AND IS NOT A SUBSTITUTE FOR ANY INSPECTIONS OR WARRANTIES THE PRINCIPAL(S) MAY
WISH TO OBTAIN. AN “AGENT” MEANS ANY DEALER OR SALESPERSON LICENSED PURSUANT TO PART 2
(COMMENCING WITH SECTION 18000) OF THE HEALTH AND SAFETY CODE, OR A REAL ESTATE BROKER OR
SALESPERSON LICENSED PURSUANT TO DIVISION 4 (COMMENCING WITH SECTION 10000) OF DIVISION 13 OF THE
BUSINESS AND PROFESSIONS CODE.
I.
COORDINATION WITH OTHER DISCLOSURE & INFORMATION
This Manufactured Home and Mobilehome Transfer Disclosure Statement is made pursuant to Article 1.5
(commencing with Section 1102) of Chapter 2 of Title 4 of Part 4 of Division 2 of the Civil Code. Other statutes
require disclosures, or other information may be important to the prospective buyer, depending upon the details
of the particular transaction (including, but not limited to, the condition of the park in which the manufactured
home or mobilehome will be located; disclosures required or information provided by the Mobilehome Residency
Law, Section 798 of the Civil Code et seq.; the mobilehome park rental agreement or lease; the mobilehome park
rules and regulations; and park and lot inspection reports, if any, completed by the state or a local enforcement
agency). Substituted Disclosures: The following disclosures have or will be made in connection with this transfer,
and are intended to satisfy the disclosure obligations of this form, where the subject matter is the same:
Home inspection reports completed pursuant to the contract of sale or receipt for deposit.
Additional inspection reports or disclosures:
II.
SELLER’S INFORMATION
The Seller discloses the following information with the knowledge that even though this is not a warranty,
prospective buyers may rely on this information in deciding whether, and on what terms, to purchase the subject
Home. Seller hereby authorizes any agent(s), as defined in Section 18046 of the Health and Safety Code,
representing any principal(s) in this transaction to provide a copy of this statement to any person or entity in
connection with any actual or anticipated sale of the Home.
THE FOLLOWING ARE REPRESENTATIONS MADE BY THE SELLER(S) AND ARE NOT THE REPRESENTATIONS OF THE
AGENT(S), IF ANY, AS DEFINED IN SECTION 18046 OF THE HEALTH AND SAFETY CODE. THIS INFORMATION IS A
DISCLOSURE AND IS NOT INTENDED TO BE PART OF ANY CONTRACT BETWEEN THE BUYER AND THE SELLER.
Seller is is not occupying the Home.
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A. The subject Home includes the items checked below which are being sold with the Home (read across)*:
Range Oven Microwave
Dishwasher Trash Compactor Garbage Disposal
Burglar Alarm Carbon Monoxide Devices Fire Alarm
TV Antenna Satellite Dish Intercom
Central Heating Central Air Conditioning Wall/Window Air Cndtng
Evaporative Cooler(s) Sump Pump Water Softener
Porch Decking Porch Awning Gazebo
Private Sauna Private Spa Spa Locking Safety Cover
Private Hot Tub Hot Tub Locking Cover Gas/Spa Heater
Solar/Spa Heater Gas Water Heater Solar Water Heater
Electric Water Heater
Carport Awning
Bottled Propane
Automatic Garage Door Opnrs Attached Garage Detached Garage
Window Secure Bars Bedroom Window Quick Rain Gutters
Release Mechanism
Earthquake Bracing System Washer/Dryer Hookups
Exhaust Fan(s) in
Fireplaces(s) in
Roof(s) and type(s)
Other
220 Volt Wiring in
Gas Starter(s)
Roof age (Approximate)
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*Installation of a listed appliance, device, or amenity is not a precondition of sale or transfer of the home.
The carbon monoxide device, garage door opener, or child -resistant pool barrier may not be in compliance
with the safety standards relating to, respectively, carbon monoxide device standards of C hapter 8
(commencing with Section 13260) of Part 2 of Division 12 of, automatic reversing device standards of Chapter
12.5 (commencing with Section 19890) of Part 3 of Division 13 of, or the pool safety standards of Article 2.5
(commencing with Section 115920) of Chapter 5 of Part 10 of Division 104 of the Health and Safety Code.
Window security bars may not have quick-release mechanisms in compliance with the 1995 edition of the
California Building Standards Code.
Are there, to the best of your (Seller’s) knowledge, any of the above that are not in operating condition?
Yes No. If yes, then describe. (Attach additional sheets if necessary):
B. Are you (the Seller) aware of any significant defects/malfunctions in any of the following in connection
with the Home?
Yes No. If yes, check appropriate space(s) below:
Interior Walls, Ceilings, Floors, Exterior Walls, Insulation,
Roof(s), Windows, Doors, Home Electrical Systems, Plumbing
Porch or Deck, Porch Steps & Railings, Other Steps & Railings,
Porch Awning, Carport Awning, Other Awnings, Skirting,
Home Foundation or Support System, Other Structural Components (Describe:)
)
If any of the above is checked, explain. (Attach additional sheets if necessary):
C. Are you (the Seller) aware of any of the following:
1. Substances, ma2t0e2r1iaSElsL,EoCTrEpDrPoRdOuVcIStsIOwNShOicFhCmALaIFyORbNeIAanLAeWnvREirLoAnTImNGenTOtaMl hOaBzILaErHdO,MsuESch as, but not limited
to, asbestos, formaldehyde, radon gas, lead-based paint, or chemical storage tanks on the subject
2. Room additions, structural modifications, or other alterations or repairs made without necessary
permits. Yes No
3. Room additions, structural modifications, or other alterations or repairs not in compliance with
applicable codes. Yes No
4. Any settling from slippage, sliding or problems with leveling of the home or the foundation
or support system. Yes No
5. Drainage or grading problems with the home, space or lot. Yes No
6. Damage to the home or accessory structures being sold with the home from fire, flood, earthquake,
or landslides. Yes No
7. Any notices of abatement or citations against the home or accessory structures being sold with the
home. Yes No
8. Any lawsuits by or against the seller threatening to or affecting the home or the accessory
structures being sold with the home, including any lawsuits alleging any defect or deficiency in the
home or accessories sold with the home. Yes No
9. Neighborhood noise problems or other nuisances. Yes No
10. Any encroachment, easement, nonconforming use of violation of setback requirements with
the home, accessory structures being sold with the home, or space. Yes No
If the answer to any of these is yes, explain. (Attach additional sheets if necessary.):
D. 1. The Seller certifies that the home, as of the close of escrow, will be in compliance with Section 13113.8 of the
Health and Safety Code by having operable smoke detector(s) which are approved, listed, and installed in
accordance with the State Fire Marshal’s regulations and applicable local standards.
2. The Seller certifies that the home, as of the close of escrow, will be in compliance with Section 19211 of the
2024 SELECTED PROVISIONS OF CALIFORNIA LAW RELATING TO MOBILEHOMES
48
Health and Safety Code by having the water heater tank(s) braced, anchored, or strapped in place in
accordance with applicable law.
Seller certifies that the information herein is true and correct to the best of the Seller’s knowledge as of the date
signed by the Seller.
Seller Date
Seller Date
III.
AGENT’S INSPECTION DISCLOSURE
(To be completed only if the Seller is represented by and Agent in this transaction)
THE UNDERSIGNED, BASED ON THE ABOVE INQUIRY OF THE SELLER(S) AS TO THE CONDITION OF THE HOME AND
BASED ON A REASONABLY COMPETENT AND DILIGENT VISUAL INSPECTION OF THE ACCESSIBLE AREAS OF THE
HOME IN CONJUNCTION WITH THAT INQUIRY, STATES THE FOLLOWING:
Agent notes no items for disclosure.
Agent notes the following items:
Agent
Representing Seller By Date
(Please Print) (Signature)
2024 SELECTED PROVISIONS OF CALIFORNIA LAW RELATING TO MOBILEHOMES
49
IV.
AGENT’S INSPECTION DISCLOSURE
(To be completed only if the Agent who has obtained the offer is other than the Agent above.)
THE UNDERSIGNED, BASED ON A REASONABLY COMPETENT AND DILIGENT VISUAL INSPECTION OF THE
ACCESSIBLE AREAS OF THE HOME, STATES THE FOLLOWING:
Agent notes no items for disclosure.
Agent notes the following items:
Agent
Representing Buyer By Date
(Please Print) (Signature)
V.
BUYER(S) AND SELLER(S) MAY WISH TO OBTAIN PROFESSIONAL ADVICE AND/OR INSPECTIONS OF THE HOME
AND TO PROVIDE FOR APPROPRIATE PROVISIONS IN A CONTRACT BETWEEN THE BUYER(S) AND SELLER(S)
WITH RESPECT TO ANY ADVICE/INSPECTIONS/DEFECTS.
I/WE ACKNOWLEDGE RECEIPT OF A COPY OF THIS STATEMENT.
Seller Date Buyer Date
Seller Date Buyer Date
Agent
Representing Seller By Date
(Please Print) (Signature)
Agent
Representing Buyer By Date
(Please Print) (Signature)
VI.
SECTION 1102.3a OF THE CIVIL CODE PROVIDES A PROSPECTIVE BUYER WITH THE RIGHT TO RESCIND THE
PURCHASE OF THE MANUFACTURED HOME OR MOBILEHOME FOR AT LEAST THREE DAYS AFTER DELIVERY OF
THIS DISCLOSURE, IF DELIVERY OCCURS AFTER THE SIGNING OF AN OFFER TO PURCHASE. IF YOU WISH TO
RESCIND THE CONTRACT, YOU MUST ACT WITHIN THE PRESCRIBED PERIOD.
A MANUFACTURED HOME OR MOBILEHOME DEALER OR A REAL ESTATE BROKER IS QUALIFIED TO
PROVIDE ADVICE ON THE SALE OF A MANUFACTURED HOME OR MOBILEHOME. IF YOU DESIRE LEGAL ADVICE,
CONSULT YOUR ATTORNEY.
(Amended by Stats. 2012, Chap. 181 (SB 806, Torres), eff. 1/1/2014)
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CIVIL CODE §1102.6e NOTICE OF TRANSFER FEE
If a property being transferred on or after January 1, 2008, is subject to a transfer fee, as defined in Section 1098, the
transferor shall provide, at the same time as the transfer disclosure statement required pursuant to Section 1102.6 is
provided, an additional disclosure statement containing all of the following:
(a) Notice that payment of a transfer fee is required upon transfer of the property.
(b) The amount of the fee required for the asking price of the real property and a description of how the fee is calculated.
(c) Notice that the final amount of the fee may be different if the fee is based upon a percentage of the final sale price.
(d) The entity to which funds from the fee will be paid.
(e) The purposes for which funds from the fee will be used.
(f) The date or circumstances under which the obligation to pay the transfer fee expires, if any.
(Added by Stats. 2007, Chap. 980 (AB 980, C. Calderon), eff. 1/1/2008)
CIVIL CODE §1102.9 DISCLOSURE AMENDMENTS
Any disclosure made pursuant to this article may be amended in writing by the transferor or his or her agent, but the
amendment shall be subject to Section 1102.3 or 1102.3a.
(Amended by Stats. 1999, Chap. 517 (SB 534, Dunn), eff. 1/1/2000)
DISCLOSURE OF NATURAL HAZARDS UPON TRANSFER OF RESIDENTIAL PROPERTY
CIVIL CODE §1103 APPLICATION OF DISCLOSURE
(a) Except as provided in Section 1103.1, this artic le applies to any transfer by sale, exchange, installment land sale
contract, as defined in Section 2985, lease with an option to purchase, any other option to purchase, or ground lease
coupled with improvements, of any real property described in subdivision (c), or residential stock cooperative,
improved with or consisting of not less than one nor more than four dwelling units.
(b) Except as provided in Section 1103.1, this article shall apply to a resale transaction entered into on or after January 1,
2000, for a manufactured home, as defined in Section 18007 of the Health and Safety Code, that is classified as
personal property intended for use as a residence, or a mobilehome, as defined in Section 18008 of the Health and
Safety Code, that is classified as personal property intended for use as a residence, if the real property on which the
manufactured home or mobilehome is located is real property described in subdivision (c).
(c) This article shall apply to the transactions described in subdivisions (a) and (b) only if the transferor or his or her agent
are required by one or more of the following to disclose the property’s location within a hazard zone:
(1) A person who is acting as an agent for a transferor of real property that is located within a special flood ha zard
area (any type Zone ‘‘A’’ or ‘‘V’’) designated by the Federal Emergency Management Agency, or the transferor if
he or she is acting without an agent, shall disclose to any prospective transferee the fact that the property is
located within a special flood hazard area if either:
(A) The transferor, or the transferor’s agent, has actual knowledge that the property is within a special flood
hazard area.
(B) The local jurisdiction has compiled a list, by parcel, of properties that are within the special flood hazard
area and a notice has been posted at the offices of the county recorder, county assessor, and county
planning agency that identifies the location of the parcel list.
(2) A person who is acting as an agent for a transferor of real property that is located within an area of potential
flooding, designated pursuant to Section 8589.5 of the Government Code, or the transferor if he or she is acting
without an agent, shall disclose to any prospective transferee the fact that the property is located within an area
of potential flooding if either:
(A) The transferor, or the transferor’s agent, has actual knowledge that the property is within an inundation
area.
(B) The local jurisdiction has compiled a list, by parcel, of properties that are within the inundation area and a
notice has posted at the offices of the county recorder, county assessor, and county planning agency that
identifies the location of the parcel list.
(3) A transferor of real property that is located within a very high fire hazard severity zone, designated purs uant to
Section 51178 of the Government Code, shall disclose to any prospective transferee the fact that the property is
located within a very high fire hazard severity zone and is subject to the requirements of Section 51182 of the
Government Code if either:
(A) The transferor, or the transferor’s agent, has actual knowledge that the property is within a very high fire
hazard severity zone.
2024 SELECTED PROVISIONS OF CALIFORNIA LAW RELATING TO MOBILEHOMES
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(B) A map that includes the property has been provided to the local agency pursuant to Section 51178 of the
Government Code and a notice has been posted at the offices of the county recorder, county assessor, and
county planning agency that identifies the location of the map and any information regarding changes to
the map received by the local agency.
(4) A person who is acting as an agent for a transferor of real property that is located within an earthquake fault
zone, designated pursuant to Section 2622 of the Public Resources Code, or the transferor if he or she is acting
without an agent, shall disclose to any prospective transferee the fact that the property is located within a
delineated earthquake fault zone if either:
(A) The transferor, or the transferor’s agent, has actual knowledge that the property is within a delineated
earthquake fault zone.
(B) A map that includes the property has been provided to the city or county pursuant to Section 2622 of the
Public Resources Code and a notice has been posted at the offices of the county recorder, county assessor,
and county planning agency that identifies the location of the map and any information regarding changes
to the map received by the county.
(5) A person who is acting as an agent for a transferor of real property that is located within a seismic hazard zone,
designated pursuant to Section 2696 of the Public Resources Code, or the transferor if he or she is acting without
an agent, shall disclose to any prospective transferee the fact that the property is located within a seismic hazard
zone if either:
(A) The transferor, or the transferor’s agent, has actual knowledge that the property is within a seismic hazard
zone.
(B) A map that includes the property has been provided to the city or county pursuant to Section 2696 of the
Public Resources Code and a notice has been posted at the offices of the county recorder, county assessor,
and county planning agency that identifies the location of the map and any information regarding changes
to the map received by the county.
(6) A transferor of real property that is located within a state responsibility area determined by the board, pursuant
to Section 4125 of the Public Resources Code, shall disclose to any prospective transferee the fact that the
property is located within a wildland area that may contain substantial forest fire risks and hazards and is subject
to the requirements of Section 4291 if either:
(A) The transferor, or the transferor’s agent, has actual knowledge that the property is within a wildland fire
zone.
(B) A map that includes the property has been provided to the city or county pursuant to Section 4125 of the
Public Resources Code and a notice has been posted at the offices of the county recorder, county assessor,
and county planning agency that identifies the location of the map and any information regarding changes
to the map received by the county.
(d) Any waiver of the requirements of this article is void as against public policy.
(Added by Stats. 2004, Chap. 183 (AB 3082, Committee on Judiciary), eff. 1/1/2005)
CIVIL CODE §1103.1 EXCLUSIONS
(a) This article does not apply to the following transfers:
(1) Transfers pursuant to court order, including, but not limited to, transfers ordered by a probate court in
administration of an estate, transfers pursuant to a writ of execution, transfers by any foreclosure sale, transfers
by a trustee in bankruptcy, transfers by eminent domain, and transfers resultin g from a decree for specific
performance.
(2) Transfers to a mortgagee by a mortgagor or successor in interest who is in default, transfers to a beneficiary of a
deed of trust by a trustor or successor in interest who is in default, transfers by any foreclosure sale after default,
transfers by any foreclosure sale after default in an obligation secured by a mortgage, transfers by a sale under a
power of sale or any foreclosure sale under a decree of foreclosure after default in an obligation secured by a
deed of trust or secured by any other instrument containing a power of sale, or transfers by a mortgagee or a
beneficiary under a deed of trust who has acquired the real property at a sale conducted pursuant to a power of
sale under a mortgage or deed of trust or a sale pursuant to a decree of foreclosure or has acquired the real
property by a deed in lieu of foreclosure.
(3) Transfers by a fiduciary in the course of the administration of a decedent’s estate, guardianship, conservatorship,
or trust.
(4) Transfers from one co-owner to one or more other co-owners.
(5) Transfers made to a spouse, or to a person or persons in the lineal line of consanguinity of one or more of the
transferors.
2024 SELECTED PROVISIONS OF CALIFORNIA LAW RELATING TO MOBILEHOMES
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(6) Transfers between spouses resulting from a judgment of dissolution of marriage or of legal separation of the
parties or from a property settlement agreement incidental to that judgment.
(7) Transfers by the Controller in the course of administering Chapter 7 (commencing with Section 1500) of Title 10
of Part 3 of the Code of Civil Procedure.
(8) Transfers under Chapter 7 (commencing with Section 3691) or Chapter 8 (commencing with Section 3771) of Part
6 of Division 1 of the Revenue and Taxation Code.
(9) Transfers or exchanges to or from any governmental entity.
(b) Transfers not subject to this article may be subject to other disclosure requirements, including those under Sections
8589.3, 8589.4, and 51183.5 of the Government Code and Sections 2621.9, 2694, and 4136 of the Public Resources
Code. In transfers not subject to this article, agents may make required disclosures in a separate writing.
(Added by Stats. 1999, Chap. 876 (AB 248, Torlakson), eff. 1/1/2000)
CIVIL CODE §1103.2 NATURAL HAZARD DISCLOSURE FORM
(a) The disclosures required by this article are set forth in, and shall be made on a copy of, the following Natural Hazard
Disclosure Statement:
NATURAL HAZARD DISCLOSURE STATEMENT
This statement applies to the following property:
The transferor and his or her agent(s) or a third party consultant disclose the following information with the
knowledge that even though this is not a warranty, prospective transferees may rely on this information in
deciding whether and on what terms to purchase the subject property. Transferor hereby authorizes any
agent(s) representing any principal(s) in this action to provide a copy of this statement to any person or entity
in connection with any actual or anticipated sale of the property.
The following are representations made by the transferor and his or her agent(s) based on their knowledge
and maps drawn by the state and federal governments. This information is a disclosure and is not intended to
be part of any contract between the transferee and the transferor.
THIS REAL PROPERTY LIES WITHIN THE FOLLOWING HAZARDOUS AREA(S):
A SPECIAL FLOOD HAZARD AREA (Any type Zone ‘‘A’’ or ‘‘V’’) designated by the Federal Emergency
Management Agency. Yes No
Do not know and information not available from local jurisdiction
AN AREA OF POTENTIAL FLOODING shown on a dam failure inundation map pursuant to Section 8589.5 of
the Government Code. Yes No
Do not know and information not available from local jurisdiction
A HIGH or VERY HIGH FIRE HAZARD SEVERITY ZONE (FHSZ) as identified by the Director of Forestry and
Fire Protection pursuant to Section 51178 or 51179 of the Government Code or Article 9 (commencing
with Section 4201) of Chapter 1 of Part 2 of Division 4 of the Public Resources Code. The owner of this
property is subject to the maintenance requirements of Section 51182 of the Government Code.
Yes No
High FHSZ in a state responsibility area ____
Very High FHSZ in a state responsibility area ____
Very High FHSZ in a local responsibility area ____
A WILDLAND AREA THAT MAY CONTAIN SUBSTANTIAL FOREST FIRE RISKS AND HAZARDS pursuant to Section
4125 of the Public Resources Code. The owner of this property is subject to the maintenance requirements of
Section 4291 of the Public Resources Code. Additionally, it is not the state’s responsibility to provide fire
protection services to any building or structure located within the wildlands unless the Department of Forestry
and Fire Protection has entered into a cooperative agreement with a local agency for those purposes pursuant
to Section 4142 of the Public Resources Code. Yes No
AN EARTHQUAKE FAULT ZONE pursuant to Section 2622 of the Public Resources Code.
Yes No
A SEISMIC HAZARD ZONE pursuant to Section 2696 of the Public Resources Code.
Yes (Landslide Zone) Yes (Liquefaction Zone) No Map not yet
released by State
THESE HAZARDS MAY LIMIT YOUR ABILITY TO DEVELOP THE REAL PROPERTY, TO OBTAIN INSURANCE, OR TO
RECEIVE ASSISTANCE AFTER A DISASTER.
THE MAPS ON WHICH THESE DISCLOSURES ARE BASED ESTIMATE WHERE NATURAL HAZARDS EXIST. THEY
ARE NOT DEFINITIVE INDICATORS OF WHETHER OR NOT A PROPERTY WILL BE AFFECTED BY A NATURAL
DISASTER. TRANSFEREE(S) AND TRANSFEROR(S) MAY WISH TO OBTAIN PROFESSIONAL ADVICE REGARDING
2024 SELECTED PROVISIONS OF CALIFORNIA LAW RELATING TO MOBILEHOMES
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THOSE HAZARDS AND OTHER HAZARDS THAT MAY AFFECT THE PROPERTY.
Signature of Transferor(s)
Signature of Transferor(s)
Date
Date
2024 SELECTED PROVISIONS OF CALIFORNIA LAW RELATING TO MOBILEHOMES
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Agent(s) Date
Agent(s) Date
Check only one of the following:
Transferor(s) and their agent(s) represent that the information herein is true and correct to the best of their
knowledge as of the date signed by the transferor(s) and agent(s).
Transferor(s) and their agent(s) acknowledge that they have exercised good faith in the selection of a third -
party report provider as required in Civil Code Section 1103.7, and that the representations made in this
Natural Hazard Disclosure Statement are based upon information provided by the independent third -party
disclosure provider as a substituted disclosure pursuant to Civil Code Section 1103.4. Neither transferor(s) nor
their agent(s) (1) has independently verified the information contained in this statement and report or (2) is
personally aware of any errors or inaccuracies in the information contained on the statement. This statement
was prepared by the provider below:
Third-Party
Disclosure Provider(s) Date
Transferee represents that he or she has read and understands this document. Pursuant to Civil Code Section
1103.8, the representations made in this Natural Hazard Disclosure Statement do not constitute all of the
transferor's or agent's disclosure obligations in this transaction.
Signature of Transferee(s) Date
Signature of Transferee(s) Date
(b) If an earthquake fault zone, seismic hazard zone, high or very high fire hazard severity zone, or wildland fire area
map or accompanying information is not of sufficient accuracy or scale that a reasonable person can determine if the
subject real property is included in a natural hazard area, the transferor or transferor’s agent shall mark ‘‘Yes’’ on the
Natural Hazard Disclosure Statement. The transferor or transferor’s agent may mark ‘‘No’’ on the Natural Hazard
Disclosure Statement if he or she attaches a report prepared pursuant to subdivision (c) of Section 1103.4 that
verifies the property is not in the hazard zone. Nothing in this subdivision is intended to limit or abridge any exist ing
duty of the transferor or the transferor’s agents to exercise reasonable care in making a determination under this
subdivision.
(c) If the Federal Emergency Management Agency has issued a Letter of Map Revision confirming that a property is no
longer within a special flood hazard area, then the transferor or transferor’s agent may mark ‘‘No’’ on the Natural
Hazard Disclosure Statement, even if the map has not yet been updated. The transferor or transferor’s agent shall
attach a copy of the Letter of Map Revision to the disclosure statement.
(d) If the Federal Emergency Management Agency has issued a Letter of Map Revision confirming that a property is within
a special flood hazard area and the location of the letter has been posted pursuant to subdivision (g) of Section 8589.3
of the Government Code, then the transferor or transferor’s agent shall mark ‘‘Yes’’ on the Natural Hazard Disclosure
Statement, even if the map has not yet been updated. The transferor or transferor’s agent shall attach a copy of the
Letter of Map Revision to the disclosure Statement.
(e) The disclosure required pursuant to this article may be provided by the transferor and the transferor’s agent in the
Local Option Real Estate Disclosure Statement described in Section 1102.6a, provided that th e Local Option Real
Estate Disclosure Statement includes substantially the same information and substantially the same warnings that are
required by this section.
(f) (1) The legal effect of a consultant's report delivered to satisfy the exemption provided by Section 1103.4 is not
changed when it is accompanied by a Natural Hazard Disclosure Statement.
(2) A consultant's report shall always be accompanied by a completed and signed Natural Hazard Disclosure
Statement.
(3) In a disclosure statement required by this section, an agent and third-party provider may cause his or her name
to be preprinted in lieu of an original signature in the portions of the form reserved for signatures. The use of a
preprinted name shall not change the legal effect of the acknowledgment.
(g) The disclosure required by this article is only a disclosure between the transferor, the transferor’s agents, and the
transferee, and shall not be used by any other party, including, but not limited to. insurance companies, lenders, or
governmental agencies, for any purpose.
(h) In any transaction in which a transferor has accepted, prior to June 1, 1998, an offer to purchase, the transferor, or his
or her agent, shall be deemed to have complied with the requirement of subdivision (a) if the transferor or agent
delivers to the prospective transferee a statement that includes substantially the same information and warning as the
Natural Hazard Disclosure Statement.
(Amended by Stats. 2004 2023, Chap. 66 99 (AB 920 1280, Nakano Maienschein), eff. 1/1/2005 2024)
2024 SELECTED PROVISIONS OF CALIFORNIA LAW RELATING TO MOBILEHOMES
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CIVIL CODE §1103.3 DELIVERY TO BUYER
(a) The transferor of any real property subject to this article shall deliver to the prospective transferee the written
statement required by this article, as follows:
(1) In the case of a sale, as soon as practicable before transfer of title.
(2) In the case of transfer by a real property sales contract, as defined in Section 2985, or by a lease together with an
option to purchase, or a ground lease coupled with improvements, as soon as practicable before execution of the
contract. For the purpose of this subdivision, ‘‘execution’’ means the making or acceptance of an offer.
(b) The transferor shall indicate compliance with this article either on the receipt for deposit, the real property sales
contract, the lease, any addendum attached thereto, or on a separate document.
(c) If any disclosure, or any material amendment of any disclosure, required to be made pursuant to this article is
delivered after the execution of an offer to purchase, the transferee shall have three days after delivery in person or
five days after delivery by deposit in the mail to terminate his or her offer by delivery of a written notice of
termination to the transferor or the transferor’s agent.
(Added by Stats. 1999, Chap. 876 (AB 248, Torlakson), eff. 1/1/2000)
CIVIL CODE §1103.4 LIABILITY FOR ERRORS
(a) Neither the transferor nor any listing or selling agent shall be liable for any error, inaccuracy, or omission of any
information delivered pursuant to this article if the error, inaccuracy, or omission was not within the personal
knowledge of the transferor or the listing or selling agent, and was based on information timely provided by public
agencies or by other persons providing information as specified in subdivision (c) that is required to be disclosed
pursuant to this article, and ordinary care was exercised in obtaining and transmitting the information.
(b) The delivery of any information required to be disclosed by this article to a prospective transferee by a public agency
or other person providing information required to be disclosed pursuant to this article shall be deemed to comply
with the requirements of this article and shall relieve the transferor or any listing or selling agent of any further duty
under this article with respect to that item of information.
(c) The delivery of a report or opinion prepared by a licensed engineer, land surveyor, geologist, or expert in natural
hazard discovery dealing with matters within the scope of the professional’s license or expertise shall be sufficient
compliance for application of the exemption provided by subdivision (a) if the information is provided to the
prospective transferee pursuant to a request therefor, whether written or oral. In responding to that request, an
expert may indicate, in writing, an understanding that the information provided will be used in fulfilling the
requirements of Section 1103.2 and, if so, shall indicate the required disclosures, or parts thereof, to which the
information being furnished is applicable. Where that statement is furnished, the expert shall not be responsible for
any items of information, or parts thereof, other than those expressly set forth in the statement.
(1) In responding to the request, the expert shall determine whether the property is within an airport influence area
as defined in subdivision (b) of Section 11010 of the Business and Professions Code. If the property is within an
airport influence area, the report shall contain the following statement:
NOTICE OF AIRPORT IN VICINITY
This property is presently located in the vicinity of an airport, within what is known as an airport influence area.
For that reason, the property may be subject to some of the annoyances or inconveniences associated with
proximity to airport operations (for example: noise, vibration, or odors). Individual sensitivities to those
annoyances can vary from person to person. You may wish to consider what airport annoyances, if any, are
associated with the property before you complete your purchase and determine whether they are acceptable to
you.
(2) In responding to the request, the expert shall determine whether the property is within the jurisdiction of the
San Francisco Bay Conservation and Development Commission, as defined in Section 66620 of the Government
Code. If the property is within the commission's jurisdiction, the report shall contain the following notice:
NOTICE OF SAN FRANCISCO BAY CONSERVATION AND DEVELOPMENT COMMISSION JURISDICTION
This property is located within the jurisdiction of the San Francisco Bay Conservation and Development
Commission. Use and development of property within the commission's jurisdiction may be subject to special
regulations, restrictions, and permit requirements. You may wish to investigate and determine whether they are
acceptable to you and your intended use of the property before you complete your transaction.
(3) In responding to the request, the expert shall determine whether the property is presently located within one
mile of a parcel of real property designated as "Prime Farmland," "Farmland of Statewide Importance," "Unique
Farmland," "Farmland of Local Importance," or "Grazing Land" on the most current "Important Farmland Map"
issued by the California Department of Conservation, Division of Land Resource Protection, utilizing solely the
county-level GIS map data, if any, available on the Farmland Mapping and Monitoring Program website. If the
2024 SELECTED PROVISIONS OF CALIFORNIA LAW RELATING TO MOBILEHOMES
56
residential property is within one mile of a designated farmland area, the report shall contain the following
notice:
NOTICE OF RIGHT TO FARM
This property is located within one mile of a farm or ranch land designated on the current county-level GIS
"Important Farmland Map," issued by the California Department of Conservation, Division of Land Resource
Protection. Accordingly, the property may be subject to inconveniences or discomforts resulting from
agricultural operations that are a normal and necessary aspect of living in a community with a strong rural
character and a healthy agricultural sector. Customary agricultural practices in farm operations may include, but
are not limited to, noise, odors, dust, light, insects, the operation of pumps and machinery, the storage and
disposal of manure, bee pollination, and the ground or aerial application of fertilizers, pesticides, and herbicides.
These agricultural practices may occur at any time during the 24-hour day. Individual sensitivities to those
practices can vary from person to person. You may wish to consider the impacts of such agricultural practices
before you complete your purchase. Please be advised that you may be barred from obtaining legal remedies
against agricultural practices conducted in a manner consistent with proper and accepted customs and
standards pursuant to Section 3482.5 of the Civil Code or any pertinent local ordinance.
(4) In responding to the request, the expert shall determine, utilizing map coordinate data made available by the
Office of Mine Reclamation, whether the property is presently located within one mile of a mine operation for
which map coordinate data has been reported to the director pursuant to Section 2207 of the Public Resources
Code. If the expert determines, from the available map coordinate data, that the residential property is located
within one mile of a mine operation, the report shall contain the following notice:
NOTICE OF MINING OPERATIONS
This property is located within one mile of a mine operation for which the mine owner or operator has reported
mine location data to the Department of Conservation pursuant to Section 2207 of the Public Resources Code.
Accordingly, the property may be subject to inconveniences resulting from mining operations. You may wish to
consider the impacts of these practices before you complete your transaction.
(Amended by Stats. 2011, Chap. 253 (SB 110, Rubio), eff. 1/1/2013)
CIVIL CODE §1103.5 RELIEF FROM DUTY TO DISCLOSE
(a) After a transferor and his or her agent comply with Section 1103.2, they shall be relieved of further duty under this
article with respect to those items of information. The transferor and his or her agent shall not be required to provide
notice to the transferee if the information provided subsequently becomes inaccurate as a result of any governmental
action, map revision, changed information, or other act or occurrence, unless the transferor or agent has actual
knowledge that the information has become inaccurate.
(b) If information disclosed in accordance with this article is subsequently rendered inaccurate as a result of any
governmental action, map revision, changed information, or other act or occurrence subsequent to the delivery of the
required disclosures, the inaccuracy resulting therefrom does not constitute a violation of this article.
(Added by Stats. 1999, Chap. 876 (AB 248, Torlakson), eff. 1/1/2000)
CIVIL CODE §1103.7 GOOD FAITH
Each disclosure required by this article and each act that may be performed in making the disclosure shall be made in good
faith. For purposes of this article, ‘‘good faith’’ means honesty in fact in the conduct of the transaction.
(Added by Stats. 1999, Chap. 876 (AB 248, Torlakson), eff. 1/1/2000)
CIVIL CODE §1103.8 OTHER DISCLOSURES
(a) The specification of items for disclosure in this article does not limit or abridge any obligation for disclosure created by
any other provision of law or that may exist in order to avoid fraud, misrepresentation, or deceit i n the transfer
transaction. The legislature does not intend to affect the existing obligations of the parties to a real estate contract,
or their agents, to disclose any fact materially affecting the value and desirability of the property, including, but n ot
limited to, the physical condition of the property and previously received reports of physical inspection noted on the
disclosure form provided pursuant to Section 1102.6 or 1102.6a.
(b) Nothing in this article shall be construed to change the duty of a real estate broker or salesperson pursuant to Section
2079.
(Added by Stats. 1999, Chap. 876 (AB 248, Torlakson), eff. 1/1/2000)
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CIVIL CODE §1103.9 AMENDMENTS TO DISCLOSURE
Any disclosure made pursuant to this article may be amended in writing by the transferor or his or her agent, but the
amendment shall be subject to Section 1103.3.
(Added by Stats. 1999, Chap. 876 (AB 248, Torlakson), eff. 1/1/2000)
CIVIL CODE §1103.10 PERSONAL DELIVERY OR MAIL
Delivery of disclosures required by this article shall be by personal delivery to the transferee or by mail to the prospective
transferee. For the purposes of this article, delivery to the spouse of a transferee shall be deemed delivery to the
transferee, unless provided otherwise by contract.
(Added by Stats. 1999, Chap. 876 (AB 248, Torlakson), eff. 1/1/2000)
CIVIL CODE §1103.11 THOSE WHO ARE NOT AGENTS
Any person or entity, other than a real estate licensee licensed pursuant to Part 1 (commencing with Section 10000) of
Division 4 of the Business and Professions Code, acting in the capacity of an escrow agent for the transfer of real property
subject to this article shall not be deemed the agent of the transferor or transferee for purposes of the disclosure
requirements of this article, unless the person or entity is empowered to so act by an express written agreement to that
effect. The extent of that agency shall be governed by the written agreement.
(Added by Stats. 1999, Chap. 876 (AB 248, Torlakson), eff. 1/1/2000)
CIVIL CODE §1103.12 AGENT’S RESPONSIBILITIES
(a) If more than one licensed real estate broker is acting as an agent in a transaction subject to this article, the broker who
has obtained the offer made by the transferee shall, except as otherwise provided in this article, deliver the disclosure
required by this article to the transferee, unless the transferor has given other written instructions for delivery.
(b) If a licensed real estate broker responsible for delivering the disclosures under this section cannot obtain the
disclosure document required and does not have written assurance from the transferee that the disclosure has been
received, the broker shall advise the transferee in writing of his or her rights to the disclosure. A licensed real estate
broker responsible for delivering disclosures under th is section shall maintain a record of the action taken to effect
compliance in accordance with Section 10148 of the Business and Professions Code.
(Added by Stats. 1999, Chap. 876 (AB 248, Torlakson), eff. 1/1/2000)
CIVIL CODE §1103.13 NO TRANSACTION INVALIDATED
No transfer subject to this article shall be invalidated solely because of the failure of any person to comply with any
provision of this article. However, any person who willfully or negligently violates or fails to perform any duty prescribed by
any provision of this article shall be liable in the amount of actual damages suffered by a transferee.
(Added by Stats. 1999, Chap. 876 (AB 248, Torlakson), eff. 1/1/2000)
CIVIL CODE §1103.14 LISTING AGENT DEFINED
(a) As used in this article, ‘‘listing agent’’ means listing agent as defined in subdivision (f) of Section 1086.
(b) As used in this article, ‘‘selling agent’’ means selling agent as defined in subdivision (g) of Section 1086, exclusive of
the requirement that the agent be a participant in a multiple listing service as defined in Section 1087.
(Added by Stats. 1999, Chap. 876 (AB 248, Torlakson), eff. 1/1/2000)
AGENTS’ MOBILEHOME RESALE DISCLOSURE
HEALTH & SAFETY CODE §18025 AGENTS SUBJECT TO §18046
(a) Except as provided in subdivisions (b) and (c), it is unlawful for any person to sell, offer for sale, rent, or lease within
this state, any manufactured home or any mobilehome, commercial coach, or special purpose commercial coach
manufactured after September 1, 1958, containing structural, fire safety, plumbing, heat-producing, or electrical
systems and equipment unless the systems and equipment meet the requirements of the department for those
systems and that equipment and the installation of those systems and that equipment. The department may adopt
rules and regulations that are reasonably consistent with recognized and accepted principles for structural, fire safety,
plumbing, heat-producing, and electrical systems and equipment and installations, respectively, to protect the health
and safety of the people of this state from dangers inherent in the use of substandard and unsafe structural, fire
safety, plumbing, heat-producing, and electrical systems, equipment and installations.
(b) All manufactured homes and mobilehomes manufactured on or after June 15, 1976, shall comply with the National
Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. § 5401 etseq.).
(c) The sale of used manufactured homes and mobilehomes by an agent licensed pursuant to this part shall be subject to
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Section 18046.
(Amended by Stats. 1999, Chap. (SB 534, Dunn), eff. 1/1/2000)
HEALTH & SAFETY CODE §18046 AGENT’S DUTY OF DISCLOSURE
(a) An ‘‘agent’’ for purposes of this section and Section 18025, means a dealer or salesperson licensed pursuant to this
part, or a real estate broker or salesperson licensed pursuant to Division 4 (commencing with Section 10000) of the
Business and Professions Code.
(b) A ‘‘seller’’ for the purposes of this section and Section 18025 means the lawful owner of the manufactured home or
mobilehome offering the home for sale. For purposes of this section and Section 18025, the exemptions enumerated
by Section 1102.2 of the Civil Code shall be applicable to the transfer of a manufactured home or mobilehome.
(c) The sale of used manufactured homes or mobilehomes by a real estate broker or salesperson licensed under Division
4 (commencing with Section 10000) of the Business and Professions Code shall be subject to Section 2079 of the Civil
Code.
(d) It is the duty of a dealer or salesperson, licensed under this chapter, to a prospective buyer of a used manufactured
home or mobilehome, subject to registration pursuant to this part, to conduct a reasonably competent and diligent
visual inspection of the home offered for sale and to disclose to that prospecti ve buyer all facts materially affecting
the value or desirability of the home that an investigation would reveal, if that dealer or salesperson has a written
contract with the seller to find or obtain a buyer or is a dealer or salesperson who acts in coope ration with others to
find and obtain a buyer. Where a transfer disclosure statement is required pursuant to subdivision (b) of Section 1102
of the Civil Code, a dealer or salesperson shall discharge that duty by completing the agent’s portion of the trans fer
disclosure statement that a seller prepares and delivers to a prospective buyer pursuant to subdivision (b) of Section
1102 of the Civil Code. If no transfer disclosure statement is required, but the transaction is not exempt under Section
1102.2 of the Civil Code, a dealer shall discharge that duty by completing and delivering to the prospective buyer an
exact reproduction of Sections III, IV, and V of the transfer disclosure statement required pursuant to subdivision (b)
of Section 1102 of the Civil Code.
(Amended by Stats. 1999, Chap. 517 (SB 534, Dunn), eff. 1/1/2000)
LOT LINES
HEALTH & SAFETY CODE §18610.5 MOBILEHOME AND SPECIAL OCCUPANCY PARK LOT LINES
(a) Park lot lines shall not be created, moved, shifted, or altered without a permit issued to the park owner or operator by
the enforcement agency and the written authorization of the registered owner or owners of the mobilehome or
manufactured home, if any, located on the lot or lots on which the lot line will be created, moved, shifted, or altered.
(b) No park lot line shall be created, moved, shifted, or altered, if the action will place the mobilehome owner, as defined
by Section 18400.4, of a mobilehome or manufactured home located on a lot in violation of any separation or space
requirements under this part or under any administrative regulation.
(c) The park owner or operator shall submit a written application for the lot line alteration permit to the enforcement
agency. The application shall include a list of the names and addresses of the registered own ers of mobilehomes or
manufactured homes located on the lot or lots that would be altered by the proposed lot line change and the written
authorization of the registered owners. The enforcement agency may require, as part of the application for the
permit, that a mobilehome park owner or operator submit to the enforcement agency documents needed to
demonstrate compliance with this section, including, but not limited to, a detailed plot plan showing the dimensions
of each lot altered by the creation, movement, shifting, or alteration of the lot lines. If submission of a plot plan is
required, the mobilehome park owner or operator shall provide a copy of the plot plan to the registered owners of
mobilehomes or manufactured homes located on each lot that would be altered by the proposed lot line change and
provide the enforcement agency, as part of the application, with proof of delivery by first -class postage prepaid of the
copy of the plot plan to the affected registered owners.
(d) The department may adopt a fee, by regulation, payable by the applicant, for the permit authorized by this section.
(e) If the department is the enforcement agency and the application proposes to reduce or increase the total number of
lots available for occupation, the applicant shall submit a copy of that application and any information required by
subdivision (c) to the local planning agency of the jurisdiction where the park is located.
(Amended by Stats. 2003, Ch. 815, (SB 54, Dunn). Operative 7/1/2005)
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OCCUPANCY PROHIBITIONS
HEALTH & SAFETY CODE §18550 UNLAWFUL OCCUPANCY
It is unlawful for any person to use or cause, or permit to be used for occupancy, any of the following manufactured homes
or mobilehomes wherever the manufactured homes or mobilehomes are located, or recreational veh icles located in
mobilehome parks:
(a) Any manufactured home, mobilehome, or recreational vehicle supplied with fuel, gas, water, electricity, or
sewage connections, unless the connections and installations conform to regulations of the department.
(b) Any manufactured home, mobilehome, or recreational vehicle that is permanently attached with underpinning or
foundation to the ground, except for a manufactured home or mobilehome bearing a department insignia or federal
label, that is installed in accordance with this part.
(c) Any manufactured home, mobilehome, or recreational vehicle in an unsafe or unsanitary condition.
(d) Any manufactured home, mobilehome, or recreational vehicle that is structurally unsound and does not protect its
occupants against the elements.
(Amended by Stats. 2016, Ch. 396 (AB 587; Chau), eff. 1/1/2017.)
HEALTH & SAFETY CODE §18550.1 UNLAWFUL OCCUPANCY: HCD NOTICE
On and after January 1, 2021, it is unlawful for any person to use for occupancy any manufactured home or mobilehome,
wherever the manufactured home or mobilehome is located, that does not conform to the registration requirements of the
department, provided that the department has provided notice to the occupant of the registration requirements and any
registration fees due.
(Added by Stats. 2019, Ch. 488 (AB 173; Chau), eff. 1/1/2020)
PARK EMERGENCY PREPAREDNESS AND PROCEDURES
HEALTH & SAFETY CODE §18603 EMERGENCY PREPAREDNESS PLANS
(a) In every park there shall be a person available by telephonic or like means, including telephones, cell ular phones,
telephone answering machines, answering services or pagers, or in person who shall be responsible for, and who shall
reasonably respond in a timely manner to emergencies concerning, the operation and maintenance of the park. In
every park with 50 or more units, that person or their designee shall reside in the park, have knowledge of emergency
procedures relative to utility systems and common facilities under the ownership and control of the owner of the
park, and shall be familiar with the emergency preparedness plans for the park.
(b) (1) On or before September 1, 2010, an owner or operator of an existing park shall adopt an emergency
preparedness plan.
(2) For a park constructed after September 1, 2010, an owner or operator of a park shall adopt a plan in accordance
with this section prior to the issuance of the permit to operate.
(3) An owner or operator may comply with paragraph (1) by either of the following methods:
(A) Adopting the emergency procedures and plans approved by the Standardized Emergency Man agement
System Advisory Board on November 21, 1997, entitled “Emergency Plans for Mobilehome Parks,” and
compiled by the California Emergency Management Agency in compliance with the Governor’s Executive
Order W-156-97, or any subsequent version.
(B) Adopting a plan that is developed by the park management and is comparable to the procedures and plans
specified in subparagraph (A).
(c) In every park, an owner or operator of a park shall do both of the following:
(1) Post notice of the emergency preparedness plan in the park clubhouse or in another publicly accessible area
within the mobilehome park.
(2) Provide notice annually to all existing residents of how to access the plan and information on individual
emergency preparedness contained therein and how to obtain the plan in language other than English. This
notice shall also be provided, upon approval of tenancy, to all new residents. This may be accomplished in a
manner that includes, but is not limited to, distribution of materials and posting notice of the plan or
information on how to access the plan via the internet.
(d) An enforcement agency shall determine whether park management is in compliance with this section. The agency may
ascertain compliance by receipt of a copy of the plan during site inspections conducted in response to complaints of
alleged violations, or for any other reason.
(e) Notwithstanding any other provision of this part, a violation of this section shall constitute an unreasonable risk to life,
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health, or safety and shall be corrected by park management within 60 days of notice of the violation.
(Amended by Stats. 2019, Ch. 299, (AB 338, Chu), eff. 1/1/2020)
POLLING PLACE
ELECTIONS CODE §12285 MOBILEHOME POLLING PLACE
A mobilehome may be used as a polling place if the elections official determines that no other facilities are available for the
convenient exercise of voting rights by mobilehome park residents and the mobilehome is designated as a polling place by
the elections official pursuant to Section 12286. No rental agreement shall prohibit the us e of a mobilehome for those
purposes.
(Amended by Stats. 2000, Chap. 1081 (SB 1823, Committee on Elections and Reapportionment), eff. 1/1/2001)
TITLE AND REGISTRATION
HEALTH & SAFETY CODE §18080.4 REGISTRATION CARD IN EVERY MOBILEHOME
(a) Every registered owner, upon receipt of a registration card, shall maintain the card or a copy thereof with the
manufactured home, mobilehome, commercial coach, truck camper, or floating home for which it is issued.
(b) This section does not apply when a registration card is nec essarily removed from the manufactured home,
mobilehome, commercial coach, truck camper, or floating home for the purpose of application for renewal,
amendment, or transfer of registration.
(Amended by Stats. 1992, Ch. 686, Sec. 8. Effective January 1, 1993.)
HEALTH & SAFETY CODE §18092.7 TAX CLEARANCE CERTIFICATE
(a) Except as provided in subdivision (b) and Section 18116.1, the department shall withhold the registration or transfer
of registration of any manufactured home, mobilehome, or floating home which is subject to local property taxation,
other than a new manufactured home, mobilehome, or floating home for which application is being made for an
original registration, until the applicant presents a tax clearance certificate or a conditional tax clearanc e certificate
issued pursuant to Section 2189.8 or 5832 of the Revenue and Taxation Code by the tax collector of the county where
the manufactured home, mobilehome, or floating home is located. Any conditional tax clearance certificate
presented shall indicate that the tax liability has been satisfied pursuant to paragraph (3) of subdivision (m) of Section
18035.
(b) In lieu of the tax clearance certificate or conditional tax clearance certificate required by subdivision (a), the
department may accept a certification signed by the escrow officer under penalty of perjury that the tax collector of
the county where the manufactured home is located has failed to respond to the written demand for a conditional tax
clearance certificate as prescribed by subdivision (m) of Section 18035.
(Amended by Stats. 2016, Ch. 396 (AB 587; Chau), eff. 1/1/2017)
HEALTH & SAFETY CODE §18107 NOTICE OF TRANSFER AND RELEASE OF LIABILITY
(a) An owner shall not be liable for taxes or fees pursuant to Article 6 (commencing with Section 18114) that accrue after
the date of compliance if the owner does both of the following:
(1) Properly endorses and delivers the certificate of title to the transferee as provided in this code.
(2) Delivers to the Department of Housing and Community Development or deposits in the United States mail,
addressed to the department, the completed notice of sale or transfer form developed by the department.
(b) This section shall not be construed to impose any additional duties upon an owner who sells or transfers ownership of
a manufactured home or mobilehome pursuant to any other law.
(c) For purposes of this section, an “owner” means an owner who is of record as a registered owner pursuant to this part,
a legal owner as defined in Section 18005.8, or a junior lienholder as defined in Section 18005.3.
(Amended by Stats. 2017, Chap. 832 (SB 542, Leyva), eff. 1/1/2018)
HEALTH & SAFETY CODE §18108 RENEWALS AND REPLACEMENTS
(a) If any registration card or registration decal is stolen, lost, mutilated, or illegible, the registered owner o f the
manufactured home, mobilehome, commercial coach, truck camper, or floating home for which it was issued, as
shown by the records of the department, shall immediately make application for, and may, upon the applicant
furnishing information satisfactory to the department and paying the required fees, obtain a duplicate, substitute, or
new registration under a new registration number, as determined by the department.
(Amended by Stats. 1985, Ch. 1467, eff. 10/2/1985)
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HEALTH & SAFETY CODE §18116.1 LIEN/UNPAID FEES
(a) Nonpayment of the fees and penalties provided for in Sections 18114, 18114.1, and 18115, and in subdivisions (a), (b),
(c), and (d) of Section 18116 that are due on a mobilehome, manufactured home, commercial coach, truck camper, or
floating home shall constitute a lien in favor of the State of California in the amount owing.
(b) Notwithstanding any other provision of law, the lien provided for in subdivision (a) shall include all fees and penalties
due and unpaid beginning with the fees for original registration that became delinquent for 120 days or more and
continue to accrue to include all fees and penalties that subsequently become due and remain unpaid.
(c) Until the amount of a lien provided for in subdivision (a) or (b) is paid to the department, the department shall not do
either of the following:
(1) Amend the permanent title record of the manufactured home, mobilehome, commercial coach, truck camper, or
floating home which is the subject of the lien for the purpose of transferring any ownership inte rest or
transferring or creating any security interest in the manufactured home, mobilehome, commercial coach, truck
camper, or floating home.
(2) Issue any duplicate, substitute, or new certificate of title, registration card, or copy of a registration card w ith
respect to the manufactured home, mobilehome, commercial coach, truck camper, or floating home which isthe
subject of the lien.
(d) (1) When application is made to the department for registration or transfer of registration of a manufactured
home or mobilehome, and the applicant is not currently the registered owner, pursuant to the Register Your
Mobilehome Program operated by the department in accordance with this subdivision, with respect to all charges
assessed by the department prior to the date the title or interest in the manufactured home or mobilehome was
transferred to the applicant, the department shall release any lien imposed pursuant to this chapter and waive all
outstanding charges assessed by the department, if all of the following requirements are met:
(A) The applicant provides documentation demonstrating to the satisfaction of the department ownership and
the date of acquisition of ownership interest pursuant to Section 18100.5 or 18102.5.
(B) The applicant, or previous owner, did not take ownership interest on or after January 1, 2017, pursuant to a
warehouseman’s lien.
(C) The application is made prior to December 31, 2020.
(D) The applicant pays any charges assessed by the department during the period between the time the
applicant took ownership interest or December 31, 2015, whichever is later, and the time the applicant
applies for relief pursuant to this subdivision.
(E) The applicant has not previously filed for relief pursuant to this subdivision.
(F) Any lien pursuant to Section 16182 of the Government Code has been satisfied.
(2) If the applicant meets the requirements of paragraph (1) and the other requirements of this chapter not
related to nonpayment or late payment of the department’s charges, fees, and penalties related to registration
and titling, the department shall waive the outstanding charges, fees, or penalties identified in paragraph (1),
amend the title record, and issue a duplicate, substitute, or new certificate of title, registration card, or copy of a
registration card with respect to the manufactured home or mobilehome, in conformance with this chapter.
(3) For purposes of any amounts owing pursuant to this subdivision, the department may establish a long term
payment program of up to five years. The department may provide that any amounts owing under the payment
program shall constitute a lien in favor of the State of California in the amount owing and shall be paid in full if
the manufactured home or mobilehome is subsequently transferred. Failure to make the payments required by
the plan is a violation of this chapter for which the department may suspend, revoke, or cancel the certificate of
title pursuant to Section 18122.
(4) (A) If the manufactured home or mobilehome for which an application has been submitted and approved
pursuant to this subdivision and the other requirements of this chapter not related to nonpayment or late
payment of the department’s charges, fees, and penalties related to registration and titling, is subject to local
property taxation, the department shall issue a conditional transfer of title.
(B) Upon presentation of a completed tax liability certificate as provided in subdivision (f) of Section 5832 of
the Revenue and Taxation Code, if the applicant meets all of the requirements of this section and the other
requirements of this chapter not related to nonpayment or late payment of the department’s charges, fees,
and penalties related to registration and titling, and the requirements of paragraph (2) are met, the
department shall amend the title record and issue a duplicate, substitute, or new certificate of title.
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(C) On or before July 1, 2021, the department shall publish an analysis of manufactured home and mobilehome
registration that came into compliance through the Register Your Mobilehome Program pursuant to subdivision
(d). The analysis shall include whether each unit is subject to an in-lieu tax or to local property taxation, and the
number of units for which a waiver of taxes assessed by the department prior to the transfer of title of the
manufactured home or mobilehome was requester.
(Amended by Stats. 2019, Ch. 488 (AB 173; Chau), eff. 1/1/2020)
HEALTH & SAFETY CODE §18122.5 PENALTIES
It is unlawful for any person to fail or neglect properly to endorse, date, and deliver the certificate of title and, when ha ving
possession, to fail to deliver the registration card to a transferee who is lawfully entitled to a transfer of registration. Excep t
when the certificate of title is demanded in writing by a purchaser, a manufactured home, mobilehome, or commercial
coach dealer licensed, as provided by this part, shall satisfy the delivery requirement of this section by submitting
appropriate documents and fees to the department for transfer of registration in accordance with this part and rules and
regulations promulgated thereunder.
(Amended by Stats. 1983, Ch. 1076, § 90)
VEHICLE CODE §5903 ABANDONMENT AND SALE: NOTICE AND APPLICATION
When the department receives a copy of the judgment of abandonment and evidence of sale as specified in Section 798.61
of the Civil Code, the department shall transfer the registration of the trailer coach or recreational vehicle which has been
deemed abandoned pursuant to that section, or reregister the trailer coach or vehicle under a new registration number,
and issue a new certificate of ownership and registration card to the person or persons presenting the copy of the
judgment of abandonment and evidence of sale to the department.
(Added by Stats. 1991, Ch. 564, § 2)
TRAFFIC
VEHICLE CODE §21107.9 SPEED ENFORCEMENT AGREEMENTS
(a) Any city or county, or city and county, may, by ordinance or resolution, find and declare that there are privately
owned and maintained roads within a mobilehome park, as defined in Section 18214 of the Health and Safety Code,
or within a manufactured housing community, a s defined in Section 18801 of the Health and Safety Code, within the
city or county, or city and county, that are generally not held open for use by the public for vehicular travel. Upon
enactment of the ordinance or resolution, the provisions of this code shall apply to the privately owned and
maintained roads within a mobilehome park or manufactured housing community if appropriate signs are erected at
the entrance or entrances to the mobilehome park or manufactured housing community of the size, shape, a nd color
as to be readily legible during daylight hours from a distance of 100 feet, to the effect that the roads within the park
or community are subject to the provisions of this code. The city or county, or city and county, may impose
reasonable conditions and may authorize the owners of the mobilehome park or manufactured housing community to
erect traffic signs, markings, or devices which conform to the uniform standards and specifications adopted by the
Department of Transportation.
(b) No ordinance or resolution shall be enacted unless there is first filed with the city or county a petition requested by
the owner or owners of any privately owned and maintained roads within a mobilehome park or manufactured
housing community, who are responsible for maintaining the roads.
(c) No ordinance or resolution shall be enacted without a public hearing thereon and 10 days’ prior written notice to all
owners of the roads within a mobilehome park or manufactured housing community proposed to be subject to the
ordinance or resolution. At least seven days prior to the public hearing, the owner or manager of the mobilehome
park or manufactured housing community shall post a written notice about the hearing in a conspicuous area in the
park or community clubhouse, or if no clubhouse exists, in a conspicuous public place in the park or community.
(d) For purposes of this section, the prima facie speed limit on any road within a mobilehome park or manufactured
housing community shall be 15 miles per hour. This section does not preclude a mobilehome park or manufactured
housing community from requesting a higher or lower speed limit if an engineering and traffic survey has been
conducted within the community supporting that request.
(e) The department is not required to provide patrol or enforce any provision of this code on any privately owned and
maintained road within a mobilehome park or manufactured housing community, except those provisions applicable
to private property other than by action under this section.
(Added by Stats. 2002, Chap. 284 (SB 1556, Dunn), eff. 1/1/2003)
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CHAPTER 2.6 OF THE CALIFORNIA CIVIL CODE
ARTICLE 1 – DEFINITIONS
799.20 TITLE OF CHAPTER
This chapter shall be known and may be cited as the Recreational Vehicle Park Occupancy Law.
(Repealed and added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
799.21 APPLICATION OF DEFINITIONS
Unless the provisions or context otherwise require, the following definitions shall govern the construction of this chapter.
(Repealed and added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
799.22 DEFINITION OF DEFAULTING OCCUPANT
“Defaulting occupant” means an occupant who fails to pay for his or her occupancy in a park or who fails to comply with
reasonable written rules and regulations of the park given to the occupant upon registration.
(Repealed and added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
799.23 DEFINITION OF DEFAULTING RESIDENT
“Defaulting resident” means a resident who fails to pay for his or her occupancy in a park, fails to comply with reasonable
written rules and regulations of the park given to the resident upon registration or during the term of his or her occupancy
in the park, or who violates any of the provisions contained in Article 5 (commencing with Section 799.70).
(Repealed and added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
799.24 DEFINITION OF DEFAULTING TENANT
“Defaulting tenant” means a tenant who fails to pay for his or her occupancy in a park or fails to comply with reasonable
written rules and regulations of the park given to the person upon registration or during the term of his or her occupancy in
the park.
(Repealed and added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
799.25 DEFINITION OF GUEST
“Guest” means a person who is lawfully occupying a recreational vehicle located in a park but who is not an occupant,
tenant, or resident. An occupant, tenant, or resident shall be responsible for the actions of his or her guests.
(Repealed and added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
799.26 DEFINITION OF MANAGEMENT
“Management” means the owner of a recreational vehicle park or an agent or representative authorized to act on his or her
behalf in connection with matters relating to the park.
(Repealed and added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
799.27 DEFINITION OF OCCUPANCY
“Occupancy” and “occupy’ refer to the use of a recreational vehicle park lot by an occupant, tenant, or resident.
(Repealed and added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
799.28 DEFINITION OF OCCUPANT
“Occupant” means the owner or operator of a recreational vehicle who has occupied a lot in a park for 30 days or less.
(Repealed and added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
799.29 DEFINITION OF RV
“Recreational vehicle” has the same meaning as defined in Section 18010 of the Health and Safety Code.
(Repealed and added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
THE RECREATIONAL VEHICLE PARK OCCUPANCY LAW
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799.30 DEFINITION OF RV PARK
“Recreational vehicle park” or “park” has the same meaning as defined in Section 18862.39 of the Health and Safety Code.
(Amended by Stats. 2004, Chap. 530 (AB 196, (Leslie), eff. 1/1/2005)
799.31 DEFINITION OF RESIDENT
“Resident” means a tenant who has occupied a lot in a park for nine months or more.
(Repealed and added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
799.32 DEFINITION OF TENANT
“Tenant” means the owner or operator of a recreational vehicle who has occupied a lot in a park for more than 30
consecutive days.
(Added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
ARTICLE 2 - GENERAL PROVISIONS
799.40 CUMULATIVE RIGHTS
The rights created by this chapter shall be cumulative and in addition to any other legal rights the management of a park
may have against a defaulting occupant, tenant, or resident, or that an occupant, tenant, or resident may have against the
management of a park.
(Added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
799.41 NOT APPLICABLE TO MOBILEHOMES
Nothing in this chapter shall apply to a mobilehome as defined in Section 18008 of the Health and Safety Code or to a
manufactured home as defined in Section 18007 of the Health and Safety Code.
(Added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
799.42 NO WAIVER OF RIGHTS
No occupant registration agreement or tenant rental agreement shall contain a provision by which the occupant or tenant
waives his or her rights under the provisions of this chapter, and any waiver of these rights shall be deemed contrary to
public policy and void.
(Added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
799.43 REGISTRATION AGREEMENT
The registration agreement between a park and an occupant thereof shall be in writing and shall contain, in addition to the
provisions otherwise required by law to be included, the term of the occupancy and the rent therefor, the fees, if any, to be
charged for services which will be provided by the park, and a statement of the grounds for which a defaulting occupant’s
recreational vehicle may be removed as specified in Section 799.22 without a judicial hearing after the service of a 7 2-hour
notice pursuant to this chapter and the telephone number of the local traffic law enforcement agency.
(Added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
799.44 RULES AND REGULATIONS
At the time of registration, an occupant shall be given a copy of the rules and regulations of the park.
(Added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
799.45 RENTAL AGREEMENT OPTIONAL
The management may offer a rental agreement to an occupant of the park who intends to remain in the park for a period in
excess of 30 consecutive days.
(Repealed and added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
799.46 SIGN REQUIREMENT/REASONS FOR RV REMOVAL
At the entry to a recreational vehicle park, or within the separate designated section for recreatio nal vehicles within a
mobilehome park, there shall be displayed in plain view on the property a sign indicating that the recreational vehicle may
be removed from the premises for the reasons specified in Sections 799.22 and 1866 and containing the telephone number
of the local traffic law enforcement agency. Nothing in this section shall prevent management from additionally displaying
the sign in other locations within the park.
(Amended by Stats. 2004 (AB 1964 (Leslie), eff. 1/1/2005)
2024 SELECTED PROVISIONS OF CALIFORNIA LAW RELATING TO MOBILEHOMES
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See Civil Code Sections 1866 and 1867 not included in the Recreational Vehicle Park Occupancy Law but affecting recreational
vehicle and special occupancy parks.
ARTICLE 3 - DEFAULTING OCCUPANTS
799.55 72-HOUR NOTICE
Except as provided in subdivision (b) of Section 1866, as a prerequisite to the right of management to have a defaulting
occupant’s recreational vehicle removed from the lot which is the subject of the registration agreement between the park
and the occupant pursuant to Section 799.57, the management shall serve a 72-hour written notice as prescribed in Section
799.56. A defaulting occupant may correct his or her payment deficiency within the 72 -hour period during normal business
hours.
(Amended by Stats. 2004, Chap. 530 (AB 1964, Leslie), eff. 1/1/2005)
799.56 SERVICE OF 72-HOUR NOTICE
(a) The 72-hour written notice shall be served by delivering a copy to the defaulting occupant personally or to a person of
suitable age and discretion who is occupying the recreational vehicle located on the lot. In the latter event, a copy of
the notice shall also be affixed in a conspicuous place on the recreational vehicle and shall be sent through the mail
addressed to the occupant at the place where the property is located and, if available, any other address which the
occupant has provided to management in the registration agreement. Delivery of the 72 -hour notice to a defaulting
occupant who is incapable of removing the occupant’s recreational vehicle from the park because of a physical
incapacity shall not be sufficient to satisfy the requirements of this section.
(b) In the event that the defaulting occupant is incapable of removing the occupant’s recreational vehicle from the park
because of a physical incapacity or because the recreational vehicle is not motorized and cannot be moved by the
occupant’s vehicle, the default shall be cured within 72 hours, but the date to quit shall be no less than seven days
after service of the notice.
(c) The management shall also serve a copy of the notice to the city police if the park is located in a city, or, if the park is
located in an unincorporated area, to the county sheriff.
(Added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
799.57 NOTICE OF RV REMOVAL
The written 72-hour notice shall state that if the defaulting occupant does not remove the recreational vehicle from the
premises of the park within 72 hours after receipt of the notice, the management has authority pursuant to Section 799.58
to have the recreational vehicle removed from the lot to the nearest secured storage facility.
(Added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
799.58 RV REMOVAL/NOTICE TO SHERIFF
Subsequent to serving a copy of the notice specified in this article to the city police or county sheriff, whichever is
appropriate, and after the expiration of 72 hours following service of the notice on the defaulting occupant, the police or
sheriff, shall remove or cause to be removed any person in the recreational vehicle. The management may then remove or
cause the removal of a defaulting occupant’s recreational vehicle parked on the premises of the park to the nearest secured
storage facility. The notice shall be void seven days after the date of service of the notice.
(Added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
799.59 REASONABLE CARE IN RV REMOVAL
When the management removes or causes the removal of a defaulting occupant’s recreational vehicle, the management
and the individual or entity that removes the recreational vehicle shall exercise reasonable and ordinary care in removing
the recreational vehicle to the storage area.
(Added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
ARTICLE 4 - DEFAULTING TENANTS
799.65 FIVE DAYS TO PAY DUE RENT/THREE-DAY NOTICE TO VACATE
The management may terminate the tenancy of a defaulting tenant for nonpayment of rent, utilities, or reasonable
incidental service charges, provided the amount due shall have been unpaid for a period of five days from its due date, and
provided the tenant has been given a three-day written notice subsequent to that five-day period to pay the total amount
due or to vacate the park. For purposes of this section, the five-day period does not include the date the payment is due.
2024 SELECTED PROVISIONS OF CALIFORNIA LAW RELATING TO MOBILEHOMES
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The three-day notice shall be given to the tenant in the manner prescribed by Section 1162 of the Code of Civi l Procedure.
Any payment of the total charges due, prior to the expiration of the three -day period, shall cure any default of the tenant.
In the event the tenant does not pay prior to the expiration of the three-day notice period, the tenant shall remain liable for
all payments due up until the time the tenancy is vacated.
(Added by Stats. 1992 , Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
799.66 THIRTY DAYS’ NOTICE OF TERMINATION
The management may terminate or refuse to renew the right of occupancy of a tenant f or other than nonpayment of rent
or other charges upon the giving of a written notice to the tenant in the manner prescribed by Section 1162 of the Code of
Civil Procedure to remove the recreational vehicle from the park. The notice need not state the caus e for termination but
shall provide not less than 30 days’ notice of termination of tenancy.
(Amended by Stats. 1994 Chap. 677 (SB 1349, Wyman), eff. 1/1/1995)
799.67 EVICTION PROCEDURES
Evictions pursuant to this article shall be subject to the requirements set forth in Chapter 4 (commencing with Section
1159) of Title 3 of Part 3 of the Code of Civil Procedure, except as otherwise provided in this article.
(Added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
ARTICLE 5 - DEFAULTING RESIDENTS
799.70 TERMINATION OF TENANCY/NOTICE
The management may terminate or refuse to renew the right of occupancy of a defaulting resident upon the giving of a
written notice to the defaulting resident in the manner prescribed by Section 1162 of the Code of Civil Procedure to remove
the recreational vehicle from the park. This notice shall provide not less than 60 days’ notice of termination of the right o f
occupancy and shall specify one of the following reasons for the termination of the right of occupancy:
(a) Nonpayment of rent, utilities, or reasonable incidental service charges; provided, that the amount due has been
unpaid for a period of five days from its due date, and provided that the resident shall be given a three-day written
notice subsequent to that five-day period to pay the total amount due or to vacate the park. For purposes of this
subdivision, the five-day period does not include the date the payment is due. The three -day notice shall be given to
the resident in the manner prescribed by Section 1162 of the Code of Civil Procedure. The three-day notice may be
given at the same time as the 60-day notice required for termination of the right of occupancy; provided, however,
that any payment of the total charges due, prior to the expiration of the three-day period, shall cure any default of the
resident. In the event the resident does not pay prior to the expiration of the three -day notice period, the resident
shall remain liable for all payments due up until the time the tenancy is vacated.
(b) Failure of the resident to comply with a local ordinance or state law or regulation relating to the recreational vehicle
park or recreational vehicles within a reasonable time after the resident or the management receives a notice of
noncompliance from the appropriate governmental agency and the resident has been provided with a copy of that
notice.
(c) Conduct by the resident or guest, upon the park premises, which constitutes a substantial annoyance to other
occupants, tenants, or residents.
(d) Conviction of the resident of prostitution, or a felony controlled substance offense, if the act resulting in the
conviction was committed anywhere on the premises of the park, including, but not limited to, within the resident’s
recreational vehicle.
However, the right of occupancy may not be terminated for the reason specified in this subdivision if the person
convicted of the offense has permanently vacated, and does not subsequently reoccupy, the recreational vehicle.
(e) Failure of the resident or a guest to comply with a rule or regulation of the park which is part of the rental agreement
or any amendment thereto.
No act or omission of the resident or guest shall constitute a failure to comply with a rule or regulation unless the
resident has been notified in writing of the violation and has failed to correct the violation within seven days of the
issuance of the written notification.
(f) Condemnation of the park.
(g) Change of use of the park or any portion thereof.
(Added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
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67
799.71 EVICTION PROCEDURES
Evictions pursuant to this article shall be subject to the requirements set forth in Chapter 4 (commencing with Section
1159) of Title 3 of Part 3 of the Code of Civil Procedure, except as otherwise provided in this article.
(Added by AB 3074, Ch. 310 (1992), eff. 1/1/1993)
ARTICLE 6 - LIENS FOR RV’S AND ABANDONED POSSESSIONS
799.75 UPON DEFAULT/CIVIL CODE PROCEDURE
The management shall have a lien upon the recreational vehicle and the contents therein for the proper charges due from a
defaulting occupant, tenant, or resident. Such a lien shall be identical to that authorized by Section 1861, and shall be
enforced as provided by Sections 1861 to 1861.28, inclusive. Disposition of any possessions abandoned by an occupant,
tenant, or resident at a park shall be performed pursuant to Chapter 5 (commencing with Section 1980) of Title 5 of Part 4
of Division 3.
(Added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
ARTICLE 7 - ACTIONS AND PROCEEDINGS
799.78 ATTORNEY’S FEES AND COSTS
In any action arising out of the provisions of this chapter, the prevailing party shall be entitled to reasonable attorney’s fees
and costs. A party shall be deemed a prevailing party for the purposes of this section if the judgment is rendered in his or
her favor or where the litigation is dismissed in his or her favor prior to or during the trial, unless the parties otherwise
agree in the settlement or compromise.
(Added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
799.79 $500 DAMAGES/WILLFUL VIOLATIONS BY MANAGEMENT
In the event that an occupant, tenant, or resident or a former occupant, tenant, or resident is the prevailing party in a civil
action against the management to enforce his or her rights under this chapter, the occupant, tenant, or resident, in addition
to damages afforded by law, may, in the discretion of the court, be awarded an amount not to exceed five hundred dollars
($500) for each willful violation of any provision of this chapter by the management.
(Added by Stats. 1992, Chap. 310 (AB 3074, Wyman), eff. 1/1/1993)
2021 MRL FAQs 68
RENTS, FEES & TAXES PAGE
#1 Rent Increases 65
#2 Pass-Through Fees 65
#3 Short Notice of Rent Increase 65
#4 Back-Rent Billing 65
#5 Clubhouse Fee 65
#6 Security Deposit 66
#7 Deducting Rent Due to Lack of Functioning Park Utilities 66
#8 Withholding Rent When Park Loses Operating Permit 66
#9 Late Fees 66
#10 Mobilehome Property Taxes 66
#11 Property Tax Adjustment 67
#12 Low-Income Rent Vouchers: Section 8 67
UTILITIES
#13 Park Utility Costs 67
#14 Itemized Charges 68
#15 Park Cable TV or Common Antenna System Fees 68
#16 Water Charges 68
#17 Call local utilities before digging 68
LEASES & RENTAL AGREEMENTS
#18 Long Term Leases Exempt from Rent Control 69
#19 Leases in Language Other than English 69
#20 Length of lease: Long-term, Annual, or Month-to-month 69
TERMINATION OF TENANCY
#21 Eviction for Late Payment of Rent 69
#22 Eviction for Rule Violations 70
#23 End of Rental Agreement Term 70
#24 Tenant Rights in Park-Owned Mobilehomes 70
#25 Park Closure or Conversion 71
STATE LAWS & PARK RULES
#26 Park Rules v. Mobilehome Residency Law (MRL) 72
#26.1 Annual Distribution of MRL to Residents 72
#26.2 MRL in Spanish and other Languages 72
#27 MRL protections 72
#28 Rule Changes 72
#29 Selective Enforcement of Park Rules 72
#30 Senior Park Changed to All-Age Park 72
#31 All-Age Park Back to Senior-Only Park 73
#32 Rights of Disabled Homeowners 73
#32.1 Adult Protective Services agencies 73
#33 Occupancy Standard 73
#34 Clubhouse Hours and Use 74
#35 No-Pet Rule 74
#35.1 Trained Service Dogs v. Emotional Support Animals 74
#36 Animal control 74
FREQUENTLY ASKED QUESTIONS
Compiled by the California State Senate Select Committee on Manufactured Home Communities
2024 MRL FAQs 69
#37 Parking Restrictions and Towing 75
#38 Subletting 75
#39 RVs in Mobilehome Parks 75
#40 Caregiver Residency in the Park after Homeowner’s Death 75
PARK MAINTENANCE, INSPECTIONS & SERVICES
#41 Failure to Maintain the Park 76
#42 Mobilehome Park Inspection Program 76
#43 Code Enforcement Agency 76
#44 Title 25: State of California Health and Safety Regulations 76
#45 Combustible Storage and Trash 76
#46 Reduction of Park Services 77
#47 Lot Lines 77
#48 Trees and Driveways 77
#49 Responsibility for Pre-Existing Code Violations 77
#50 Permit for Remodeling the Mobilehome 77
#51 Home Rehabilitation Assistance 78
RESIDENT-OWNED PARKS
#52 Park Condo-Conversion to Resident Ownership 78
#53 Residents’ Right of First Refusal to Buy Park 78
#54 Laws Applicable to Resident-Owned Parks 79
#55 Stock Cooperatives and the Davis-Stirling Act 79
#56 Secretary of State: Researching Original Filing Documents 79
#57 Disputes, Violations and Enforcement 80
PARK OWNERS & MANAGERS
#58 Manager-Resident Relations 80
#59 Enforcement of the MRL 80
#60 Contacting Park Owner or Operator 80
#61 Management Availability in Case of Emergencies 80
#62 Park Manager Entering Lot 80
HOME SALES, RESALES, TRANSFERS & TITLES
#63 Selling Home In-Place in Park 81
#63.1 Selling mobilehomes: Realtor’s License and Clean Titles 81
#64 Resale of a Park Model in the Park 81
#65 Prospective Buyers Subject to Income Requirements 81
#66 Rights of Heirs Inheriting Mobilehomes 82
#67 Adding or Changing Name on Title of Home 82
#68 Replacing a Lost or Never-Received Title 82
#69 Resale Disclosure 82
#70 Homeowner May Be Required to Sell Home to the Park on Resale 82
#71 New Home Defects and Warranties 83
RESOURCES FROM NEW LEGISLATION
#72 New Enforcement Agency for Mobilehome Residency Law Violations 83
2024 MRL FAQs 70
#1 Does state law regulate the amount of rent increases in mobilehome parks?
No, state law does not regulate the amount of a rent increase in a mobilehome park. Rent stabilization is a “local
control issue”. The MRL does require a park to give residents a 90-day advance written notice of a rent increase
(Civil Code §798.30). If residents are on a long-term lease, the lease will govern the percentage and frequency of
rent increases, with increases not less than every 90 days as required by law. Prior to 2021, Civil Code 798.17 (a) (1)
provided that, if residents sign a long-term lease of more than one year in length that lease is exempt from any
local rent ordinance provisions. However, AB 2782, passed by the legislature in 2020, significantly amended the
Civil Code 798.17 exemption. As of January 1, 2021, any long-term lease signed on or after February 13, 2020 is no
longer exempt from local rent stabilization, and the rent regulations in the local ordinance will take precedence. In
addition, all long-term leases signed prior to February 13, 2020 shall continue to be exempt from local rent
stabilization, but only until they expire, or until January 1, 2025, whichever occurs first. (Note: Approximately 104
local jurisdictions (cities and counties) have some form of rent stabilization for mobilehome parks.)
Recap:
● State law does not regulate the amount of a rent increase. It is a local control issue.
● A 90-day advance written notice of rent increase is required.
● If resident is on a long-term lease, check the language in lease for frequency (not less than every 90 days) and
percentage of increases.
#2 Can the park charge separate “maintenance” or “pass-through” fees in addition to the rent?
Yes, if the resident’s signed lease or rental agreement provides for assessments or fees for maintenance, among
other services. If not mentioned in the lease, a new fee would have to be for a service actually rendered, such as
trash pick-up, and would require a 60-day advance written notice. (Civil Code §798.32(a)) If the resident signs a
new lease or rental agreement that includes these fees, they are agreeing to pay the fees. State law does not
require a notice requirement for an increase in an already existing fee. Local jurisdictions with mobilehome park
rent control ordinances may regulate fees or pass-through costs which parks charge their residents. Some
ordinances, for example, distinguish capital improvements from maintenance, allowing a pass-through fee of
certain capital improvements (not including maintenance) amortized over a period of time.
Recap:
● A 60-day advance written notice is required for a new fee if it is not mentioned in the lease.
● Notice is not required for an increase in an existing fee.
#3 A 90-day written notice of rent increase was delivered late. Is this notice legal?
No. The MRL provides for residents to receive the 90-day written notice of a rent increase before the date of the
increase. (Civil Code §798.30) Any notice required by the MRL shall either be delivered and received in -person or
by U.S. mail, postage prepaid. (Civil Code §798.14) Actual receipt of the notice less than 90 days be fore the
increase is not a 90-day notice.
Recap:
● A 90-day written advance notice must be received by residents 90 days before increase.
● The notice must be delivered in-person or by U.S. mail.
#4 Can the park charge residents for back-rent that was miscalculated because of the manager’s mistake?
It depends on the situation. If the park rental agreement or lease stipulates the monthly rent for the term of the
lease, and there is no provision in the lease for a contingency, such as an increase due to manageme nt error, then
back-rent could not be charged. However, if residents have signed a rental agreement that provides that back -rent
may be charged in the event of a management miscalculation or error, then the additional rent could be charged
with a 90-day notice.
Recap:
● If not specified in lease or rental agreement, then collection of back-rent is not allowable.
● If back-rent is allowed under terms of lease or rental agreement, then a 90-day advance written noticeis
required.
#5 Can the park owner require a deposit or fee for use of the clubhouse by the homeowners association?
No, however there are certain exceptions. The MRL provides that a park rental agreement or rule or regulation
shall not deny a homeowner or resident the right to hold meetings for a lawful purpose in the clubhouse at
reasonable times and in a reasonable manner, when the facility is not otherwise in use. (Civil Code §798.51(a)(1))
Homeowners or residents may not be charged a cleaning deposit or require liability insurance in order to use t he
2024 MRL FAQs 71
clubhouse for meetings relating to mobilehome living or for social or educational purposes and to which all
homeowners are allowed to attend. (Civil Code §798.51(b)) However, the park may require a liability insurance
binder when alcoholic beverages are served. (Civil Code §798.51(c)) If a homeowner reserves the clubhouse for
aprivate function to which all park residents are not invited, the park could charge a fee or deposit.
Recap:
● No fee may be charged for homeowner functions.
● A liability insurance fee may be charged if alcohol is served.
● A fee may be charged for private parties.
#6 Can the park charge first and last months’ rent plus a 2-month security deposit?
Normally, when a mobilehome owner is accepted for residency in a mobilehome park and signs a rental agreement,
charging first month’s rent and a 2-month security deposit are permitted. (Civil Code §798.39) After one full year
of satisfactory residency (meaning all rent and fees have been paid during that time), the resident is entitled to
request a refund of the 2-month security deposit, or may request a refund at the time he or she vacates the park
and sells the home. (Civil Code §798.39(b))
Recap:
● A 2-month security deposit may be charged.
● A security deposit refund is allowed after one year if all rent and fees have been paid.
#7 Can the resident refuse to pay the rent or deduct a certain amount from the rent if water in the park is cut off?
No. Refusing to pay the rent or paying a reduced rent could lead to the residents’ termination of tenan cy unless
residents are willing to chance an eviction and use the lack of water as a defense. Instead, residents should file an
emergency complaint with the Department of Housing (HCD) or a local enforcement agency if the local agency has
jurisdiction over the lack of water in the park. An inspector can then cite the park for failing to provide adequate
water and require the park to furnish bottled water and alternative bathing facilities until the water problem is
fixed. The MRL requires the park to maintain the common facilities (which include the utilities) in good working
order and condition. (Civil Code §798.15(d))
Recap:
● Resident is not allowed to deduct rent in case of utility shut-off.
● If there is lack of water, alert the code enforcement agency.
#8 Can the park evict a resident for not paying rent even though the park’s Permit to Operate has been invalid for a
year?
If the Permit to Operate (PTO) is officially suspended by the state Department of Housing (HCD) the park cannot
legally collect rent from residents until the permit is re-instated. Until the PTO is officially suspended by HCD
however -- despite the fact that the PTO fee may not been paid to the state in a year -- residents who withhold rent
from the park may be subject to a notice of termination of tenancy by the management.
Recap:
● If the mobilehome park’s permit to operate (PTO) is officially suspended, then the park cannot legally collect rent.
#9 Can the park charge the resident a late fee if they missed paying the rent and utility bill by one day?
Late fees on rents, utility charges or other pass-through fees are not regulated by the MRL, however, California
court cases regarding late fees generally have upheld residential leases with preset late penalties if they bear a
reasonable relationship to the actual damages that could be anticipated or sustained by the landlord for late
payment, such as administrative costs relating to accounting for and collecting the late payments. For example, a
3% charge for late payment of rent ($15 on a $500 rent bill) is probably going to be construed as reasonable.
Whether $50 is reasonable depends on the outstanding amount of the late rent and utilities owed.
Recap:
● If the signed lease or rental agreement stipulates a late fee, then the resident must pay.
#10 Why do residents have to pay taxes on their mobilehomes in addition to paying the park owner a fee for
property taxes?
Mobilehome owners, who are park residents, pay for the park’s property taxes either through their rent or
sometimes through separate pass-through fees for property taxes, or property tax increases, on the park property.
Yet mobilehome owners may also be liable for an individual property tax to the county on their home and
2024 MRL FAQs 72
accessory structures. Prior to July 1, 1980 most mobilehomes were taxed like vehicles by the state with a vehicle
license fee (VLF) in lieu of local property taxes. However, the law was changed in 1979 to subject new
mobilehomes and manufactured homes sold on or after July 1, 1980 to local property taxes instead of the VLF. Pre-
July 1980 homes remain on the VLF unless the owner voluntarily switches the home to the local property tax
system. Tax law does not allow the county assessor to base assessment of taxes on mobilehomes in parks on the
value of the park land or space. Hence, the mobilehome owner’s property tax is separate from the property tax on
the park owner’s land.
Recap:
● Resident pays the park’s property tax pass-through fee. Resident may also have to pay county’s tax assessment
on their home and accessory structures.
● Before July 1, 1980, mobilehomes pay Vehicle License Fee.
● After July 1, 1980, new mobilehomes pay property taxes, separate from the tax assessment on park property.
#11 How can a resident get their taxes reduced?
Local property taxes are based on 1% of the assessed value (AV) of the property or home, plus any local bonded
debt, such as school bonds. Under the California Constitution (Article VIIIA), the county assessor may increase the
AV by 2% a year; however, when a home is sold and ownership is transferred, the assessor may re-assess the
property (usually to the higher selling price or value). Therefore, homes that have been resold in a “good” real
estate market have been reassessed at higher values, sometimes significantly higher, than thos e that have
remained under the same ownership for years with the application of the annual 2% formula. Since the 2007
recession, many homes have decreased in value. Mobilehome owners, like owners of conventional homes, who
feel their taxes are too high in the current market, may file an appeal with the county assessment appeals board to
see if they can get their AV, and thus their taxes, reduced. The burden, however, is on the homeowner to produce
evidence that his or her home is worth less than the assesso r’s valuation. This can be done by getting a private
appraisal(s) and producing documents showing the reduced or selling prices of similar mobilehomes in the park or
in similar parks in the community. Information on how to apply and the deadlines for applying may be obtained
from the local county tax assessor’s office.
Recap:
● File an appeal with the county tax assessor and be prepared to prove that the value of the mobilehome is worth
less than the assessed value.
#12 Must the park owner accept Section 8 vouchers?
Section 8 is a federal program (Housing and Urban Development), and federal law does not require landlords to
accept Section 8 rent vouchers. Landlords who accept Section 8 enter into agreements or contracts with the
county that administers the program and must abide by the Section 8 terms for the period of the agreement, which
is normally a set number of years. Because of Section 8 restrictions, some landlords have opted -out of Section 8 at
the end of their agreements. The local county housing agency has information regarding availability of rent
vouchers.
Recap:
● The park owner does not have to accept Section 8 rent vouchers.
#13 Where can residents get help if they suspect they are being overcharged on utility bills?
Most parks are “master-meter” operators that own, operate and maintain the electric, gas and water distribution
system within the park and bill their residents with the monthly rent statement. Under the state Public Utilities
Code, master-meter customers (parks) shall charge no more than the local serving utility would charge a resident,
including passing through any low-income rebates or discounts, such as “CARE.” Residents can call County Weights
and Measures (W&M) to have them check the accuracy of their meters and assure they have been correctly
calibrated. Some W&M offices are willing to look into billing complaints, such as failure to provide proper billings
or post rates, but most only check the accuracy of the meters. The California Public Utilities Commission (CPUC) is
required to take informal complaints (800-649-7570) from residents in master-meter parks. The CPUC often refers
these complaints to the serving utility to work out with the park management. If a third party billing agent
prepares the utility billings for the park, the management shall disclose the contact information of the billing agent
on residents’ billings. (Civil Code §798.40(b))
Recap:
● The resident must prove overcharges.
● CPUC is required to take informal complaints (800-649-7570).
2024 MRL FAQs 73
● Contact information for the third party billing agent must be disclosed on the residents’ utility billings.
#14 Can the park start billing residents for utilities that were previously included in the rent?
If the residents’ rental agreement provides that sewer, water and garbage are included in the rent, the park
management may elect to itemize or charge separately for these utilities. (Civil Code §798.41) In this case, the
average monthly amount of the utility charges shall be deducted from the rent. If the rental agreement does not
specifically indicate that utility charges are included in the rent, then the park owner could charge for them after
complying with the 60-day written notice requirement. (Civil Code §798.32)
Recap:
● If the lease or rental agreement stipulates separate charges, then the resident must pay accordingly.
● If it is not stipulated in the lease or rental agreement, then the park must give a 60-day advance written notice of
an itemized billing.
#15 Do residents have to pay the cable TV service fee even if they don’t use it? Also, can the park prohibit satellite
dishes?
The park can charge a fee for services actually rendered with a 60-day notice if it is not already provided for in the
rental agreement. (Civil Code §§798.31, 798.32) If the resident has signed a long -term lease agreeing to pay the
fee, they may be obligated to continue to pay it until the end of the term of the lease. A 1997 California appellate
case, Greening v. Johnson, held that cable TV is not an essential utility and a park cannot charge a resident a fee for
such a service not actually used by the resident. Moreover, the Telecommunication Act of 1996 provides that
community rules and regulations or local ordinances cannot prohibit the installation of a dish antenna on one’s
home or property if it is not more than 39 inches in diameter and does not constitute a health and safety problem.
Park rules can regulate placement or design of the antenna on the home if reasonable (e.g. rules don’t preclude
acceptable reception) but cannot ban satellite dishes outright.
Recap:
● If stipulated in the signed lease or rental agreement, resident must pay the fee.
● If not stipulated in the lease or rental agreement, then the park must provide a 60 -day advance written noticeof
a fee for service actually rendered.
● Cable TV is not an essential utility, therefore the park cannot charge a non-user.
● Satellite dishes are allowable, but with strict guidelines.
#16 Some residents’ water usage is down, but their water bill has increased. How do they find out if they are being
overcharged?
Contact the park management. If the park cannot help, call the County Sealer (Weights and Measures) and ask
them to check the accuracy of the meter. Check for plumbing leaks under home or in fixtures. If none of these
steps resolve the problem, the resident may wish to file a complaint with the California Public Utilities Commission
(CPUC) about rate issues and overcharges but only if the park receives water from a water utility or supplier
regulated by the CPUC. If water is CPUC-regulated, resident may only be charged a water rate that the regulated
utility would be able to charge residents if they were served directly by the utility. This would include a usage rate
and a customer service charge (for meter reading and service). However, the majority of parks are not served by
regulated water utilities but by municipalities, water districts, utility districts, or even the park’s own water well
system, and are not regulated by the CPUC. One exception is that the CPUC may take complaints from residents of
parks regarding service or rates charged by parks using their own water systems or underground wells. If the park
is subject to local mobilehome park rent control, rent control authorities may be able to provide some relief
depending upon how the rent ordinance is written or administered. Otherwise, the resident would have to
complain to the appropriate governing board of the municipality, water or utility district actually furnishing water
to the park.
Recap:
● In a park with metered water served by regulated water districts: check bill calculations, see manager, call
county, or file a complaint with the CPUC.
● If it is a park without metered water and not served by a regulated water district: call the local water board.
#17 Construction work is scheduled in the park that I manage. Do I have to contact the local utilities first?
Instead of calling the local utilities, dial 811 and be connected to the appropriate regional notification center that
will contact the subsurface installation operators. The subsurface installation operator will then mark the lines that
they own, operate or maintain within the area where you will be digging. (Government Code §4216.2)
2024 MRL FAQs 74
#18 Can the park manager force residents to sign a long-term lease, causing them to lose rent control protections?
If the resident is currently a homeowner residing in the park, then they may reject a long-term lease and opt for a
shorter-term lease. In the case of a prospective buyer of a home in the park who is not yet a resident, their right
not to sign such a long lease is less clear. A rental agreement or lease with a term of more than 12 months is
exempt from any rent control ordinance. (Civil Code §798.17) The resident may reject a long -term lease after
reviewing it and opt for an annual or month-to-month rental agreement. (Civil Code §798.18) If the resident elects
to have a rental agreement for 12 months or less, the rent charges and conditions shall be the same as those
offered in the longer-term lease during the first 12 months (Civil Code §798.18). Not all long-term leases are bad
for homeowners, and some may provide rent stability for years that month-to-month or annual tenancy does not,
particularly in localities where rent control will probably never be enacted. (See also #20)
Recap:
● Current homeowners residing in the park have the option of signing a short -term lease agreement with charges
and conditions that are the same as in a long-term lease.
● Buyers, or prospective residents, may not have the option to reject a long-term lease.
● Residents have 30 days to review and accept or reject a long-term lease.
#19 Is the park required to provide a lease agreement in the language of the resident if the resident is non -English
speaking?
Not in most cases. Civil Code Sec. 1632 provides that a person engaged in a trade or business, who negotiates a
contract or lease -- including a rental agreement covering a dwelling, apartment or mobilehome -- in Spanish,
Chinese, Tagalog, Vietnamese, or Korean, shall provide the other party, if he or she requests it, with a written copy
of the contract or agreement in that language prior to execution of the document. However, this provision does
not apply to contracts or agreements negotiated with the use of an interpreter, or to month -to-month rental
agreements. Additionally, most mobilehome parks do not “negotiate” their leases with homeowners or
prospective homeowners, but rather offer the lease on a “take it or leave it” basis.
Recap:
● Most mobilehome lease contracts are not negotiated and therefore they do not have to be offered in languages
other than in English.
#20 Does a resident have to sign a long-term lease, or are there other options?
Homeowners living in a park have the right to review the proposed long -term lease and to reject it within 30 days
and opt instead for a 12-month lease agreement or month-to-month rental agreement. (Civil Code §798.17(b)) If a
homeowner rejects a long term lease, then the park cannot increase the rent above the terms provided for in the
rejected long-term lease, for a year after the rejection date. (Civil Code §§798.17(c), 798.18(b)) A homeowner
living in the park is entitled to a 12-month agreement or month-to-month, if they ask for it. (Civil Code 798.18(a)).
(See also Question #18)
Recap:
● The resident has 30 days to accept or reject a long-term lease.
● The resident has the option of a month-to-month or annual rental agreement.
● If the lease is rejected, no increase in rent is allowed, above the terms of the lease, for a year.
#21 Can the park evict a resident for payment of late rent even though their rental history shows they eventually pay
the full rent?
Yes. The MRL (Civil Code 798.56(e)) gives homeowners five days after the due date to pay the monthly rent and a
3-day notice thereafter to pay the rent (in 3 days) or be subject to termination of tenancy in 60 days. If a
homeowner pays the rent within the 3-day grace period, the 60-day termination of tenancy is voided. However,
the homeowner can only pay the rent late three times in a 12 -month period. If a homeowner is late a fourth time
within any 12-month timeframe, the park can refuse to accept the late rent and proceed with eviction after 60
days. Civil Code Sec. 798.56(e)(1) has a specific boldface warning notice about this “three strikes” provision, which
must be included in each 3-day notice given by the management to the homeowner.
Recap:
● The resident has five days from the due date to pay rent.
● If the rent is late, the park can give the resident a 3-day notice to pay or risk eviction in 60 days.
● The resident can be late only three times in a 12-month period.
2024 MRL FAQs 75
#22 Is the park allowed to issue an eviction notice to a resident and then refuse to talk about it and return their rent
check?
In a mobilehome park, a resident’s tenancy can only be terminated for just cause, meaning they can only be evicted
for the seven reasons specified in state code, including violation of a park rule or regulation. (Civil Code §§798.55,
798.56) The park management must give the resident a 60-day notice (Civil Code §798.55(b)(1)), but if the resident
refuses to move after the 60-day period, the park management can take the resident to court in what is known as
an unlawful detainer action. There the resident would have the opportunity to tell the judge their side of the story.
If the resident is evicted, and depending upon the court’s decision, the resident may be required to pay the
management’s attorney fees (Civil Code §798.55(d)), in addition to having to leave the park. Management is
required to specify the rule broken and explain the details and give the resident seven days to correct the rule
violation. (Civil Code §798.56(d)) If the resident violates the rule more than twice in a 12-month period, on the
third violation, the management may proceed with termination whether or not the residen t has cured the violation
(“3 strikes”). (Civil Code §798.56(e)(5))
Recap:
● The park manager must specify which rule was broken and explain the details.
● The park must give the resident seven days to correct the rule violation.
● If the resident violates a rule more than twice in a 12-month period, the park may proceed with eviction whether
or not the resident corrected the violation.
#23 Can the park end a resident’s tenancy by refusing to enter into a new rental agreement?
No, not if the resident is a homeowner. Under the MRL, homeowners normally rent under a month-to-month or
12-month rental agreement or long-term lease of more than one year. When the term of the rental agreement is
up, the management cannot elect to end the tenancy but must offer a 12 -month or month-to-month agreement if
requested by the homeowner. Residents who own their mobilehomes in the park cannot be evicted because their
lease has expired -- only if they have not paid the rent, or have violated park rules or regulations. (Civil Code
§798.56) However, if the resident is a tenant -- not a homeowner -- who rents a park-owned mobilehome, such a
tenancy would be governed by conventional landlord-tenant law. In that case, the park can terminate the tenancy
without a reason with a 30-day notice.
Recap:
● The park cannot terminate a resident’s tenancy when the lease or rental agreement expires – only when the
rent has not been paid or a rule has been violated.
#24 For residents who do not own the mobilehome they are living in, what rights do they have in the case of an
eviction?
The MRL eviction protections and procedures only apply to homeowners who own their own homes and rent their
spaces, not to tenants who rent mobilehomes owned by the park, park management, or other persons. Certain
sections of the MRL do apply specifically to both homeowners and “residents” (Civil Code §798.11). However, the
MRL’s “just cause” eviction provisions (Civil Code §798.56) do not apply to residents who rent mobilehomes owned
by others. They would be subject to the requirements of conventional landlord-tenant law (Civil Code §1940 et
seq.). In such a case for these tenants, where there is a notice of eviction without any reason, tenants living in the
rental home for less than a year generally would be entitled to a 30-day notice of termination; those living there for
a year or more, are entitled to a 60-day notice if eviction is without cause. (Exceptions to the 60-day requirement
are in Civil Code §1946.1.)
Recap:
● Tenants who live in the mobilehome which they own are covered under the provisions of the MRL.
● Tenants living in rental mobilehomes are subject to eviction protections and procedures in landlord -tenant law,
not the MRL.
● Tenants in rental homes for less than a year generally are entitled to a 30-day notice of termination if there is no
cause for termination.
● Tenants in rental homes for a year or more generally are entitled to a 60-day notice of termination if there isno
cause for termination.
2024 MRL FAQs 76
#25 Do residents have any rights to compensation for being dislocated when the park closes down?
Mobilehome park residents are entitled to receive one of two kinds of written notice before a mobilehome park
may legally close or convert to another type of land use:
(1) Where no local government permits are required to close or convert the park to another use, management
must give residents at least 12 months written notice of termination of tenancy. (Civil Code §798.56(g) (2) (B))
(2) Where local permits are required, which is usually the case, management must give resident s a 60-day written
notice that park management will appear before a local board or planning commission to request permits for a
change of use. After all permits have been approved residents must then also receive a 6 -month written notice of
termination of tenancy. (Civil Code §798.56(g) (1) and (2) (A))
Together with these notices, State law requires the park owner to also prepare and file a written report on the
impact of the closure or cessation of use of the mobilehome park with the local city or county government
authority (typically called a "Closure Impact Report" or "CIR") (Govt. Code §65863.7). The CIR must be provided to
all residents of the park along with the above-described notices. (Civil Code §798.56(h)) Approval of the closure or
conversion of a mobilehome park to another use is conditioned upon approval of the CIR, so as to determine the
impact and effect the conversion will have on the residents’ dislocation and their ability to find alternative housing.
(Govt. §65863.7) Pursuant to significant amendments enacted by Assembly Bill 2782 effective January 1, 2020, CA
Government Code §65863.7 now reads as follows:
Requires that the CIR include a replacement and relocation plan that adequately mitigates the impact of the closure
or conversion upon the displaced residents; Requires the park owner to relocate the displaced residents to
alternative housing, or to pay to them the "in place" market value of the displaced resident's mobilehome if
he/she/they cannot be relocated to adequate replacement housing (i.e. a fair market value 'buy out'); Requires the
park owner to pay for, and include in the CIR, an appraisal by a state-certified appraiser which determines the in-
place market value of the displaced resident's mobilehome, if no relocation is possible.; and
Prohibits local authorities from approving any closure or change of use unless they find that it will not result in or
contribute to a shortage of affordable housing within the local jurisdiction.
The local government agency must hold a public hearing to review the CIR and determine its sufficiency, and shall
require management to pay the reasonable costs of relocation to displaced residents as a condition for obtaining
various permits to convert the park and develop the land for another use. Usually this takes several hearings and a
number of months. Actual relocation assistance afforded to residents is determined by the local government,
usually the planning commission or a delegated committee or agency of the commission. Many local governments
have enacted a mobilehome park closure or conversion ordinance which parallels the requirements of state law
and fills in the details of the required mitigation assistance, whether an actual relocation of the mobilehome or a
fair market value buy-out. Govt. Code §65863.7 establishes the minimum standard for local governments to follow,
but does not prevent them from enacting more stringent measures.
If the park is to be subdivided into individual parcels (where a conventional subdivision will replace the park) and
where a tentative or final map is required, the local government may impose even more stringent relocation
requirements. (Govt. Code §66427.4.) Any such ordinance is the final authority regarding any relocation assistance
to which displaced mobilehome owners may be entitled.
Recap:
● If no local permits are required for park closure or conversion, then the park must give residents at least 12
months advance written notice.
● If local permits are required for park closure or conversion, then the park must give residents 60 days notice of
any local hearings, followed by a 60-day written notice once permits are approved.
● The park owner must prepare, serve and file a written Closure Impact Report ("CIR"), which is publicly reviewed
and approved by the local government agency.
● The CIR must contain a relocation plan that mitigates the impact of the park closure or conversion upon the
residents, which provides that if a resident cannot be relocated to adequate housing he/she/they shall be paid the
in-place market value of their home pursuant to an appraisal prepared by a state-certified appraiser.
● The state Government Code establishes a minimum standard for local governments, which can enact their own
more stringent requirements for conversion or closure
● No conversion or closure can be approved unless the local government finds that it will not result in or materially
contribute to a shortage of affordable housing within the area.
2024 MRL FAQs 77
#26 Do mobilehome park rules prevail over state law?
No. The park rental agreement and the park rules and regulations must be consistent with the MRL and other laws
that apply in parks. For example, a park rental agreement or rule that provides the park may increase the rent with
a 30-day notice to a homeowner who owns the mobilehome in the park would be in conflict with Civil Code Sec.
798.30, which provides that such a rent increase requires a 90-day notice. In this example, the MRL prevails over
the conflicting park rule.
Recap:
● State laws prevail over park rules.
#26.1 Is the park manager responsible for distributing the Mobilehome Residency Law to every resident annually?
Prior to February 1 of each year, if a significant change was made to the MRL, the park owner or manager shall
provide all homeowners with a copy of the MRL, or provide written notice to all homeowners that there has been a
change to the MRL and that homeowners may obtain a copy of the MRL from the management at no charge. Upon
request of the homeowner, management must provide a copy within seven days. (Civi l Code §798.15(c)). NOTE:
The management must provide a copy of the MRL only, as specified. The MRL is Civil Code 798-798.88.
Management is not required to distribute the handbook published by the State Senate, casually referred to as “The
MRL.”
#26.2 When will the CA State Senate’s MRL handbook be translated? There is great demand for Spanish, Vietnamese
and other languages.
For many years, the State Senate translated the Mobilehome Residency Law (MRL) into Spanish. At one time the
MRL was also available in Vietnamese. The last Spanish translation was done in 2012, and the last Vietnamese
translation was done in 2007. Over the years, budget cuts have made it impossible to acquire updated translations.
Since the MRL is in the public domain, communities may translate the MRL for their members
#27 Do the protections of the MRL apply to all residents in mobilehome parks, or do they only apply to homeowners?
Many of the most important provisions of the MRL expressly apply to homeowners only, such as the terms a nd
receipt of written leases (Civil Code §§798.15 and 798.18-798.19.5), amendment procedures for rules and
regulations (Civil Code §798.25), fees and charges (Civil Code §§798.30-798.39.5), evictions (Civil Code §§798.55-
798.56), and rental qualifications and procedures. On the other hand, issues dealing with a “community” of
persons often include “residents”, such as management entry into mobilehomes or park spaces (Civil Code
§798.26), vehicle removal (Civil Code §798.26.5), communications and right to a ssemble (Civil Code §§798.50-
798.52), and abatement of park nuisances, and injunctions for violating park rules (Civil Code §§798.87-798.88).
Recap:
● It has been interpreted that key provisions of the MRL apply only to homeowners.
#28 Is the new park management allowed to change rules on long-time residents or are these residents
“grandfathered-in” under the old rules?
Existing residents are not exempt from park rule changes. According to the MRL (Civil Code §798.25), the park can
change a park rule and regulation as it applies to existing residents, after giving residents six-month’s notice of the
change, or a 60-day notice if it involves changes in rules relating to the park’s recreational facilities, such as the
swimming pool or recreational facilities within the clubhouse. The management must also meet and confer with
park residents, at the residents’ request, upon a 6 -month notice regarding a change in park rules but is not bound
to accept residents’ suggestions or requests regarding the rules. (Civil Code §798.25(b))
Recap:
● Existing residents are not exempt from park rule changes.
● A 6-month advance written notice is required for a rule change.
● A 60-day advance written notice is required if a rule change affects the common recreational facilities.
#29 Can the park manager force rules on some residents and not on others?
No. The MRL provides that the park rules and regulations have to be “reasonable.” (Civil Code §798.56(d))
“Reasonable” often may be subject to court interpretation, but normally rules have to have some rational basis in
fact under the circumstances, as well as apply evenly to everyone residing in the park. Park owners and their
employees are required to abide by park rules to the same extent as residents have to, except rules regarding age
2024 MRL FAQs 78
limits or acts of the park owner or park employee undertaken to fulfill park maintenance, management or
operational responsibilities (making noise by pounding nails, use of trucks for maintenance purposes, etc.). (Civil
Code Sec. 798.23)
Recap:
● Park rules shall be applied evenly to everyone residing in the park.
#30 Do residents have a say in the elimination of the retirement lifestyle promised when they moved in, and
shouldn’t the park have facilities for kids if they convert to an all-age park?
Senior residents who have leases that provide that the park is a “retirement” or “senior” park and provide for
specific facilities may have a case against diminution of services agreed upon in the lease or rental agreement.
The federal Fair Housing Amendments Act of 1988 prohibits discrimination against families with children in
multiple residential housing but permits such housing, including mobilehome parks, to limit residency to seniors in
one of two categories: 1) 55 and older, or 2) 62 and older, if the park meets certain minimum conditions. The
major condition is that a minimum of 80% of the units are required to have at least one resident who is of age 55 or
older. Federal law does not specifically address procedures for changing from a senior -only category to an all-age
category, which in rental mobilehome parks under state law or by practice is often the sole decision of park
management with a minimum notice. However, parks can lose their “senior” status if, upon a complaint, they fail
to meet the statutory conditions, such as the 80% requirement. The law does not require parks or other multiple -
residential housing complexes that convert to all-age to install playground or other facilities for children. Advocates
of family housing have argued that such a requirement would drive up the cost of housing and discourage landlords
from opening up restricted housing to families. Some local governments have imposed conditions on mobilehome
park zoning or use permits by requiring parks that were developed as “senior parks”, to be maintained as “senior”
unless otherwise approved by the city or county. It is not clear to what extent these local zoning or use permit
requirements may conflict with the federal Fair Housing Amendments Act.
Recap:
● Lease agreements that stipulate “senior” status and provide for specific senior amenities could be viewed as
breached if the senior-status of the park is changed.
● Senior park status requires 80% of park units to have at least one resident 55 or older.
● The law does not require parks that are converted to “all-age” to install children’s recreational facilities.
● No federal law specifically addresses guidelines for changing from “senior” to “all-age”.
#31 Is it legal for our all-age park to change back to a senior-only park?
This is an issue that has changed over the years. Pursuant to the passage of the Federal Fair Housing Amendments
Act in 1988, and the adoption of federal HUD regulations to carry out the Act, it was originally believed that
multiple residential communities could not backtrack once they had decided to open up to an “all-age” status.
However, under the Housing for Older Persons Act of 1995 (HOPA), which amended the 1988 Act, regulations
established a transition period until 2000 to provide a mechanism for communities to become housing for older
persons if they had abandoned or did not achieve such status before HOPA. Then, in 2006, HUD adopted a memo
to clarify how communities that did not convert to housing for older persons before the 2000 transition period
deadline could do so. If vacated spaces fill up with qualifying seniors (55 or older), and the park does not
discourage or discriminate against younger people from buying available homes when these vacancies occur, the
park can be “built back” to a senior status. However, this is difficult to achieve and few parks, once they become
family parks, have been able to go back to a 55-or-older status.
Recap:
● Reverting to a senior-only park is allowable, but rarely achievable.
#32 What rights do residents with disabilities have?
Residents with disabilities are entitled to be free from harassment and discrimination in all aspects of housing.
They also have a right to reasonable accommodation in rules, policies, practices, or services related to housing.
This normally takes the form of a change in an existing rule, policy, practice or service, such as allowing an assistive
animal even though the current rental agreement has a “no pet” provision. Residents with disabilities are also
permitted, at their own expense and with proper permits, to modify their dwellings, e.g., by building a ramp, to
ensure full enjoyment of the premises. (Civil Code 798.29.6) Modifications require obtaining proper permits
beforehand. For additional information, contact the state Department of Fair Emplo yment and Housing at (800)
2024 MRL FAQs 79
233-3212, or at www.dfeh.ca.gov.
Recap:
● Disabled homeowners have the right to reasonable accommodations.
● Disabled homeowners are permitted to modify their own homes with proper permits.
#32.1 I am a manager in a mobilehome park where an elderly resident is putting herself in danger. When I call her
family, they are unresponsive. What do I do to make sure she and the other residents are safe from harm?
Contact your county’s Adult Protective Services program. APS is a state-mandated program (Welfare & Institutions
Code Sec. 15610.10) that provides evaluation and assistance for seniors (age 65 and older) and dependent adults
(age 18-64 and physically or mentally impaired) who are reported to be unable to meet their own needs. APS
agencies investigate reports of alleged victims endangered by physical, sexual or financial abuse, isolation, neglect,
or self-neglect.
Recap:
● Call county APS for assistance, evaluation and intervention. (See Community Resources, p. 83)
#33 Can the government force park management to limit the number of people living in a mobilehome?
The occupancy standard issue is difficult to solve. The issue has arisen at both the federal and state levels.
Legislation has been considered but not enacted to create a “2 persons per bedroom plus 1” standard that is
presently only a HUD guideline (e.g., if the home had 1 bedroom, the occupancy standard would be 3 persons; if
the home had 2 bedrooms, the standard would be 5 persons, etc.). Proponents argue that occupancy standards
are necessary to avoid overcrowding and unhealthy living conditions. Opponents contend that, especially in areas
where the cost of housing is high, an occupancy standard may be interpreted as a form of discrimination against
persons who can’t afford larger homes. Some cities have attempted to legislate occupancy standards, only to have
their ordinances challenged in court. Mobilehomes usually have a design standard established by the manufacturer
as the recommended occupancy for the size of the home. The park manager could try to establish an occupancy
standard in the park rules based upon the design standard of each home or the HUD guideline, but the rule could
possibly be subject to legal challenge.
Recap:
● The HUD guideline (2 persons per bedroom, plus 1) is a design standard, not a law.
#34 Does state law guarantee the park’s clubhouse to be open and available at reasonable hours?
Yes. In parks that have clubhouses or meeting halls, the MRL requires the comm on facilities to be open and
available at reasonable hours, which are to be posted. (Civil Code §798.24) Homeowners may hold meetings at
reasonable hours and in a reasonable manner in the clubhouse -- when it is not otherwise in use -- for any lawful
purpose, including homeowner association meetings and meetings with public officials or candidates for public
office. (Civil Code §798.51)
Recap:
● The park shall make the clubhouse available to residents at reasonable hours for lawful purposes.
#35 Is it legal for parks to allow some residents to have pets and not allow others to have them?
It depends on the terms of the rental or lease contract. The MRL permits pets in parks with certain limitations, such
as one domesticated dog, cat, bird or aquatic animal (kept within an aquarium), subject to “reasonable” park rules.
(Civil Code §798.33) However, persons who signed a rental agreement prior to January 1, 2001 with a provision
prohibiting pets are bound to that provision until the rental agreement expires or is renewed. Persons moving into
a park after January 1, 2001 would be allowed to have pets that conform to the park’s rules as to size, height, or
weight of the pet, and in some instances breed (e.g. some parks prohibit big dogs, pit bulls and certain breeds with
so-called aggressive tendencies). However, a person with a disability has the right to have an assistive animal as a
reasonable accommodation for the disability when necessary to ensure equal opportunity to use and enjoy the
housing.
Recap:
● If the current rental agreement, with a “no pet” provision, was signed before 1/1/2001, then the resident is
prohibited from having a pet.
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● If the current rental agreement was signed after 1/1/2001, then the resident can have pets that conform to park
rules.
● If the resident has a disability, then he/she may request an assistive animal as a reasonable accommodation for
the disability.
#35.1 There are many residents in the park who have multiple emotional companion pets, although the rest of us have
to obey a strict pet rule. What are the laws on this?
According to the California State Mental Health Services Authority, a “service” dog is trained to perform specific
tasks to help a person with a physical or mental health disability; and an “emotional support (companion) animal”
is an animal that provides comfort to a person with the mental health disability, without being trained to perform a
specific task. The park owner may allow a “reasonable accommodation” for a service or companion animal if the
animal does not pose a direct threat to other tenants, or physical harm to property. The owner of the service dog
or companion animal is responsible for that animal, ensuring that it complies with local animal control laws and is
not a danger or nuisance to the other residents in the park. The park manager may ask for a letter from the pet
owner’s medical professional confirming the resident’s disability and stating why the support animal isneeded.
For more information: California Department of Fair Employment and Housing (800) 884-1684; Disability Rights
California (800) 776-5746
Recap:
● A park manager may ask for medical proof of need for the support animal.
● A “service dog” is trained to perform specific tasks.
● An emotional support (“companion”) animal is not a “service” animal.
● The owner of the support animal is liable for the animal’s behavior.
#36 I manage a park where pets and other animals are getting out of control. Some residents’ dogs are aggressive
toward other pets or residents, some residents feed feral cats, and some stray animals wander in packs. How do
I solve these problems?
Contact the city or county animal services department for assistance. Local government services include
abatement or information on the following matters: barking/nuisance dogs, rodents, stray/feral,
license/registration/microchip, dog bites, neglect/abuse, spay/neuter, and prohibited aggressive breeds. Also,
according to California Code of Regulations, Title 25 (health and safety requirements for mobilehome parks), Article
2, Section 1114(a), “Dogs and other domestic animals, and cats (domestic or feral) shall not be permitted to roam
at-large (free) in any park.” Finally, pet owners may be liable for damage or harm caused by their pets.
Recap:
● Contact city or county animal control agency. (See Community Resources, p. 83)
● Pet owner may be legally liable for damage or harm caused by their pet.
● Feral animals are not pets.
#37 Is management allowed to restrict parking and have residents’ cars towed?
Residents or guests who park in fire lanes, or in front of park entrances or fire hydrants, can be towed without
notice. Residents’ cars cannot be towed from their own parking space or driveway unless the vehicle does not
conform to the park rules, in which case a 7-day notice is required. (Civil Code §798.28.5) However, if a vehicle
presents a significant danger to the health and safety of residents, or is parked in another resident’s space and that
resident requests it be removed, the vehicle could be towed without the 7-day notice. (Civil Code §798.25(b)(2))
The extensive provisions of Vehicle Code Sec. 22658 apply to both the management’s and tow company’s
procedures in removal of the vehicle.
Recap:
● Management may have cars towed without notice if the parked car violates the health and safety of residents.
● Management may have cars towed, upon request, if one resident’s car is parked in another resident’s space.
● A 7-day written advance notice is required if a parked car does not conform to park rules.
● A 7-day notice is not required if a resident parks their car in another resident’s space and the displaced resident
requests the car be towed.
#38 Can the park prevent residents from subleasing their mobilehome?
Yes. Most mobilehome parks have rules that prohibit homeowners from subleasing their mobilehom es, even in
2024 MRL FAQs 81
hardship cases. However, in cases of seniors who require medical convalescence away from their homes, they may
sublet for up to one year. (Civil Code §798.23.5)
Recap:
● The park may prohibit a resident from subleasing.
#39 Is it legal to place RVs on mobilehome spaces?
It depends on the circumstances. When mobilehome parks were first constructed, designation as a park would
normally have been made as a condition of city or county use permits or zoning requirements. Therefore, the city
would have to enforce the conditions of the permit or zoning ordinance. The State Department of Housing’s Permit
to Operate (PTO) reflects the number of mobilehome spaces and the number of RV lots. In the absence of local
permit conditions though, a pre-1982 mobilehome park may allow RV’s and mobilehomes to be situated on
mobilehome spaces, but only RV’s can be situated on RV spaces. In a mobilehome park developed after January 1,
1982, however, state law provides that mobilehome spaces shall not be rented for the accommodation of RVs
unless they are in a separate area of the park designated for RVs and apart from the mobilehomes.
Recap:
● In parks developed before 1982: If there are no local permit or zoning restrictions, then RVs andmobilehomes
may occupy mobilehome spaces, but mobilehomes may not occupy RV spaces.
● In parks developed after Jan. 1, 1982: No RVs are allowed on mobilehome spaces unless the mobilehome space is
in the RV section of the park.
#40 Can the manager evict a homeowner’s caregiver from the park after the homeowner has died?
It depends upon the circumstances. Generally, a caregiver – including a caregiver-relative – does not have the right
to continue to live in the park even if he or she has inherited the mobilehome. The caregiver statute (Civil Code
§798.34) recognizes that a senior homeowner has the right to have a caregiver, even someone who is 18 or older in
a senior park, to assist them with medical needs under a doctor’s treatment plan, but the caregiver resident has no
right of residency (Civil Code 798.34(c), (d)) and is considered a guest of the homeowner. Therefore, when the
homeowner dies, the caregiver’s right to continue to live in the park normally ends. If, however, the caregiver was
a party to the homeowner’s rental agreement, or had otherwise been accepted for co-residency by the park while
the homeowner was alive, the park could not evict the caregiver after the homeowner’s death except for the same
kind of reason they could have evicted the homeowner, such as failure to pay the rent. In either case, whether or
not the caregiver has a right of residency in the park, if the caregiver inherits the home, he or she would have the
right to resell it in place if they continue to pay the rent and fees and comply with other requirements of resale
until the home is sold. (Civil Code 798.78)
Recap:
● If the caregiver, or caregiver-heir is not listed on the rental or lease agreement, then they cannot assume they
have inherited residency rights.
● The heir is responsible for rents and fees until the home is sold.
#41 How do residents get the park owner to fix the failing utility systems?
Contact the Department of Housing and Community Development (HCD) or local government, whichever has
jurisdiction to inspect mobilehome parks. In more serious case s, residents may wish to consider legal counsel.
Recap:
● Contact the code enforcement agency -- either state Dept. of Housing or local health department.
#42 Is the park manager allowed to force residents to correct code violations to their homes and spaces before a
scheduled inspection by the state Dept. of Housing?
The state Department of Housing (HCD) operates a park inspection program with a goal of completing inspections
in at least 5% of the parks in the state per year in order to assure that a reason able level of health and safety is
maintained in those parks. The inspection includes the park common facilities, such as lighting, roads, clubhouse,
utilities, and other facilities for which the park is responsible, as well as individual home site spaces, including the
outside of the homes and accessory structures for which the homeowner is responsible. HCD inspectors do not go
inside a home unless requested to do so by the homeowner. Citations for violations, depending upon how serious,
2024 MRL FAQs 82
must either be corrected as soon as possible or within 30 to 60 days. Inspectors have the authority to extend the
deadline for compliance if the situation warrants it. Homeowners may appeal a citation to HCD if they feel it is
unwarranted. (HCD does not have authority to assess fines against homeowners who do not comply.)
Recap:
● The park manager may urge residents to correct code violations on the outside of their homes or on their spaces,
or else the resident may risk citation by HCD.
#43 Which government agency is responsible for enforcement of health and safety regulations in my park?
In most cases, the state Department of Housing and Community Development has enforcement authority over
mobilehome and RV parks. However, there are a few cities and counties that maintain code enforcement in their
jurisdictions. View the “Mobilehome and Special Occupancy (RV) Parks listing” at www.hcd.ca.gov to find out
which agency is responsible for code enforcement in your park.
#44 What is the difference between the Mobilehome Residency Law (MRL) and Title 25?
The MRL is the “landlord-tenant” law (Civil Code 798. et seq.) for mobilehome park residency, governing the rights
of park residents. “Title 25”, a section of the California Code of Regulations, governs the health and safety aspects
of a mobilehome park’s buildings, lot lines, and utilities infrastructure, to name a few. Find Title 25 at
www.hcd.ca.gov.
#45 Does the park manager have the right to tell me to remove my belongings that are stored on my space?
The park manager has an obligation to keep the park safe from fire. According to California Code of Regulations,
Title 25 (health and safety requirements for mobilehome parks), Article 2, Section 1120, “Occupants shall keep the
lot area and the area under, around, or on their unit and accessory buildings or structures free from an
accumulation of refuse, rubbish, paper, leaves, brush or other combustible material,” and that park operators
“…shall ensure that a collection system is provided and maintained, with covered containers, for the safe disposal
of rubbish.”
Recap:
● There are strict fire prevention rules for mobilehome parks. Residents and park employees must comply with
Title 25.
#46 Can the park manager reduce or eliminate park services and amenities that resident have already been paying
for?
Yes, if the services or amenities are not guaranteed in a signed rental or lease agreement. However, if the services
and amenities are part of a signed lease or rental agreement (Civil Code 798.15(f)), they may be eliminated with
equal reduction in rent.
Recap:
● The park management can reduce or eliminate park features if they are not agreed upon in a signed lease
or rental agreement.
#47 Can the park owner or manager move lot lines without permission from residents whose spaces are affected?
Before moving a lot line, the management must obtain a permit (H&S Code Sec. 18610.5) from the state
Department of Housing and Community Development and verify that t he park has obtained the consent of
homeowners affected by the lot line change. However, in some older parks there are no markers or defined lot
lines and no plot maps indicating where the lot lines should be. In cases where there is no documented evidence of
original lot lines, HCD may not be able to determine that the lot line has been moved and that a permit is required.
The issue then becomes a legal matter between the park management and the affected homeowners.
Recap:
● A permit is required from the state Dept. of Housing before the park moves lot lines.
● In old parks with no official lot line maps, moving lot lines may require legal or regulatory oversight.
#48 Can the park manager force residents to pay for maintenance or removal of a tree on their space and for
maintenance of their driveway?
It depends on the facts of the case. The “tree and driveway” issue has been subject to major debate for years. The
2024 MRL FAQs 83
park owner is responsible for maintenance or removal of a tree on the homeowner’s space only if it is a hazard or
constitutes a health and safety violation, as determined by the enforcement/inspection agency (usually HCD). (Civil
Code §798.37.5) Homeowners may have to pay a fee for an inspection where there is a dispute between the park
and the homeowner over the tree and where the homeowner requests an inspection by HCD or the local
enforcement agency. Inspectors have wide discretion in this regard, and if the inspector does not find a violation,
the homeowner may end up having to pay to remove the tree anyway.
With regard to driveways, the park owner is responsible for maintenance unless the homeowner has damaged
the driveway or the driveway was homeowner installed. Legal counsel has suggested, however, that Civil Code Sec.
798.37.5(c) seems to leave open the question whether a current homeowner is responsible for maintenance of a
driveway installed by a prior homeowner, arguing that such a prior installed fixture belongs to the park.
Recap:
● If the signed lease or rental agreement makes the homeowner responsible, then the homeowner must pay.
● If there is no stipulation of responsibility in the lease agreement, then the park is only responsible if it is a health
and safety hazard.
● Driveways may be the responsibility of park unless the driveway was homeowner installed or damaged by the
homeowner.
#49 Is the mobilehome owner or the park owner responsible for correcting pre-existing code violations on the space?
The mobilehome owner is responsible. (Civil Code 798.36). Although the park operator is ultimately responsible for
assuring that all citations on park property are corrected, the law does not require the park operator to pay for
code violations involving the home or space except in rare instances. The homeowner is primarily responsible for
correcting any violations concerning the home or space on which he/she resides, including any pre -existing code
violations after the sale of the home. This is one of the reasons that real estate disclosure was enacted in 2000 for
mobilehome resales, although conditions not known to the seller cannot be disclosed. (Civil Code §1102.6d)
Recap:
● The homeowner is responsible for correcting any code violations in or on their home, space and accessory
structures, including pre-existing code violations.
#50 Does a resident need a permit from HCD to remodel their home, even though all the changes and upgrades are
on the inside?
Homeowners need a permit from the state Department of Housing and Community Development (HCD). Only HCD,
not local government, may issue permits for alterations of a mobile home’s structural, fire safety, electrical,
plumbing or mechanical components. The two offices that handle such permits are:
Northern California Area Southern California Area
Field Operations Field Operations
9342 Tech Center Drive, #550 3737 Main Street, #400
Sacramento, CA 95826 Riverside, CA 92501
(916) 255-2501 (951) 782-4420
Recap:
● Permits are required. No exceptions.
#51 Is there financial assistance available to residents for correction of code violations on their homes?
Many local governments have rehabilitation or repair grants for low income homeowners, including residents or
owners of mobilehomes, in some cases. This money is made available through the CalHome program, operated by
HCD, to local governments and non-profit organizations, as part of two housing bond issues approved by state
voters in recent years. However, application must be made through local government, and not all local jurisdictions
have such programs. There are usually income and residency eligibility requirements. Additionally, some
jurisdictions do not consider mobilehomes “real property” eligible for rehab funding or may have restrictions on
the kinds of repairs that will be funded. Contact the county housing agency for information on availability and
eligibility.
Recap:
● The State passes money to the counties for home repair assistance to low-income mobilehome owners. Not all
2024 MRL FAQs 84
counties participate in this program.
#52 The park owner is planning a “condo-conversion”. Will homeowners who can’t afford to either buy their lot, or
pay the higher rents once the park loses rent control protection, be economically evicted?
Not necessarily. A growing number of mobilehome park owners have been utilizing a special provision of the
state's Subdivision Map Act to convert their parks to “resident owned condominiums” or “subdivisions”, thus
exempting the converted parks from local rent control after the sale of the first lot. Condominium interests in
mobilehome park spaces must be offered to renting homeowners, and low-income homeowners who cannot
afford to buy can continue to rent their spaces under a statute which limits rent increases, including “pre -
conversion” pass-through fees, to the Consumer Price Index or less. (Govt. 66427.5(f)(2)) However, non -purchasing
residents who are not low-income lose rent control protection upon the conversion and may have their rents
increased to
higher “market levels”. The state’s Mobilehome Park Resident Ownership Program (MPROP) provides limited
financial assistance to low-income residents to help them buy their interests in resident-owned condo parks, and
some local governments may also have financing to assist some as well.
Recap:
● Low-income renters keep rent control protections.
● Low-income buyers may qualify for state and local financial assistance.
#53 Is the park owner required to offer residents the right -of-first-refusal to buy the park when it is put up for sale?
No. Although the MRL provides that the park management must give the governing board of the park homeowners
association a 30-day written notice of the park owner’s intention to offer or list the park for sale, the notice is not a
“right of first refusal,” does not apply to sales other than to offers or listings initiated by the park owner, and is only
applicable if certain conditions are met. (Civil Code §798.80) In order to receive the notice, residents must form a
homeowners association for the purpose of buying the park and register with the Secretary of State. The
homeowners association must notify the park each year of the residents’ interest in buying the park. The notice
requirement does not apply to the sale or transfer of the park to corporate affiliates, partners, or relatives, or
transfers triggered by gift, devise, or operation of law, eminent domain, foreclosure, or transfers between joint
tenants or tenants in common.
Recap:
● When selling the park, the park owner is not required to make the first offer to the homeowners’ association.
● The homeowners’ association may notify the park if it is interested in buying the park but it does not have the
right of first refusal.
#54 Which state laws regulate the operation of non-profit resident owned parks – the MRL, the Mobilehome Parks
Act, the Non-Profit Mutual Benefit Corporation Law, or the Davis-Stirling Common Interest Development Act?
All these laws may apply, but whether they do in a particular park depends upon the circumstances in each case
and may require consultation with an attorney. Therefore, the following answer is only intended to have general
application:
Mobilehome Residency Law (MRL). For a resident-owned park, Article 9 of the MRL, governing the relationship
between residents and the park management (Civil Code §799 et. seq.), applies only to residents who have an
ownership interest in the park, while Articles 1 through 8 (Sections 798 – 798.88), relating to rental parks, apply to
any non-owning residents who continue to rent or lease their spaces in a resident-owned park. However, if the
park is a non-profit mutual benefit corporation and no subdivision declaration or condominium plan has been
recorded then Articles 1 through 8 apply to the owning residents in the park.
Mobilehome Parks Act (Health & Safety Code 18200-18700). The MPA governs health and safety (building) code
requirements for both rental parks and resident-owned parks that were converted from formerly rental parks, but
the MPA in most cases does not apply to resident-owned parks that were originally developed as manufactured
housing subdivisions or communities under local development standards, not rental parks.
Non-Profit Mutual Benefit Corporation Law (Corp. Code §7110, et. seq.). This law applies to a non-profit
corporation which is a homeowners association that operates or governs a multiple residential community for the
mutual benefit of the members of the association. However, the Corporations Code does not apply to
unincorporated homeowners associations that operate such communities, of which there are estimated to be but a
few.
2024 MRL FAQs 85
Davis-Stirling Common Interest Development Act (Civil Code 4000-6150). This Act defines and regulates common
interest developments (CIDs), including many resident-owned parks. In order to be a CID subject to the
requirements of the Davis-Stirling Act, the park must 1) have a common area or common areas (such as roads, a
club house, or other commonly used facilities) in addition to individual interests or residences, and 2) file with the
county recorder a declaration of intent to create a CID along with a condominium plan, if applicable, or a final map
or parcel map, if applicable, for the CID. In most cases where a resident-owned park is a condominium, planned
unit development (PUD), or subdivision, the Davis-Stirling Act will apply. However, non-profit stock cooperatives or
other resident-owned parks that are not subdivisions or condominiums may also be subject to the Davis-Stirling Act
if a simple declaration creating the CID is recorded. Without the recording of such a declaration, however, the
Davis-Stirling Act does not apply.
Recap:
● Different laws apply depending upon the form of ownership. Check with an attorney.
#55 Is a mobilehome park cooperative subject to the Davis-Stirling Act?
The Davis-Stirling Act was specifically designed to apply to housing cooperatives, and in many cases it will be clear
that the Act applies to those cooperatives. However, there will be some cases where the answer may be unclear.
There is no doubt that a cooperative can be a common interest development ("CID") that is governed by the
Act. The term "common interest development" was defined to include "stock cooperatives." (Ciil Code §4100(d)) A
stock cooperative is a kind of CID where a corporation owns all of the real property and shareholders have a right of
exclusive occupation of part of the property (i.e., a designated lot). [See Civil Code §4190 (defining "stock
cooperative").]
However, there is a potential technical complication. The law also says that before any housing association may
be considered a CID governed by the Davis-Stirling Act, it must also have recorded a "declaration." (Civil Code
§4200) If a mobile home community fits the definition of a "stock cooperative" and has a recorded declaration (as
specified in Civil Code Section 4250), then it is nearly certain that it is governed by the Davis -Stirling Act. But if a
stock cooperative does not have a recorded declaration that satisfies Section 4250, then there is an unanswered
legal question about whether the Act applies.
Recap:
● A co-op can be a CID that is governed by Davis-Stirling, however, not all cases are clear. See an attorney.
#56 Where can our HOA board find a copy of the original articles of incorporation?
Contact the California Secretary of State’s division of Business Programs at (916) 657-5448. Or, search online at
sos.ca.gov, under the heading “Business Programs” to request copies.
#57 Our HOA board may be violating CID laws. Is there an agency that enforces the law?
There is no regulatory agency that enforces the statutes (Business & Professions Code, Civil Code, etc.) related to
homeowners’ governing boards. However, the California State Attorney General's office provides some
enforcement of portions of the Corporations Code related to HOA governing boards. Depending on the nature of
the problem, seek the advice of a private attorney, contact your lo cal district attorney's office or bring your case to
small claims court.
Recap:
● Search the website of the Attorney General’s Office (oag.ca.gov) for more information.
● Contact the county Small Claims Court advisor for more information. (See Community Resources, p. 83)
#58 What can residents do about park managers who act unprofessionally?
There are no state mandated qualifications to be a mobilehome park manager. Many are good managers, however
a few lack professional training and oversight. The MRL gives residents certain rights, but when contentious issues
have to be resolved, residents have a right to contact legal advocacy groups that will assist them in assessing and
achieving a solution to the problem.
Recap:
● Contact local or state fair housing commission for counsel and assistance.
● Contact the county Small Claims Court advisor for more information.
2024 MRL FAQs 86
#59 What good is the MRL if there is no enforcement and residents have to go to court to protect themselves?
The MRL – the landlord-tenant law for mobilehome parks -- is part of the Civil Code. The enforcement mechanism
is through the civil courts, not law enforcement or another government agency. The courts are a branch of
government responsible for, among other aspects, resolving or ruling on civil disputes.
Recap:
● The MRL is enforced through the courts.
● Contact local legal services for assistance.
● Contact the county Small Claims Court advisor for more information. (See Community Resources, p. 83)
#60 How can residents find-out who owns and operates the park?
The manager shall provide the name and address of the park owner to residents who request it. (Civil Code
§798.28) Also, listings of park owners/operators can be found on the state Department of Housing’s (HCD’s)
Mobilehome and RV Parks Listing website.
Recap:
● For the name of the park owner or operator, search online at www.hcd.ca.gov.
#61 Does the law require a manager to be on the premises at all times in case of emergencies?
Not exactly. State law requires a manager or his/her designee to reside in parks with 50 or more spaces, but does
not require them to be on the premises 24 hours a day. (Health and Safety Code §18603) It also requires a person
to be available by phone, pager, answering machine or answering service, and to reasonably respond in a timely
manner to emergencies concerning the operation and maintenance of the park. The agency responsible for
enforcement of park health and safety requirements is either local government or HCD.
Recap:
● The park manager does not have to be on the premises 24 hours a day.
● Parks with less than 50 spaces do not require a manager to live on the premises.
● The park manager does have to be available by phone or other communication device to respond to health and
safety emergencies affecting the park.
#62 Does the park manager have the right to enter the resident’s lot without notice?
The MRL provides that the park manager has the right to enter the lot at reasonable times and in a manner that
does not interfere with the resident’s “quiet enjoyment” for the purpose of maintaining utilities, trees and
driveways, protection of the park, and for maintenance of the premises where the resident has failed to maintain
them in accordance with the park rules. (Civil Code §798.26) The MRL does not require the manager to give the
resident a notice for this purpose. However, the manager does not have the right to enter the home or enclosed
accessory structure without prior written consent of the homeowner, except in an emergency or where the
resident has abandoned the home. (Civil Code §798.26(b))
Recap:
● Park manager may enter private lots under reasonable circumstances, as defined in the MRL.
● Park manager cannot enter the home or enclosed accessory structures without prior written consent of the
homeowner.
#63 Can the resident be forced to move their home out of the park when they sell it just because the home is old?
If the home is NOT a mobilehome (less than 8 feet wide x 40 feet long) and is therefore classified as a recreational
vehicle (trailer), the resident has no right to sell it in place and will have to move it. With regard to mobilehomes,
the MRL (Civil Code §798.73) establishes two standards. Basically, the home cannot be required to be removed
upon a resale if it is 1) more than 17-20 years old or older but meets health, safety and construction standards of
state law, and 2) not in substantially rundown condition or disrepair, as determined in the reasonable discretion of
management. If the management and resident disagree on the condition of the home, the resident may decide to
hire a private home inspector to look at the home and repair any code violations or defects the inspector finds in
his/her report. HCD inspectors no longer perform this function in most cases, although some local governments
that perform mobilehome park inspections for the state may be willing to perform an inspection, for a fee.
Recap:
● RV and trailer owners may be forced to move their coach out of the park when they sell it.
2024 MRL FAQs 87
● Mobilehomes are allowed to stay in the park after they are sold if they meet certain health and safety standards.
#63.1 I own a mobilehome park where there are many abandoned homes. Can I sell them without registering as a real
estate agent?
Generally, the answer is “no”. First, in order to act as an agent between a seller or buyer of a used mobilehome or
manufactured home, you either must be registered with HCD as a “manufactured home dealer” or with the Bureau
of Real Estate as a licensed real estate agent. Acting as an unlicensed dealer or agent can result in criminal
penalties, civil penalties, and citations of up to $2,000 for each illegal sales activity.
The only exception to this is if the prior residents/homeowners have “walked away” from the homes, a park
owner may sell them if he/she first obtains the right to ownership through a court action for the judgment of
abandonment (Civil Code Section 798.61) or after a warehouse lien sale (Civil Code Section 798.56a). After that, if
the park owner intends to rent, sell or salvage the units, the park owner must go to HCD and transfer title to his or
her name, which includes paying all property taxes or HCD fees that are owed. HCD also has special procedures for
when the prior registered owner cannot be found or when there are unpaid or unsatisfied loans on the home. Only
after registering as the new owner may the park owner (who is now the homeowner) rent, sell, or salvage the
abandoned homes.
Recap:
● Only HCD-licensed dealers or BRE-licensed real estate agents may sell used manufactured homes in a
park. Exception: When previous owner has “walked away”, park owner must follow legal procedures
governing judgment of abandonment or warehouse lien sale.
● It is illegal for anyone to sell, rent, or salvage a manufactured home that is not registered in his or her name.
#64 Can the resident be forced to move their park-model out of the park after they sell it?
Even though it may look like a small home, a park model is not a mobilehome. It is a “park trailer,” as defined in
the Health and Safety Code, which is essentially a type of recreational vehicle that has 400 square feet or less of
floor space. A number of mobilehome parks in California accommodate both mobilehomes or manufactured
homes, as well as recreational vehicles, but provisions of the MRL that require parks to allow homeowners to resell
their homes in place in the park only apply if the home is a mobilehome or a manufactured home.
Recap:
● A park-model is not a mobilehome, therefore the resident may be forced to move a park-model out of the park
when it is sold.
#65 Can the park’s income requirements on prospective buyers prevent a resident from selling their home?
Yes. The sale of a mobilehome located in a mobilehome park is a three -party, not two-party transaction. The buyer
and seller must not only agree to the terms of the sale of the home, but the buyer must be approved for residency
in the park by the park owner/management. Management can withhold approval on the basis of: 1) the buyer’s
inability to pay the rent and charges of the park, and 2) the buyer’s inability to comply with park rules and
regulations as indicated by prior tenancies (see Civil Code §798.74). Although guidelines used by other landlords or
public agencies for rental housing may be more lenient, many park owners impose higher income requirements to
assure buyers will be able to afford future rent increases without causing the park problems, such as evictions.
Recap:
● A prospective buyer must be approved for residency by the park manager/owner.
● A prospective buyer can be rejected if they don’t meet the income standards for the park.
#66 Can the park prevent a resident from living in a mobilehome they inherited?
Yes, unless the resident qualifies for residency and has signed a rental agreement. Upon death of a homeo wner,
heirs cannot simply assume they can move into the decedent’s home or continue to live there if they are not
already a party to the rental agreement. Despite the fact that an heir takes title to the mobilehome, the park
management has the right to require an heir, or person who had been living with the resident, to newly apply for
residency in the park. If the management rejects the heir’s residency because the heir cannot comply with the
rules or doesn’t have the income to pay the rent and charges, the heir can be required to move out. The heir has
the right to resell the inherited mobilehome in place in the park (Civil Code 798.78(a)), assuming it meets health
and safety code requirements (Civil Code. 798.78(b)), but must continue to pay the monthly s pace rent until the
home is sold in order to maintain the right to sell it in place in the park. Otherwise, the park may terminate the
2024 MRL FAQs 88
tenancy and require the home to be moved from the park within 60 days of the notice of termination. (Civ. 798.73)
Recap:
● The heir of a mobilehome cannot assume he/she has residency rights if he/she has not been on the rental
agreement.
● The heir has the right to sell the mobilehome in-place, as long as it meets health and safety requirements.
● The heir must continue to pay rent and fees as long as he/she owns the home in the park.
#67 How do I change or add a name on the title to my mobilehome?
Contact the state Department of Housing and Community Development’s Registration and Titling division at (800)
952-8356.
#68 I don’t have the title to my mobilehome. Where can I get a copy?
Every mobilehome owner must have a copy of the current registration for their home. (Health & Safety Code
§18080.4) Contact the state Department of Housing and Community Development’s Registration and Titling
division at (800) 952-8356 for assistance, or search hcd.cd.gov.
#69 Do residents have to provide a resale disclosure statement when they sell their mobilehome as-is?
As a measure of consumer protection, mobilehome resale disclosure (Civil Code §1102.6d) became effective in
January 2000, making mobilehome sellers and their agents responsible for providing prospective buyers, by close of
escrow, with a resale disclosure statement. The form requires the seller to check off a list of conditions or d efects
that may affect the value or condition of the home. The seller is not subject to a penalty or fine for failing to
provide the disclosure to the buyer, and the fact that disclosure was not made does not invalidate the sale of the
home. However, after purchasing the home, if the buyer discovers defects that were not disclosed by the seller,
the fact that the disclosure statement was not provided could affect the outcome of the seller’s civil liability in
court for the defect. Real estate brokers and dealers are also subject to the disclosure requirements and sales
agents almost always include the disclosure report. The state Dept. of Housing (HCD) is not required to notify
selling homeowners.
Recap:
● Sellers are advised to provide a resale disclosure form, even on “as-is” sales, to avoid possible liability after the
sale. (Civil Code 1102.1(a))
#70 Can the manager force a resident to first offer their home for sale to the park?
It depends on the rental agreement. The MRL provides that a park rental agree ment entered into on or after
January 1, 2006, shall not include a provision or rule or regulation requiring homeowners to grant the park the right
of first refusal to buy their homes on resale. (Civil Code §798.19.5) Hence, if the homeowner entered into a lease
on or after January 1, 2006, or is on a month-to-month tenancy, the park could not enforce a right of first refusal to
buy the home. However, homeowners may be subject to such a park right of first refusal if they signed a long -term
lease with such a provision before January 1, 2006, and that lease has not yet expired. Additionally, the law does
not prevent a homeowner and the park from entering into a separate agreement, apart from the lease, for the right
of first refusal where the homeowner obtains consideration or compensation from the park for that right.
Recap:
● Check the rental or lease agreement for details on whether the park has the right of first refusal to buy the
mobilehome.
#71 What are the rights of a resident whose new manufactured home has defects?
New mobilehome or manufactured home warranty complaints must be filed in writing with the dealer and
manufacturer within the warranty period, by law, one year and ten days from the date of delivery or occupancy,
whichever is earlier. This is necessary in order to preserve the purchaser’s rights under the warranty should
litigation or a state Department of Housing (HCD) investigation not commence until after the warranty has expired.
Accessories that were purchased with the home as a package are normally covered by the warranty. An installation
problem may complicate warranty complaints. If the home was installed by a licensed contractor as arranged by
the dealer, both the dealer and contractor may be responsible. If the homeowner hired the ins taller independently
from the dealer sale, there may be an issue of whether the problem with the home results from faulty installation,
and thus is only the responsibility of the installer, or results from manufacturing defects. If the dealer or
manufacturer does not satisfactorily respond within a reasonable period of time after filing the complaint with
2024 MRL FAQs 89
them, the homeowner should contact HCD’s Office of the Mobilehome Ombudsman (800-952-5275) about filing a
dealer complaint. Complaints about licensed contractor installers should be addressed to the Contractors State
Licensing Board (800-321-2752 or www.cslb.ca.gov).
Recap:
● A warranty is good for 1 year and 10 days after date of delivery or occupancy.
● If the home was installed by an independent contractor, then problems may occur with identifying who is liable
for defects.
#72 Who can I contact if I believe my mobilehome park manager/owner is violating my mobilehome residency rights?
Currently, if you believe a violation of the Mobilehome Residency law has occurred, enforcement is limited to the
court system, i.e. via either local small claims or superior courts; the latter often requiring that a lawyer be hired by
the homeowner. Beginning July 1, 2020 the Mobilehome Residency Law Protection Act establish a new
enforcement system that is administered by HCD for violations of the Mobilehome Residency Law. HCD shall
provide assistance in taking and helping to resolve and coordinate the resolution of those complaints. All complaints
shall be reviewed, with the most egregious being referred by HCD to local nonprofit legal aid offices for enforcement
at no cost to the homeowner. If multiple complaints are received involving the same park manager/owner they will
be consolidated to a single investigation. HCD will provide you with a letter confirming receipt of each filed
complaint which references the provisions of the Mobilehome Residency Law that pertain to the complaint. In
evaluating a complaint HCD may request that the park owner furnish a copy of any relevant d ocuments within 15
days, and can fine a park owner who fails to comply $250.00 for each such failure. If HCD selects a complaint for
enforcement, both the homeowner and the park owner will be notified and given 25 days to negotiate and resolve
the matter before it is referred to a local legal provider for enforcement. Any alleged health and safety or Title 25
violations shall continue to be handled by HCD as is currently the case. For questions regarding the MRLPP
call (800) 952-8356, email MRLComplaint@hcd.ca.gov or visit www.hcd.ca.gov .
Recap:
● The court system is the only current way to enforce violations of the Mobilehome Residency Law, while HCD
handles Title 25 Health and Safety violations.
● Mobilehome Residency Law Protection Act enables HCD to receive and evaluate complaints re: MRL violations
for possible local law office enforcement. Multiple complaints it will be condensed into a single investigation.
● There is no cost to the homeowner if legal action is taken by local legal enforcement.
● HCD shall review all complaints and send the complainant a confirming receipt referencing the applicable MRL
provision(s).
● Only the most egregious complaints shall be referred by HCD for legal enforcement.
● Selected complaints first require a 25-day period for informal resolution by the parties.
● For questions regarding the MRLPP call (800) 952-8356, email MRLComplaint@hcd.ca.gov or visit www.hcd.ca.gov
See resource guide on page 83 for local resources.
90 ADULT PROTECTIVE SERVICES (APS) is a state-mandated program dedicated to maintaining the health and safety of elders (65 years of age and older) and dependent adults (between the ages of 18 and 64 who are disabled) when these adults are unable to meet their own needs, such as self-neglect. See cdss.ca.gov for more information. ANIMAL SERVICES: Animal services and enforcement agencies offer information and assistance on the following: sick/injured, barking/nuisance dogs, rodents, stray/feral, license/registration, dog bites, neglect/abuse, spay/neuter, aggressive breeds prohibition. For residents living within city limits, contact cities directly. COMMUNITY ACTION PARTNERSHIP: Each county participates in the State of California’s community services grants program. Some services offered are for food/nutrition, health, home weatherizing, housing, rent assistance, senior services, and utility payment assistance. DIAL 2-1-1: 2-1-1 California is the statewide network of local information and referral providers, and is a collaboration of the CALIFORNIA ALLIANCE OF INFORMATION AND REFERRAL SERVICES (CAIRS) and UNITED WAYS OF CALIFORNIA. Not all areas have a local 2-1-1 service provider. DIAL 3-1-1: This number provides access to non-emergency municipal (government) services. Not all areas have a 3-1-1 service provider. HOUSING PROGRAMS: Some counties (not all) offer rent assistance (Section 8), mobilehome rehabilitation grants or loans, and utilities payment assistance. WEIGHTS & MEASURES departments will inspect the accuracy of individual residential utility meters. LEGAL RESOURCES: Some (not all) legal services organizations handle Mobilehome Residency Law. Small Claims Court Advisory offices assist in claims for contract disputes, landlord/tenant disputes, personal injury, property damage, theft, trespass, nuisance, etc. SOCIAL SERVICES/PUBLIC ASSISTANCE: Most counties (and some non-profit organizations) provide services, grants and vouchers for medical care, food, in-home care, emergency housing, etc. VETERANS SERVICES: Some veterans may be eligible for mobilehome loans, or grants to adapt a home for service-related disabilities, and other services. Also, see calvet.ca.gov. COUNTY HOUSING PROGRAMS & OTHERS LEGAL RESOURCES SOCIAL SERVICES and PUBLIC ASSISTANCE VETERANS SERVICES ALAMEDA Dial 211 acgov.org Housing Authority (510) 538-8876 Animal Services/Sheriff (925) 803-7040 Community Action Partnership (510) 238-2362 Weights & Measures (510) 268-7343 Bay Area Legal Services (510) 250-5270 or (800) 551-5554 Alameda County Bar Association (510) 302-2222 Legal Services of No. California (530) 823-7560 Senior Legal Hotline (800) 222-1753 Small Claims Court Advisor (510) 272-1393 Adult Protective Services (510) 577-3500 Area Agency on Aging (800) 510-2020 (510) 577-3530 United Way (530) 241-7521 Fremont (510) 795-2686 Hayward (510) 265-8271 Livermore (510) 577-3546 Oakland (510) 577-3545 (510) 763-3904 COMMUNITY RESOURCES 2021
91 COUNTY HOUSING PROGRAMS & OTHERS LEGAL RESOURCES SOCIAL SERVICES and PUBLIC ASSISTANCE VETERANS SERVICES ALPINE Housing Assistance Program Senior Legal Hotline Adult Protective Services See Sonora (209) 588-2600 (209) 557-2000 (800) 222-1753 (888) 755-8099 alpinecountyca.gov Animal Services/Sheriff Legal Services of No. California Area Agency on Aging (530) 694-2231 (530) 823-7560 (209) 532-6272 Community Action Partnership (800) 660-6107 Social Services (760) 873-8557 Small Claims Court Advisor (530) 694-2235 Weights & Measures (530) 694-2113 See El Dorado County AMADOR Housing Assistance Program (209) 557-2000 Senior Legal Hotline (800) 222-1753 Adult Protective Services (209) 223-6550 Jackson (209) 267-5764 co.amador.ca.us Animal Services/Enforcement (209) 223-6378 Legal Services of No. California (530) 823-7560 (844) 835-3685 Area Agency on Aging Community Action Partnership Small Claims Court Advisor (209) 223-0442 (209) 223-1485 (209) 257-2603 Social Services Weights & Measures (209) 223-6650 (209) 223-6831 (844) 835-3685 United Way (916) 368-3000 BUTTE Housing Authority (530) 895-4474 Legal Services of No. California (530) 345-9491 or (800) 345-9491 Adult Protective Services (800) 664-9774 Chico (530) 891-2759 Dial 211 Animal Services/Enforcement (530) 891-2907 Chico Senior Legal Hotline (800) 222-1753 Area Agency on Aging (530) 898-5923 buttecounty.net (530) 538-7409 Oroville Community Action Partnership Small Claims Court Advisor (530) 532-7015 Oroville (800) 499-9189 (530) 879-3845 Chico (530) 712-2600 (530) 532-7024 Chico Social Services Weights & Measures (877) 410-8803 (530) 891-2756 United Way (530) 241-7521 CALAVERAS Housing Assistance Program Legal Services of No. California Adult Protective Services San Andreas (209) 754-6624 (209) 557-2000 (530) 823-7560 (209) 754-6452 calaverasgov.us Animal Services/Enforcement Senior Legal Hotline Area Agency on Aging (209) 754-6509 (800) 222-1753 (209) 532-6272 Community Action Partnership Small Claims Court Advisor Social Services (209) 754-6452 (209) 754-1443 (209) 754-6460 Weights & Measures United Way (209) 754-6504 x3 (209) 572-2255
92 COUNTY HOUSING PROGRAMS & OTHERS LEGAL RESOURCES SOCIAL SERVICES and PUBLIC ASSISTANCE VETERANS SERVICES COLUSA Regional Housing Authority Legal Services of No. California Adult Protective Services Colusa (530) 458-0494 (530) 671-0220 (530) 345-9491 (seniors only) (530) 458-0280 countyofcolusa.org Animal Services/Enforcement (800) 345-9491 Area Agency on Aging (530) 458-0229 Senior Legal Hotline (530) 898-5923 Community Action Partnership (800) 222-1753 (530) 458-0250 Colusa (530) 934-6514 Small Claims Court Advisor Health & Human Services Weights & Measures (530) 458-0602 (530) 458-0280 (530) 458-0580 CONTRA COSTA Housing Authority (925) 957-8045 Contra Costa Senior Legal Services (510) 374-3712 Adult Protective Services (925) 646-2854 Brentwood (925) 313-1481 Danville (925) 313-1381 Dial 211 Animal Services/Enforcement (925) 335-8300 Bay Area Legal Services (510) 250-5270 Area Agency on Aging (925) 229-8434 Martinez (925) 313-1481 Richmond (510) 374-3241 co.contra-costa.ca.us Community Action Partnership (877) 505-4630 (925) 219-3325 (800) 551-5554 Social Services (925) 313-1778 Weights & Measures Senior Legal Hotline United Way (925) 646-5250 Main (800) 222-1753 (415) 808-4300 (925) 427-8610 Knightsen Small Claims Court Advisor (925) 686-6900 DEL NORTE co.del-norte.ca.us Crescent City Housing Authority (707) 464-9216 Animal Services/Enforcement (707) 464-7235 Community Action Partnership (707) 464-3069 Weights & Measures (707) 464-7235 Legal Services of No. California (707) 445-0866 (800) 972-0002 Senior Legal Hotline (800) 222-1753 Small Claims Court Advisor (707) 464-8115 Adult Protective Services (707) 464-3191 Area Agency on Aging (707) 442-3763 (707) 464-3191 Crescent City Social Services (707) 464-3191 United Way (707) 443-8637 Crescent City (707) 464-5534 EL DORADO Housing Authority Legal Services of No. California Adult Protective Services Placerville (530) 621-5892 (530) 621-6300 (530) 823-7560 (530) 642-4800 So. Lake Tahoe (530) 573-3134 edcgov.us Animal Services/Enforcement Senior Legal Hotline Area Agency on Aging (530) 621-5795 (800) 222-1753 (530) 621-6150 Community Action Partnership Small Claims Court Advisor Social Services (530) 621-6150 (530) 621-5867 Cameron Park (530) 642-7300 Placerville Weights & Measures (530) 573-3075 So. Lake Tahoe (530) 573-3200 So. Lake Tahoe (530) 621-5520 Placerville (800) 815 2947 United Way (916) 358-3555 x5520 ED Hills (916) 368-3000 (530) 573-7955 x5520 So. LT
93 COUNTY HOUSING PROGRAMS & OTHERS LEGAL RESOURCES SOCIAL SERVICES and PUBLIC ASSISTANCE VETERANS SERVICES FRESNO Fresno Housing Authority (559) 443-8400 California Rural Legal Assistance Fresno (559) 441-8721 Adult Protective Services (559) 600-3383 Fresno (559) 600-5436 Dial 211 Animal Services/Enforcement (559) 600-3357 Senior Legal Hotline (800) 222-1753 (800) 418-1426 Area Agency on Aging co.fresno.ca.us Community Action Partnership (559) 263-1000 Small Claims Court Advisor (559) 457-2174 (559) 600-4405 Social Services Weights & Measures (855) 832-8082 (559) 600-7510 United Way (559) 244-5710 GLENN Housing Authority Legal Services of No. California Adult Protective Services Willows (530) 934-6524 (530) 895-4474 (530) 345-9491 (530) 865-6164 countyofglenn.net Animal Services/Sheriff (800) 345-9491 Area Agency on Aging (530) 934-6431 Senior Legal Hotline (530) 898-5923 Community Action Partnership (800) 222-1753 Health & Human Services (530) 934-6510 Small Claims Court info (530) 934-1421 Weights & Measures (530) 934-7114 United Way (530) 934-6501 (530) 241-7521 HUMBOLDT Housing Authority (707) 443-4583 Legal Services of No. California (707) 445-0866 Adult Protective Services (707) 476-2100 Eureka (707) 445-7341 Dial 211 Animal Services/Enforcement (707) 441-4144 (800) 972-0002 Senior Legal Hotline (866) 527-8614 (707) 445-7715 after hours humboldtgov.org Community Action Partnership (707) 269-2001 (800) 222-1753 Small Claims Court Advisor Area Agency on Aging (707) 442-3763 Weights & Measures (707) 445-7256 Social Services (707) 441-5260 x0 (877) 410-8809 United Way (707) 443-8637 IMPERIAL Housing Authority California Rural Legal Assistance Adult Protective Services El Centro (442) 265-3201 (707) 351-7000 (760) 353-0220 (760) 337-7878 co.imperial.ca.us Animal Services/Enforcement Senior Legal Hotline Area Agency on Aging (760) 339-6291 (800) 222-1753 (760) 339-6450 Community Action Partnership Small Claims Court Advisor Social Services (760) 370-5100 (760) 482-2271 (760) 337-6800 Weights & Measures United Way (760) 482-4314 (760) 355-4900
94 COUNTY HOUSING PROGRAMS & OTHERS LEGAL RESOURCES SOCIAL SERVICES and PUBLIC ASSISTANCE VETERANS SERVICES INYO Housing Assistance Program Senior Legal Hotline Adult Protective Services Bishop (760) 873-7850 (209) 557-2000 (800) 222-1753 (760) 872-1727 inyocounty.us Animal Services/Enforcement Small Claims Court Advisor (800) 841-5011 (760) 938-2715 (760) 872-4444 Area Agency on Aging Community Action Partnership (760) 873-6364 (760) 873-8557 Health & Human Services Weights & Measures (760) 873-7868 (760) 873-7860 (866) 398-7134 KERN Housing Authority (661) 631-8500 California Rural Legal Assistance (661) 725-4350 Delano Adult Protective Services (661) 868-1006 Bakersfield (866) 218-5367 Dial 211 Animal Services/Enforcement (661) 868-7100 (661) 845-9066 Lamont Central California Legal Services (800) 277-7866 Area Agency on Aging co.kern.ca.us Community Action Partnership (661) 336-5236 (559) 570-1200 or (800) 675-8001 Greater Bakersfield Legal Assistance (661) 868-1000 Human Services Weights & Measures (661) 325-5943 (661) 631-6000 (661) 868-6300 Senior Legal Hotline United Way (800) 222-1753 (661) 834-1820 Small Claims Court Advisor (661) 868-2532 KINGS Housing Authority (559) 582-2806 Senior Legal Hotline (800) 222-1753 Adult Protective Services (559) 582-3241 Hanford (559) 852-2669 Dial 211 Animal Services/Enforcement (559) 584-9214 Small Claims Court info (559) 582-1010 Hanford (800) 289-9981 (866) 582-8776 Hotline countyofkings.com Community Action Partnership (559) 582-4386 (559) 582-4095 Avenal (559) 992-5193 Corcoran Area Agency on Aging (559) 623-0199 Weights & Measures Human Services Agency (559) 582-3211 x2830 (559) 582-3241 (877) 410-8813 United Way (559) 584-1536
95 COUNTY HOUSING PROGRAMS & OTHERS LEGAL RESOURCES SOCIAL SERVICES and PUBLIC ASSISTANCE VETERANS SERVICES LAKE co.lake.ca.us Housing Commission (707) 995-4200 Animal Services/Enforcement (707) 263-0278 Community Action Partnership (707) 467-3200 Weights & Measures (219) 755-3680 Legal Services of No. California (707) 462-1471 (877) 529-7700 toll free Senior Legal Hotline (800) 222-1753 Small Claims Court Advisor (707) 994-6598 Adult Protective Services (707) 995-4680 (888) 221-2204 Area Agency on Aging (707) 262-4517 (707) 995-4200 Lower Lake Social Services (707) 995-4200 Clearlake (707) 995-7200 Lakeport (707) 263-2384 United Way (707) 462-4483 LASSEN Community Development Dept. Legal Services of No. California Adult Protective Services Susanville (530) 251-8192 lassencounty.org (530) 251-8269 Animal Services/Enforcement (530) 257-9200 Community Action Partnership (530) 283-2466 Weights & Measures (530) 251-8110 (530) 241-3565 (800) 822-9687 Senior Legal Hotline (800) 222-1753 Small Claims Court Advisor (530) 251-8353 (530) 251-8158 Hotline (530) 257-6121 after hours Area Agency on Aging (530) 842-1687 Health & Social Services (530) 251-8158 United Way (530) 241-7521 LOS ANGELES Housing Authority (323) 890-7400 Alternate Dispute Resolution (213) 974-5425 Adult Protective Services (877) 477-3646 Main (213) 744-4825 Dial 211 Animal Services/Enforcement (562) 728-4882 Dispute Resolution Program (213) 738-2621 Area Agency on Aging (213) 738-4000 (City) Chatsworth (818) 576-0201 Culver City (310) 641-0326 lacounty.gov Community Action Partnership (213) 744-7333 Legal Aid Foundation of L.A. (323) 801-7906 or (800) 399-4529 (213) 738-4004 (County) (800) 510-2020 Lancaster (661) 974-8842 (661) 726-4410 (562) 908-4800 Legal Services of L.A. County Public Social Services Gardena (310) 767-1221 Weights & Measures (800) 433-6251 (877) 481-1044 Long Beach (562) 826-8000 x4657 (626) 575-5471 Arcadia Senior Legal Hotline United Way L.A. (213) 253-2677 x4605 (562) 622-0402 South Gate (800) 222-1753 (213) 808-6220 (310) 478-3711 x48659 Small Claims Court Advisor (310) 478-3711 x48425 (800) 593-8222 North Hills (818) 892-9227 Unlawful Detainer (evictions) Rancho Dominquez (310) 761-2221 (213) 974-6135 Sepulveda (818) 891-7711 x9146 West Covina (626) 813-3402
96 COUNTY HOUSING PROGRAMS & OTHERS LEGAL RESOURCES SOCIAL SERVICES and PUBLIC ASSISTANCE VETERANS SERVICES MADERA Housing Authority California Rural Legal Assistance Adult Protective Services Madera (559) 675-7766 (559) 674-5695 (559) 674-5671 (559) 675-7839 madera-county.com Animal Services/Enforcement Senior Legal Hotline Area Agency on Aging (559) 675-7891 (800) 222-1753 (559) 600-4405 Community Action Partnership Small Claims Court info Social Services (559) 673-9173 (559) 675-7944 (559) 675-7841 Weights & Measures United Way (559) 675-7876 (559) 674-9780 MARIN Housing Authority Bay Area Legal Services Adult Protective Services San Rafael (415) 473-6193 (415) 491-2525 (415) 354-6360 (415) 473-2774 Dial 211 Animal Services/Enforcement (800) 551-5554 Area Agency on Aging (415) 499-6358 Senior Legal Hotline (415) 499-7396 marincounty.org Community Action Partnership (800) 222-1753 Human Services (415) 526-7500 Small Claims Court Advisor (415) 473-3696 Weights & Measures (415) 444-7130 United Way (415) 473-7888 (415) 808-4300 MARIPOSA Housing Authority Senior Legal Hotline Adult Protective Services Mariposa (209) 966-3696 (209) 966-3609 (800) 222-1753 (209) 966-7000 mariposacounty.org Animal Services/Enforcement Small Claims Court Advisor (209) 966-3614 after hours (209) 966-3615 (209) 966-2005 (209) 966-2000 after hours Community Action Partnership Area Agency on Aging (209) 754-6452 (209) 966-5315 Weights & Measures Human Services (209) 966-2075 (209) 966-2000 MENDOCINO Dial 211 co.mendocino.ca.us Housing Authority (707) 463-5482 Animal Services/Enforcement (707) 463-4427 Community Action Partnership (707) 462-1954 Weights & Measures (707) 463-4208 Legal Services of No. California (707) 462-1471 (877) 529-7700 toll free Senior Legal Hotline (800) 222-1753 Small Claims Court Advisor (707) 468-2002 Ukiah (707) 964-3192 Fort Bragg Adult Protective Services (707) 962-1102 (24hrs) (800) 350-2237 (24hrs) Area Agency on Aging (707) 262-4517 Social Services (707) 472-2333 Ukiah (707) 962-1000 Fort Bragg (707) 456-3740 Willets United Way (707) 462-4483 Fort Bragg (707) 964-9695 Ukiah (707) 463-4662 Willits (707) 456-3792
97 COUNTY HOUSING PROGRAMS & OTHERS LEGAL RESOURCES SOCIAL SERVICES and PUBLIC ASSISTANCE VETERANS SERVICES MERCED Housing Authority Central California Legal Services Adult Protective Services Merced (209) 385-7588 (209) 722-3501 (209) 723-5466 (209) 385-3105 co.merced.ca.us Animal Services/Enforcement (800) 464-3111 Area Agency on Aging (209) 385-7436 Senior Legal Hotline (209) 385-7550 Community Action Partnership (800) 222-1753 Human Services (209) 723-4565 Small Claims Court Advisor (209) 385-3000 Weights & Measures (209) 725-4111 United Way (209) 385-7431 (209) 383-4242 MODOC Housing Authority Legal Services of No. California Adult Protective Services Alturas (530) 233-6209 (530) 225-5160 (530) 241-3565 (530) 233-6602 co.modoc.ca.us Animal Services/Sheriff (800) 822-9687 Area Agency on Aging (530) 233-4416 Senior Legal Hotline (530) 842-1687 Community Action Partnership (800) 222-1753 Social Services (530) 233-7660 Small Claims Court Advisor (530) 233-6601 Weights & Measures (530) 233-2008 United Way (530) 233-6401 (530) 241-7521 MONO monocounty.ca.gov Housing Assistance Program (209) 557-2000 Animal Services/Enforcement (760) 932-5630 Community Action Partnership (760) 873-8557 Weights & Measures (760) 873-7860 Senior Legal Hotline (800) 222-1753 Small Claims Court Advisor (760) 932-5239 Bridgeport (760) 924-5444 Mammoth Lakes Adult Protective Services (760) 932-7755 (800) 340-5411 Area Agency on Aging (760) 873-6364 Social Services (760) 924-1770 Mammoth Lakes (760) 932-5600 Bridgeport (530) 495-1262 Walker Bishop (760) 873-7850 MONTEREY Housing Authority (831) 775-5000 California Rural Legal Assistance (831) 757-5221 Adult Protective Services (831) 755-4466 Monterey (831) 647-7613 (831) 883-3811 Dial 211 Animal Services/Enforcement (831) 769-8850 Senior Legal Hotline (800) 222-1753 (831) 883-7565 (800) 510-2020 Salinas (831) 796-3585 co.monterey.ca.us Community Action Partnership (831) 755-8492 Small Claims Court Advisor (831) 582-5235 Area Agency on Aging (831) 755-3403 Weights & Measures Social Services (831) 759-7325 (831) 755-4448 United Way (831) 372-8026
98 COUNTY HOUSING PROGRAMS & OTHERS LEGAL RESOURCES SOCIAL SERVICES and PUBLIC ASSISTANCE VETERANS SERVICES NAPA Dial 211 countyofnapa.org Housing Authority (707) 257-9543 Animal Services/Enforcement (707) 253-4382 Community Action Partnership (707) 253-6100 Bay Area Legal Services (707) 320-6348 (800) 551-5554 Senior Legal Hotline (800) 222-1753 Small Claims Court Advisor Adult Protective Services (707) 253-4398 (888) 619-6913 after hours Area Agency on Aging (707) 644-6612 Health & Human Services Napa (707) 253-6072 (800) 498-9455 Weights & Measures (707) 944-8714 (707) 299-1130 (707) 253-4279 United Way (415) 808-4300 NEVADA Housing Authority (530) 671-0220 Legal Services of No. California (530) 823-7560 Adult Protective Services (530) 265-1639 Grass Valley (530) 273-3397 Dial 211 Animal Services/Sheriff (530) 265-1471 Senior Legal Hotline (800) 222-1753 (888) 339-7248 (530) 265-1217 (24 hrs) mynevadacounty.com Community Action Partnership (530) 265-1645 Small Claims Court Advisor (530) 470-2594 Area Agency on Aging (916) 486-1876 Weights & Measures Social Services (530) 273-2648 (530) 265-1340 United Way (530) 274-8111 ORANGE Housing Authority Legal Aid Society of Orange County Adult Protective Services Santa Ana (714) 480-6555 (714) 480-2700 (714) 571-5200 or (800) 834-5001 800-451-5155 Hotline Dial 211 Animal Services/Enforcement Senior Citizens Legal Advocacy Program Area Agency on Aging (714) 935-6848 (714) 571-5200 or (800) 834-5001 (714) 567-7500 ocgov.com (949) 249-5160 Senior Legal Hotline Public Assistance Community Action Partnership (800) 222-1753 (714) 541-4895 (714) 897-6670 Small Claims Court Advisor (949) 389-8456 Weights & Measures (714) 571-5277 United Way (714) 955-0100 (949) 660-7600
99 COUNTY HOUSING PROGRAMS & OTHERS LEGAL RESOURCES SOCIAL SERVICES and PUBLIC ASSISTANCE VETERANS SERVICES PLACER Housing Authority Legal Services of No. California Adult Protective Services Rocklin (916) 780-3290 (530) 889-7610 (530) 823-7560 (916) 787-8860 placer.ca.gov (888) 385-5160 Senior Legal Hotline (888) 886-5401 Animal Services/Enforcement (800) 222-1753 Area Agency on Aging (530) 886-5541 Auburn Small Claims Court Advisor (916) 486-1876 (530) 546-1990 Tahoe Vista (530) 823-1019 Health & Human Services Community Action Partnership (530) 889-7141 Auburn (916) 782-3443 (530) 546-1900 Tahoe Weights & Measures United Way (530) 889-7372 (916) 368-3000 PLUMAS Community Devel. Commission Legal Services of No. California Adult Protective Services Quincy (530) 283-6275 (530) 283-2466 (530) 345-9491 (530) 283-6350 countyofplumas.com (800) 993-5399 (800) 345-9491 Area Agency on Aging Animal Services/Enforcement Senior Legal Hotline (530) 898-5923 (530) 283-3673 (800) 222-1753 Social Services Community Action Partnership Small Claims Court info (530) 283-6350 (530) 283-2466 (530) 283-6305 United Way Weights & Measures (530) 241-7521 (530) 283-6365 RIVERSIDE Dial 211 countyofriverside.us Housing Authority (951) 351-0700 (760) 863-2828 Animal Services/Enforcement (760) 921-7857 Blythe (760) 343-3644 Coachella Valley (951) 358-7387 San Jacinto Community Action Partnership (951) 955-4900 (800) 511-1110 Weights & Measures (951) 955-3030 California Rural Legal Assistance (760) 398-7261 Inland Counties Legal Services (951) 368-2555 Riverside (760) 342-1591 Indio Riverside Legal Aid (951) 682-7968 Riverside (760) 347-9456 Indio Senior Legal Hotline (800) 222-1753 Small Claims Court Advisor (951) 274-4499 Riverside (760) 393-2163 Desert region Adult Protective Services 800-491-7123 Area Agency on Aging (951) 867-3800 Social Services (951) 358-3000 United Way Central (951) 929-9691 Desert (760) 323-2731 Inland (951) 697-4700 Corona-Norco (951) 736-0620 Banning (951) 766-2566 Blythe (760) 863-8266 Corona (951) 276-3060 Hemet (951) 766-2566 Indio (760) 863-8266 Murrieta (951) 766-2566 Palm Desert (760) 863-8266 Riverside (951) 955-3060 (800) 481-2101
100 COUNTY HOUSING PROGRAMS & OTHERS LEGAL RESOURCES SOCIAL SERVICES and PUBLIC ASSISTANCE VETERANS SERVICES SACRAMENTO Housing Authority Legal Services of No. California Adult Protective Services Sacramento (916) 874-6811 (916) 440-1390 (916) 551-2150 (916) 874-9377 Dial 211 Animal Services/Enforcement Senior Legal Hotline Area Agency on Aging (916) 368-7387 (800) 222-1753 (916) 486-1876 saccounty.net Community Action Partnership Small Claims Court Advisor Health & Human Services (916) 263-3800 (916) 875-7846 (916) 875-2000 Weights & Measures Voluntary Legal Resources United Way (916) 875-6603 (916) 551-2102 (916) 368-3000 SAN BENITO County Housing Programs (831) 636-4316 x14 Senior Legal Hotline (800) 222-1753 Adult Protective Services (831) 636-4190 Monterey (831) 637-7613 cosb.us Animal Services/Enforcement (831) 636-4320 Small Claims Court Advisor (831) 786-7370 (866) 580-4357 Area Agency on Aging Community Action Partnership (831) 688-0400 (831) 636-4180 Health & Human Services Weights & Measures (831) 636-4180 (831) 637-5344 United Way (831) 479-5466 SAN BERNARDINO Community Devel. & Housing Inland Counties Legal Services Adult Protective Services Main (866) 472-8387 (909) 387-4700 San Bernardino (760) 241-7073 Victorville (877) 565-2020 Dial 211 (909) 890-5360 Ontario (909) 884-8615 San Bernardino Human Services Chino (909) 465-5241 (760) 243-1043 Victorville (909) 980-0982 Rancho Cucamonga (909) 387-4717 Hesperia (760) 995-8010 sbcounty.gov Animal Services/Enforcement Senior Legal Hotline United Way San Bernardino (909) 387-5516 (800) 782-4264 (800) 222-1753 Inland (909) 980-2857 Twentynine Palms (760) 361-4636 Community Action Partnership Small Claims Court Advisor Desert (760) 242-5370 Yucca Valley (760) 228-5234 (909) 723-1500 (909) 708-8606 Mojave Valley (760) 256-8789 Weights & Measures (800) 634-9085 Indian Wells Vly (760) 375-1920 (909) 387-2140 Arrowhead (909) 884-9441
101 COUNTY HOUSING PROGRAMS & OTHERS LEGAL RESOURCES SOCIAL SERVICES and PUBLIC ASSISTANCE VETERANS SERVICES SAN DIEGO Housing & Community Devel. California Rural Legal Assistance Adult Protective Services Escondido (760) 466-7054 (858) 694-4801 (760) 966-0511 (800) 510-2020 Oceanside (760) 643-2049 Dial 211 Home Repair Loans Legal Aid Society of San Diego (800) 339-4661 San Diego (858) 694-3222 (858) 694-8750 (877) 534-2524 Area Agency on Aging (858) 552-8585 x1813 sandiegocounty.gov Rental Assistance Senior Legal Hotline (858) 495-5885 San Marcos (760) 744-6914 (858) 694-8742 (800) 222-1753 Public Assistance Section 8 Assistance Small Claims Court Advisor (866) 262-9881 (858) 694-4801 (858) 634-1777 United Way Animal Services/Enforcement (858) 492-2000 (619) 767-2675 Community Action Partnership (619) 338-2799 Weights & Measures (858) 694-2778 SAN FRANCISCO Housing Authority (415) 554-1200 Bay Area Legal Services (415) 354-6360 Adult Protective Services (415) 355-6700 (24 hrs) San Francisco (415) 503-2000 Dial 211 Animal Services/Enforcement (415) 554-6364 (800) 551-5554 Senior Legal Hotline (800) 814-0009 (24 hrs) Area Agency on Aging (415) 379-5613 (800) 807-5799 sfgov.org Community Action Partnership (415) 749-5600 (800) 222-1753 Small Claims Court Advisor (415) 355-3555 Human Services Weights & Measures (415) 551-5880 (415) 557-5000 (415) 252-3884 United Way (415) 808-4300 SAN JOAQUIN Housing Authority California Rural Legal Assistance Adult Protective Services Stockton (209) 468-2916 (209) 460-5039 (209) 946-0605 Stockton (209) 468-3780 Dial 211 Animal Services/Sheriff Senior Legal Hotline Area Agency on Aging (209) 953-6070 (800) 222-1753 (209) 468-2202 sjgov.org Community Action Partnership Small Claims Court Advisor Human Services (209) 468-2202 (209) 992-5701 (209) 468-1000 Weights & Measures United Way (209) 953-6000 (209) 469-6980
102 COUNTY HOUSING PROGRAMS & OTHERS LEGAL RESOURCES SOCIAL SERVICES and PUBLIC ASSISTANCE VETERANS SERVICES SAN LUIS OBISPO Housing Authority California Rural Legal Assistance Adult Protective Services San Luis Obispo (805) 788-2687 (805) 543-4478 (805) 239-3708 Paso Robles (805) 781-1790 Dial 211 Animal Services/Enforcement (805) 544-7997 San Luis Obispo (844) 729-8011 after hours (805) 781-4400 Senior Legal Hotline Area Agency on Aging slocounty.ca.gov Community Action Partnership (800) 222-1753 (805) 925-9554 (805) 544-4355 Small Claims Court Advisor Social Services Weights & Measures (805) 781-5856 (805) 781-1600 (805) 781-5910 SLO United Way (805) 473-7090 Arroyo Grande (805) 541-1234 (805) 434-5950 Templeton SAN MATEO Housing Authority Bay Area Legal Services Adult Protective Services Belmont (650) 802-6446 (650) 802-3300 (650) 472-2666 800-675-8437 Dial 211 Animal Services/Enforcement (800) 551-5554 Area Agency on Aging (650) 573-3726 Senior Legal Hotline (650) 573-2700 co.sanmateo.ca.us Community Action Partnership (800) 222-1753 Human Services (650) 802-3378 Small Claims Court Advisor (800) 223-8383 Weights & Measures (650) 261-5015 United Way (650) 363-4700 (415) 808-4300 SANTA BARBARA Dial 211 countyofsb.org Housing Office (805) 736-3423 Animal Services/Enforcement (805) 737-7755 Lompoc (805) 681-5285 Santa Barbara Community Action Partnership (805) 964-8857 California Rural Legal Assistance (805) 922-4563 Senior Legal Hotline (800) 222-1753 Small Claims Court Advisor (805) 349-1289 Lompoc (805) 568-3303 Santa Barbara Adult Protective Services (805) 681-4550 Santa Barbara (805) 346-8303 Santa Maria (805) 737-6020 Lompoc (805) 922-1236 after hrs Area Agency on Aging (805) 925-9554 Santa Barbara (805) 681-4500 Santa Maria (805) 346-7160 Weights & Measures (805) 934-6200 (805) 349-1289 Santa Maria (805) 349-1289 Solvang Social Services (805) 681-4401 Santa Barbara (805) 346-7135 Santa Maria (805) 737-7080 Lompoc United Way (805) 965-8591 (805) 922-0329 Northern
103 COUNTY HOUSING PROGRAMS & OTHERS LEGAL RESOURCES SOCIAL SERVICES and PUBLIC ASSISTANCE VETERANS SERVICES SANTA CLARA Housing Authority (408) 275-8770 Bay Area Legal Services (408) 850-7066 or (800) 551-5554 Adult Protective Services (408) 975-4900 Santa Clara (408) 553-6000 Dial 211 Animal Services/Enforcement (408) 686-3900 California Rural Legal Assistance (831) 724-2253 (800) 414-2002 Area Agency on Aging sccgov.org Community Action Partnership (408) 278-2197 Senior Legal Hotline (800) 222-1753 (408) 296-8290 Social Services Weights & Measures Small Claims Court Advisor (408) 755-7100 (408) 918-4601 (408) 882-2100 United Way (408) 345-4300 SANTA CRUZ Housing Authority California Rural Legal Assistance Adult Protective Services Santa Cruz (831) 454-4761 (831) 454-9455 (831) 724-2253 (831) 454-4101 Watsonville (831) 454-4761 Dial 211 (831) 637-0487 Senior Legal Hotline (866) 580-4357 Animal Services/Enforcement (800) 222-1753 Area Agency on Aging co.santa-cruz.ca.us (831) 454-7200 Small Claims Court Advisor (831) 688-0400 Community Action Partnership (831) 786-7370 Public Assistance (831) 763-2147 (888) 421-8080 Weights & Measures United Way (831) 763-8080 (831) 479-5466 SHASTA Housing Authority Legal Services of No. California Adult Protective Services Redding (530) 225-5616 (530) 225-5160 (530) 241-3565 (530) 225-5798 Dial 211 Animal Services/Enforcement (800) 822-9687 Area Agency on Aging (530) 245-6065 Senior Legal Hotline (530) 842-1687 co.shasta.ca.us Community Action Partnership (800) 222-1753 Health & Human Services (530) 225-5160 Small Claims Court info (877) 652-0731 Weights & Measures (530) 245-6900 United Way (530) 224-4951 (530) 241-7521 SIERRA Housing Authority Legal Services of No. California Adult Protective Services See Plumas County (530) 225-5160 (530) 823-7560 (530) 993-6700 Loyalton sierracounty.ca.gov Animal Services/Sheriff Senior Legal Hotline (530) 289-3711 Downieville (530) 289-3700 (800) 222-1753 (530) 289-3720 (24 hr) Community Action Partnership Small Claims Court Advisor Area Agency on Aging (530) 283-2466 (530) 289-3698 (916) 486-1876 Weights & Measures Health & Human Services See Plumas Co. (530) 993-6700
104 COUNTY HOUSING PROGRAMS & OTHERS LEGAL RESOURCES SOCIAL SERVICES and PUBLIC ASSISTANCE VETERANS SERVICES SISKIYOU Housing Authority (530) 225-5160 Legal Services of No. California (530) 241-3565 Adult Protective Services (530) 841-4200 Yreka (530) 842-8010 co.siskiyou.ca.us Animal Services/Enforcement (530) 841-4028 (800) 822-9687 Senior Legal Hotline (530) 842-7009 after hours Area Agency on Aging Community Action Partnership (800) 222-1753 (530) 842-1687 (530 233-7660 Small Claims Court Advisor Health & Human Services Weights & Measures (530) 842-0197 (530) 841-2700 (530) 841-4025 (530) 842-0157 United Way (530) 241-7521 SOLANO Dial 211 co.solano.ca.us Housing Authority (707) 449-5675 Animal Services/Enforcement (707) 784-1356 Community Action Partnership (707) 422-8810 Weights & Measures (707) 784-1310 Legal Services of No. California (707) 643-0054 Senior Legal Hotline (800) 222-1753 Small Claims Court Advisor (707) 207-7336 Adult Protective Services (707) 784-8259 (800) 850-0012 after hours Area Agency on Aging (707) 644-6612 Health & Social Services Dial 211 United Way (415) 808-4300 Fairfield (707) 784-6590 SONOMA Housing Authority California Rural Legal Assistance Adult Protective Services Santa Rosa (707) 565-5960 (707) 565-7520 (707) 528-9941 (800) 667-0404 Dial 211 Animal Services/Enforcement Senior Legal Hotline Area Agency on Aging (707) 565-7100 (800) 222-1753 (707) 565-5950 sonomacounty.ca.gov Community Action Partnership Small Claims Court Advisor Human Services (707) 544-6911 (707) 521-6534 (707) 565-5800 Weights & Measures United Way (707) 565-2371 (707) 528-4485 STANISLAUS Housing Assistance Program Senior Legal Hotline Adult Protective Services Modesto (209) 558-7380 (209) 557-2000 (800) 222-1753 (800) 336-4316 Dial 211 Animal Services/Enforcement California Rural Legal Assistance Area Agency on Aging (209) 558-7387 (209) 577-3811 (209) 558-8698 stancounty.com Community Action Partnership Small Claims Court Advisor Community Services (209) 357-0062 (209) 530-3178 (209) 558-2500 Weights & Measures United Way (209) 525-4730 (209) 572-2255
105 COUNTY HOUSING PROGRAMS & OTHERS LEGAL RESOURCES SOCIAL SERVICES and PUBLIC ASSISTANCE VETERANS SERVICES SUTTER Regional Housing Authority Senior Legal Hotline Adult Protective Services Marysville (530) 749-6710 (530) 671-0220 (800) 222-1753 (530) 822-7227 (24 hrs) co.sutter.ca.us Animal Services/Enforcement Small Claims Court info Area Agency on Aging (530) 822-7375 (530) 822-3304 (916) 486-1876 Community Action Partnership Welfare & Social Services (530) 749-5460 (877) 652-0735 Weights & Measures United Way (530) 822-7500 (530) 743-1847 TEHAMA Housing Assistance (530) 527-6159 Legal Services of No. California (530) 345-9491 Adult Protective Services (530) 527-1911 Red Bluff (530) 529-3664 Dial 211 Animal Services/Enforcement (530) 527-3439 (800) 345-9491 Senior Legal Hotline (800) 323-7711 Area Agency on Aging co.tehama.ca.us Community Action Partnership (530) 527-6159 (800) 222-1753 Small Claims Court Advisor (530) 898-5923 Social Services Weights & Measures (530) 828-3250 (530) 527-1911 (530) 527-4504 United Way (530) 241-7521 TRINITY Housing Authority (530) 225-5160 Legal Services of No. California (530) 241-3565 Adult Protective Services (530) 623-1314 Weaverville (530) 623-3975 trinitycounty.org Animal Services/Enforcement (530) 623-1370 (800) 822-9687 Senior Legal Hotline Area Agency on Aging (530) 842-1687 Community Action Partnership (800) 222-1753 Health & Human Services (530) 934-6514 Small Claims Court info (530) 623-1265 Weights & Measures (530) 623-1208 (800) 851-5658 (530) 623-1356 United Way (530) 241-7521 TULARE Housing Authority (559) 627-3700 Central California Legal Services (559) 733-8770 Adult Protective Services (559) 623-0651 Tulare (559) 684-4960 Dial 211 Animal Services/Enforcement (559)-636-4050 (800) 350-3654 Senior Legal Hotline (877) 657-3092 Area Agency on Aging tularecounty.ca.gov Community Action Partnership (559) 732-4194 (800) 222-1753 Small Claims Court info (559) 623-0199 Health & Human Services Weights & Measures (559) 730-5000 (800) 834-7121 (559) 684-3350 United Way (559) 685-1766
106 COUNTY HOUSING PROGRAMS & OTHERS LEGAL RESOURCES SOCIAL SERVICES and PUBLIC ASSISTANCE VETERANS SERVICES TUOLUMNE Housing Assistance Program Senior Legal Hotline Adult Protective Services Sonora (209) 533-6280 (209) 557-2000 (800) 222-1753 (209) 533.5717 tuolumnecounty.ca.gov Animal Services/Enforcement Small Claims Court info Area Agency on Aging (209) 694-2730 (209) 533-6565 (209) 533-2622 Community Action Partnership Social Services (209) 533-1397 (209) 533-5711 Weights & Measures United Way (209) 533-6600 (209) 572-2255 VENTURA Housing Authority California Rural Legal Assistance Adult Protective Services Ventura (805) 477-5155 (805) 480-9991 (805) 483-8083 (805) 654-3200 (866) 904-9362 Dial 211 (800) 800-2123 Senior Legal Hotline Area Agency on Aging Animal Services/Enforcement (800) 222-1753 (805) 477-7300 ventura.org (805) 388-4341 Small Claims Court Advisor Social Services Community Action Partnership (805) 654-5054 Dial 211 (805) 436-4000 United Way Weights & Measures (805) 485-6288 (805) 654-2428 YOLO Dial 211 yolocounty.org Housing Dept. (530) 662-5428 Animal Services/Enforcement (916) 375-6492 (530) 668-5287 Woodland Community Action Partnership (530) 661-2750 Weights & Measures (530) 666-8140 Legal Services of No. California (530) 662-1065 (877) 883-4927 (seniors only) Senior Legal Hotline (800) 222-1753 Small Claims Court Advisor (530) 758-1927 (800) 404-3288 Adult Protective Services (530) 661-2727 (888) 675-1115 Area Agency on Aging (916) 486-1876 Health & Human Services (916) 375-6200 West Sac (530) 406-4444 Winters (530) 661-2750 Woodland United Way (916) 368-3000 (530) 662-3633 Woodland Woodland (530) 406-4850 (530) 406-4851
107 COUNTY HOUSING PROGRAMS & OTHERS LEGAL RESOURCES SOCIAL SERVICES and PUBLIC ASSISTANCE VETERANS SERVICES YUBA Housing Authority (530) 749-5460 California Rural Legal Assistance (530) 742-5191 Adult Protective Services (530) 749-6471 (24 hrs) Marysville (530) 749-6710 co.yuba.ca.us Animal Services/Sheriff (530) 749-7777 Senior Legal Hotline (800) 222-1753 (866) 999-9113 Health & Human Services Community Action Partnership Small Claims Court info (530) 749-6311 (530) 749-5460 (530) 749-7600 Area Agency on Aging Weights & Measures (916) 486-1876 (530) 749-5400 United Way (530) 743-1847 2019
108
ABANDONED MOBILEHOME
30-day posting notice Civ. 798.61(b) 22
60-day limit for homeowner to claim their home Civ. 798.36(b)(3) 11
Auction or sale: funds received Civ. 798.36(b)(4) 11
County tax collector: management must notify Civ. 798.56a(e)(2)(A), 798.61(e)(1)(B)
FAQ #63.1
21, 23, 79
Definition Civ. 798.61(a) 21
Disposal
definition Civ. 798.56a(e)(2)(D), 798.61(a)(2)(C) 21, 22
exemptions, restrictions, obligations Civ. 798.56a(e)(2)(A), 798.61(c)(2) and (f) 21, 22-23
judgment of abandonment Civ. 798.61(d)-(f) Veh. 5903 FAQ #63.1 23, 54, 79
notice requirements: HCD and county tax collector Civ. 798.61(f) 23
owner’s right to possession: satisfaction of all liens and removal from park 23
Civ. 798.61(e)(1)(C))
registration requirements Civ. 798.61(g) 24
tax clearance certificate waived Civ. 798.61(g) H&S 18092.7 24 ,53
Homeowner responsibilities and liabilities Civ.798.36(b)(2), 798.56a(b-c) 11, 20
Judgment of abandonment Civ. 798.61(d)-(f) Veh. 5903 FAQ #63.1 23-24, 54, 79
Lien holders: rights and restrictions Civ. 798.56a 20
Management disposal Civ. 798.36(b)(4), 798.61(f) 11, 23
obligations and procedures Civ. 798.61(c)(2), 798.61(f) 22, 23
report to HCD within 30 days Civ.798.56a(e)(2)(C), 798.61(f)(3) 21, 24
Management right of entry Civ. 798.26(b), 799.2.5(b) 8, 35
Notice of abandonment Civ. 798.61(b) FAQ #63.1 22, 79
declaration petition Civ. 798.61 FAQ #63.1 22, 79
notifying county tax collector Civ. 798.61(c)(2)(C) 22
notifying HCD Civ. 798.61(c)(2)(D) FAQ #63.1 23, 79
tax clearance certificate waived Civ. 798.61(c)(2)(A) 22
Procedures Civ. 798.61 Veh. 5903 FAQ #63.1 21, 54, 79
Property taxes, liens and unpaid loans Civ. 798.61 FAQ #63.1 22, 79
Release from bankruptcy Civ. 798.56a(d) 20
Release from license fees and taxes Civ. 798.56a(2)(A) 20
management must notify county tax collector within 10 days Civ. 798.56a(e)(2)(A) 21
Removal from park Civ. 798.56a(e) 20
Sale of abandoned home Civ. 798.61(e) Veh. 5903 FAQ #63.1 22, 54, 79
Salvage FAQ #63.1 79
Transfer of Title and Registration Veh. 5903 FAQ #63.1 54, 79
within 20 days Civ. 798.61(e)(4) 23
Warehouse lien Civ. 798.56a(e) FAQ #63.1 20, 79
Written notification to last known owner Civ. 798.36(b)(3) 11
ANIMALS
Aggressive breeds prohibited FAQ #36 72
Code enforcement FAQ #36 72
Companion animals FAQ #35.1 72
109
Emotional-support animals FAQ #35.1 72
Feral, stray, wild FAQ #36 72
Liability of owner of animal FAQ #35.1, #36 72
Local animal control agency FAQ #36 72
Owner’s liability FAQ #35.1, #36 72
Pets
assistive animal FAQ #32, #35.1 71, 72
definition: agreement between management and homeowner Civ. 798.33 FAQ #35 10, 72
feral animals are not pets FAQ #36 72
fees: special park facilities Civ. 798.33 10
liability of owner FAQ #36 72
“no pet” rule FAQ #35 72
not allowed to roam free FAQ #36 72
right to keep pet Civ. 798.33 FAQ #35 10, 72
park rules and regulations Civ. 798.33 FAQ #35 10, 72
Service dogs and emotional-support animals FAQ #35.1 72
Stray, wild, feral FAQ #36 72
Title 25 (code enforcement) FAQ #36 72
Wild, feral, stray FAQ #36 72
CAREGIVER LIVING WITH HOMEOWNER
Adult Protective Services agency FAQ #32.1 71
Complying with park rules and regulations Civ. 798.34(c) 10
Eviction after homeowner dies FAQ #40 73
Guest of homeowner FAQ #40 73
Minimum allowable age Civ. 798.34(c) FAQ #40 10, 73
No fee for live-in caregiver Civ. 798.34(c) 10
Right of tenancy: conditions Civ. 798.34(c) FAQ #40 10, 73
Right to sell home in park Civ. 798.78 FAQ #40 31, 73
Senior-only park: allowances and restrictions Civ. 798.34, 799.9 10, 36
Written notice from doctor Civ. 798.34(c), 799.9(a) 10, 36
CODE VIOLATIONS
14-day written notice of space violations
cost liability of homeowner Civ. 798.36(a) 11
homeowner to clean-up, etc. Civ. 798.36(a) FAQ #42 10, 74
management removal of homeowner property Civ. 798.36(b)(4) 11
statement of conditions and cost estimate Civ. 798.36(a) 11
CalHome (financial assistance) FAQ #51 76
Code enforcement regulations: Title 25 FAQ #44, #45 74
Failure to maintain FAQ #41 74
Financial assistance FAQ #51 76
Fire prevention FAQ #45 74
Inspections
citations FAQ #42
74
110
homeowner responsibility: exterior of home and lot FAQ #42 74
park grounds, common areas, utility infrastructure FAQ #41 74
Permit required before remodel Civ. 798.15(i)(8) FAQ #50 4, 76
Pre-existing code violations: current mobilehome owner is responsible Civ. 798.36 FAQ #49 11, 75
Reasonable response time Civ. 798.15(d) 3
Title 25: code enforcement regulations FAQ #44, #45 74
Transfer Disclosure Statement Civ. 1102.6d FAQ #49, #68 39, 75, 80
Trash
combustible material, etc FAQ #45 74
safe disposal; covered containers FAQ #45 74
COMMON AREA FACILITIES
Clubhouse: use by homeowners for meetings, etc. Civ. 798.15(i)(5), 798.51(a-d) FAQ #34 3, 16-17, 72
Fees or deposits: conditions and exceptions Civ. 798.15(i)(5), 798.51(b) FAQ #5 3, 16, 63
Posting of hours open/available Civ. 798.24 FAQ #34 8, 72
Reduction of amenities FAQ #46 75
DEALERS
Bureau of Real Estate: license FAQ #63.1 79
Dealer’s license FAQ #63.1 79
HCD-licensed dealer and realtor’s license FAQ #63.1 79
Illegal sales FAQ #63.1 79
License: Bureau of Real Estate and HCD FAQ #63.1 79
New home defects FAQ #71 80
Ombudsman (HCD) FAQ #71 80
DEFINITIONS
Abandoned homeowner property Civ. 798.61(a) 22
Homeowner Civ. 798.9 2
Resident Civ. 798.11 2
Tenancy Civ. 798.12 2
DISABLED HOMEOWNERS’ ACCOMMODATIONS
Installation Civ. 798.29.6 FAQ #32 9, 71
Permit requirement Civ. 798.29.6 FAQ #32 9, 71
Pets FAQ #32 71
Ramps allowed with proper permits Civ. 798.29.6 FAQ #32 9, 71
Removal upon sale Civ. 798.29.6 9
DISPUTES
Attorneys’ fees and costs Civ. 798.85 FAQ #22 33, 68
Mandatory arbitration prohibited Civ. 798.25.5 8
111
DRIVEWAYS
Liability of park if park-installed Civ. 798.37.5(c) FAQ #48 12, 75
Liability of homeowner if homeowner-installed Civ. 798.37.5(c) FAQ #48 12, 75
Management entry onto homeowner’s lot Civ. 798.15(i)(7), 798.26(a) FAQ #62 4, 8, 78
Not applicable to leases in effect prior to 1/1/2001 Civ. 798.37.5(e) 12
EMERGENCY PREPAREDNESS PLAN
Procedures H&S 18603 52
Public posting of park emergency plan H&S 18603(c) 52
EVICTION
7-day written notice of violation of park rule or regulation Civ. 798.56(d) FAQ #22 18, 68
60-day notice Civ. 798.55(b)(1) FAQ #22 17, 68
Abandoned home
30-day posting on mobilehome Civ. 798.61(b) 22
definition Civ. 798.61(a) 21
judicial declaration; notice to registered owner Civ. 798.61(c) 22
sale of mobilehome and its contents Civ. 798.61(f) 23
within 10 days of judgment of abandonment
rights/liabilities of person having right to possession Civ. 798.61(e)(3) 23
rights of management Civ. 798.61(f) 23
Bankruptcy of homeowner: liabilities Civ. 798.56a(d) 20
Condemnation of park Civ. 798.56(f) 19
Change of use of park Civ. 798.56(g) FAQ #25 19, 69
12-months’ notice if no local govt. permit required Civ. 798.56(g)(2) FAQ #25 19, 69
15-day written notice by management of public appearance Civ. 798.56(g)(1) FAQ #25 19, 69
notice to prospective tenants Civ. 798.56(g)(3) 19
Failure of homeowner or resident to respond to written notice Civ. 798.56(a) 18
Failure of homeowner to comply with law upon notice Civ. 798.56(d) 18
Failure of homeowner to pay rent, utility charges, etc. Civ. 798.15(i)(3) 798.56(e)(1) 3, 18
Homeowner’s unpaid rent, etc., due upon sale of home Civ. 798.55(b)(2) 18
Late rent: 3-day written notice and general discussion Civ. 798.56(e) FAQ #21, #22 18, 67, 68
Management’s warehouse lien Civ. 798.56a(e) 20
No written notice required after a certain time Civ. 798.56(d), 798.56(e)(5) FAQ #22 18, 68
Non-owners: discussion of non-resident’s rights FAQ #24 68
Not allowed in order to make space available for other home Civ. 798.58 22
Obligation of legal owner of home upon eviction; notice Civ. 798.56(e)(6) 19
Occupant with no rental agreement and who is not homeowner Civ. 798.75(c) FAQ #24 28, 68
Park management right to terminate a tenancy Civ. 798.88 34
Process of liens, foreclosures Civ. 798.56a 20
Prostitution or drugs in the park resulting in conviction Civ. 798.56(c)(1) 18
Residents who are not homeowners
eviction: 30-day notice FAQ #24 68
Sale of mobilehome by legal owner upon eviction Civ. 798.56a(b) 20
Substantial annoyance to other homeowners or residents Civ. 798.56(b) 18
112
“Three-strikes”: third time rent paid late can result in eviction Civ. 798.56(e) FAQ #21, #22 18, 67, 68
60-day notice to vacate the park Civ. 798.56(e) FAQ#21, #22 18, 67, 68
after third time rent paid late, no written notice required Civ. 798.56(e)(1) 18
default cure may be allowed; restrictions Civ. 798.56(e)(4-6) 19
Termination of tenancy
denying renewal of rental agreement not allowed, as specified
FAQ #23
68
proceedings: park reimbursement for costs Civ. 798.56a 20
resident’s rights Civ. 798.15(i)(3) 3
Unlawful detainer FAQ #22 68
Violation of park rules and regulations Civ. 798.56 FAQ #22 18, 68
FAMILY LIVING WITH HOMEOWNER
Adult Protective Services agency FAQ #32.1 71
Caregiver FAQ #40 73
Definition of “immediate family” Civ. 798.35 11
FEES
60-day written notice Civ. 798.32(a) FAQ #2, #14, #15 10, 63, 66
Clubhouse: deposits Civ. 798.51 FAQ #5 16, 63
alcohol is served Civ. 798.15(i)(5), 798.51(c) FAQ #5 3, 17, 63
private parties Civ. 798.51(c) FAQ #5 17, 63
Entry, hook up, etc. - no fee charged Civ. 798.37 12
Immediate family: no extra fees charged Civ. 798.35 11
Increase: notice requirement Civ. 798.32(a) FAQ #2 10, 63
Pass-through of park-owed penalties or money damages prohibited
Pets
Civ. 798.39.5 13
fee may be charged for special park pet facilities Civ. 798.33 10
no fee for homeowner keeping a pet Civ. 798.33 10
Rent control ordinance may regulate fees FAQ #1 63
Rental agreement: list of fees Civ. 798.15(g) FAQ #2 3, 63
Penalty fee on late rent payment FAQ #9 64
Separate listing of each fee Civ. 798.32(b) FAQ #2, #4, #15 10, 63, 66
Services actually rendered Civ. 798.32(a) FAQ #14, #15 10, 66
Services actually rendered that are not listed on lease Civ. 798.32 FAQ #2 10, 63
When homeowner fails to maintain their space Civ. 798.15(g) 3
GUESTS
20 consecutive days or total of 30 days in calendar year Civ. 798.34(a) 10
Caregiver: over 18 years of age Civ. 798.34(c) FAQ #40 10, 73
Complying with park rules and regulations Civ. 798.15(i)(4), 798.34(b) 3, 10
Limit on duration of stay Civ. 798.34(a) 10
No fee for guest who stays limited time Civ. 798.34(a) 10
Registering with management Civ. 798.34(a) 10
113
HEIRS
Caregivers FAQ #40 73
Rights, restrictions on tenancy or sale of mobilehome Civ. 798.78 FAQ #40, #66 31, 73, 80
Right of legal owner to list mobilehome for sale Civ. 798.78, 798.81 FAQ #40, #66 31, 32, 73, 80
Management’s right to require removal of mobilehome Civ. 798.78(b) FAQ #66 31, 80
No guarantee of park tenancy/right to apply Civ. 798.78(d) FAQ #66 31, 80
HOMEOWNER MEETINGS
Right to peaceful assembly Civ. 798.15(i)(5), 798.51(a) 4, 16
Reasonable hours and manner Civ. 798.15(i)(5), 798.51(a)
Use of clubhouse or common facility
no cleaning deposit if meeting is open to all homeowners Civ. 798.15(i)(5), 798.51(b)
3, 16
3, 16
no liability insurance, unless alcohol is served Civ. 798.15(i)(5), 798.51(c) 3, 17
restrictions agreed to on rental agreement Civ. 798.51(c) 17
Public officials, political candidates, homeowners groups Civ. 798.15(i)(5), 798.51(a)(2-3) 3, 16
Distribution of petitions: rights, restrictions Civ. 798.51(a)(3) 16
With management Civ. 798.53 17
HOMEOWNER ASSOCIATIONS
Articles of Incorporation: filing FAQ #56 78
Common interest developments FAQ #55 77
Davis-Stirling Act FAQ #54, #55 77
Enforcement of CID laws FAQ #57 78
Original filing papers: where to find a copy of original document FAQ #56 78
Secretary of State FAQ #56 78
Violations by elected board members FAQ #57 78
INSPECTIONS
Citations FAQ #42 74
Homeowner responsibility: exterior of home and lot FAQ #42, #45 74
Park grounds, common areas, utility infrastructure FAQ #43 74
Manager entry onto lot Civ. 798.15(i)(7), 798.26; FAQ #62 4, 8, 78
for maintenance of trees, etc. Civ. 798.15(i)(7), 798.26(a) FAQ #62 4, 8, 78
in case of emergency or abandonment of home by owner Civ. 798.26(b)
Manager entry into home or enclosed accessory structures
FAQ #62 8, 78
prior written notice required Civ. 798.26(a) FAQ #62 8, 78
in case of emergency or abandonment of home by owner Civ. 798.26(b) FAQ #62 8, 78
LEASES
12 months or less Civ. 798.17-798.18 FAQ #18, #20 4-5, 67
12 months or longer Civ. 798.17-798.18 FAQ #1, #18, #20 4-5, 63, 67
30 days for homeowner to accept or reject Civ. 798.17(b), (f) FAQ #18, #20 4,5, 67
Description of park physical improvements to be provided Civ. 798.15(d) 3
Extend or renew Civ. 798.17 FAQ #18, #20 4, 67
Foreign language leases FAQ #19 67
114
Length of agreement Civ. 798.17 FAQ #1, #18, #20 4, 63, 67
List of park services and fees Civ. 798.15(f-g) FAQ #2 3, 63
Month-to-month Civ. 798.17-798.18 FAQ #1, #18, #20 4-5, 67
Opt out of long term rental agreement Civ. 798.17-798.18 FAQ #18, #20 4-5, 67
Renewal or extension: prohibitions Civ. 798.18 FAQ #18, #20 5, 67
Rent control: exemption Civ. 798.17(a) FAQ #1 4, 63
Return of signed copy to homeowner within 15 days Civ. 798.16(b) 4
Right to inspect Civ. 798.17(b) FAQ #18, #20 4, 67
Rules and regulations included in rental agreement Civ. 798.15(b) 2
Terms and conditions Civ. 798.15 2
comparable monthly terms Civ. 798.18 FAQ #18, #20 5, 67
Waiver of MRL rights of homeowner prohibited Civ. 798.15(i)(2), 798.19, 798.77 3, 5, 31
LIENS
Abandoned homes: property taxes, liens and unpaid loans Civ. 798.61 FAQ #63.1 22, 79
Limited-time waiver of outstanding charges: when applicant is not current owner H&S 18116.1(d) 54
Management: prohibitions and allowances Civ. 798.38 12
Registration and title: HCD delinquency notice of fees and penalties H&S 18116.1 53
Registration and title: HCD delinquency notice of fees and penalties: payment program 54
H&S 18116.1(d)(3)
Tax liability certificate H&S 18116.1(d)(4)(B) 54
When applicant is not current owner: limited-time waiver of outstanding charges H&S 18116.1(d) 54
LOT LINES
Older parks FAQ #47 75
Permits required before lines can be moved H&S 18610.5 FAQ #47 51, 75
MAINTENANCE
Driveways
liability of park if park-installed Civ. 798.37.5(c) FAQ #48 12, 75
liability of homeowner if homeowner-installed Civ. 798.37.5(c) FAQ #48 12, 75
management entry onto homeowner’s lot Civ. 798.15(i)(7), 798.26(a) FAQ #62 4, 8, 78
not applicable to leases in effect prior to 1/1/2001 Civ. 798.37.5(e) 12
Enforcement: health and safety agency FAQ #43 74
Failure to maintain
park owner violations FAQ #41 74
public nuisance and abatement Civ. 798.87 33
Fees: 60-day advanced written notice if not specified in lease agreement Civ. 798.32(a) FAQ #2 10, 63
Financial assistance: CalHome FAQ #51 76
Fire prevention
space clean-up FAQ #45 74
safe disposal; covered containers FAQ #45
Inspections
74
citations FAQ #42 74
homeowner responsibility: exterior of home and lot FAQ #42, #45 74
115
park grounds, common areas, utility infrastructure FAQ #43 74
Homeowner responsibility
14-day written notice of violations Civ. 798.15(g), 798.36(a) 3, 11
cost liability of homeowner Civ. 798.36(b)(2) FAQ #49 11, 75
financial assistance FAQ #51 76
homeowner to clean-up, etc Civ. 798.15(g), 798.36(a) FAQ #42, #45 3, 11, 74
management removal of homeowner property Civ. 798.36 11
statement of specific conditions and cost estimate Civ. 798.15(g), 798.36(a) 3, 11
Manager entry onto lot Civ. 798.15(i)(7), 798.26 FAQ #62 4, 8, 78
for maintenance of trees, etc Civ. 798.15(i)(7), 798.26(a) FAQ #62 4, 8, 78
in case of emergency or abandonment of home by owner Civ. 798.26(b) FAQ #62
Manager entry into home or enclosed accessory structures
8. 78
prior written notice required Civ. 798.26(a) FAQ #62 8, 78
in case of emergency or abandonment of home by owner Civ. 798.26(b) FAQ #62 8, 78
Reasonable response time Civ. 798.15(d) 3
Space maintenance
14-day written notice of violations Civ. 798.15(g), 798.36(a) 3, 11
cost liability of homeowner Civ. 798.36(b)(2) FAQ #49 11, 75
homeowner to clean-up, etc Civ. 798.15(g), 798.36(a) FAQ #42, #45 3, 11, 74
management removal of homeowner property Civ. 798.36 11
statement of specific conditions and cost estimate Civ. 798.15(g), 798.36(a) 3, 11
“Storage” FAQ #45 74
Title 25: state regulations FAQ #43, #44, #45 74
Trees
common areas: management responsible Civ. 798.15(d), 798.37.5(b) FAQ #48 3, 12, 75
no tree-planting without prior written permission from manager Civ. 798.37.5(d) 12
not applicable to leases in effect prior to 1/1/2001 Civ. 798.37.5(e) 12
responsibility of homeowner Civ. 798.37.5(d) FAQ #48 12, 75
responsibility of management in case of health hazard Civ. 798.37.5(a) FAQ #48 12, 75
dispute: inspection to determine who is liable Civ. 798.37.5(a) FAQ #48 12, 75
written permission required from management to plant Civ. 798.37.5(d) 12
MOBILEHOME RESIDENCY LAW
Annual update to residents by management Civ. 798.15(c) FAQ #26.1 2, 69
delivery of notice Civ. 798.14(b) 2
if significant change in MRL in the past year Civ. 798.15(c) FAQ #26.1 2, 69
Enforcement FAQ #26, #59 69, 78
MRL v. Title 25 FAQ #44 74
Residents’ rights: notice Civ. 798.15(i) 3
Protections: homeowners v. non-homeowners FAQ #27 70
State laws prevail over park rules FAQ #26 69
Spanish and other translations FAQ #26.2 69
Waiver of rights prohibited Civ. 798.15(i)(2), 798.19, 798.77 3, 5, 31
116
NOTICES AND WRITTEN REQUIREMENTS
3-day notice to resident to pay amount due within 5 days Civ. 798.56(e)(1) FAQ #21 18, 67
3-day “Warning” notice when rent is overdue Civ. 798.56(e)(1) FAQ #21 18, 67
3 to 5-day notice to terminate sale of mobilehome Civ. 1102.3a(c) 39
6-month notice of park rule change Civ. 798.25(b) FAQ #25, #28 8, 69, 70
6-months’ notice minimum when park’s change-of-use is approved Civ. 798.56(g)(2) 19
7-day notice of management’s intent to tow vehicle Civ. 798.28.5(b)(1) FAQ #37 9, 73
7-day notice to resident of management’s intent to remove homeowner’s property 11
Civ. 798.36(b)(3)
7-day notice to resident to correct rule violation Civ. 798.56(d) FAQ #22 18, 68
10-day notice to residents on meeting to announce changes to park rules Civ. 798.25(a) 8
12-months (min.) for change-of-use notice when local permit not required Civ. 798.56(g)(2)
AQ #25
14-day notice to resident for removal of resident’s personal items to storage facility
Civ. 798.36(b)(1)
19, 69
11
14- day notice to resident to maintain or make repairs on space Civ. 798.15(g), 798.36 3, 11
15-days’ notice minimum of park’s intent to file for change-of-use Civ. 798.56(g)(1) FAQ #25 19, 69
15-day period during which temporary restraining order is in effect Civ. 798.88(c) 34
15- day screening process for prospective residents Civ. 798.74(a) 27
30-day notice by park to homeowners’ association of park’s intent to sell park Civ. 798.80
FAQ #53
31, 76
117
30-day notice of abandoned mobilehome Civ. 798.61(b) FAQ #63.1 22, 79
30-day notice of change of zoning or park’s use permit Civ. 798.27 8
30-day notice of eviction for resident who is not homeowner FAQ #23, #24 68
30-day notice of termination of RV from RV park Civ. 799.66 59
30-days’ prior notice by homeowner to management of intent to sue for failure to maintain 33
Civ. 798.84
60-day notice of fee increase Civ. 798.32(a) FAQ #2, #14, #15 10, 63, 66
60-day notice of itemized billing of utility (if not stipulated in lease agreement) FAQ #14, #15 66
60-day notice of resident’s intent to vacate tenancy Civ. 798.59 22
60-day notice of rule change to recreational facilities Civ. 798.25(b) FAQ #28 8, 70
60-day notice of termination of tenancy Civ. 798.55(b)(1), 798.56(e)(6) FAQ #21, #22, #24 17, 19, 67, 68
60-day notice of termination of tenancy for non-owners/sublessees FAQ #24 68
72-hour advance notice of utilities interruption of more than two hours Civ. 798.42, 799.7 14, 36
72-hour notice to void rental agreement Civ. 798.17(b)(4), 799.55 5, 58
90-day notice of rent increase Civ. 798.15(i)(1), 798.30 FAQ #1, #3 3, 10, 63
Abandonment: management notice of belief of abandonment Civ. 798.61(b) 22
Abandonment: management notice of disposal of abandoned home Civ. 798.61(c)and (f) 22, 23
Abandonment: management notice of sale of abandoned home Civ. 798.61(e) 23
Annual notice of rights and responsibilities Civ. 798.15(i) 3
Calif. Alternate Rates for Energy Program (CARE): public notice on/before Feb 1 Civ. 798.43.1(a) 14
Calif. Alternate Rates for Energy Program (CARE): notice of discount Civ. 798.43.1(c) FAQ #13 15, 65
Caregiver living with resident: doctor’s written treatment plan required Civ. 798.34(c-d), 799.9 10, 36
Changes to MRL Civ. 798.15(c)(2) FAQ #26.1 2, 69
Common area: posting of facility hours Civ. 798.24 8
118
Common area utility charges: disclosure by the management Civ. 798.43 14
Delivery requirements: in-person or by U.S. Mail Civ. 798.14 FAQ #3 2, 63
Emergency preparedness plans: posting of notice H&S 18603 52
Exempt from rent control: management review of homeowner residency qualifications 6
Civ. 798.21(d-e)
Failure to maintain lawsuit: 30-days prior notice by homeowner(s) to management Civ. 798.84 33
Government fees and assessment (that are exempt from rent control): separately stated 16
Civ. 798.49(e)
Civ. 798.74(a), 799.4
Management entry into mobilehome in case of emergency: prior written consent of resident not
required Civ. 798.26(b), 799.2.5(b)
Management entry into mobilehome: prior written consent of resident required Civ. 798.26(a),
798.2.5(a)
Mandatory removal of mobilehome upon sale: management must provide notice specifying
health and safety conditions Civ. 798.73(e), 798.73.5(b)
8, 35
8, 37
26
Mobilehome Transfer Disclosure Statement/Form Civ.798.15(i)(6), 1102.6d 4, 39
Mobilehome Ombudsman notice Civ. 798.29 9
Mobilehome Park Rental Agreement Disclosure Form Civ. 798.75.5 30
Mobilehome Residency Law: annual notice of rights and responsibilities Civ. 798.15(i) 3
New fees must be itemized on monthly rent statement Civ. 798.32(b) 10
Park change-of-use: at least 6-months’ notice by park when local permit is approved
Civ. 798.56(g)(2) FAQ #25
Park change-of-use: at least 12-months’ notice when local permit not required Civ. 798.56(g)(2)
FAQ #25
Park change-of-use: at least 15-days’ notice by park of intent to request local permit
Civ. 798.56(g)(1) FAQ #25
Park maintenance or repair of space when homeowner fails to maintain space: 14-day notice
Civ. 798.15(g)
19, 69
19, 69
19, 69
3
Park owner’s contact information Civ. 798.28 9
Prior to February 1: changes to MRL Civ. 798.14, 798.15(c) FAQ #26.1 2, 69
Rent increase: 90-day notice Civ. 798.15(i)(1), 798.30 FAQ #3 3, 10, 63
Rental agreement: homeowner right to have at least 30 days to inspect Civ. 798.17(f)
FAQ #18, #20
5, 67
Health and safety notice of noncompliance Civ. 798.56(a) 18
Homeowner acknowledgment of written notice: rental agreement Civ. 798.17(f) 5
Homeowner right of 30 days to inspect rental agreement Civ. 798.17(f) FAQ #20 5, 67
In-person or by U.S. Mail Civ. 798.14 FAQ #3 2, 63
Injunction for violation of park rules: notice of temporary restraining order Civ. 798.88(b-c) 34
Homeowners’ request to meet with management Civ. 798.53 17
Lot lines: written authorization of the resident and permit required H&S 18610.5 51
Management approval of buyer: credit refund Civ. 798.74(b) 27
Management approval of prospective homeowner: 15-day screening process Civ. 798.74(a) 27
Management approval of prospective homeowner: residency requirements 27, 35
119
Rental agreement: 72-hour notice to void Civ. 798.17(b)(4) 5
Rental agreement: homeowner inspection: homeowner response in writing to manager’s 5
written notice Civ. 798.17(f)
Rental agreements exempt from rent control Civ. 798.17(a)(2) FAQ #1, #18, #20
4, 63, 67
Rental agreement shall be in writing Civ. 798.15 2
Resident alterations or improvement on space: written approval by management if required by 4
park rules Civ. 798.15(i)(8)
Resident terminates tenancy: 60-day notice Civ. 798.59 22
Rights and Responsibilities of Homeowners and Park Managers Civ. 798.15(i) 3
RV park: registration agreement notice Civ. 799.43-44 57
RV park: notice requirement: reasons for RV removal Civ.799.46, 799.55-799.58 57, 58
Sale of mobilehome to park management: notice requirement of legalowner/junior lienholder 20
Civ. 798.56a
Sale of mobilehome to remain in park: resident must give notice to management Civ. 798.74(a) 27
Sale of park: notice by homeowners association of interest in purchasing Civ. 798.80(b) 32
Sale of park: notice to homeowners association Civ. 798.80 31
Sale or replacement of mobilehome: current standards apply, per written requirements 31
Civ. 798.78(c)
Security deposit: refund: written request by homeowner required Civ. 798.39(b-c) 12-13
Showing or listing homes: written notice between managers and homeowners
Civ. 798.71(a); 799.2
25, 35
Tax lien: notice of sale Civ. 798.56a(e)(2) 21
Termination of tenancy: 60-day notice Civ. 798.55(b)(1) 17
Towing: 7-day notice of management’s intent to remove vehicle Civ. 798.28.5(b)(1) 9
Transfer or selling fee not allowed unless homeowner requests management service 25
Civ. 798.72(a)
Utilities: interruption of service: 72-hour notice: posting notice on homes of affected residents
Civ. 798.42, 799.7
14, 36
Vehicle towing: 7-day notice by management Civ. 798.28.5(b)(1) FAQ #37 9, 73
Warehouse lien: notice of disposal Civ. 798.56a(e)(2) 21
Written notice not required after resident receives 3 notices in one year for same violation
Civ. 798.56(d), 798.56(e)(5) FAQ #22
18, 19, 68
Trees: planting by homeowner: written permission by management required Civ. 798.37.5(d) 12
Trees: removal: notice by homeowner Civ. 798.37.5 12
U.S. Mail or in-person Civ. 798.14 FAQ #3 2, 63
Unlawful occupancy of mobilehome: HCD notice H&S 18550.1 52
Utilities billed separately from rent Civ. 798.41 FAQ #14 14, 66
Utilities: interruption of service: 72-hour advance notice Civ. 798.42 14
120
OMBUDSMAN
Public posting of notice Civ. 798.29 9
State Department of Housing and Community Development Civ. 798.29 9
PARK CLOSURE OR CONVERSION
1-year written notice of termination when no local permits are required Civ. 798.80 FAQ #25 31, 69
6-month notice of closure when local permits are required FAQ #25 69
15-day advance written notice by management of public appearance FAQ #25 69
Change of use: definition Civ. 798.10 2
Change from senior park to all-age park FAQ #30, #31 70, 71
Condo-conversion: rent: low-income “non-purchasing” residents FAQ #52 76
Local conversion ordinance FAQ #25 69
Public impact report FAQ #25 69
Relocation costs: determined by the local jurisdiction FAQ #25 69
PARK EMPLOYEES
Exemptions from park rules and regulations Civ. 798.23(b) 7
Subject to park rules and regulations Civ. 798.23(a) 7
PARK MANAGER
Availability H&S 18603 FAQ #61 52, 78
Less than 50 spaces: not required to be on park premises 24 hours per a day H&S 18603 FAQ #61 52, 78
Manager entry onto lot Civ. 798.15(i)(7), 798.26 FAQ #62 4, 8, 78
for maintenance of trees, etc. Civ. 798.15(i)(7), 798.26(a) FAQ #62 4, 8, 78
in case of emergency or abandonment of home by owner Civ. 798.26(b) FAQ #62 8, 78
Manager entry into home or enclosed accessory structures
prior written notice required Civ. 798.26(a) FAQ #62 8, 78
in case of emergency or abandonment of home by owner Civ. 798.26(b) FAQ #62 8, 78
Park with less than 50 spaces not required to be on park premises 24 hours per a day H&S 18603 52, 78
FAQ #61
Resident’s right to “quiet enjoyment” Civ. 798.15(i)(7), 798.26(a), 799.2.5 FAQ #62 4, 8, 35, 78
Right of park management to terminate a tenancy Civ. 798.88 34
PARK OWNER
Disclosure of name, etc. Civ. 798.28 FAQ #60 9, 78
PARKING
Towing
7-day notice Civ. 798.28.5(b)(1) FAQ #37 9, 73
exemption Civ. 798.28.5(b)(1) FAQ #37 9, 73
health and safety hazard of parked car Civ. 798.28.5(b)(2) FAQ #37 9, 73
parked vehicle: health and safety hazard Civ. 798.28.5(b)(2) FAQ #37 9, 73
signage at entrances of park Civ. 798.28.5(a) FAQ #37 9, 73
121
upon homeowner request Civ. 798.28.5(b)(2) FAQ #37 9, 73
vehicle health and safety hazard Civ. 798.28.5(b)(2) FAQ #37 9, 73
windshield posting Civ. 798.28.5(b)(1) 9
PERMIT TO OPERATE
Park permit to operate suspended: collection of rent FAQ #8 64
Zoning or use permit: notifying homeowners
notification Civ. 798.27 8
renewal or expiration Civ. 798.27(a)(1) 9
122
PERMITS
Alterations, improvements, changes, etc FAQ #50 76
HCD: code enforcement field offices FAQ #50 76
No exceptions FAQ #50 76
Required by homeowner before any structural alterations FAQ #50 76
PETS
Assistive animals and service dogs FAQ #35.1
Aggressive breeds prohibited FAQ #36 72
Animal control agency FAQ #36 72
Definition; agreement between management and homeowner Civ. 798.33 FAQ #35 10, 72
Disabled homeowners: right to have an assistive animal FAQ #32 71
Fees for special park pet facilities Civ. 798.33 10
Feral animals are not pets FAQ #36 72
“No pet” rule FAQ #35 72
Pet owner liability FAQ #36 72
Right of homeowner to keep a pet Civ. 798.33 FAQ #35 10, 72
Service dogs; and emotional support or companion animals FAQ #35.1 72
Subject to park rules and regulations Civ. 798.33 FAQ #35 10, 72
POLITICAL CAMPAIGNING
Rights and restrictions Civ. 798.15(i)(5), 798.51 FAQ #34 4, 16, 72
Signs, posters, etc. Civ. 798.51(e), 799.10 17, 37
PROPERTY TAXES
Abandoned homes: property taxes, liens and unpaid loans Civ. 798.61 FAQ #63.1 22, 79
Accessory structures FAQ #10 64
Homes manufactured after July 1980 FAQ #10 64
Mobilehome property tax separate from park property tax FAQ #10 64
PUBLIC POLLING PLACE
Only if authorized by elections official Elect. 12285 53
Rental agreement shall not prohibit Elect. 12285 53
QUIET ENJOYMENT
Resident’s right to “quiet enjoyment” Civ. 798.15(i)(7), 798.26(a), 799.2.5 FAQ #62 4, 8, 35, 78
RECREATIONAL VEHICLE PARK
72-hour notice to vacate Civ. 799.43, 799.55–799.58 57, 58
delivery of notice Civ. 799.55 58
removal of RV from park Civ. 799.55-799.59 58
Eviction for non-payment of rent
3-day written notice after 5-day grace period Civ. 799.65 58
Management’s right to terminate or refuse renewal of occupancy Civ. 799.70 59
123
Reasons for termination of tenancy by management Civ. 799.70 59
Rental agreement for occupancy more than 30 days: restrictions Civ. 799.45 57
Right of management to place lien on defaulting/abandoned RVs Civ. 799.75 60
Right of occupant to receive copy of park rules upon registration Civ. 799.44 57
Right of parties in legal actions and proceedings Civ. 799.78-799.79 60
RECREATIONAL VEHICLES
Card: every coach must have proof of registration in place H&S 18080.4 FAQ #68 53, 80
Park model is an RV FAQ #63, #64 79
Proof of registration: card in every coach H&S 18080.4 FAQ #68 53, 80
Removal from park upon sale FAQ #63, #64 79
Restrictions in mobilehome parks Civ. 798.22 6
RVs on mobilehome spaces FAQ #39 73
Signage indicating limited occupancy rights in mobilehome parks Civ. 799.46 57
REGISTRATION AND TITLE
Add or change name FAQ #67 80
Change or add name FAQ #67 80
Card: every mobilehome must have proof of registration in place H&S 18080.4 FAQ #68 53, 80
Dept. of Housing & Community Development contact information Civ. 798.15(i)(10) FAQ #67, #68 4, 80
Fees and penalties H&S 18122.5 54
Lost, stolen, mutilated or illegible H&S 18108 FAQ #68 53, 80
Lost, stolen, mutilated or illegible: no replacement as long as liens, fees, charges are due 53
H&S 18116.1(c)
Proof of registration: card in every mobilehome H&S 18080.4 FAQ #68 53, 80
Registration and title: HCD delinquency notice of fees and penalties H&S 18116.1 53
Registration and title: HCD delinquency notice of fees and penalties: payment program 54
H&S 18116.1(d)(3)
Renewals and replacements H&S 18108 FAQ #68 53, 80
Sale of abandoned home Civ. 798.61(e) Veh. 5903 FAQ #63.1 23, 54, 79
Tax clearance certification H&S 18092.7 53
Tax liability certificate: HCD conditional transfer if title H&S 18116.1(d)(4)(A) 54
Title not properly transferred H&S 18122.5 FAQ #68 54, 80
Transfer of registration and title upon sale
tax clearance certificate H&S 18092.7 53
replacement H&S 18108 53
liens and unpaid fees H&S 18116.1 53
penalties H&S 18122.5 54
Unlawful occupancy: HCD notice H&S 18550.1 52
REMODELS (IMPROVEMENTS, ALTERATIONS)
Park rules and regulations Civ. 798.15(i)(8) 4
Permits required FAQ #50 76
Repairs to home for sale that will remain in park Civ. 798.15(i)(6), 798.73.5 FAQ #63 3, 26, 79
124
RENT
90-day written notice of increase Civ. 798.15(i)(1), 798.30 FAQ #1, #3 3, 10, 63
Back rent charged due to miscalculation: conditions FAQ #4 63
Court ordered fines on parks cannot be passed through on rent Civ. 798.38 12
Disclosure of rent to prospective homeowner Civ. 798.74.5 27
Failure to pay rent: 3-day notice to pay, or leave Civ. 798.56(e) FAQ #21 18, 67
Fee penalty on late rent payment FAQ #9 64
Increases: State of California does not regulate FAQ #1 63
Notice of rent increase Civ. 798.15(i)(1), 798.30; FAQ #3 3, 10, 63
Park permit to operate suspended: collection of rent FAQ #8 64
Property taxes FAQ #10 64
Utilities shut off or interrupted: homeowner cannot adjust rent FAQ #7 64
RENT ASSISTANCE
Section 8 rent voucher program FAQ #12 65
Landlord not required to accept rent vouchers FAQ #12 65
RENT CONTROL
Base rent after lease has expired Civ. 798.17(c), 798.18(b) FAQ #1 5, 63
City or county authority FAQ #1 63
Condo-conversion: low-income “non-purchasing” residents FAQ# 52 76
Exemptions Civ. 798.17(a)(1) FAQ #1, #18, #20 4, 63, 67
long term leases Civ. 798.17 FAQ #1, #18, #20 4, 63, 67
when mobilehome is not principal residence Civ. 798.21, 798.74.5(a) 6, 28
“Local control issue” FAQ #1 63
Local ordinance Civ. 798.17(a) and (e) FAQ #1 4, 5, 63
No recompensatory fees on rent controlled spaces Civ. 798.17(e) 5
No statewide rent control FAQ #1 63
Separate fees for local jurisdiction fees, assessments, etc Civ. 798.49 15
State of California does not regulate FAQ #1 63
RENTAL/LEASE AGREEMENT
12 months or less Civ. 798.17-798.18 FAQ #18, #20 4-5, 67
12 months or longer Civ. 798.17-798.18 FAQ #1, #18, #20 4-5, 63, 67
30 days for homeowner to accept or reject Civ. 798.17(b) and (f) FAQ #20 4-5, 67
Annual notice of rights and responsibilities Civ. 798.15(i) 3
Coercion to sign long-term lease FAQ #18 67
Description of park physical improvements to be provided Civ. 798.15 2
Extend or renew Civ. 798.17 FAQ #18, #20 4, 67
Foreign language leases FAQ #19 67
In-writing Civ. 798.15 2
Late rent: explanation and discussion Civ. 798.56(e) FAQ #21, #22 18, 67, 68
Length of agreement Civ. 798.17-798.18 FAQ #1, #18, #20 4-5, 63, 67
List of park services and fees Civ. 798.15(f-g) FAQ #2 3, 63
Month-to-month Civ. 798.17-798.18 FAQ #1, #18, #20 4-5, 63, 67
125
Opt out of long term rental agreement Civ. 798.17-798.18 FAQ #18, #20 4-5, 67
Prospective residents FAQ #18 67
Renewal or extension: prohibitions Civ. 798.18 FAQ#18, #20 5, 67
Rent control: exemption Civ. 798.17(a) FAQ #1 4, 63
Return of signed copy to homeowner within 15 days Civ. 798.16(b) 4
Right to inspect Civ. 798.17(b) FAQ #18, #20 4, 67
Rules and regulations included in agreement Civ. 798.15(b) 2
Terms and conditions Civ. 798.15 2
comparable monthly terms Civ. 798.18 FAQ #18, #20 5, 67
Waiver of MRL rights of homeowner prohibited Civ. 798.15(i)(2), 798.19, 798.77 3, 5, 31
RESIDENT-OWNED PARK
Advertising of home for sale: conditions Civ. 799.1.5 35
Condo conversion FAQ #52 76
Conversion
financial assistance FAQ #52 76
homeowners who prefer to continue to rent, not buy FAQ #52 76
Mobilehome Park Resident Ownership Program (MPROP) FAQ #52 76
Subdivision Map Act FAQ #52 76
Davis-Stirling Act FAQ #54, #55 77
Disabled homeowner’s rights
installation of ramps, handrails, etc. Civ. 799.11 37
removal of ramps, handrails, etc., upon sale: right of park owners Civ. 799.11 37
Governing laws FAQ #54, #55 77
Homeowner not required to remove mobilehome upon sale Civ. 799.3 35
Listing of home for sale: rights of homeowner Civ. 799.2 35
Live-in caregivers
no fee for live-in caregiver Civ. 799.9(b) 36
no rights of tenancy Civ. 799.9(b) 36
restrictions, allowances in senior-only parks Civ. 799.9(b) 36
Ownership/management approval of prospective buyer
rights, restrictions Civ. 799.5
36
senior-only status park Civ. 799.5 36
Political campaign signs: rights, restrictions Civ. 799.10 37
Rights and prohibitions of management to enter onto space Civ. 799.2.5 35
Utility interruption
72-hour prior written notice Civ. 799.7 36
emergency: definition Civ. 799.7 36
RESIDENTS WHO ARE NOT HOMEOWNERS
Caregiver living with homeowner Civ. 798.34 10
complying with park rules and regulations Civ. 798.34(c-d) FAQ #40 10, 73
eviction after homeowner dies FAQ #40 73
guest of homeowner FAQ #40 73
minimum allowable age Civ. 798.34(c-d) FAQ #40 10, 73
126
no fee for live-in caregiver Civ. 798.34 10
right of tenancy: conditions Civ. 798.34(c-d) FAQ #40 10, 73
Eviction: 30-day notice FAQ #24 68
Landlord Tenant Law FAQ #24 68
Mobilehome Residency Law protections discussed FAQ #24, #27 68, 70
Sub-lessee
complying with park rules and regulations Civ. 798.23.5(b)(3) 7
may be charged a credit screening fee Civ. 798.23.5(b)(2) 7
RULES AND REGULATIONS
6-month written notice of rule change Civ. 798.25(b) FAQ #24, #27, #28 8, 68, 70
60-day notice of rule change to recreational facilities Civ. 798.25(b) FAQ #28 8, 70
Annual notice of rights and responsibilities Civ. 798.15(i) 3
Changes to recreational facilities: notice Civ. 798.25(b) FAQ #28 8, 70
Emergency preparedness plan H&S 18603 52
Enforcement: equal enforcement, discrimination not allowed FAQ #29 70
Failure to comply Civ. 798.15(i)(3-4), 798.56 FAQ #22 3, 18, 68
Homeowners’ consent not required for rule change Civ. 798.25(b), (d) FAQ #28 8, 70
Manager meeting with homeowners on proposed change Civ. 798.25(a) FAQ #28 8, 70
MRL: state laws prevail over park rules FAQ #26 69
Notice of changes Civ. 798.25 FAQ #28 8, 70
60-day written notice Civ. 798.25(b), (d) FAQ #28 8, 70
Occupancy standard FAQ #33 71
Park employees required to abide FAQ #28 70
Pets (see Pets)
Reasonable: definition FAQ #28 70
Required contents of rental agreement Civ. 798.15 2
State law (Mobilehome Residency Law) prevails over park rules FAQ #26 69
Void Civ. 798.25.5 8
Violations
public nuisance Civ. 798.87 33
temporary restraining order Civ. 798.88(b-c) 34
SALE OF MOBILEHOME PARK
Dislocation of residents FAQ #25 69
Homeowners’ association: intent to buy park, but no right of first refusal Civ. 798.80 FAQ #53 31, 76
Notice not required Civ. 798.80(b) FAQ #25 32, 69
Notice to homeowners association Civ. 798.80 FAQ #25, #52 31, 69, 76
Park owner not obligated to notify residents Civ. 798.80(b) FAQ #25 32, 69
Right of first refusal: restrictions, discussion Civ. 798.80 FAQ #53 32, 76
SALE OF PRE-OWNED MOBILEHOME
Abandoned home
30-day posting notice Civ. 798.61(b) 22
60-day limit for homeowner to claim their home Civ. 798.36(b)(3) 11
127
auction or sale: funds received Civ. 798.36(b)(4) 11
county tax collector: management must notify Civ. 798.56a(e)(2)(A), 798.61(e)(1)(B)
FAQ #63.1
21, 23, 79
definition Civ. 798.61(a) 22
lien holders: rights and restrictions Civ. 798.56a FAQ #63.1 20, 79
notice of abandonment Civ. 798.61(b) FAQ #63.1 22, 79
procedures Civ. 798.61 Veh. 5903 FAQ #63.1 22, 54, 79
property taxes, liens and unpaid loans Civ. 798.61 FAQ #63.1 22, 79
release from bankruptcy Civ. 798.56a(d) 20
release from license fees and taxes Civ. 798.56a(e)(2)(A) 21
management must notify county tax collector within 10 days Civ. 798.56a(e)(2)(A) 21
sale of abandoned home Civ. 798.61(e) Veh. 5903 FAQ #63.1 23, 54, 79
transfer of Title and Registration Veh. 5903 FAQ #63.1 54, 79
within 20 days Civ. 798.61(e)(4) 23
warehouse lien Civ. 798.56a(e) FAQ #63.1 20, 79
written notification Civ. 798.36(b)(3) 11
Approval of buyer by management Civ. 798.74 FAQ #65 27, 80
15-days for management to accept or reject buyer Civ. 798.74(a) 27
fee for credit report: refund or deduction from rent Civ. 798.74(b) 27
not contingent on manager-agent for sale of home Civ. 798.81 32
qualifications of buyer: tenant financial history Civ. 798.74 FAQ #65 27, 80
rights of park management Civ. 798.74 FAQ #65 27, 80
“As-is”: restrictions FAQ #69 80
Bureau of Real Estate: license FAQ #63.1 79
Buyer
approval of buyer by management Civ. 798.74 FAQ #65 27, 80
15-days for management to accept or reject buyer Civ. 798.74(a) 27
fee for credit report: refund or deduction from rent Civ. 798.74(b) 27
not contingent on manager-agent for sale of home Civ. 798.81 32
qualifications of buyer: tenant financial history Civ. 798.74 FAQ #65 27, 80
rights of park management Civ. 798.74 FAQ #65 27, 80
Caregiver inherits home Civ. 798.78 FAQ #40, #66 31, 73, 80
Dealer’s license FAQ #63.1 79
Disclosure of condition of mobilehome
may not be waived in “as is” sale Civ. 1102.1(a) FAQ #69 38, 80
natural hazards on residential property
reporting obligations of agent or transferor Civ. 1103-1103.2 44-46
Disclosure Statement Form Civ. 1103.2 46
obligations of seller or seller’s agent H&S 18025, 18046 FAQ #69 50, 51, 80
required by all sellers: agents, as well as private party Civ. 1102.1(a) FAQ #69 38, 80
right of HCD to enforce health and safety H&S 18025(a) 50
right to rescind offer after delivery of disclosure statement Civ. 1102.3a(c) 39
Transfer Disclosure Form Civ. 1102.6d FAQ #69 39, 80
transfer fee: notice Civ. 1102.6e 44
transfers: conditions and restrictions Civ. 1102.1; FAQ #69 38, 80
Disclosure of rent to prospective homeowner Civ. 798.74.5 27
128
For-Sale signs Civ. 798.70, 799.1.5 24, 35
HCD-licensed dealer and realtor’s license FAQ #63.1 79
Heirs Civ. 798.78 FAQ #40, #66 31, 73, 80
Homeowner may be required to advise management first Civ. 798.71(a)(2) FAQ #70 25, 81
Homeowner not required to move mobilehome upon sale: conditions Civ. 798.73 FAQ #63 26, 79
Homeowner not required to use specific broker or dealer Civ. 798.71 25
Homeowner’s right to sell in park Civ. 798.71 FAQ #63 25, 79
Inspections, repairs: homeowner responsible FAQ #63 79
Illegal sales FAQ #63.1 79
Listing: right to advertise home address to general public Civ. 798.71(b) 25
Management showing or listing for sale: homeowner’s written permission required 25
Civ. 798.71(a)(1)
Park owner right of first refusal Civ. 798.19.5 FAQ #70 5, 81
Realtor’s license and HCD-licensed dealer FAQ #63.1 79
Registration and title transfer
tax clearance certificate H&S 18092.7 53
replacement H&S 18108 53
liens and unpaid fees H&S 18116.1 53
penalties H&S 18122.5 54
Removal upon sale: conditions Civ. 798.73 FAQ #66 26, 80
management discretion in determining condition Civ. 798.73 FAQ #66 26, 80
old or in disrepair: specifications Civ. 798.73(d) FAQ #66 26, 80
Repairs to home for sale that will remain in park Civ. 798.73.5 FAQ #66 26, 80
homeowner’s obligation to repair park-owned property Civ. 798.83 33
management notice to homeowner Civ. 798.73.5(b) FAQ #66 26, 80
Resale disclosure form Civ. 1102.6d FAQ #69 39, 80
Rights of homeowner
to list home for sale without prohibitions Civ. 798.81 32
to list home address to general public Civ. 798.71(b) 25
Selling or transfer fee: prohibitions, restrictions Civ. 798.72 25
Sign displayed on mobilehome Civ. 798.70 24
Title and registration transfer
tax clearance certificate H&S 18092.7 53
replacement H&S 18108 53
liens and unpaid fees H&S 18116.1 53
penalties H&S 18122.5 54
Transfer Disclosure Statement Civ. 1102.6d FAQ #69 39, 80
Upon repossession Civ. 798.79 31
SECURITY DEPOSIT
Upon initial occupancy only Civ. 798.39(a) FAQ #6 12, 64
Refund upon written request, with restrictions Civ. 798.39(b-c) FAQ #6 12-13, 64
When park is sold or closes Civ. 798.39(d-e) 13
129
SENIOR PARK
55 and older; 62 and older Civ. 798.76, 799.5 FAQ #30, #31 31, 36, 70, 71
Adult Protective Services agency FAQ #32.1 71
Conditions, requirements Civ. 798.76, 799.5 FAQ #30, #31 31, 36, 70, 71
Elimination of services FAQ #30 70
Fair Housing Amendments Act FAQ #30 70
Live-in caregiver Civ. 798.34, 799.9 10, 36
Restrictions Civ. 798.76, 799.5 FAQ #30, #31 31, 36, 70, 71
SPACE MAINTENANCE
14-day written notice of violations Civ. 798.36(a) 11
Cost: liability of homeowner Civ. 798.36(b)(2) FAQ#48, #49 11, 75
Homeowner to clean-up, etc. Civ. 798.36(a) FAQ #45, #49 11, 74, 75
Management removal of homeowner property Civ. 798.36 11
Manager entry onto lot Civ. 798.15(i)(7), 798.26 FAQ #62 4, 8, 78
for maintenance of trees, etc Civ. 798.15(i)(7), 798.26(a) FAQ #62 4, 8, 78
in case of emergency or abandonment of home by owner Civ. 798.26(b) FAQ #62 8, 78
Manager entry into home or enclosed accessory structures
prior written notice required Civ. 798.26(a) FAQ #62 8, 78
in case of emergency or abandonment of home by owner Civ. 798.26(b) FAQ #62 8, 78
Fire prevention FAQ #45 74
Statement of specific conditions and cost estimate Civ. 798.36 11
SUBLEASING
Homeowner
liable for park rent and other charges Civ. 798.23.5(b)(4) 7
may be evicted if sublessee fails to comply with park rules Civ. 798.23.5(b)(3) 7
rent charged by homeowner Civ. 798.23.5(c) 7
Minimum/maximum terms Civ. 798.23.5(b)(1) 7
Park rules Civ. 798.23.5(b)(3) FAQ #38 7, 73
Security deposit Civ. 798.23.5(b)(6) 7, 72
Sub-lessee
complying with park rules and regulations Civ. 798.23.5(b)(3) 7
may be charged a credit screening fee Civ. 798.23.5(b)(2) 7
While homeowner is away on medical treatment Civ. 798.23.5(a)(2) FAQ #38 7, 73
TAXES
Annual property taxes Civ. 798.15(i)(9-10) 4
Homes manufactured after July 1980 FAQ #10 64
Mobilehome property tax separate from park property tax FAQ #10 64
Property tax on accessory structures FAQ #10 64
Tax liability certificate: HCD conditional transfer if title H&S 18116.1(d)(4)(A) 54
Vehicle License Fee (VLF) FAQ #10 64
130
TENANCY
Abandoned homes: property taxes, liens and unpaid loans Civ. 798.61 FAQ #63.1 22, 79
Heirs
caregivers FAQ #40 73
rights, restrictions on tenancy or sale of mobilehome Civ. 798.78 FAQ #40, #66 31, 73, 80
right of legal owner to list mobilehome for sale Civ. 798.78, 798.81 FAQ #40, #66 31, 32, 73, 80
management’s right to require removal of mobilehome Civ. 798.78(b) FAQ #66 31, 80
no guarantee of park tenancy/right to apply Civ. 798.78(d) FAQ #66 31, 80
Quiet enjoyment Civ. 798.15(i)(7), 798.26(a) FAQ #62 4, 8, 78
Renewal of tenancy: rights, prohibitions, exceptions Civ. 798.15(i)(3) FAQ #20 3, 67
Rights of residents: notice Civ. 798.15(i) FAQ #18 3, 67
Resident’s notice of vacating of tenancy: not less than 60 days Civ. 798.59 22
Termination
7 authorized reasons Civ. 798.56 FAQ #22 18, 68
60 days’ notice Civ. 798.55(b)(1) FAQ #22 17, 68
Waiver of MRL rights prohibited Civ. 798.15(i)(2), 798.19 3, 5
TITLE AND REGISTRATION
Add or change name FAQ #67 79
Card: every mobilehome must have proof of registration in place H&S 18080.4 FAQ #68 53, 80
Change or add name FAQ #67 80
Dept. of Housing & Community Development contact information Civ. 798.15(i)(10) FAQ#67, #68 4, 80
fees and penalties H&S 18122.5 54
lost, stolen, mutilated or illegible H&S 18108 FAQ #68 53, 80
lost, stolen, mutilated or illegible: no replacement as long as liens, fees, charges are due 53
H&S 18116.1(c)
Proof of registration: card in every mobilehome H&S 18080.4 FAQ #68 53, 80
registration and title: HCD delinquency notice of fees and penalties H&S 18116.1 53
registration and title: HCD delinquency notice of fees and penalties: payment program 54
H&S 18116.1(d)(3)
renewals and replacements H&S 18108 FAQ #68 53, 80
tax clearance certification H&S 18092.7 53
tax liability certificate: HCD conditional transfer if title H&S 18116.1(d)(4)(A) 54
title not properly transferred H&S 18122.5 FAQ #68 55, 80
Transfer of registration and title upon sale
tax clearance certificate H&S 18092.7 53
replacement H&S 18108 53
liens and unpaid fees H&S 18116.1 53
penalties H&S 18122.5 54
Unlawful occupancy: HCD notice H&S 18550.1 52
TOWING
7-day notice Civ. 798.28.5(b)(1) FAQ #37 9, 73
exemption Civ. 798.28.5(b)(1) FAQ #37 9, 73
Parked vehicle: health and safety hazard Civ. 798.28.5(b)(2) FAQ #37 9, 73
131
Signage at entrances of park Civ. 798.28.5(a) FAQ #37 9, 73
Upon homeowner request Civ. 798.28.5(b)(2) FAQ #37 9, 73
Vehicle health and safety hazard Civ. 798.28.5(b)(2) FAQ #37 9, 73
Windshield posting Civ. 798.28.5(b)(1) 9
TRAFFIC
15 mph unless otherwise posted Veh 21107.9(d) 55
Local law enforcement agency not required to enforce speed limit Veh 21107.9(e) 55
Signage, markings and traffic devices: management rights Veh 21107.9(a) 55
TREES
Common areas: management responsible Civ. 798.15(d), 798.37.5(b) FAQ #48 3, 12, 75
No tree-planting without prior written permission from manager Civ. 798.37.5(d) 12
Not applicable to leases in effect prior to 1/1/2001 Civ. 798.37.5(e) 12
Responsibility of homeowner Civ. 798.37.5(d) FAQ #48 12, 75
Responsibility of management in case of health hazard Civ. 798.37.5(a) FAQ #48 12, 75
dispute: inspection to determine who is liable Civ. 798.37.5(a) FAQ #48 12, 75
Written permission required from management to plant a tree Civ. 798.37.5(d) 12
UNLAWFUL OCCUPANCY
Illegal installation H&S 18550 52
Illegal utility hook-up H&S 18550 52
Not legally registered tenant H&S 18550.1 FAQ #63.1, #66 52, 79, 80
Structurally unsound H&S 18550 52
Unsafe or unsanitary H&S 18550 52
UTILITIES
72-hour written advance notice of interruption of service Civ. 798.42 14
Cable tv
fee for actual service, per 60-day notice by park Civ. 798.32(a) FAQ #15 9, 66
“not an essential utility” FAQ #15 66
satellite dish: park rules FAQ #15 66
California Public Utilities Commission: complaints service FAQ #13, #16 66
Call before digging FAQ #17 66
CARE (Calif. Alternate Rates for Energy Program)
public posting of CARE information Civ. 798.43.1(a) FAQ #13 15, 65
Public Utilities Code §739.1 Civ. 798.43.1(a) 15
right of homeowner to obtain necessary information Civ. 798.43.1 FAQ #13 15, 65
Charges separate from rent owed Civ. 798.41 FAQ #14 14, 66
Common area utility charges billed to homeowner: disclosure Civ. 798.43 14
Cost of utilities separately itemized on monthly billing Civ. 798.41 FAQ #14 14, 66
Definition of “emergency” interruption of service Civ. 798.42 14
Disputed charges FAQ #13, #16 65, 66
Liquefied petroleum gas sales by management Civ. 798.44 15
not applicable to RV parks Civ. 798.44(c) 15
132
restrictions on homeowner installation Civ. 798.44(e) 15
Low income homeowners assistance Civ. 798.43.1 FAQ #13 15, 65
No-Dig law FAQ #17 66
Overcharges FAQ #16 66
Public posting of rate schedule Civ. 798.40(a) FAQ #13 13, 65
Separately stated if not listed in rental agreement Civ. 798.32(b) FAQ #14 10, 66
Shut-off or interruption
filing an emergency complaint FAQ #7 64
homeowner not allowed to adjust rent FAQ #7 64
Third-party billing agent: disclosure of name, address, etc Civ. 798.40(b) FAQ #13 13, 65
Unexplained charges: enforcement FAQ #16 66
Water
public posting of rates FAQ #13, #16 65, 66
rate, delivery enforcement FAQ #13, #16 65, 66
VEHICLE LICENSE FEE
In lieu of property taxes, on pre-July 1980 homes FAQ #10 64
VEHICLE REMOVAL
7-day notice Civ. 798.28.5(b)(1) FAQ #37 9, 73
exemption Civ. 798.28.5(b)(1) FAQ #37 9, 73
Health and safety hazard of parked car Civ. 798.28.5(b)(2) FAQ #37 9, 73
Signage at entrances of park Civ. 798.28.5(a) FAQ #37 9, 73
Upon homeowner request Civ. 798.28.5(b)(2) FAQ #37 9, 73
Windshield posting Civ. 798.28.5(b)(1) FAQ #37 9, 73
WARRANTY
1 year + 10 days FAQ #71 80
Independent contractor: liability FAQ #71 80
New home defects FAQ #71 80
Ombudsman (HCD) FAQ #71 80
133
NOTES
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22
From:Symens, Sadie
Sent:Tuesday, October 7, 2025 9:28 AM
To:Tway, Timothea (Timmi); Mezzapesa, John
Subject:Administrative appeal decision on South Peak Mobile Home Park
Attachments:Decision - Citation 00040264.pdf
BCC: Council All
Dear Council and staff,
As you may recall, South Peak Mobile Home Park was issued a citation for a violation of the City’s Mobile Home Park
Rent Stabilization Ordinance, SLMC 5.44.060(C), on July 23, 2025. South Peak timely appealed the citation, and
hearing officer Alex Karlin has overturned the citation, finding that the resident’s 20-year lease exempted her tenancy
from the protections of the MHPRSO, including section 5.44.060(C), rent increases upon change of ownership. The
decision is attached. Our office will be serving appellant with the decision today. Please let me know if you have any
questions.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
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publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
1
DECISION WITHOUT IN-PERSON HEARING
ON ADMINISTRATIVE CITATION APPEAL
City of San Luis Obispo, California
In the Matter of Village Properties LLC a CA LLC/Harmony Community
1. Citation number: 00040264
2. Location of charged violation: 145 South Street, San Luis Obispo, CA 93401
3. APN: 004-802-020
4. Date of charged violation: June 20, 2025
5. Name of charged Violator/Appellant: Village Properties LLC a CA LLC/Harmony
Community
6. Representative of Appellant: Jason Dilday, Attorney
7. Description of charged violation
a. SLO City Municipal Code section: 5.44.060(C)
b. Description of charged violation: Base Space Rent – Determination Allowable
Increases Without Hearing
c. Fine Assessed: $100
8. Date of Hearing: The Appellant waived its right to a hearing. Therefore, this decision has
been made on the record.
9. Name of Hearing Officer: Alex S. Karlin
10. PROCEDURAL POSTURE AS REFLECTED IN THE RECORD
On May 30, 2025, Sadie Symens, Deputy City Attorney for the City of San Luis Obispo, CA sent
a letter to the Appellant and Judy Tsai, attorney, notifying them that the City considered the
Appellant’s “proposed increase in the space rent for space 28 at South Peak Mobile Home Park
by 108% would constitute a violation of the San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance.” (May 30 Letter). Ms. Symens said the Appellant was in violation of
Section 5.44.060(C) of the San Luis Obispo Municipal Code (SLOMC 5.44.060(C)).
On June 24, 2025, Rami Salem, Code Enforcement Officer & Safe Housing Coordinator for the
City of San Luis Obispo, CA sent a Notice to Correct Code Violation(s)/Notice of Violation (June
24 NOV) to the Appellant stating that the Appellant was in violation of SLOMC 5.44.060(C) and
asking the Appellant to correct the violation immediately.
On June 26, 2025, the Appellant requested a Director’s review of the June 24 NOV.
On July 10, 2025, John Mezzapesa, Interim Deputy Building Official for the City of San Luis
Obispo, CA sent a Director’s Decision After Review of Notice to Correct/Notice of Violation to
the Appellant’s representative, Matthew Davies. (July 10 Director’s Decision). The decision
2
analyzed and rejected the Appellant’s reasoning and arguments and instructed the Appellant to
“take action to correct the code violation(s) immediately.”
On July 23, 2025, the City of San Luis Obispo issued Citation 00040264 to the Appellant, citing
it with violating SLOMC 5.44.060(C), ordering it to correct the violation immediately, and
imposing a $100 fine. (Citation). The Citation alleged that the date of the violation was June 20,
2025.
On July 29, 2025, the Appellant appealed the Citation (Appeal). The Appeal stated that there
was no violation of SLOMC 5.44.060(C) and raised three primary arguments. First, that there
had been a “change of ownership resulting from the vacation of the space” and therefore the
rent increase was legal. Second, that the unit in space A28 “is an RV, not a mobile home” and
therefore that the City’s Mobile Home Part Rent Stabilization Ordinance (specifically SLOMC
5.44.060(C)) is not applicable. Third, that “Ms. Valentines A28 tenancy was the product of a 20-
year lease” and thus exempt from SLOMC 5.44.060(C) pursuant to SLOMC 5.44.030(E).
On September 19, 2025, Mr. Jason Dilday, attorney, filed a brief herein on behalf of the
Appellant. (Appellant’s Brief). The Appellant’s brief raised the same three arguments reflected
in the Appeal and included six exhibits (A through F).
On September 23, 2025, J. Christine Dietrick and Sadie Symens (City Attorney and Deputy City
Attorney, respectively, for the City of San Luis Obispo, CA) filed a brief in support of the Citation
(City’s Brief). The City’s Brief included two “Figures,” including a photo of Linda Valentines unit
sitting in space A28, and one Attachment.
[I note that, on September 28, 2025, Mr. Matt Davies sent an email to me on behalf of the
Appellant and responding to the City’s Brief. (Davies Email). The Davies Email argued that the
City’s Brief “it is full of falsehoods and half-truths,” raised entirely new arguments not previously
reflected in the Appellant’s filings and not raised in the Appellant’s brief, and argued that “the
city makes hearsay arguments that are not backed up by any documentation.” Inasmuch as the
Davies Email was filed after the record in this proceeding was closed and shows no indication
that it was ever cc’d or otherwise shared with the City Attorney’s Office (or indeed even shared
with the Appellant’s own attorney), it is not part of the record in this case and will not be
considered.]
11. FINDINGS OF FACT
Based on the administrative record in this matter I find the relevant facts to be as follows:
The Appellant owns and operates the South Peak Mobile Home Park (SPMHP), located at 145
South Street in San Luis Obispo. Appellant’s Brief P2. SPMHP is a mobile home park within the
meaning of SLOMC 5.44.020(B).
On July 13, 2023, the Appellant (or its predecessor) signed a “Long Term Rental Agreement”
with Ms. Linda Valentine and Ms. Vanessa Valentine leasing Space A28 to them for 20 years.
Appellant’s Exhibit A. (Hereinafter “20 Year Lease”). Both Valentines signed as “homeowner.”
The 20 Year Lease sets Base Rent of $695 per month for the first year (section 1.3) and
specifies that thereafter the rent will increase no less than 3.95%, nor more than 9% over prior
year’s rent “if the term of the Agreement . . . is a 20 year term.” (section 5.1). The following
statement is at the top of the first page of the 20 Year Lease “THIS LONG-TERM RENTAL
3
AGREEMENT WILL BE EXEMPT FROM CITY OF SAN LUIS OBISPO MOBILE HOME PARK
RENT STABILIZATION ORDINANCE TITLE 5, CHAPTER 5.44, A COPY OF WHICH IS
ATTACHED.”
Meanwhile, on July 10, 2023, Appellant or its predecessor) executed a “Home Purchase
Agreement” with Linda Valentine selling her a “home” described cryptically as a “2018
Champion” serial number 1c912353j1324285. Appellant’s Exhibit C. The record includes a
copy of a California Department of Moter Vehicles Registration Card for the same 2018
Champion, characterizing it as a “vehicle,” specifically as a “TRAILER.” Appellant’s Exhibit B.
The DMV registration is valid from 2018 to 2019. There is no evidence as to whether it is
currently registered as a “vehicle” with DMV.
According to the City, it did a recent (undated) search of the website of the California
Department of Housing and Community Development (HCD) which research showed the
SPMHP as having 75 spaces for mobile homes and zero spaces for recreational vehicles (RVs).
City Brief, Figure 1. The evidence also includes an undated photograph of “Linda Valentine’s
mobile home parked in Space 28.” City Brief, Figure 2.
The record reflects, that sometime in 2024 or 2025, a dispute apparently arose between the
Appellant and the Valentines. The City’s Brief contains a long passage referencing this dispute.
City’s Brief P 4-5. There seems to have been an “unlawful detainer stipulation, an eviction
attempt, an “eviction settlement agreement,” a “termination of tenancy” and maybe another
“stipulation agreement.” I am not able to sort it out. The record herein also includes a strange
document titled “Information for Prospective Homeowners” that says that “if you are approved
for tenancy” the monthly rent will be $1595 for “space A28.” City’s Brief, Attachment A. The City
uses this figure as the basis for asserting that the Appellant is proposing a 108% increase in
rent ($1,595 being 108% of the then current rent of $767.91). City’s Brief P 6. Attachment A
contains a signature space for the Park Manager of SPMHP, but it is not signed. It is dated May
1, 2025.
Suffice it to say, this case does not involve resolving any of those issues. The City maintains
that these wranglings and documents amount to the termination of the 20 Year Lease and the
creation of a new short-term lease. More on that anon.
The evidence also includes a copy of a June 6, 2025, email from Evan Harris, a Staff Attorney
with California Rural Legal Assistance Inc, to Melissa Lawley, Judy Tsai, and Jessica Lu
regarding “South Peak v. Valentine.” Appellant’s Brief, Exhibit D. In it, Mr. Harris states “Ms.
Valentine has officially vacated the unit, the unit is now unoccupied, and all of her belongings
have been removed.” He goes on to assert “she retains ownership and access to the property.”
Mr. Harris appears to be representing Ms. Valentine in South Peak v. Valentine. I infer that he
is representing LINDA Valentine. See Appellant’s Brief P2.
Thus, while the evidence shows that at some point Ms. Linda Valentine vacated the “unit” i.e.,
the 2018 Champion, there is no indication in the record that the 2018 Champion itself has ever
been removed from Space A28.
Finally, the administrative record reflects that Ms. Valentine is attempting to sell the 2018
Champion but does not indicate whether she has succeeded or whether there has been a
“change of ownership.”
4
12. KEY PROVISIONS OF LAW
The San Luis Obispo Mobile Park Rent Stabilization Ordinance at SLOMC 5.44.060(C)
states, in pertinent part:
The maximum monthly space rent of a tenant may be increased by the owner when
there is a change of ownership affecting the mobile home. However, such increase shall
not exceed ten percent of the then existing space rent and may not be relied upon any
more often than once in any thirty-six-month period as the basis to increase rent.
************
In the event of change of ownership resulting from vacation of the space, then the space
rent may be adjusted to fair market rent in the community. Nothing in this paragraph
shall preclude an adjustment as may otherwise be provided for in this chapter.”
Emphasis added.
SLOMC 5.44.030(E) states, in pertinent part:
The provisions of this chapter shall not apply to the following tenancies in mobile home
parks:
(E) Tenancies covered by leases or contracts which provide for a tenancy of more than
year, but only for the duration of such lease or contract.”
13. LEGAL ANALYSIS AND CONCLUSIONS
The Appellant argues that SLOMC 5.44.060(C) does not apply to this case for three
independent reasons. I will address each in turn.
A. Whether the Unit on Space A28 is a “Mobile Home”
The Appellant contends that the object sitting in space A28 (a “Champion 18”) is a recreational
vehicle (RV) and not a “mobile home” and thus not subject to the rent control strictures of the
San Luis Obispo Mobile Home Park Rent Stabilization Ordinance, SLOMC 5.44.060(C).
Appellant correctly notes that the mobile home ordinance never defines the term “mobile home.”
Further, the California DMV issued a vehicle registration for the Champion 18 in 2018-2019,
describing it as a “vehicle – trailer.”
The City argues that the Champion 18 is a mobile home, that the Appellant’s operation at 145
South Street is denominated and regulated as a mobile home park, that the Appellant has
treated it as a mobile home, that it meets the purposes and intent of the City ordinance, and that
the ordinance does not define or exclude RV’s from also being a mobile home. Further, the City
argues that:
“Mobilehome under the MRL is defined as “a structure designed for human habitation
and for being moved on a street or highway under permit pursuant to Section 35790 of
the Vehicle Code” and also includes “trailers and recreational vehicles of all types . .
5
which are used for human habitation if . . . the trailer or other recreational vehicle
occupies a mobile home site for nine or more continuous months. Although the unit does
not appear to meet the definition of an RV under Health and Safety Code 18010, even if
it did, it would still be considered a mobile home since it has continuously occupied
Space A28 since at least July 2023 when Linda Valentine signed her lease.”
City’s Brief P3.
For reasons set forth by the City, I conclude that the unit that is sitting in Space A28 in the South
Peak Mobile Home Park is a “mobile home” and is subject to the letter and spirit of SLOMC
5.44.060(C). The 20 Year Lease specifies that the Valentines are “Homeowners,” and uses the
terminology of “home,” “homeowner,” “housing,” and “mobile home” throughout. The Valentines
signed the lease as “homeowners.” Even the Home Purchase Agreement refers to the unit
(Champion 2018) as a “home.” The name of the Appellant’s operation at 145 South Street is
“South Peak Mobile Home Park” It is regulated by the City as a mobile home park. The
photograph submitted by the City (City’s Brief, Figure 2), shows that the unit is firmly planted on
space A28. And, even if the unit is in some sense movable (i.e., “mobile”) that does not mean
that it cannot be both a mobile home and an RV. And even if it is an RV, given that the unit has
occupied Space A28 for nine or more continuous months, it is a mobile home for purposes of
State law and SLOMC 5.44.060(C).
B. Whether there has been a “change of ownership resulting from vacation of the
space”
Appellant next argues that since Ms. Valentine no longer lives in the mobile home, space A28,
there has been a “change of ownership resulting in a vacation of the space” pursuant to the
fourth sentence of SLOMC 5.44.060(C), entitling the landlord to increase the rent to fair market
value.
For reasons set forth by the City, I reject the Appellant’s argument. The plain language of the
ordinance refers to a “vacation of the space.” Here, the “space” is space A28, a piece of real
estate. The 20 Year Lease speaks in terms of “space.” The entire scheme of SPMHP is that
the Appellant owns the land and leases the land to the homeowner/tenant who places a mobile
home on the space or RE lot designated by the Appellant. Vacating the mobile home does not
constitute vacating the space.
Appellant contends that the foregoing construction “would render the provision meaningless, as
a ‘new unit . . . owned by a new owner’ means there would never be a ‘change of ownership
resulting from a vacation.’” I disagree. The Appellant disregards the fact that this portion of
SLOMC 5.44.060(C) could reasonably apply to the situation in which a mobile home is removed
from a space, i.e., vacates the space, and a new mobile home with a new owner moves into the
space. Meanwhile, the Appellant’s interpretation could lead to the absurd conclusion that
whenever the homeowner walks out her front door, there has been a “vacation” that renders her
subject to a FMV rent increase.
C. Whether the Long-Term Lease Exemption applies
The Appellant’s third primary argument is that SLOMC 5.44.030(E) expressly exempts
“Tenancies covered by leases or contracts which provide for a tenancy of more than a year, but
6
only for the duration of such lease or contract.” Appellant says the 20 Year Lease “qualifies
unequivocally” under this exemption. The lease term is for 20 years. The lease begins with a
prominent, boldface, all capital letters assertion that “THIS LONG-TERM RENTAL
AGREEMENT WILL BE EXEMPT FROM CITY OF SAN LUIS OBISPO MOBILE HOME PARK
RENT STABILIZATION ORDINANCE TITLE 5, CHAPTER 5.44.”
The City counters by arguing that the circumstances surrounding the apparent legal disputes
between Ms. Valentine and the Appellant mean, that somewhere in the melee, the 20 Year
Lease was terminated and that, because the Appellant had permitted Ms. Valentine to continue
to occupy the mobile home for a temporary and short time before evacuating, her lease had
been converted to a short term one to which SLOMC 5.44.030(E) is not applicable. Indeed, the
City says that on August 20, 2025 (long after the legal disputation of the lease began and after
June 20, 2025, the date of the alleged violation) the Appellant served a notice of “termination of
tenancy” on Ms. Valentine. City’s Brief P5. This notice, the City contends, dissolved the long-
term lease and started a new short-term lease. This document came among many others during
the squabbles. On this basis, the City argues that SLOMC 5.44.030(E) is not applicable, that
SLOMC 5.44.060(C) governs, and that the Appellant is prohibited from raising the rent to FMV..
The Appellant counters that its proposed rental increase upon change of ownership of the
mobile home is authorized by the 20 Year Lease and falls within the scope of SLOMC
5.44.030(E). Appellant points out that section 5.2 of the lease provides “the rent shall be
increased effective upon the transfer of this Agreement . . . to an amount determined by
[Appellant} to be the fair market rental value.” Appellant adds that section 21.1. of the lease
mandates assignment of the lease upon the sale of the mobile home. Thus, Appellant argues
that the sale of the mobile home by Ms. Valentine did not create a new lease or tenancy,
because the 20 Year Lease is mandatorily assigned to the new tenant.
The City’s final argument is that the exemption for long term leases under SLOMC 544.030(E)
“was a requirement under state law [cites omitted] and that as of January 1, 2025, state law no
longer requires that cities with local mobile home stabilization ordinances exempt long-term
leases from their ordinances.” City’s Brief P5.
For reasons set forth by the Appellant, I conclude that the exemption set forth in SLOMC
5.44.030(E) applies here. Ms. Valentine signed a long term lease and long term leases are
explicitly exempt from the rent control ordinance. I decline to conclude that some sort of de
facto short-term lease, subject to the strictures of the City’s ordinance, arose out of the ashes of
the Appellant-Valentine dispute and thus vitiated the terms of the 20 Year Lease.
The fact that the City enacted the SLOMC 5.44.030(E) exemption because it was imposed by
state law, and that the state law now no longer requires this exemption, does not change my
analysis. (It would seem that, given the change in state law effective January 1, 2025, the City
could now amend its ordinance and eliminate SLOMC 5.44.030(E)).
14. RULING
Based on the evidence, statements, and briefs provided by all parties, the Administrative
Citation is Revoked. No fine is due.
Signed by: Hearing Officer Alex S. Karlin on October 6, 2025.
23
From:Zion, Sarah
Sent:Tuesday, October 7, 2025 8:59 AM
To:Symens, Sadie
Subject:RE: South Peak Mobile Home Decision
Attachments:Decision - Citation 00040264.pdf
Here’s the PDF version of the decision.
From: Zion, Sarah
Sent: Tuesday, October 7, 2025 8:34 AM
To: Symens, Sadie <SSymens@slocity.org>
Subject: South Peak Mobile Home Decision
Hi Sadie,
Alex has issued his decision, attached. It has not been sent to the appellant yet, I will work with Amel to get it sent out
today. Once the decision notice has been sent, I’ll share it with CDD. The appellant also reached out to Alex Karlin
regarding the appeal, which was not shared with our office. That communication is attached, but Alex did not consider
it when making his decision.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
1
DECISION WITHOUT IN-PERSON HEARING
ON ADMINISTRATIVE CITATION APPEAL
City of San Luis Obispo, California
In the Matter of Village Properties LLC a CA LLC/Harmony Community
1. Citation number: 00040264
2. Location of charged violation: 145 South Street, San Luis Obispo, CA 93401
3. APN: 004-802-020
4. Date of charged violation: June 20, 2025
5. Name of charged Violator/Appellant: Village Properties LLC a CA LLC/Harmony
Community
6. Representative of Appellant: Jason Dilday, Attorney
7. Description of charged violation
a. SLO City Municipal Code section: 5.44.060(C)
b. Description of charged violation: Base Space Rent – Determination Allowable
Increases Without Hearing
c. Fine Assessed: $100
8. Date of Hearing: The Appellant waived its right to a hearing. Therefore, this decision has
been made on the record.
9. Name of Hearing Officer: Alex S. Karlin
10. PROCEDURAL POSTURE AS REFLECTED IN THE RECORD
On May 30, 2025, Sadie Symens, Deputy City Attorney for the City of San Luis Obispo, CA sent
a letter to the Appellant and Judy Tsai, attorney, notifying them that the City considered the
Appellant’s “proposed increase in the space rent for space 28 at South Peak Mobile Home Park
by 108% would constitute a violation of the San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance.” (May 30 Letter). Ms. Symens said the Appellant was in violation of
Section 5.44.060(C) of the San Luis Obispo Municipal Code (SLOMC 5.44.060(C)).
On June 24, 2025, Rami Salem, Code Enforcement Officer & Safe Housing Coordinator for the
City of San Luis Obispo, CA sent a Notice to Correct Code Violation(s)/Notice of Violation (June
24 NOV) to the Appellant stating that the Appellant was in violation of SLOMC 5.44.060(C) and
asking the Appellant to correct the violation immediately.
On June 26, 2025, the Appellant requested a Director’s review of the June 24 NOV.
On July 10, 2025, John Mezzapesa, Interim Deputy Building Official for the City of San Luis
Obispo, CA sent a Director’s Decision After Review of Notice to Correct/Notice of Violation to
the Appellant’s representative, Matthew Davies. (July 10 Director’s Decision). The decision
2
analyzed and rejected the Appellant’s reasoning and arguments and instructed the Appellant to
“take action to correct the code violation(s) immediately.”
On July 23, 2025, the City of San Luis Obispo issued Citation 00040264 to the Appellant, citing
it with violating SLOMC 5.44.060(C), ordering it to correct the violation immediately, and
imposing a $100 fine. (Citation). The Citation alleged that the date of the violation was June 20,
2025.
On July 29, 2025, the Appellant appealed the Citation (Appeal). The Appeal stated that there
was no violation of SLOMC 5.44.060(C) and raised three primary arguments. First, that there
had been a “change of ownership resulting from the vacation of the space” and therefore the
rent increase was legal. Second, that the unit in space A28 “is an RV, not a mobile home” and
therefore that the City’s Mobile Home Part Rent Stabilization Ordinance (specifically SLOMC
5.44.060(C)) is not applicable. Third, that “Ms. Valentines A28 tenancy was the product of a 20-
year lease” and thus exempt from SLOMC 5.44.060(C) pursuant to SLOMC 5.44.030(E).
On September 19, 2025, Mr. Jason Dilday, attorney, filed a brief herein on behalf of the
Appellant. (Appellant’s Brief). The Appellant’s brief raised the same three arguments reflected
in the Appeal and included six exhibits (A through F).
On September 23, 2025, J. Christine Dietrick and Sadie Symens (City Attorney and Deputy City
Attorney, respectively, for the City of San Luis Obispo, CA) filed a brief in support of the Citation
(City’s Brief). The City’s Brief included two “Figures,” including a photo of Linda Valentines unit
sitting in space A28, and one Attachment.
[I note that, on September 28, 2025, Mr. Matt Davies sent an email to me on behalf of the
Appellant and responding to the City’s Brief. (Davies Email). The Davies Email argued that the
City’s Brief “it is full of falsehoods and half-truths,” raised entirely new arguments not previously
reflected in the Appellant’s filings and not raised in the Appellant’s brief, and argued that “the
city makes hearsay arguments that are not backed up by any documentation.” Inasmuch as the
Davies Email was filed after the record in this proceeding was closed and shows no indication
that it was ever cc’d or otherwise shared with the City Attorney’s Office (or indeed even shared
with the Appellant’s own attorney), it is not part of the record in this case and will not be
considered.]
11. FINDINGS OF FACT
Based on the administrative record in this matter I find the relevant facts to be as follows:
The Appellant owns and operates the South Peak Mobile Home Park (SPMHP), located at 145
South Street in San Luis Obispo. Appellant’s Brief P2. SPMHP is a mobile home park within the
meaning of SLOMC 5.44.020(B).
On July 13, 2023, the Appellant (or its predecessor) signed a “Long Term Rental Agreement”
with Ms. Linda Valentine and Ms. Vanessa Valentine leasing Space A28 to them for 20 years.
Appellant’s Exhibit A. (Hereinafter “20 Year Lease”). Both Valentines signed as “homeowner.”
The 20 Year Lease sets Base Rent of $695 per month for the first year (section 1.3) and
specifies that thereafter the rent will increase no less than 3.95%, nor more than 9% over prior
year’s rent “if the term of the Agreement . . . is a 20 year term.” (section 5.1). The following
statement is at the top of the first page of the 20 Year Lease “THIS LONG-TERM RENTAL
3
AGREEMENT WILL BE EXEMPT FROM CITY OF SAN LUIS OBISPO MOBILE HOME PARK
RENT STABILIZATION ORDINANCE TITLE 5, CHAPTER 5.44, A COPY OF WHICH IS
ATTACHED.”
Meanwhile, on July 10, 2023, Appellant or its predecessor) executed a “Home Purchase
Agreement” with Linda Valentine selling her a “home” described cryptically as a “2018
Champion” serial number 1c912353j1324285. Appellant’s Exhibit C. The record includes a
copy of a California Department of Moter Vehicles Registration Card for the same 2018
Champion, characterizing it as a “vehicle,” specifically as a “TRAILER.” Appellant’s Exhibit B.
The DMV registration is valid from 2018 to 2019. There is no evidence as to whether it is
currently registered as a “vehicle” with DMV.
According to the City, it did a recent (undated) search of the website of the California
Department of Housing and Community Development (HCD) which research showed the
SPMHP as having 75 spaces for mobile homes and zero spaces for recreational vehicles (RVs).
City Brief, Figure 1. The evidence also includes an undated photograph of “Linda Valentine’s
mobile home parked in Space 28.” City Brief, Figure 2.
The record reflects, that sometime in 2024 or 2025, a dispute apparently arose between the
Appellant and the Valentines. The City’s Brief contains a long passage referencing this dispute.
City’s Brief P 4-5. There seems to have been an “unlawful detainer stipulation, an eviction
attempt, an “eviction settlement agreement,” a “termination of tenancy” and maybe another
“stipulation agreement.” I am not able to sort it out. The record herein also includes a strange
document titled “Information for Prospective Homeowners” that says that “if you are approved
for tenancy” the monthly rent will be $1595 for “space A28.” City’s Brief, Attachment A. The City
uses this figure as the basis for asserting that the Appellant is proposing a 108% increase in
rent ($1,595 being 108% of the then current rent of $767.91). City’s Brief P 6. Attachment A
contains a signature space for the Park Manager of SPMHP, but it is not signed. It is dated May
1, 2025.
Suffice it to say, this case does not involve resolving any of those issues. The City maintains
that these wranglings and documents amount to the termination of the 20 Year Lease and the
creation of a new short-term lease. More on that anon.
The evidence also includes a copy of a June 6, 2025, email from Evan Harris, a Staff Attorney
with California Rural Legal Assistance Inc, to Melissa Lawley, Judy Tsai, and Jessica Lu
regarding “South Peak v. Valentine.” Appellant’s Brief, Exhibit D. In it, Mr. Harris states “Ms.
Valentine has officially vacated the unit, the unit is now unoccupied, and all of her belongings
have been removed.” He goes on to assert “she retains ownership and access to the property.”
Mr. Harris appears to be representing Ms. Valentine in South Peak v. Valentine. I infer that he
is representing LINDA Valentine. See Appellant’s Brief P2.
Thus, while the evidence shows that at some point Ms. Linda Valentine vacated the “unit” i.e.,
the 2018 Champion, there is no indication in the record that the 2018 Champion itself has ever
been removed from Space A28.
Finally, the administrative record reflects that Ms. Valentine is attempting to sell the 2018
Champion but does not indicate whether she has succeeded or whether there has been a
“change of ownership.”
4
12. KEY PROVISIONS OF LAW
The San Luis Obispo Mobile Park Rent Stabilization Ordinance at SLOMC 5.44.060(C)
states, in pertinent part:
The maximum monthly space rent of a tenant may be increased by the owner when
there is a change of ownership affecting the mobile home. However, such increase shall
not exceed ten percent of the then existing space rent and may not be relied upon any
more often than once in any thirty-six-month period as the basis to increase rent.
************
In the event of change of ownership resulting from vacation of the space, then the space
rent may be adjusted to fair market rent in the community. Nothing in this paragraph
shall preclude an adjustment as may otherwise be provided for in this chapter.”
Emphasis added.
SLOMC 5.44.030(E) states, in pertinent part:
The provisions of this chapter shall not apply to the following tenancies in mobile home
parks:
(E) Tenancies covered by leases or contracts which provide for a tenancy of more than
year, but only for the duration of such lease or contract.”
13. LEGAL ANALYSIS AND CONCLUSIONS
The Appellant argues that SLOMC 5.44.060(C) does not apply to this case for three
independent reasons. I will address each in turn.
A. Whether the Unit on Space A28 is a “Mobile Home”
The Appellant contends that the object sitting in space A28 (a “Champion 18”) is a recreational
vehicle (RV) and not a “mobile home” and thus not subject to the rent control strictures of the
San Luis Obispo Mobile Home Park Rent Stabilization Ordinance, SLOMC 5.44.060(C).
Appellant correctly notes that the mobile home ordinance never defines the term “mobile home.”
Further, the California DMV issued a vehicle registration for the Champion 18 in 2018-2019,
describing it as a “vehicle – trailer.”
The City argues that the Champion 18 is a mobile home, that the Appellant’s operation at 145
South Street is denominated and regulated as a mobile home park, that the Appellant has
treated it as a mobile home, that it meets the purposes and intent of the City ordinance, and that
the ordinance does not define or exclude RV’s from also being a mobile home. Further, the City
argues that:
“Mobilehome under the MRL is defined as “a structure designed for human habitation
and for being moved on a street or highway under permit pursuant to Section 35790 of
the Vehicle Code” and also includes “trailers and recreational vehicles of all types . .
5
which are used for human habitation if . . . the trailer or other recreational vehicle
occupies a mobile home site for nine or more continuous months. Although the unit does
not appear to meet the definition of an RV under Health and Safety Code 18010, even if
it did, it would still be considered a mobile home since it has continuously occupied
Space A28 since at least July 2023 when Linda Valentine signed her lease.”
City’s Brief P3.
For reasons set forth by the City, I conclude that the unit that is sitting in Space A28 in the South
Peak Mobile Home Park is a “mobile home” and is subject to the letter and spirit of SLOMC
5.44.060(C). The 20 Year Lease specifies that the Valentines are “Homeowners,” and uses the
terminology of “home,” “homeowner,” “housing,” and “mobile home” throughout. The Valentines
signed the lease as “homeowners.” Even the Home Purchase Agreement refers to the unit
(Champion 2018) as a “home.” The name of the Appellant’s operation at 145 South Street is
“South Peak Mobile Home Park” It is regulated by the City as a mobile home park. The
photograph submitted by the City (City’s Brief, Figure 2), shows that the unit is firmly planted on
space A28. And, even if the unit is in some sense movable (i.e., “mobile”) that does not mean
that it cannot be both a mobile home and an RV. And even if it is an RV, given that the unit has
occupied Space A28 for nine or more continuous months, it is a mobile home for purposes of
State law and SLOMC 5.44.060(C).
B. Whether there has been a “change of ownership resulting from vacation of the
space”
Appellant next argues that since Ms. Valentine no longer lives in the mobile home, space A28,
there has been a “change of ownership resulting in a vacation of the space” pursuant to the
fourth sentence of SLOMC 5.44.060(C), entitling the landlord to increase the rent to fair market
value.
For reasons set forth by the City, I reject the Appellant’s argument. The plain language of the
ordinance refers to a “vacation of the space.” Here, the “space” is space A28, a piece of real
estate. The 20 Year Lease speaks in terms of “space.” The entire scheme of SPMHP is that
the Appellant owns the land and leases the land to the homeowner/tenant who places a mobile
home on the space or RE lot designated by the Appellant. Vacating the mobile home does not
constitute vacating the space.
Appellant contends that the foregoing construction “would render the provision meaningless, as
a ‘new unit . . . owned by a new owner’ means there would never be a ‘change of ownership
resulting from a vacation.’” I disagree. The Appellant disregards the fact that this portion of
SLOMC 5.44.060(C) could reasonably apply to the situation in which a mobile home is removed
from a space, i.e., vacates the space, and a new mobile home with a new owner moves into the
space. Meanwhile, the Appellant’s interpretation could lead to the absurd conclusion that
whenever the homeowner walks out her front door, there has been a “vacation” that renders her
subject to a FMV rent increase.
C. Whether the Long-Term Lease Exemption applies
The Appellant’s third primary argument is that SLOMC 5.44.030(E) expressly exempts
“Tenancies covered by leases or contracts which provide for a tenancy of more than a year, but
6
only for the duration of such lease or contract.” Appellant says the 20 Year Lease “qualifies
unequivocally” under this exemption. The lease term is for 20 years. The lease begins with a
prominent, boldface, all capital letters assertion that “THIS LONG-TERM RENTAL
AGREEMENT WILL BE EXEMPT FROM CITY OF SAN LUIS OBISPO MOBILE HOME PARK
RENT STABILIZATION ORDINANCE TITLE 5, CHAPTER 5.44.”
The City counters by arguing that the circumstances surrounding the apparent legal disputes
between Ms. Valentine and the Appellant mean, that somewhere in the melee, the 20 Year
Lease was terminated and that, because the Appellant had permitted Ms. Valentine to continue
to occupy the mobile home for a temporary and short time before evacuating, her lease had
been converted to a short term one to which SLOMC 5.44.030(E) is not applicable. Indeed, the
City says that on August 20, 2025 (long after the legal disputation of the lease began and after
June 20, 2025, the date of the alleged violation) the Appellant served a notice of “termination of
tenancy” on Ms. Valentine. City’s Brief P5. This notice, the City contends, dissolved the long-
term lease and started a new short-term lease. This document came among many others during
the squabbles. On this basis, the City argues that SLOMC 5.44.030(E) is not applicable, that
SLOMC 5.44.060(C) governs, and that the Appellant is prohibited from raising the rent to FMV..
The Appellant counters that its proposed rental increase upon change of ownership of the
mobile home is authorized by the 20 Year Lease and falls within the scope of SLOMC
5.44.030(E). Appellant points out that section 5.2 of the lease provides “the rent shall be
increased effective upon the transfer of this Agreement . . . to an amount determined by
[Appellant} to be the fair market rental value.” Appellant adds that section 21.1. of the lease
mandates assignment of the lease upon the sale of the mobile home. Thus, Appellant argues
that the sale of the mobile home by Ms. Valentine did not create a new lease or tenancy,
because the 20 Year Lease is mandatorily assigned to the new tenant.
The City’s final argument is that the exemption for long term leases under SLOMC 544.030(E)
“was a requirement under state law [cites omitted] and that as of January 1, 2025, state law no
longer requires that cities with local mobile home stabilization ordinances exempt long-term
leases from their ordinances.” City’s Brief P5.
For reasons set forth by the Appellant, I conclude that the exemption set forth in SLOMC
5.44.030(E) applies here. Ms. Valentine signed a long term lease and long term leases are
explicitly exempt from the rent control ordinance. I decline to conclude that some sort of de
facto short-term lease, subject to the strictures of the City’s ordinance, arose out of the ashes of
the Appellant-Valentine dispute and thus vitiated the terms of the 20 Year Lease.
The fact that the City enacted the SLOMC 5.44.030(E) exemption because it was imposed by
state law, and that the state law now no longer requires this exemption, does not change my
analysis. (It would seem that, given the change in state law effective January 1, 2025, the City
could now amend its ordinance and eliminate SLOMC 5.44.030(E)).
14. RULING
Based on the evidence, statements, and briefs provided by all parties, the Administrative
Citation is Revoked. No fine is due.
Signed by: Hearing Officer Alex S. Karlin on October 6, 2025.
24
From:Zion, Sarah
Sent:Tuesday, October 7, 2025 8:34 AM
To:Symens, Sadie
Subject:South Peak Mobile Home Decision
Attachments:Fwd: SLO City Administrative Hearing; Decision - Citation 00040264.docx
Hi Sadie,
Alex has issued his decision, attached. It has not been sent to the appellant yet, I will work with Amel to get it sent out
today. Once the decision notice has been sent, I’ll share it with CDD. The appellant also reached out to Alex Karlin
regarding the appeal, which was not shared with our office. That communication is attached, but Alex did not consider
it when making his decision.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
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designated addressee named above. The information transmitted is subject to the attorney-client privilege
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IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
1
DECISION WITHOUT IN-PERSON HEARING
ON ADMINISTRATIVE CITATION APPEAL
City of San Luis Obispo, California
In the Matter of Village Properties LLC a CA LLC/Harmony Community
1. Citation number: 00040264
2. Location of charged violation: 145 South Street, San Luis Obispo, CA 93401
3. APN: 004-802-020
4. Date of charged violation: June 20, 2025
5. Name of charged Violator/Appellant: Village Properties LLC a CA LLC/Harmony
Community
6. Representative of Appellant: Jason Dilday, Attorney
7. Description of charged violation
a. SLO City Municipal Code section: 5.44.060(C)
b. Description of charged violation: Base Space Rent – Determination Allowable
Increases Without Hearing
c. Fine Assessed: $100
8. Date of Hearing: The Appellant waived its right to a hearing. Therefore, this decision has
been made on the record.
9. Name of Hearing Officer: Alex S. Karlin
10. PROCEDURAL POSTURE AS REFLECTED IN THE RECORD
On May 30, 2025, Sadie Symens, Deputy City Attorney for the City of San Luis Obispo, CA sent
a letter to the Appellant and Judy Tsai, attorney, notifying them that the City considered the
Appellant’s “proposed increase in the space rent for space 28 at South Peak Mobile Home Park
by 108% would constitute a violation of the San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance.” (May 30 Letter). Ms. Symens said the Appellant was in violation of
Section 5.44.060(C) of the San Luis Obispo Municipal Code (SLOMC 5.44.060(C)).
On June 24, 2025, Rami Salem, Code Enforcement Officer & Safe Housing Coordinator for the
City of San Luis Obispo, CA sent a Notice to Correct Code Violation(s)/Notice of Violation (June
24 NOV) to the Appellant stating that the Appellant was in violation of SLOMC 5.44.060(C) and
asking the Appellant to correct the violation immediately.
On June 26, 2025, the Appellant requested a Director’s review of the June 24 NOV.
On July 10, 2025, John Mezzapesa, Interim Deputy Building Official for the City of San Luis
Obispo, CA sent a Director’s Decision After Review of Notice to Correct/Notice of Violation to
the Appellant’s representative, Matthew Davies. (July 10 Director’s Decision). The decision
2
analyzed and rejected the Appellant’s reasoning and arguments and instructed the Appellant to
“take action to correct the code violation(s) immediately.”
On July 23, 2025, the City of San Luis Obispo issued Citation 00040264 to the Appellant, citing
it with violating SLOMC 5.44.060(C), ordering it to correct the violation immediately, and
imposing a $100 fine. (Citation). The Citation alleged that the date of the violation was June 20,
2025.
On July 29, 2025, the Appellant appealed the Citation (Appeal). The Appeal stated that there
was no violation of SLOMC 5.44.060(C) and raised three primary arguments. First, that there
had been a “change of ownership resulting from the vacation of the space” and therefore the
rent increase was legal. Second, that the unit in space A28 “is an RV, not a mobile home” and
therefore that the City’s Mobile Home Part Rent Stabilization Ordinance (specifically SLOMC
5.44.060(C)) is not applicable. Third, that “Ms. Valentines A28 tenancy was the product of a 20-
year lease” and thus exempt from SLOMC 5.44.060(C) pursuant to SLOMC 5.44.030(E).
On September 19, 2025, Mr. Jason Dilday, attorney, filed a brief herein on behalf of the
Appellant. (Appellant’s Brief). The Appellant’s brief raised the same three arguments reflected
in the Appeal and included six exhibits (A through F).
On September 23, 2025, J. Christine Dietrick and Sadie Symens (City Attorney and Deputy City
Attorney, respectively, for the City of San Luis Obispo, CA) filed a brief in support of the Citation
(City’s Brief). The City’s Brief included two “Figures,” including a photo of Linda Valentines unit
sitting in space A28, and one Attachment.
[I note that, on September 28, 2025, Mr. Matt Davies sent an email to me on behalf of the
Appellant and responding to the City’s Brief. (Davies Email). The Davies Email argued that the
City’s Brief “it is full of falsehoods and half-truths,” raised entirely new arguments not previously
reflected in the Appellant’s filings and not raised in the Appellant’s brief, and argued that “the
city makes hearsay arguments that are not backed up by any documentation.” Inasmuch as the
Davies Email was filed after the record in this proceeding was closed and shows no indication
that it was ever cc’d or otherwise shared with the City Attorney’s Office (or indeed even shared
with the Appellant’s own attorney), it is not part of the record in this case and will not be
considered.]
11. FINDINGS OF FACT
Based on the administrative record in this matter I find the relevant facts to be as follows:
The Appellant owns and operates the South Peak Mobile Home Park (SPMHP), located at 145
South Street in San Luis Obispo. Appellant’s Brief P2. SPMHP is a mobile home park within the
meaning of SLOMC 5.44.020(B).
On July 13, 2023, the Appellant (or its predecessor) signed a “Long Term Rental Agreement”
with Ms. Linda Valentine and Ms. Vanessa Valentine leasing Space A28 to them for 20 years.
Appellant’s Exhibit A. (Hereinafter “20 Year Lease”). Both Valentines signed as “homeowner.”
The 20 Year Lease sets Base Rent of $695 per month for the first year (section 1.3) and
specifies that thereafter the rent will increase no less than 3.95%, nor more than 9% over prior
year’s rent “if the term of the Agreement . . . is a 20 year term.” (section 5.1). The following
statement is at the top of the first page of the 20 Year Lease “THIS LONG-TERM RENTAL
3
AGREEMENT WILL BE EXEMPT FROM CITY OF SAN LUIS OBISPO MOBILE HOME PARK
RENT STABILIZATION ORDINANCE TITLE 5, CHAPTER 5.44, A COPY OF WHICH IS
ATTACHED.”
Meanwhile, on July 10, 2023, Appellant or its predecessor) executed a “Home Purchase
Agreement” with Linda Valentine selling her a “home” described cryptically as a “2018
Champion” serial number 1c912353j1324285. Appellant’s Exhibit C. The record includes a
copy of a California Department of Moter Vehicles Registration Card for the same 2018
Champion, characterizing it as a “vehicle,” specifically as a “TRAILER.” Appellant’s Exhibit B.
The DMV registration is valid from 2018 to 2019. There is no evidence as to whether it is
currently registered as a “vehicle” with DMV.
According to the City, it did a recent (undated) search of the website of the California
Department of Housing and Community Development (HCD) which research showed the
SPMHP as having 75 spaces for mobile homes and zero spaces for recreational vehicles (RVs).
City Brief, Figure 1. The evidence also includes an undated photograph of “Linda Valentine’s
mobile home parked in Space 28.” City Brief, Figure 2.
The record reflects, that sometime in 2024 or 2025, a dispute apparently arose between the
Appellant and the Valentines. The City’s Brief contains a long passage referencing this dispute.
City’s Brief P 4-5. There seems to have been an “unlawful detainer stipulation, an eviction
attempt, an “eviction settlement agreement,” a “termination of tenancy” and maybe another
“stipulation agreement.” I am not able to sort it out. The record herein also includes a strange
document titled “Information for Prospective Homeowners” that says that “if you are approved
for tenancy” the monthly rent will be $1595 for “space A28.” City’s Brief, Attachment A. The City
uses this figure as the basis for asserting that the Appellant is proposing a 108% increase in
rent ($1,595 being 108% of the then current rent of $767.91). City’s Brief P 6. Attachment A
contains a signature space for the Park Manager of SPMHP, but it is not signed. It is dated May
1, 2025.
Suffice it to say, this case does not involve resolving any of those issues. The City maintains
that these wranglings and documents amount to the termination of the 20 Year Lease and the
creation of a new short-term lease. More on that anon.
The evidence also includes a copy of a June 6, 2025, email from Evan Harris, a Staff Attorney
with California Rural Legal Assistance Inc, to Melissa Lawley, Judy Tsai, and Jessica Lu
regarding “South Peak v. Valentine.” Appellant’s Brief, Exhibit D. In it, Mr. Harris states “Ms.
Valentine has officially vacated the unit, the unit is now unoccupied, and all of her belongings
have been removed.” He goes on to assert “she retains ownership and access to the property.”
Mr. Harris appears to be representing Ms. Valentine in South Peak v. Valentine. I infer that he
is representing LINDA Valentine. See Appellant’s Brief P2.
Thus, while the evidence shows that at some point Ms. Linda Valentine vacated the “unit” i.e.,
the 2018 Champion, there is no indication in the record that the 2018 Champion itself has ever
been removed from Space A28.
Finally, the administrative record reflects that Ms. Valentine is attempting to sell the 2018
Champion but does not indicate whether she has succeeded or whether there has been a
“change of ownership.”
4
12. KEY PROVISIONS OF LAW
The San Luis Obispo Mobile Park Rent Stabilization Ordinance at SLOMC 5.44.060(C)
states, in pertinent part:
The maximum monthly space rent of a tenant may be increased by the owner when
there is a change of ownership affecting the mobile home. However, such increase shall
not exceed ten percent of the then existing space rent and may not be relied upon any
more often than once in any thirty-six-month period as the basis to increase rent.
************
In the event of change of ownership resulting from vacation of the space, then the space
rent may be adjusted to fair market rent in the community. Nothing in this paragraph
shall preclude an adjustment as may otherwise be provided for in this chapter.”
Emphasis added.
SLOMC 5.44.030(E) states, in pertinent part:
The provisions of this chapter shall not apply to the following tenancies in mobile home
parks:
(E) Tenancies covered by leases or contracts which provide for a tenancy of more than
year, but only for the duration of such lease or contract.”
13. LEGAL ANALYSIS AND CONCLUSIONS
The Appellant argues that SLOMC 5.44.060(C) does not apply to this case for three
independent reasons. I will address each in turn.
A. Whether the Unit on Space A28 is a “Mobile Home”
The Appellant contends that the object sitting in space A28 (a “Champion 18”) is a recreational
vehicle (RV) and not a “mobile home” and thus not subject to the rent control strictures of the
San Luis Obispo Mobile Home Park Rent Stabilization Ordinance, SLOMC 5.44.060(C).
Appellant correctly notes that the mobile home ordinance never defines the term “mobile home.”
Further, the California DMV issued a vehicle registration for the Champion 18 in 2018-2019,
describing it as a “vehicle – trailer.”
The City argues that the Champion 18 is a mobile home, that the Appellant’s operation at 145
South Street is denominated and regulated as a mobile home park, that the Appellant has
treated it as a mobile home, that it meets the purposes and intent of the City ordinance, and that
the ordinance does not define or exclude RV’s from also being a mobile home. Further, the City
argues that:
“Mobilehome under the MRL is defined as “a structure designed for human habitation
and for being moved on a street or highway under permit pursuant to Section 35790 of
the Vehicle Code” and also includes “trailers and recreational vehicles of all types . .
5
which are used for human habitation if . . . the trailer or other recreational vehicle
occupies a mobile home site for nine or more continuous months. Although the unit does
not appear to meet the definition of an RV under Health and Safety Code 18010, even if
it did, it would still be considered a mobile home since it has continuously occupied
Space A28 since at least July 2023 when Linda Valentine signed her lease.”
City’s Brief P3.
For reasons set forth by the City, I conclude that the unit that is sitting in Space A28 in the South
Peak Mobile Home Park is a “mobile home” and is subject to the letter and spirit of SLOMC
5.44.060(C). The 20 Year Lease specifies that the Valentines are “Homeowners,” and uses the
terminology of “home,” “homeowner,” “housing,” and “mobile home” throughout. The Valentines
signed the lease as “homeowners.” Even the Home Purchase Agreement refers to the unit
(Champion 2018) as a “home.” The name of the Appellant’s operation at 145 South Street is
“South Peak Mobile Home Park” It is regulated by the City as a mobile home park. The
photograph submitted by the City (City’s Brief, Figure 2), shows that the unit is firmly planted on
space A28. And, even if the unit is in some sense movable (i.e., “mobile”) that does not mean
that it cannot be both a mobile home and an RV. And even if it is an RV, given that the unit has
occupied Space A28 for nine or more continuous months, it is a mobile home for purposes of
State law and SLOMC 5.44.060(C).
B. Whether there has been a “change of ownership resulting from vacation of the
space”
Appellant next argues that since Ms. Valentine no longer lives in the mobile home, space A28,
there has been a “change of ownership resulting in a vacation of the space” pursuant to the
fourth sentence of SLOMC 5.44.060(C), entitling the landlord to increase the rent to fair market
value.
For reasons set forth by the City, I reject the Appellant’s argument. The plain language of the
ordinance refers to a “vacation of the space.” Here, the “space” is space A28, a piece of real
estate. The 20 Year Lease speaks in terms of “space.” The entire scheme of SPMHP is that
the Appellant owns the land and leases the land to the homeowner/tenant who places a mobile
home on the space or RE lot designated by the Appellant. Vacating the mobile home does not
constitute vacating the space.
Appellant contends that the foregoing construction “would render the provision meaningless, as
a ‘new unit . . . owned by a new owner’ means there would never be a ‘change of ownership
resulting from a vacation.’” I disagree. The Appellant disregards the fact that this portion of
SLOMC 5.44.060(C) could reasonably apply to the situation in which a mobile home is removed
from a space, i.e., vacates the space, and a new mobile home with a new owner moves into the
space. Meanwhile, the Appellant’s interpretation could lead to the absurd conclusion that
whenever the homeowner walks out her front door, there has been a “vacation” that renders her
subject to a FMV rent increase.
C. Whether the Long-Term Lease Exemption applies
The Appellant’s third primary argument is that SLOMC 5.44.030(E) expressly exempts
“Tenancies covered by leases or contracts which provide for a tenancy of more than a year, but
6
only for the duration of such lease or contract.” Appellant says the 20 Year Lease “qualifies
unequivocally” under this exemption. The lease term is for 20 years. The lease begins with a
prominent, boldface, all capital letters assertion that “THIS LONG-TERM RENTAL
AGREEMENT WILL BE EXEMPT FROM CITY OF SAN LUIS OBISPO MOBILE HOME PARK
RENT STABILIZATION ORDINANCE TITLE 5, CHAPTER 5.44.”
The City counters by arguing that the circumstances surrounding the apparent legal disputes
between Ms. Valentine and the Appellant mean, that somewhere in the melee, the 20 Year
Lease was terminated and that, because the Appellant had permitted Ms. Valentine to continue
to occupy the mobile home for a temporary and short time before evacuating, her lease had
been converted to a short term one to which SLOMC 5.44.030(E) is not applicable. Indeed, the
City says that on August 20, 2025 (long after the legal disputation of the lease began and after
June 20, 2025, the date of the alleged violation) the Appellant served a notice of “termination of
tenancy” on Ms. Valentine. City’s Brief P5. This notice, the City contends, dissolved the long-
term lease and started a new short-term lease. This document came among many others during
the squabbles. On this basis, the City argues that SLOMC 5.44.030(E) is not applicable, that
SLOMC 5.44.060(C) governs, and that the Appellant is prohibited from raising the rent to FMV..
The Appellant counters that its proposed rental increase upon change of ownership of the
mobile home is authorized by the 20 Year Lease and falls within the scope of SLOMC
5.44.030(E). Appellant points out that section 5.2 of the lease provides “the rent shall be
increased effective upon the transfer of this Agreement . . . to an amount determined by
[Appellant} to be the fair market rental value.” Appellant adds that section 21.1. of the lease
mandates assignment of the lease upon the sale of the mobile home. Thus, Appellant argues
that the sale of the mobile home by Ms. Valentine did not create a new lease or tenancy,
because the 20 Year Lease is mandatorily assigned to the new tenant.
The City’s final argument is that the exemption for long term leases under SLOMC 544.030(E)
“was a requirement under state law [cites omitted] and that as of January 1, 2025, state law no
longer requires that cities with local mobile home stabilization ordinances exempt long-term
leases from their ordinances.” City’s Brief P5.
For reasons set forth by the Appellant, I conclude that the exemption set forth in SLOMC
5.44.030(E) applies here. Ms. Valentine signed a long term lease and long term leases are
explicitly exempt from the rent control ordinance. I decline to conclude that some sort of de
facto short-term lease, subject to the strictures of the City’s ordinance, arose out of the ashes of
the Appellant-Valentine dispute and thus vitiated the terms of the 20 Year Lease.
The fact that the City enacted the SLOMC 5.44.030(E) exemption because it was imposed by
state law, and that the state law now no longer requires this exemption, does not change my
analysis. (It would seem that, given the change in state law effective January 1, 2025, the City
could now amend its ordinance and eliminate SLOMC 5.44.030(E)).
14. RULING
Based on the evidence, statements, and briefs provided by all parties, the Administrative
Citation is Revoked. No fine is due.
Signed by: Hearing Officer Alex S. Karlin on October 6, 2025.
28
From:Alex Karlin <
Sent:Sunday, October 5, 2025 5:52 PM
To:Zion, Sarah
Subject:Decision
Attachments:Decision - Citation 00040264.docx
Follow Up Flag:Follow up
Flag Status:Completed
Sarah
Attached is my decision on Citation 00040264
Please let me know if you have any questions.
(In addition, in a separate email, I am forwarding to you a 9/28/25 email that should be
shared with the lawyers for both sides.)
Alex
1
DECISION WITHOUT IN-PERSON HEARING
ON ADMINISTRATIVE CITATION APPEAL
City of San Luis Obispo, California
In the Matter of Village Properties LLC a CA LLC/Harmony Community
1. Citation number: 00040264
2. Location of charged violation: 145 South Street, San Luis Obispo, CA 93401
3. APN: 004-802-020
4. Date of charged violation: June 20, 2025
5. Name of charged Violator/Appellant: Village Properties LLC a CA LLC/Harmony
Community
6. Representative of Appellant: Jason Dilday, Attorney
7. Description of charged violation
a. SLO City Municipal Code section: 5.44.060(C)
b. Description of charged violation: Base Space Rent – Determination Allowable
Increases Without Hearing
c. Fine Assessed: $100
8. Date of Hearing: The Appellant waived its right to a hearing. Therefore, this decision has
been made on the record.
9. Name of Hearing Officer: Alex S. Karlin
10. PROCEDURAL POSTURE AS REFLECTED IN THE RECORD
On May 30, 2025, Sadie Symens, Deputy City Attorney for the City of San Luis Obispo, CA sent
a letter to the Appellant and Judy Tsai, attorney, notifying them that the City considered the
Appellant’s “proposed increase in the space rent for space 28 at South Peak Mobile Home Park
by 108% would constitute a violation of the San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance.” (May 30 Letter). Ms. Symens said the Appellant was in violation of
Section 5.44.060(C) of the San Luis Obispo Municipal Code (SLOMC 5.44.060(C)).
On June 24, 2025, Rami Salem, Code Enforcement Officer & Safe Housing Coordinator for the
City of San Luis Obispo, CA sent a Notice to Correct Code Violation(s)/Notice of Violation (June
24 NOV) to the Appellant stating that the Appellant was in violation of SLOMC 5.44.060(C) and
asking the Appellant to correct the violation immediately.
On June 26, 2025, the Appellant requested a Director’s review of the June 24 NOV.
On July 10, 2025, John Mezzapesa, Interim Deputy Building Official for the City of San Luis
Obispo, CA sent a Director’s Decision After Review of Notice to Correct/Notice of Violation to
the Appellant’s representative, Matthew Davies. (July 10 Director’s Decision). The decision
2
analyzed and rejected the Appellant’s reasoning and arguments and instructed the Appellant to
“take action to correct the code violation(s) immediately.”
On July 23, 2025, the City of San Luis Obispo issued Citation 00040264 to the Appellant, citing
it with violating SLOMC 5.44.060(C), ordering it to correct the violation immediately, and
imposing a $100 fine. (Citation). The Citation alleged that the date of the violation was June 20,
2025.
On July 29, 2025, the Appellant appealed the Citation (Appeal). The Appeal stated that there
was no violation of SLOMC 5.44.060(C) and raised three primary arguments. First, that there
had been a “change of ownership resulting from the vacation of the space” and therefore the
rent increase was legal. Second, that the unit in space A28 “is an RV, not a mobile home” and
therefore that the City’s Mobile Home Part Rent Stabilization Ordinance (specifically SLOMC
5.44.060(C)) is not applicable. Third, that “Ms. Valentines A28 tenancy was the product of a 20-
year lease” and thus exempt from SLOMC 5.44.060(C) pursuant to SLOMC 5.44.030(E).
On September 19, 2025, Mr. Jason Dilday, attorney, filed a brief herein on behalf of the
Appellant. (Appellant’s Brief). The Appellant’s brief raised the same three arguments reflected
in the Appeal and included six exhibits (A through F).
On September 23, 2025, J. Christine Dietrick and Sadie Symens (City Attorney and Deputy City
Attorney, respectively, for the City of San Luis Obispo, CA) filed a brief in support of the Citation
(City’s Brief). The City’s Brief included two “Figures,” including a photo of Linda Valentines unit
sitting in space A28, and one Attachment.
[I note that, on September 28, 2025, Mr. Matt Davies sent an email to me on behalf of the
Appellant and responding to the City’s Brief. (Davies Email). The Davies Email argued that the
City’s Brief “it is full of falsehoods and half-truths,” raised entirely new arguments not previously
reflected in the Appellant’s filings and not raised in the Appellant’s brief, and argued that “the
city makes hearsay arguments that are not backed up by any documentation.” Inasmuch as the
Davies Email was filed after the record in this proceeding was closed and shows no indication
that it was ever cc’d or otherwise shared with the City Attorney’s Office (or indeed even shared
with the Appellant’s own attorney), it is not part of the record in this case and will not be
considered.]
11. FINDINGS OF FACT
Based on the administrative record in this matter I find the relevant facts to be as follows:
The Appellant owns and operates the South Peak Mobile Home Park (SPMHP), located at 145
South Street in San Luis Obispo. Appellant’s Brief P2. SPMHP is a mobile home park within the
meaning of SLOMC 5.44.020(B).
On July 13, 2023, the Appellant (or its predecessor) signed a “Long Term Rental Agreement”
with Ms. Linda Valentine and Ms. Vanessa Valentine leasing Space A28 to them for 20 years.
Appellant’s Exhibit A. (Hereinafter “20 Year Lease”). Both Valentines signed as “homeowner.”
The 20 Year Lease sets Base Rent of $695 per month for the first year (section 1.3) and
specifies that thereafter the rent will increase no less than 3.95%, nor more than 9% over prior
year’s rent “if the term of the Agreement . . . is a 20 year term.” (section 5.1). The following
statement is at the top of the first page of the 20 Year Lease “THIS LONG-TERM RENTAL
3
AGREEMENT WILL BE EXEMPT FROM CITY OF SAN LUIS OBISPO MOBILE HOME PARK
RENT STABILIZATION ORDINANCE TITLE 5, CHAPTER 5.44, A COPY OF WHICH IS
ATTACHED.”
Meanwhile, on July 10, 2023, Appellant or its predecessor) executed a “Home Purchase
Agreement” with Linda Valentine selling her a “home” described cryptically as a “2018
Champion” serial number 1c912353j1324285. Appellant’s Exhibit C. The record includes a
copy of a California Department of Moter Vehicles Registration Card for the same 2018
Champion, characterizing it as a “vehicle,” specifically as a “TRAILER.” Appellant’s Exhibit B.
The DMV registration is valid from 2018 to 2019. There is no evidence as to whether it is
currently registered as a “vehicle” with DMV.
According to the City, it did a recent (undated) search of the website of the California
Department of Housing and Community Development (HCD) which research showed the
SPMHP as having 75 spaces for mobile homes and zero spaces for recreational vehicles (RVs).
City Brief, Figure 1. The evidence also includes an undated photograph of “Linda Valentine’s
mobile home parked in Space 28.” City Brief, Figure 2.
The record reflects, that sometime in 2024 or 2025, a dispute apparently arose between the
Appellant and the Valentines. The City’s Brief contains a long passage referencing this dispute.
City’s Brief P 4-5. There seems to have been an “unlawful detainer stipulation, an eviction
attempt, an “eviction settlement agreement,” a “termination of tenancy” and maybe another
“stipulation agreement.” I am not able to sort it out. The record herein also includes a strange
document titled “Information for Prospective Homeowners” that says that “if you are approved
for tenancy” the monthly rent will be $1595 for “space A28.” City’s Brief, Attachment A. The City
uses this figure as the basis for asserting that the Appellant is proposing a 108% increase in
rent ($1,595 being 108% of the then current rent of $767.91). City’s Brief P 6. Attachment A
contains a signature space for the Park Manager of SPMHP, but it is not signed. It is dated May
1, 2025.
Suffice it to say, this case does not involve resolving any of those issues. The City maintains
that these wranglings and documents amount to the termination of the 20 Year Lease and the
creation of a new short-term lease. More on that anon.
The evidence also includes a copy of a June 6, 2025, email from Evan Harris, a Staff Attorney
with California Rural Legal Assistance Inc, to Melissa Lawley, Judy Tsai, and Jessica Lu
regarding “South Peak v. Valentine.” Appellant’s Brief, Exhibit D. In it, Mr. Harris states “Ms.
Valentine has officially vacated the unit, the unit is now unoccupied, and all of her belongings
have been removed.” He goes on to assert “she retains ownership and access to the property.”
Mr. Harris appears to be representing Ms. Valentine in South Peak v. Valentine. I infer that he
is representing LINDA Valentine. See Appellant’s Brief P2.
Thus, while the evidence shows that at some point Ms. Linda Valentine vacated the “unit” i.e.,
the 2018 Champion, there is no indication in the record that the 2018 Champion itself has ever
been removed from Space A28.
Finally, the administrative record reflects that Ms. Valentine is attempting to sell the 2018
Champion but does not indicate whether she has succeeded or whether there has been a
“change of ownership.”
4
12. KEY PROVISIONS OF LAW
The San Luis Obispo Mobile Park Rent Stabilization Ordinance at SLOMC 5.44.060(C)
states, in pertinent part:
The maximum monthly space rent of a tenant may be increased by the owner when
there is a change of ownership affecting the mobile home. However, such increase shall
not exceed ten percent of the then existing space rent and may not be relied upon any
more often than once in any thirty-six-month period as the basis to increase rent.
************
In the event of change of ownership resulting from vacation of the space, then the space
rent may be adjusted to fair market rent in the community. Nothing in this paragraph
shall preclude an adjustment as may otherwise be provided for in this chapter.”
Emphasis added.
SLOMC 5.44.030(E) states, in pertinent part:
The provisions of this chapter shall not apply to the following tenancies in mobile home
parks:
(E) Tenancies covered by leases or contracts which provide for a tenancy of more than
year, but only for the duration of such lease or contract.”
13. LEGAL ANALYSIS AND CONCLUSIONS
The Appellant argues that SLOMC 5.44.060(C) does not apply to this case for three
independent reasons. I will address each in turn.
A. Whether the Unit on Space A28 is a “Mobile Home”
The Appellant contends that the object sitting in space A28 (a “Champion 18”) is a recreational
vehicle (RV) and not a “mobile home” and thus not subject to the rent control strictures of the
San Luis Obispo Mobile Home Park Rent Stabilization Ordinance, SLOMC 5.44.060(C).
Appellant correctly notes that the mobile home ordinance never defines the term “mobile home.”
Further, the California DMV issued a vehicle registration for the Champion 18 in 2018-2019,
describing it as a “vehicle – trailer.”
The City argues that the Champion 18 is a mobile home, that the Appellant’s operation at 145
South Street is denominated and regulated as a mobile home park, that the Appellant has
treated it as a mobile home, that it meets the purposes and intent of the City ordinance, and that
the ordinance does not define or exclude RV’s from also being a mobile home. Further, the City
argues that:
“Mobilehome under the MRL is defined as “a structure designed for human habitation
and for being moved on a street or highway under permit pursuant to Section 35790 of
the Vehicle Code” and also includes “trailers and recreational vehicles of all types . .
5
which are used for human habitation if . . . the trailer or other recreational vehicle
occupies a mobile home site for nine or more continuous months. Although the unit does
not appear to meet the definition of an RV under Health and Safety Code 18010, even if
it did, it would still be considered a mobile home since it has continuously occupied
Space A28 since at least July 2023 when Linda Valentine signed her lease.”
City’s Brief P3.
For reasons set forth by the City, I conclude that the unit that is sitting in Space A28 in the South
Peak Mobile Home Park is a “mobile home” and is subject to the letter and spirit of SLOMC
5.44.060(C). The 20 Year Lease specifies that the Valentines are “Homeowners,” and uses the
terminology of “home,” “homeowner,” “housing,” and “mobile home” throughout. The Valentines
signed the lease as “homeowners.” Even the Home Purchase Agreement refers to the unit
(Champion 2018) as a “home.” The name of the Appellant’s operation at 145 South Street is
“South Peak Mobile Home Park” It is regulated by the City as a mobile home park. The
photograph submitted by the City (City’s Brief, Figure 2), shows that the unit is firmly planted on
space A28. And, even if the unit is in some sense movable (i.e., “mobile”) that does not mean
that it cannot be both a mobile home and an RV. And even if it is an RV, given that the unit has
occupied Space A28 for nine or more continuous months, it is a mobile home for purposes of
State law and SLOMC 5.44.060(C).
B. Whether there has been a “change of ownership resulting from vacation of the
space”
Appellant next argues that since Ms. Valentine no longer lives in the mobile home, space A28,
there has been a “change of ownership resulting in a vacation of the space” pursuant to the
fourth sentence of SLOMC 5.44.060(C), entitling the landlord to increase the rent to fair market
value.
For reasons set forth by the City, I reject the Appellant’s argument. The plain language of the
ordinance refers to a “vacation of the space.” Here, the “space” is space A28, a piece of real
estate. The 20 Year Lease speaks in terms of “space.” The entire scheme of SPMHP is that
the Appellant owns the land and leases the land to the homeowner/tenant who places a mobile
home on the space or RE lot designated by the Appellant. Vacating the mobile home does not
constitute vacating the space.
Appellant contends that the foregoing construction “would render the provision meaningless, as
a ‘new unit . . . owned by a new owner’ means there would never be a ‘change of ownership
resulting from a vacation.’” I disagree. The Appellant disregards the fact that this portion of
SLOMC 5.44.060(C) could reasonably apply to the situation in which a mobile home is removed
from a space, i.e., vacates the space, and a new mobile home with a new owner moves into the
space. Meanwhile, the Appellant’s interpretation could lead to the absurd conclusion that
whenever the homeowner walks out her front door, there has been a “vacation” that renders her
subject to a FMV rent increase.
C. Whether the Long-Term Lease Exemption applies
The Appellant’s third primary argument is that SLOMC 5.44.030(E) expressly exempts
“Tenancies covered by leases or contracts which provide for a tenancy of more than a year, but
6
only for the duration of such lease or contract.” Appellant says the 20 Year Lease “qualifies
unequivocally” under this exemption. The lease term is for 20 years. The lease begins with a
prominent, boldface, all capital letters assertion that “THIS LONG-TERM RENTAL
AGREEMENT WILL BE EXEMPT FROM CITY OF SAN LUIS OBISPO MOBILE HOME PARK
RENT STABILIZATION ORDINANCE TITLE 5, CHAPTER 5.44.”
The City counters by arguing that the circumstances surrounding the apparent legal disputes
between Ms. Valentine and the Appellant mean, that somewhere in the melee, the 20 Year
Lease was terminated and that, because the Appellant had permitted Ms. Valentine to continue
to occupy the mobile home for a temporary and short time before evacuating, her lease had
been converted to a short term one to which SLOMC 5.44.030(E) is not applicable. Indeed, the
City says that on August 20, 2025 (long after the legal disputation of the lease began and after
June 20, 2025, the date of the alleged violation) the Appellant served a notice of “termination of
tenancy” on Ms. Valentine. City’s Brief P5. This notice, the City contends, dissolved the long-
term lease and started a new short-term lease. This document came among many others during
the squabbles. On this basis, the City argues that SLOMC 5.44.030(E) is not applicable, that
SLOMC 5.44.060(C) governs, and that the Appellant is prohibited from raising the rent to FMV..
The Appellant counters that its proposed rental increase upon change of ownership of the
mobile home is authorized by the 20 Year Lease and falls within the scope of SLOMC
5.44.030(E). Appellant points out that section 5.2 of the lease provides “the rent shall be
increased effective upon the transfer of this Agreement . . . to an amount determined by
[Appellant} to be the fair market rental value.” Appellant adds that section 21.1. of the lease
mandates assignment of the lease upon the sale of the mobile home. Thus, Appellant argues
that the sale of the mobile home by Ms. Valentine did not create a new lease or tenancy,
because the 20 Year Lease is mandatorily assigned to the new tenant.
The City’s final argument is that the exemption for long term leases under SLOMC 544.030(E)
“was a requirement under state law [cites omitted] and that as of January 1, 2025, state law no
longer requires that cities with local mobile home stabilization ordinances exempt long-term
leases from their ordinances.” City’s Brief P5.
For reasons set forth by the Appellant, I conclude that the exemption set forth in SLOMC
5.44.030(E) applies here. Ms. Valentine signed a long term lease and long term leases are
explicitly exempt from the rent control ordinance. I decline to conclude that some sort of de
facto short-term lease, subject to the strictures of the City’s ordinance, arose out of the ashes of
the Appellant-Valentine dispute and thus vitiated the terms of the 20 Year Lease.
The fact that the City enacted the SLOMC 5.44.030(E) exemption because it was imposed by
state law, and that the state law now no longer requires this exemption, does not change my
analysis. (It would seem that, given the change in state law effective January 1, 2025, the City
could now amend its ordinance and eliminate SLOMC 5.44.030(E)).
14. RULING
Based on the evidence, statements, and briefs provided by all parties, the Administrative
Citation is Revoked. No fine is due.
Signed by: Hearing Officer Alex S. Karlin on October 6, 2025.
29
From:
Sent:Wednesday, October 1, 2025 2:14 PM
To:Zion, Sarah
Subject:Re: Scanned document from HP ePrint user
Thank you for the update.
On Wed, Oct 1, 2025 at 1:58 PM Zion, Sarah <SZion@slocity.org> wrote:
Hi
The hearing officer has not yet issued his decision. He has 10 business days from the date of the hearing to issue the
decision.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
30
From:
Sent: Wednesday, October 1, 2025 1:35 PM
To: Zion, Sarah <SZion@slocity.org>
Subject: Re: Scanned document from HP ePrint user
Hi Sarah,
Have you heard what happened at the Appeal Hearing for
South Peak MHP?
On Thu, Sep 25, 2025 at 8:37 AM Zion, Sarah <SZion@slocity.org> wrote:
Hi
Thank you for submitting these documents, they have been received. Our office is reviewing them and will get back
to you soon.
Thank you,
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
31
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or
anyone else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY
US IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From:
Sent: Tuesday, September 23, 2025 5:30 PM
To: Zion, Sarah <SZion@slocity.org>
Cc: eharris@cria.org; ; CityClerk <CityClerk@slocity.org>
Subject: Fwd: Scanned document from HP ePrint user
---------- Forwarded message ---------
From: <
Date: Tue, Sep 23, 2025 at 4:53 PM
Subject: Scanned document from HP ePrint user
To: <
Dear Sarah,
Thank you for your assistance in getting the documents sent to me. Attached are 18 pages of information and
documents
telling the story of my attempted sale of my Tiny Home at South Peak MHP in San Luis Obispo.
It is my
understanding that South Peak MHP (Harmony Communities) is appealing the Administrative Citation issued
by the City
on 06/20/25. I cannot attend the hearing but could you have this 18 pages of information given to the Appeals
Hearing
Administrator. In addition could you advise me what action I should take to have my case be processed by
the City.
Thanking you in advance for all your help and assistance, I am
Sincerely yours
32
This email and attachment are sent on behalf of
If you do not want to receive this email in future, you may contact directly or you may
consult your email application for spam or junk email filtering options.
Regards,
HP Team
52
From:Zion, Sarah
Sent:Wednesday, September 24, 2025 8:45 AM
To:'Jason Dilday'; 'Matt Davies'
Cc:'Nancy Gomez'; Belghoul, Amel
Subject:RE: Notice of Review- Davies
Attachments:20250923_City Attorney Brief_ADM00040264.pdf
Good morning,
Please find attached a courtesy copy of the City’s brief, submitted to the hearing officer as additional evidence. This
brief has been sent via certified mail.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Zion, Sarah
Sent: Tuesday, September 23, 2025 8:39 AM
To: Jason Dilday <jason@harmonycom.com>; Matt Davies <matt@harmonycom.com>
Cc: Nancy Gomez <nancy@harmonycom.com>; Belghoul, Amel <ABelghou@slocity.org>
Subject: RE: Notice of Review- Davies
Jason,
The Municipal Code Section that outlines appeal hearing procedures is 1.24.110. Sub-Section F specifically outlines
submission of additional evidence.
Sarah Zion
pronouns she/her/hers
53
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Jason Dilday <jason@harmonycom.com>
Sent: Friday, September 19, 2025 5:39 PM
To: Matt Davies <matt@harmonycom.com>; Zion, Sarah <SZion@slocity.org>
Cc: Nancy Gomez <nancy@harmonycom.com>; Belghoul, Amel <ABelghou@slocity.org>
Subject: RE: Notice of Review- Davies
Sarah,
Would you please let me know the municipal code section you are referring to. Thank you.
Jason
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, September 19, 2025 5:23 PM
To: Sarah Zion <SZion@slocity.org>
Cc: Nancy Gomez <nancy@harmonycom.com>; Amel Belghoul <ABelghou@slocity.org>; Jason Dilday
<jason@harmonycom.com>
Subject: Re: Notice of Review- Davies
Hello Sarah
So the city has 5 days to review our arguments and then rebut them? That seems unfair.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
54
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Sep 19, 2025, at 4:54 PM, Zion, Sarah <SZion@slocity.org> wrote:
Good afternoon,
We have received the additional evidence submitted September 19, 2025. These materials will be
shared with the hearing officer.
Any additional materials prepared and submitted by the City will be shared with the appellant via
certified mail at least 5 days prior to the hearing date, as outlined in the municipal code.
Thank you,
Sarah Zion
pronouns she/her/hers
Legal Assistant II
<image001.png>
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Nancy Gomez <nancy@harmonycom.com>
Sent: Friday, September 19, 2025 2:30 PM
To: Zion, Sarah <SZion@slocity.org>
Cc: Belghoul, Amel <ABelghou@slocity.org>; Jason Dilday <jason@harmonycom.com>; Matt Davies
<matt@harmonycom.com>
Subject: RE: Notice of Review- Davies
55
Good afternoon Ms. Zion,
Attached please find the appellant’s written Administrative Appeal.
Your September 4, 2025 letter indicated that written evidence must be submitted at least 10 days
prior to the hearing, which falls on September 19, 2025. We assume this deadline applies equally
to the City (e.g., City Attorney’s office), but if that is not the case, please let us know.
In addition, we formally request copies of any evidence or written materials submitted by the City
to the hearing officer beyond the administrative record that accompanied your September 4, 2025
letter.
Thank you,
Nancy Gomez
Paralegal
6653 Embarcadero Drive, Ste. C
Stockton, CA 95219
Direct: (209)926-7457
Main: (209)932-8747
nancy@harmonycom.com
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, September 4, 2025 1:17 PM
To: Matt Davies <matt@harmonycom.com>
Cc: Belghoul, Amel <ABelghou@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: Notice of Review- Davies
Matthew Davies,
Please see the attached.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
<image001.png>
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
56
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
City of San Luis Obispo, City Attorney’s Office, 990 Palm Street, San Luis Obispo, CA, 93401-3249, 805.781.7140, slocity.org
September 23, 2025
TO: Hearing Officer Alex Karlin
FROM: J. Christine Dietrick
Sadie Symens
Re: City Attorney Brief in Support of #ADM00040264
On June 24, 2025, City Code Enforcement issued a Notice of Violation of the City of San
Luis Obispo Mobile Home Park Rent Stabilization Ordinance (the “Ordinance”) (SLOMC
§5.44.060(C)) to the property owner of South Peak Mobile Home Park, Village Properties
LLC, after the City was made aware that South Peak Mobile Home Park imposed a 108%
increase in space rent of Space A28. Matt Davies (as purported property manager) promptly
sought a director’s review of the NOV. Community Development issued a decision on the
Director’s Review on July 10, 2025, affirming the NOV. Code Enforcement then issued an
Administrative Citation on July 23, 2025. Mr. Davies timely appealed the citation on July
31, 2025, on behalf of Harmony Communities Inc/South Peak MHP, LLC (“Appellant.”)
SLOMC §5.44.060(C) states:
The maximum monthly space rent of a tenant may be increased by the
owner when there is a change of ownership affecting a mobile home.
However, such increase shall not exceed ten percent of the then existing
space rent and may not be relied upon any more often than once in any
thirty-six-month period as the basis to increase rent. In the event of
change of ownership resulting from subletting of the mobile home space
as may be allowed by state law, should such become state law, then upon
any such subletting the space rent may be increased up to ten percent of
the then existing space rent. In the event of change of ownership resulting
from vacation of the space, then the space rent may be adjusted to fair
market rent in the community. Nothing in this paragraph shall preclude
an adjustment as may otherwise be provided for in this chapter.
Appellant raises four arguments in their appeal filed on July 31, 2025, which were
supplemented by the Appellant’s Administrative Appeal submitted September 19, 2025. The
City Attorney’s Office herein summarizes and responds to each argument.
Page 2
1. There is no violation of SLOMC 5.44.060(C) because this is a “change of ownership
resulting from vacation of the space,” in which case the space rent may be adjusted
to fair market rent.
It is the City's position that the phrase “In the event of change of ownership resulting from
vacation of the space, then the space rent may be adjusted to fair market rent in the
community” in SLOMC 5.44.060 refers to the occasion in which the mobile home is
removed from the space, the space is vacant (vacation of the space), and a new unit is moved
into the space and owned by a new owner. The change in ownership relevant here is instead
described in this part of that section: “The maximum monthly space rent of a tenant may be
increased by the owner when there is a change of ownership affecting a mobile home.
However, such increase shall not exceed ten percent of the then existing space rent and may
not be relied upon any more often than once in any thirty-six-month period as the basis to
increase rent.” Appellant entered into a settlement agreement of an unlawful detainer
(eviction) action brought against former resident Linda Valentine that permitted the unit to
remain and be sold in place. Specifically, under the stipulation, signed on March 11, 2025,
Ms. Valentine was required to personally vacate the mobile home by June 30, 2025, and has
until November 30, 2025, to sell it “onsite.” Appellant has provided no indication that the
mobile home is being removed from space A28. Therefore, there is no “vacation of the
space” as contemplated by SLOMC 5.44.060(C).
The Purpose and Intent statement in SLOMC 5.44.010(E) identifies the precise problem at
hand (“Tenants in mobile home parks desiring to sell their mobile homes may have
difficulty finding buyers because, upon a change of ownership, the park owner is able to
raise the rent without regard to the city’s mobile home rent stabilization ordinance”), and
section 5.44.060(C) addresses that problem. Appellant argues that “the City's interpretation
would render the provision meaningless, as a ‘new unit... owned by a new owner’ means
there could never be a ‘change of ownership resulting from vacation.’” This conclusion
appears to disregard the situation in which a mobile home is removed from a space (the
space is vacated) and a new mobile home (with a new owner) is moved into that space (in
which case the space rent could be adjusted to fair market.) On the contrary, Appellant’s
interpretation would render the provision meaningless - if “vacation of the space” referred to
the resident vacating the space, that would be the case every time a mobile home was sold to
a new owner (since owner occupancy is a requirement of the standard lease terms; see, e.g.,
Paragraphs 10.1 and 13.2 of the lease agreement attached as Exhibit A to Appellant’s
Administrative Appeal), and the limitation on space rent increase upon sale in 5.44.060(C)
would be useless.
2. The space A28 unit is an RV, not a mobile home, so 5.44.060(C) does not apply to
the space rent of A28.
Chapter 5.44 does not define “mobile home,” nor does it exclude RVs (or “trailers,” as is
indicated on the unit’s 2018 DMV registration as provided by South Peak) from that
definition. The Purpose and Intent statements in Section 5.44.010 make it clear that the
Page 3
Ordinance is intended to apply broadly to protect “mobile home tenants,” and, even if the
unit was an RV (which the CAO contests, discussed below), it has the characteristics of a
mobile home which motivated the City Council to enact the Ordinance: “high cost and
impracticability of moving mobile homes, the potential for damage resulting therefrom, the
requirements relating to the installation of mobile homes, including permits, landscaping and
site preparation, the lack of alternative homesites for mobile home residents, and the
substantial investment of mobile home owners in such homes.”
Additionally, South Peak has treated the unit as a mobile home since at least 2023, when
Linda Valentine purchased the unit from California MHP Investors 3, LLC (which appears
to be South Peak’s predecessor) and signed a twenty-year rental agreement for Space A28.
The rental agreement refers to the unit as a mobile home throughout. The unlawful detainer
stipulation between the parties further refers to the unit as a “mobile home” in Paragraphs 2,
7, and 8, including a statement in Paragraph 8 that rents due between September 2024
through date of sale will be taken out of sale proceeds and paid to park. Finally, an
“Information for Prospective Homeowners” document provided by South Peak (the
document which reflects the >100% space rent increase) refers to the Mobilehome
Residency Law several times (see Attachment A.)
Finally, South Peak Mobile Home Park is a mobile home park subject to the Mobilehome
Residency Law (MRL) and regulatory oversight by the Department of Housing and
Community Development (HCD.) According to the HCD Mobilehome/RV Parks Search,
South Peak Mobile Home has 75 mobile home space and zero RV spaces (see Figure 1.)
“Mobilehome” under the MRL is defined as “a structure designed for human habitation and
for being moved on a street or highway under permit pursuant to Section 35790 of the
Vehicle Code” and also includes “trailers and recreational vehicles of all types...which are
used for human habitation if...the trailer or other recreational vehicle occupies a mobile
home site in the park for nine or more continuous months commencing on or after
November 15, 1992.” Although the unit does not appear to meet the definition of an RV
under Health & Safety Code 18010, even if it did, it would still be considered a “mobile
home” since it has continuously occupied Space A28 since at least July 2023 when Linda
Valentine signed her lease.
Figure 1: Search result for South Peak Mobile Home Park on HCD’s website
In sum, this unit (see Figure 2 below) does not appear to meet any relevant definition of an
RV, is otherwise considered a mobile home under the MRL, and, in any case, is not exempt
from the Mobile Home Park Rent Stabilization Ordinance which was clearly intended to
protect all residents in tenancy at a mobile home park, which South Peak unequivocally is.
Page 4
Figure 2: Linda Valentine’s mobile home parked in Space A28 of South Peak Mobile Home
Park
3. Linda Valentine’s tenancy in space A28 was the product of a twenty year lease, so
the tenancy is exempt from the Mobile Home Park Rent Stabilization Ordinance
under Section 5.44.030(E).
The Ordinance exempts long-term leases (longer than 12 months) from its annual rent
increase limitations:
The provisions of this chapter shall not apply to the following tenancies in
mobile home parks:
…
E. Tenancies covered by leases or contracts which provide for a tenancy
of more than a year, but only for the duration of such lease or contract.
Upon the expiration of or other termination of any such lease or contract,
this chapter shall immediately be applicable to the tenancy. No rent
increases other than that allowed under the provisions of the lease shall be
allowed during the duration of such a lease or contract.
(SLOMC 5.44.030(E).) Ms. Valentine’s eviction settlement agreement does not stipulate as
to final date of tenancy, but, based on the timing of relevant events, South Peak initiated a
“short term” tenancy by compelling Ms. Valentine (and her daughter) to vacate the unit,
Page 5
allowing Ms. Valentine to maintain the unit in place (and to occupy it until June 30, 2025)
and to sell the mobile home in place by November 30, 2025.
The park served a notice of termination of tenancy based on violation of park rules and
regulations on August 20, 2024. Under the Mobilehome Residency Law, a tenancy cannot
be terminated upon fewer than 60 days. (Civ. Code § 798.55.) Assuming the park served a
60-day termination notice, Ms. Valentine’s tenancy would have terminated on October 19,
2024. However, the settlement agreement, executed on March 11, 2025, allowed Ms.
Valentine to personally remain in the mobile home until June 30, 2025. If Ms. Valentine
timely vacated by that date (which the City is informed she did), she would be permitted to
conduct an onsite sale of “Defendant’s mobilehome” through November 30, 2025. The
agreement stipulated that “as a further condition of the on-site sale, all rents from September
2024 to and through the date of sale of the mobilehome shall be paid out of the sale proceeds
of the mobilehome to a park approved buyer.” Ms. Valentine was therefore permitted to
occupy the mobile home on a short-term basis between October 2024 and June 30, 2025,
and continued to have the right to sell (although not the right to occupy) the mobile home
between June 30, 2025, and November 30, 2025. Those terms are quite different from those
in the original 20 year lease. Appellant’s termination of the long-term lease removed Ms.
Valentine’s mobilehome tenancy in Space A28 from the long-term lease exemption, since
that exemption, by its terms, no longer applies “upon the expiration of or other termination
of any such lease or contract,” at which point the chapter “shall immediately be applicable to
the tenancy.” Per the stipulated agreement, the original long-term tenancy was re-negotiated
out of the long-term lease and is currently comprised of Ms. Valentine’s right to maintain
the unit on the existing space from the date of the agreement (March 11, 2025) until sale in
place by November 30, 2025, to a buyer approved by the park who will, presumably, enter
into a subsequent lease with the new owner.
So, in effect, the settlement agreement, following the notice of termination of tenancy,
established new short term lease terms running from March to November 2025, and was not
of a duration to constitute an exempt long-term lease under the City’s regulations. The long-
term lease has been terminated and no longer operates as an exemption to the City’s
ordinance limiting increases upon sale or transfer in place.
In their Administrative Appeal, Appellant argues that upon sale of the unit, the “Lease is
assigned to the buyer, continuing the same 20-year agreement without creating a new
tenancy.” Appellant cannot have it both ways – either the long-term lease remains in place
and binding on the subsequent owner, limiting the permissible rent increase to those amounts
set forth in the lease for the 20 year term, or the long-term lease has been terminated and no
longer operates as an exemption to the City’s ordinance limiting increases upon sale or transfer
in place.
Appellant has argued that the exemption for long-term leases under SLOMC § 5.44.030(E)
was a “deliberate policy choice.” However, this exemption was a requirement under state law
(Civ. Code §798.17.) California Assembly Bill 2782 modified Civil Code section 798.17 and,
as of January 1, 2025, no longer requires that cities with local mobile home stabilization
ordinances exempt long-term leases from their ordinance.
Page 6
4. “Pursuant to Cal. Civ. Code section 798.73, the Park may require the removal of an
RV upon sale.”
Although Appellant has not elaborated on this statement or explained its relevance, the City
Attorney’s office interprets it to assert that the park could require removal of an RV from the
park upon sale under the Mobilehome Residency Law, in which case the space would be
“vacated,” and the rent increase limitations of SLOMC 5.44.060(C) would not apply.
However, the basis for removal apparently relied upon by the Park (Civ. Code 798.73(a))
only allows removal if the mobile home “is not a ‘mobilehome’ within the meaning of
Section 798.3.” Section 798.3 (of the Civil Code) includes in the definition of
“mobilehome” a “trailer or recreational vehicle [that] occupies a mobilehome site in the park
for nine or more continuous months commencing on or after November 15, 1992.” This unit
has occupied the space continuously since at least 2023. So, even accepting Appellant’s
argument that the unit is an RV, it is a “mobilehome” for the purposes of the Mobilehome
Residency Law, and the park’s argument that they could remove it upon sale therefore fails
under their own cited authority.
CONCLUSION
Appellant violated SLOMC 5.44.060(C) by raising the monthly space rent for Space A28
from $767.91 to $1,595. The space rent increase provisions at issue regulate the amount the
Appellant may charge for the space upon a change in ownership of the unit occupying the
space, not on who is occupying that unit at the time of sale. SLOMC 5.44.060(C) limits the
permissible increase in rent for the space where Appellant expressly agreed the unit could be
sold in place, notwithstanding the contemplated change of the resident who will ultimately
be entitled to occupy the unit in Space A28. The space itself is not being “vacated,” so the
rent cannot be increased to market rate. The unit – whether a mobile home (which it appears
to be) or an RV – occupying space A28 is not exempt from the provisions of the Ordinance,
nor does the long-term lease exemption apply because Appellant created a new, short-term
tenancy when Appellant terminated Linda Valentine’s lease effective October 2024,
executed a settlement agreement in March 2025 permitting her to stay in the mobile home
for a period of approximately three months, and to sell the mobile home within
approximately five months thereafter. The limitation on increase upon change of ownership
in SLOMC 5.44.060(C) applies, and the maximum increase Appellant could have charged
was ten percent of the then-existing space rent. Appellant issued a 108% space rent increase,
and the administrative citation should be upheld.
Attachments
A – Information for Prospective Homeowners (May 1, 2025)
Attachment A
61
”
From:
Sent: Tuesday, September 23, 2025 5:30 PM
To: Zion, Sarah <SZion@slocity.org>
Cc: eharris@cria.org; ; CityClerk <CityClerk@slocity.org>
Subject: Fwd: Scanned document from HP ePrint user
---------- Forwarded message ---------
From: <eprintcenter@hp8.us>
Date: Tue, Sep 23, 2025 at 4:53 PM
Subject: Scanned document from HP ePrint user
To: <
Dear Sarah,
Thank you for your assistance in getting the documents sent to me. Attached are 18 pages of information and
documents
telling the story of my attempted sale of my Tiny Home at South Peak MHP at 145 South St. in San Luis Obispo. It
is my
understanding that South Peak MHP (Harmony Communities) is appealing the Administrative Citation issued
by the City
on 06/20/25. I cannot attend the hearing but could you have this 18 pages of information given to the Appeals
Hearing
Administrator. In addition could you advise me what action I should take to have my case be processed by the
City.
Thanking you in advance for all your help and assistance, I am
Sincerely yours
This email and attachment are sent on behalf of
If you do not want to receive this email in future, you may contact directly or you may
consult your email application for spam or junk email filtering options.
Regards,
62
HP Team
69
From:Symens, Sadie
Sent:Friday, September 19, 2025 2:51 PM
To:Mezzapesa, John; Dietrick, Christine
Subject:FW: Notice of Review- Davies
Attachments:Citation Appeal_FINAL.pdf
From: Zion, Sarah <SZion@slocity.org>
Sent: Friday, September 19, 2025 2:41 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Belghoul, Amel <ABelghou@slocity.org>
Subject: FW: Notice of Review- Davies
From: Nancy Gomez <nancy@harmonycom.com>
Sent: Friday, September 19, 2025 2:30 PM
To: Zion, Sarah <SZion@slocity.org>
Cc: Belghoul, Amel <ABelghou@slocity.org>; Jason Dilday <jason@harmonycom.com>; Matt Davies <matt@harmonycom.com>
Subject: RE: Notice of Review- Davies
Good afternoon Ms. Zion,
Attached please find the appellant’s written Administrative Appeal.
Your September 4, 2025 letter indicated that written evidence must be submitted at least 10 days prior to the
hearing, which falls on September 19, 2025. We assume this deadline applies equally to the City (e.g., City
Attorney’s oƯice), but if that is not the case, please let us know.
In addition, we formally request copies of any evidence or written materials submitted by the City to the hearing
oƯicer beyond the administrative record that accompanied your September 4, 2025 letter.
Thank you,
Nancy Gomez
70
Paralegal
6653 Embarcadero Drive, Ste. C
Stockton, CA 95219
Direct: (209)926-7457
Main: (209)932-8747
nancy@harmonycom.com
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, September 4, 2025 1:17 PM
To: Matt Davies <matt@harmonycom.com>
Cc: Belghoul, Amel <ABelghou@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: Notice of Review- Davies
Matthew Davies,
Please see the attached.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
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APPELLANT’S ADMINISTRATIVE APPEAL
Jason Dilday SBN: 215968
6653 Embarcadero Drive, Ste C.
Stockton, CA 95219
(209) 653-7575
jason@harmonycom.com
Attorney for Appellant
CITY OF SAN LUIS OBISPO
ADMINISTRATIVE HEARING
In the matter of:
Village Properties LLC, a California limited
liability company/Harmony Communities
Administrative Citation Appeal
Administrative Citation: ADM 00040264
APPELLANT’S ADMINISTRATIVE
APPEAL
INTRODUCTION
Village Properties LLC, a California LLC / Harmony Communities (the "Park" or
"Appellant"), hereby submits this written appeal of Administrative Citation #ADM 00040264
issued by the City of San Luis Obispo (the "City") on or about July 2025. This appeal is
submitted pursuant to Chapter 1.24 of the San Luis Obispo Municipal Code ("SLOMC") and the
Notice of Hearing Officer Review dated September 4, 2025. As elected in our initial appeal
filing on July 31, 2025, we request a review on the record without a live hearing.
The citation alleges a violation of SLOMC Chapter 5.44 (Mobile Home Park Rent
Stabilization Ordinance, or "Ordinance") based on the Park's proposed rent adjustment for Space
A28 upon the anticipated change of ownership of the recreational vehicle ("RV") located there.
Specifically, the City claims the proposed adjustment to fair market rent (approximately 108%
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APPELLANT’S ADMINISTRATIVE APPEAL
above the prior rent) violates SLOMC § 5.44.060(C), which limits increases to 10% upon a
change of ownership of a "mobile home" that does not result in vacation of the space.
For the reasons set forth below, the citation is without merit and should be reversed and
dismissed in full. The proposed rent adjustment complies with the Ordinance and applicable law.
The unit on Space A28 is an RV, not a "mobile home" subject to the Ordinance. Further, Ms.
Linda Valentine (the current owner) has vacated the space, triggering the fair market rent
provision of SLOMC § 5.44.060(C). Finally, the tenancy is governed by a long-term lease that
expressly exempts it from the Ordinance under SLOMC § 5.44.030(E). Supporting evidence,
including the lease agreement, correspondence, and DMV registration, is attached as Exhibits A–
F.
FACTUAL BACKGROUND
South Peak Mobile Home Park is a mobile home park within the meaning of SLOMC §
5.44.020(B). Space A28 is subject to a Long Term Rental Agreement (the "Lease") dated July
13, 2023, between the Park and Ms. Valentine (and her co-owner, Vanessa Valentine). (Exhibit
A: Lease.) The Lease is for a 20-year term and expressly states on its first page that it "WILL BE
EXEMPT FROM CITY OF SAN LUIS OBISPO MOBILE HOME PARK RENT
STABILIZATION ORDINANCE TITLE 5, CHAPTER 5.44." The RV on Space A28 is a 1995
Fleetwood Terry Resort trailer, registered as a vehicle with the California Department of Motor
Vehicles ("DMV") (not the Department of Housing and Community Development ("HCD")),
and designed for mobility. (Exhibit B: 2018–2019 DMV Registration Card; Exhibit C: Purchase
Agreement.)
Ms. Valentine has vacated Space A28 and is selling the RV. Her attorney confirmed this
in writing on June 25, 2025: the RV is to "remain vacant until sold," and Ms. Valentine is no
longer entitled to occupy it. (Exhibit D: June 25, 2025 Email from Counsel.) Upon sale, the new
owner will assume the long-term lease adjusted to fair market rent, as permitted by section 5.2 of
the Lease.
The City's May 30, 2025 letter (Exhibit E) asserted a potential violation, claiming the RV
qualifies as a "mobile home" under the Ordinance and California Civil Code § 798.3(b)
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APPELLANT’S ADMINISTRATIVE APPEAL
(Mobilehome Residency Law, or "MRL"), and that the 10% limit applies. The Park responded
on July 19, 2025, explaining why the Ordinance does not apply. (Exhibit F: Park's Email
Response to Sadie Symens.) Despite this, the City issued the citation.
LEGAL ARGUMENTS
The Ordinance does not apply to the facts here for at least three independent reasons. The
Hearing Officer should reverse the citation on any one of these grounds.
A. The Unit on Space A28 Is an RV, Not a "Mobile Home," and Thus Not Subject to
the Ordinance
The Ordinance regulates "mobile home parks" and "mobile homes" but does not define
"mobile home." SLOMC § 5.44.020. Courts interpret undefined terms based on their ordinary
meaning and the Ordinance's purpose. (See SLOMC § 5.44.010 (Purpose and Intent).). Courts
interpret undefined terms based on their ordinary meaning and legislative purpose (see Yee v.
Mobilehome Bd. (1992) 503 U.S. 519, 528).
The Purpose and Intent (§ 5.44.010(C)) emphasize protections for structures with "high
cost and impracticability of moving mobile homes, the potential for damage resulting therefrom,
the requirements relating to the installation of mobile homes, including permits, landscaping and
site preparation, [and] the lack of alternative homesites for mobile home residents." RVs like the
one on Space A28 do not share these characteristics: they are designed for easy relocation,
registered with the DMV as vehicles (not HCD as structures), and lack permanent installation
requirements. Moving an RV incurs minimal cost or damage risk compared to a true mobile
home, which is installed on the site.
The City's reliance on MRL § 798.3(b) is misplaced. The Ordinance, last amended in
1992, predates § 798.3(b) and does not incorporate it. Local ordinances are not automatically
amended by subsequent state law absent explicit adoption. At enactment, the MRL definition
explicitly excluded RVs: “Mobilehome… does not include a recreational vehicle” (Cal. Civ.
Code § 798.3 (1988 version)). Even under current § 798.3(b), RVs receive only limited
protections after nine months’ occupancy, and § 798.73 expressly allows parks to require RV
removal upon sale. The Ordinance’s silence on RVs cannot override this distinction.
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APPELLANT’S ADMINISTRATIVE APPEAL
The 10% limit in SLOMC § 5.44.060(C) applies only to "change of ownership affecting a
mobile home." Without a mobile home, the limit does not apply, and the Park may set fair
market rent upon turnover.
B. Ms. Valentine Has Vacated the Space, Triggering Fair Market Rent Under SLOMC
§ 5.44.060(C)
Even assuming arguendo the RV qualifies as a mobile home, the 10% limit does not
apply. SLOMC § 5.44.060(C) states: "In the event of change of ownership resulting from
vacation of the space, then the space rent may be adjusted to fair market rent in the community."
Ms. Valentine has "permanently vacated the space" by agreement with her counsel,
leaving the RV vacant pending sale. This is a “change of ownership resulting from vacation of
the space,” allowing adjustment to fair market rent. The Director’s contrary interpretation—that
“vacation of the space” requires physical removal of the unit—renders the text meaningless. If a
unit is removed, there is no “change of ownership” of that unit in the space. Statutes must be
interpreted to avoid surplusage (see Kaanaana v. Barrett Business Services, Inc. (2021) 11
Cal.5th 158, 168–170). The only reading that gives effect to both clauses is that “vacation” refers
to the tenant vacating, not physical removal.
The City's interpretation would render the provision meaningless, as a "new unit... owned
by a new owner" means there could never be a "change of ownership resulting from vacation."
The Ordinance's intent (§ 5.44.010(F)) supports vacancy decontrol to protect sales in place, but
only where the space is not vacated. Here, it is vacated, so fair market rent applies.
C. The Long-Term Lease Exempts Space A28 from the Ordinance
SLOMC § 5.44.030(E) expressly exempts from the Ordinance’s rent stabilization
provisions: “Tenancies covered by leases or contracts which provide for a tenancy of more than a
year, but only for the duration of such lease or contract.” This is a deliberate policy choice
balancing tenant security with incentives for long-term stability (see Guggenheim v. City of
Goleta (9th Cir. 2010) 638 F.3d 1111, 1120).
The Lease for Space A28 qualifies unequivocally under this exemption. Executed on July
13, 2023, it establishes a 20-year initial term, far exceeding the "more than a year" threshold
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APPELLANT’S ADMINISTRATIVE APPEAL
(Exhibit A, Lease, p. 1 and § 1.1, defining the "Initial Term" as 20 years from commencement).
The Lease prominently features a boldface notice on its first page stating: "THIS LONG TERM
RENTAL AGREEMENT WILL BE EXEMPT FROM CITY OF SAN LUIS OBISPO MOBILE
HOME PARK RENT STABILIZATION ORDINANCE TITLE 5, CHAPTER 5.44, A COPY
OF WHICH IS ATTACHED." Ms. Valentine (and co-owner) signed the Lease, acknowledging
its terms, including the attachment of the full Ordinance text for her review. This notice and
structure align with best practices for long-term agreements, ensuring transparency and informed
consent.
The proposed rent adjustment upon change of ownership is explicitly authorized by the
Lease and falls within the exemption's scope. Section 5.2 provides: "the rent shall be increased
effective upon the transfer of this Agreement and/or one month before the expiration of the
Initial Term of this Agreement to an amount determined by Park to be the fair economic rental
value ('Market Rental Value') for the Site." Additionally, § 21.1 mandates assignment of the
Lease upon sale: "This Agreement is subject to a mandatory assignment…" Upon Ms.
Valentine's sale of the RV, the Lease is assigned to the buyer, continuing the same 20-year
agreement without creating a new tenancy. The exemption applies "for the duration of such lease
or contract," meaning it persists through the assignment, covering the rent adjustment as a term
of the ongoing Lease. This is not a circumvention of the Ordinance but a direct application of its
exemption, allowing park owners to negotiate market-based adjustments in long-term
arrangements while providing tenants with extended security.
The City's position ignores this clear exemption. The SLO Ordinance retains §
5.44.030(E) without amendment. Absent a local amendment removing the exemption—none of
which has occurred based on available records—the provision remains in full force. The Leas e,
signed in 2023, is thus exempt under local law.
This interpretation advances the Ordinance's equitable goals (§ 5.44.010(G)),
encouraging long-term leases that provide predictability for residents while enabling owners to
recover fair returns upon turnover. Enforcing the 10% limit here would contravene the plain
language of § 5.44.030(E), discourage long-term investments, and retroactively undermine
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APPELLANT’S ADMINISTRATIVE APPEAL
agreements entered in reliance on the exemption. The Hearing Officer should uphold the
exemption and find no violation, as the proposed adjustment complies with the Lease terms
during its exempt duration.
THE CITATION SHOULD BE REVERSED TO AVOID BROADER HARM
Reversing the citation aligns with the Ordinance’s equitable goals. If the City’s expansive
interpretation is upheld, park owners will be compelled to enforce stricter policies—such as
requiring RV removal upon turnover, as authorized by Civil Code § 798.73—which would
reduce flexibility for in-place sales and likely harm residents. A faithful reading of Chapter 5.44
avoids these unintended consequences.
REQUEST FOR RELIEF
The Appellant respectfully requests that the Hearing Officer reverse the citation, find no
violation of SLOMC Chapter 5.44, and dismiss Administrative Citation #ADM 00040264 in full.
No fines, penalties, or further action should be imposed. If additional information is needed, we
are available at the contact details above.
Dated: September 19, 2025
Jason Dilday
Attorney for Appellant
EXHIBIT A
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THIS LONG TERM RENTAL AGREEMENT WILL BE EXEMPT FROM CITY OF SAN
LUIS OBISPO MOBILE HOME PARK RENT STABILIZATION ORDINANCE TITLE 5,
CHAPTER 5.44, A COPY OF WHICH IS ATTACHED.
Lot: A28
SOUTH PEAK MHP
LONG TERM RENTAL AGREEMENT
THIS RENTAL AGREEMENT IS AN IMPORTANT DOCUMENT THAT
HAS LEGAL CONSEQUENCES. IT IS RECOMMENDED THAT
HOMEOWNER HAVE IT REVIEWED BY AN ATTORNEY PRIOR TO
EXECUTING THE DOCUMENT.
This Park is an
Equal Housing Opportunity Provider
We do business in accordance with
the Federal Fair Housing Law
(!)
~
IT IS ILLEGAL TO DISCRIMINATE AGAINST ANY PERSON BECAUSE OF RACE,
COLOR, NATIONAL ORIGIN, RELIGION, SEX, HANDICAP OR DISABILITY,
FAMILIAL STATUS, MARITAL STATUS, SEXUAL ORIENTATION OR ANY OTHER
PROTECTED CLASS.
South Peak
LONG-reRM R£KTAL.AOREEMENT
This RENTAL AGREEMENT (hereinafter "Agreement'') is made and entered into
this 13th day of July, 2023 or upon escrow closing, by and between the owner of South
Peak MHP (hereinafter the "Owner") and those persons who have signed this
Agreement, Linda Valentine & Vanessa Valentine as the homeowner(s) (hereinafter
collectively the "Homeowner'').
HOMEOWNER ACKNOWLEDGES AND REPRESENTS :
HOMEOWNER EITHER OWNS OR IS PURCHASING THE MOBILEHOME ON
THE LOT AND ANY ACCESSORY STRUCTURES BUT IS NOT PURCHASING THE
LOT OR LAND WITHIN THE PARK. OWNERSHIP OF THE LOT AND LAND
REMAINS WITH THE OWNER.
ADJACENT PROPERTY IS, OR MAY BE, CAUSING ENVIRONMENTAL
HAZARDS SUCH AS NOISE, DUST, ODOR, NOXIOUS FUMES, ETC. HOMEOWNER
FOREVER RELEASES AND DISCHARGES OWNER FROM ANY DAMAGE OR
INJURY WHICH HOMEOWNER HAS SUFFERED, OR MAY SUFFER, TO THE
FULLEST EXTENT PERMITTED BY LAW. HOMEOWNER HAS CONDUCTED AN
INDEPENDENT INVESTIGATION OF THESE MATTERS.
HOMEOWNER ASSUMES ALL RESPONSIBILITY FOR THE MOBILEHOME,
INCLUDING, BUT NOT LIMITED TO, TITLING AND REGISTRATION, PAYMENT OF
TAXES, INSURANCE, GOVERNMENT FEES, AND MAINTENANCE OF THE
MOBILEHOME AND ACCESSORY EQUIPMENT. OWNER MAKES NO
REPRESENTATION RESPECTING HOMEOWNER'$ ABILITY TO SELL THE
MOBILEHOME FOR THE PRICE PURCHASED OR FOR ANY OTHER PRICE.
OWNER HAS NO OBLIGATION TO TAKE ANY ACTION TO PRESERVE THE VALUE
OF HOMEOWNER'S MOBILEHOME. HOMEOWNER AGREES THAT OWNER IS
NOT RESPONSIBLE FOR ANY CONDITION THAT AFFECTS MOBILEHOME SALES
PRICES INCLUDING RENT TO BUYER, LEASE TERMS OFFERED TO BUYER OR
CONDITION OF OTHER MOBILEHOMES IN PARK, OTHER THAN IMPOSED BY
LAW OR NOT WAIVABLE LEGALLY. HOMEOWNER'S TENANCY WITH OWNER IS
SUBJECT TO TERMINATION UNDER ANY AND ALL PROVISIONS OF THE
CALIFORNIA MOBILEHOME RESIDENCY LAW.
South Peak
LOH~ TERM RENTAL AGREEMENT PAMZ
1. SPECIFIC INFORMATION.
1.1 Lot: Owner agrees to rent to Homeowner and Homeowner agrees to rent
from Owner the Lot No. A28 {hereinafter the "Lot") in South Peak MHP.
1.2 Term: The tenancy created under this Agreement shall be for the
following term :
(Check one:)
Ten (10) year lease commencing on ___ and ending on ___ _
X Twenty (20) year lease commencing on 07/13/2023 and ending on
6/30/2043
The term of this Agreement will automatically renew for the same term {i.e. 10
years or 20 years) unless terminated prior to expiration.
1.3 Rent and other Charges:
Base Rent
Guest Fee
Late Rent Charge
Check Handling
Charge
Security Deposit
1.4 Utilities:
The beginning rent shall be $695.00 per month. Thereafter,
unless otherwise prohibited by law, the Base Rent will be
increased annually pursuant to paragraph 5. 1.
$ ________ per month .
$50
$35
$695.00
1.4.1 Provided and separately billed to Homeowner, or paid by
Homeowner to Utility:
Utility Paid by Homeowner to Park Will Bill Monthly
Utility
Natural Gas X
Electricity X
Water X
Telephone X
Cable 1V X
Sauth Peak
LONG-TERM RElfTALAGREEMENT PAOE3
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Internet X
Trash X
Sewer X
1.4.2 Provided without separate charge to Homeowner:
Utility Provided without charge by
Park
Natural Gas
Electricity
Water
Telephone
Cable TV
Internet
Trash
Sewer
1.5 Occupants of mobilehome upon the commencement date of this
Agreement:
1.5.1 Homeowner(s) as listed on the last page of this Agreement.
1.5.2 ADDITIONAL RESIDENTS:
XNone
Names:
1.5.3 ADDITIONAL OCCUPANT($) WITH NO RIGHTS OF TENANCY
PURSUANT TO CALIFORNIA CIVIL CODE SECT. 798.34(e):
XNone
One (1} companion:. ______________ _
Live-in caregiver: _______________ _
Family member under care of senior: ________ _
1.6 The specific information provided in this paragraph 1 is only a summary
and is more fully detailed in this Agreement.
South Peak
LONIP TERM RENTAi. AGREEMENT
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2. DEFINITIONS.
The definitions set forth below shall apply unless more specifically defined within
another provision of this Agreement. Note, unless otherwise stated, the terms defined
herein are not the definitions set forth in the Mobilehome Residency Law (California
Civil Code §§ 798 et seq.).
2.1. "Park" means South Peak located at 145 South Street, San Luis Obispo,
CA 93401.
2.2. "Homeowner," encompasses the definition set forth in the Mobilehome
Residency Law and means, that person(s) who has/have a tenancy in the Park
pursuant to this Agreement.
2.3. "Owner" means the legal owner{s) of the Park, except for the following:
For those provisions of this Agreement that are for the protection or benefit of Owner
(including, but not limited to, provisions that waive Homeowner's claims or rights,
release or discharge Owner, or acknowledge, represent or warrant to Owner), "Owner"
includes Owner's past, present and future principals, and representatives including but
not being limited to Owner's professional management companies, independent
contractors, employees, agents and attorneys. The parties agree that this definition
provides more protection to these managers and other representatives than they would
otherwise enjoy, but the parties acknowledge that said managers and representatives
have such protections here.
2.4. "Resident," as defined in the Mobilehome Residency Law is a homeowner
or other person who lawfully occupies a mobilehome.
2.5. "Additional Occupant" includes persons sharing the Lot pursuant to
California Civil Code§ 798.34, such as a guest, companion, live-in caregiver, or family
member under the care of a senior.
2.6. "Common Facilities of the Park," "Park Facilities" and "Common Areas"
mean those facilities of the Park generally available for use by Resident(s) and their
[accompaniedJ guests.
2.7. "Lot" means the real property portion of the Park designated or used for
the occupancy of one mobilehome, which real property is rented to Homeowner by
Owner, and the area one foot below and 16 feet above grade. The boundaries of the
real property rented to Homeowner shall be the lesser of either (1) the lot lines as
determined by a governmentally approved survey or by a recorded plot plan, if
applicable, or (2) the apparent physical boundaries of the Lot as they exist at the time of
execution of this Agreement. However, if the area necessary to comply with setback
requirements of state and local agencies comprises a smaller area than stated above,
then this smaller area shall comprise the "Lot."
2.8. "Mobilehome Residency Law" means those provisions of the California
Civil Code §§ 798 et seq. which are known as the "Mobilehome Residency Law"
(induding any future changes to it, except to the extent such change operates to the
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LONG-TERN RENTAL AOREENENT PAGES
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detriment of Owner, in which case such change shall be recognized only to the extent
required by law).
2.9. "Owner's approval" or "approval of Owner," "Owner's consent" or "consent
of Owner" or other similar terms as used in this Agreement or in other documents
referred to in this Agreement, means that the Owner's prior written approval must be
obtained by Homeowner before Homeowner commences any such action requiring
Owner's approval. If Owner's prior written approval is required, Homeowner shall
submit a written request to Owner, which describes the action Homeowner proposes to
take and for which Owner is requested to give prior written approval. Without limiting
the foregoing, Homeowner agrees that if Homeowner does commence any construction,
alterations and/or improvements without Owner's approval, Homeowner will remove
such unapproved items immediately upon notice by Owner.
2.10. "Rules and Regulations" or other similar terms as used in this Agreement
or in other documents referred to In this Agreement, means those rules described in
Civil Code§ 798.15(b) and§ 798.25 (as may be amended).
3. PAYMENT OF RENT1 UTILITIES, INCIDENTAL REASONABLE SERVICE
CHARGES AND SECURITY DEPOSIT.
3.1. Homeowner shall pay in advance (without deduction or offset to the fullest
extent of the law) to Owner on the first day of each month:
3.1.1. The Base Rent as defined in paragraph 1.3.
3.1.2. All utility charges billed to Homeowner by Owner during the month.
3.1.3. The guest fee listed in paragraph 1.3 above shall be assessed for
each calendar month or any portion thereof. for each guest who has stayed more
than a total of twenty (20) consecutive days or a total of thirty (30) days in any
calendar year. Such guest fee shall commence the day after a guest has
exceeded the grace time specified in the preceding sentence and shall be
payable in full for each calendar month or portion thereof.
3.1.4. Such other amounts and charges as are set forth herein, authorized
or required by law, or added or increased as provided by law or this Agreement
or amendments thereto. Utilities, late charges, and incidental reasonable service
charges may be adjusted by Owner at any time to the fullest extent permitted by
law.
3.2. Rent. The Rent shall include the Base Rent, defined in paragraph 1.3,
and all additional rent as set forth in this Agreement.
3.3. Rent shall be paid by check, cash or money order at the Park Office
located at 145 South Street, San Luis Obispo, CA 93401, or such other address as
provided by Owner upon notice to Homeowner. If any tendered payment of Rent is
dishonored by the bank for Non-Sufficient Funds (NSF) or Stop Payment, Owner may,
upon at least ten (10) days' written notice to Homeowner, require payment to be made
in cash or equivalent for a period not to exceed three (3) months after the date of notice
South Peak
LON~ TERM REHTAL AORliEMENT PAGE6
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from the Owner as provided by law. If the rent is not paid to the office by 5:00 p.m . on
the sixth (6th) day of the month, the late charge specified in paragraph 1.3 above shall
be charged. The acceptance by Owner of any late or partial payment shall not
constitute a waiver of any breach of any term or provision of this Agreement.
3.4. Security Deposit. Any new Homeowner moving into the Parle shall be
required to, upon execution of this Agreement, deposit the amount specified in
paragraph 1.3 above as a security deposit for the performance by Homeowner of the
provisions of this Agreement. In the event Homeowner defaults on any provision of this
Agreement, Owner may use the security deposit, or any portion of it, to cure any default
on any of the provisions of this Agreement. In addition, Homeowner shall, on demand,
immediately pay to Owner a sum equal to the portion of the security deposit expended
or applied by Owner in this paragraph, so as to maintain the security deposit in the sum
initially deposited by Owner. In no event shall the security deposit held by Owner
exceed twice the initial Base Rent. Owner may maintain the security deposit with
Owner's general and other funds. Owner will not be required to pay to Homeowner
interest on the security deposit.
3.5. If Homeowner is not in default upon the expiration or termination of this
Agreement, Owner shall return the security deposit or any balance thereof, to
Homeowner within twenty-one (21) days after termination of tenancy. If Homeowner is
in default, Owner shall refund the full amount of the security deposit less any amounts
owing to Owner by Homeowner for rent, utilities, or other charges due, but unpaid by
Homeowner at the time Homeowner vacates the Parle.
4. UTILITIES.
4.1. Owner shall provide and separately bill to Homeowner for the utilities set
forth in paragraph 1.4.1. above. Upon sixty (60) days· prior written notice to
Homeowner, Owner may require Homeowner to contract with the appropriate utility
provider for service and to pay directly for one or all of the utilities which have previously
been separately billed to Homeowner. In such event, Homeowner may be required to
pay a deposit to the utility provider and/or may be charged at a rate for the utility or
service which differs from the rate then currently charged by the Park.
4.2. Utilities will be billed monthly, in arrears. Utility rates charged by Owner
which are governed and set by law (such as electricity, gas) shall be billed at the
maximum rate as allowed by law. Utilities not so governed shall be charged by Owner
to Homeowner by, at the election of Owner, one of the following:
4.2.1 . The rate and fees charged by the servicing utility or utility provider
in the area in which the Park is located for delivering said utility and utility
services to single family detached residences.
4.2.2. The amount billed to Owner by the providing utility and utility
service for the entire Park, divided by the number of spaces in the Park . In
determining these amounts, the charges may, at the election of Owner, be
annualized and be considered on a full twelve (12} month basis.
South PPk
LONG, TERM RENTAL AGREEMENT PAGE7
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4.2.3. Any method reasonably determined to be fair by Owner.
Homeowner shall contract with the appropriate utility company or provider and
pay directly for all other utilities and/or services, such as telephone, cable T .V.
and Internet, as required or desired by Homeowner.
4.3. Owner shall not be liable for any loss or injury, and Homeowner shall not
be entitled to any abatement or reduction of Rent by reason of Owner's failure to furnish
any of the foregoing utilities when failure is caused by accident, breakage, repairs,
strikes, or other labor disputes or by any other cause, similar or dissimilar, beyond the
reasonable control of Owner. Homeowner acknowledges that any interruption of any
utility service beyond control of Owner is not cause for non-payment or deduction of any
amount billed to Homeowner by Park. (Please Note: The provisions of the paragraph
below entitled "INDEMNIFICATION" apply to this paragraph.)
4.4. Utilities are provided by utility companies and other service providers to
the Park, and Owner is not responsible for any variances or problems in the quality of
utilities provided by utility companies and/or service providers. Such variances include,
but are not limited to, the condition, taste, color or smell of water; interruption of gas or
electrical service; or problems with gas, electrical, water or sewer systems on
Homeowner's side of the meter or hookup or outside of Owner's side of its meter or
hookup to the serving utility.
4.5. Homeowner shall not connect, except through existing electrical or natural
gas outlets or water pipes on the Lot, any apparatus or device for the purposes of using
electric current, natural gas, or water.
4.6. Homeowner is responsible for detennining that Homeowner's mobilehome
as well as all appliances and additional equipment used on or at the Lot is compatible
with the electric service of the Park, and Homeowner agrees and acknowledges that
Park has no liability or responsibility to Homeowner if the available electrical supply is
not compatible. In such instance, Homeowner shall reduce draw on the electrical
system to compatibility.
4.7. Homeowner is responsible for maintenance and repair of all utility lines
(including, but not limited to, wiring, cabling, gas lines, water pipes, sewer pipes or
conduit) between the Park's utility connection for the Lot and Homeowner's
mobile home.
4.8 . Whenever it is necessary for Owner to make repairs or improvements to
the Park's utility systems, Owner will have the right to suspend temporarily the delivery
of the affected utility/utilities. However, a reasonable notice will be given to Homeowner
as c ircumstances permit. All such repairs and/or improvements will be completed as
rapidly as may be practical and, if possible, at such times which will cause the least
inconvenience to Homeowner.
4.9. Homeowner agrees to review all utility billing statements and to notify
Owner in writing of any issues detected within thirty (30) days of receipt thereof.
4.10. Homeowner agrees to cooperate with Owner in all matters affecting the
Park and its operation, including, but not limited to, any effort by the Park to install solar
South Peak
LOIIIG-TERN RENTAL AGI\EEMENT PAGE 8
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energy and/or tum over the natural gas and electrical systems to the serving utility or its
affiliates, and any efforts to comply with drought compliance regulations and fire
prevention efforts.
4.11. Proposition 65 Warning: The Lot as well as the Common Areas in and
around the Park contain at least one of the chemicals known to the State of California to
cause cancer or reproductive toxicity and for which warnings are now required. These
chemicals include, but are not limited to: tobacco, smoke, lead and lead components,
asbestos, chlorine, carbon monoxide and gasoline components. For more information,
go to www.P65Warnings.ca.gov.
5. RENT ADJUSTMENT NOTICES.
5.1. On January 1 of each subsequent year (hereinafter the "Anniversary
Date"), and each year thereafter, the Base Rent then in effect shall be Increased by an
amount determined by multiplying the rent then in effect by the percentage increase in
the Consumer Price Index (uCPI") for All Urban Consumers for San Jose-Sunnyvale-
Santa Clara. CA as published by the United States Department of Labor, Bureau of
Labor Statistics, plus two percent (2%), during the twelve (12) month period between
August of the prior year and August of the current year. However, in no event shall the
increase adjustment under this paragraph be less than four and ninety-five hundredths
percent (4.95%) or greater than eleven percent (11 %) over the prior year's rent if the
term of the Agreement as set forth in paragraph 1 .2 above is a 10-year term or three
and ninety-five hundredths percent (3.95%) or greater than nine percent (9%) over the
prior year's rent if the term of the Agreement as set forth in paragraph 1.2 above is a 20-
year term. In the event the foregoing Consumer Price Index is discontinued or revised,
another governmental index then in existence may be selected by the Park and used to
obtain substantially the same result as if the foregoing index had not been discontinued
or revised.
5.2. Notwithstanding anything contained herein to the contrary, the rent shall
be increased effective upon the transfer of this Agreement and/or one month before the
expiration of the Initial Term of this Agreement to an amount determined by Park to be
the fair economic rental value ("Market Rental Value") for the Site. Park's determination
of that amount shall be final and binding and conclusive for all purposes unless and until
determined by a court or final binding arbitration award to have been determined to be
both made in bad faith and objectively unreasonable. Park may utilize a land residential
approach. highest and best use, existing use, or any other methods, factors, or
combination thereof, to make that determination, including, but not limited to, multiple
factors, so long as it is made in good faith or is objectively reasonable.
5.3. Homeowner agrees to review all rent adjustment notices and billing
statements and to notify Owner in writing of purported errors or discrepancies within
thirty (30) days of receipt thereof.
5.4. Homeowner agrees that no act (including, but not limited to, noticing and
collecting of any subsequent rent adjustment), omission, or delay on the part Owner in
noticing any Rent adjustment or portion thereof shall excuse, waive, or impair Owner's
South Peak
LONG-TERM RENTAL AGREEIIIEfll PM&.9
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right to notice and collect any such rent adjustment amount or portion thereof at a later
date upon giving the required notice, if any, in this Agreement.
6. TAXES, GOVERNMENT
INSURANCE.
ASSESSMENTS, CAPITAL EXPENSES,
6.1. Homeowner shall pay directly to the assessing body or party all municipal,
county, state and federal taxes, assessments, fees or other charges levied upon
Homeowners mobilehome and other property on the Lot.
6.2. Any and all taxes and assessments and installment of taxes and
assessments required to be paid by Homeowner under this Agreement shall be paid by
Homeowner at least ten (10) days before each such tax, assessment, or installment of
tax or assessment becomes delinquent. Upon three (3) days prior written notice from
Owner, Homeowner shall deliver to Owner the official and original receipt evidencing
the payment of any taxes, assessments, and other charges required under this
paragraph "Taxes, Government Assessments, Capital Expenses, Insurance."
6.3. Homeowner shall indemnify and hold Owner free and harmless from any
liability, loss or damage resulting from any taxes, assessments or other charges
required by this paragraph to be paid by Homeowner and from all interest, penalties,
and other sums imposed thereon and from any sales or other proceedings to enforce
collection of any such taxes, assessments or other charges.
6.4. Homeowner shall indemnify and hold Owner, Owner's employees, agents
and property, including the Park and any improvements now or subsequently located in
or on the Park, free and harmless from any liens, liability, loss or damage resulting from
any taxes, assessments or other charges required to be paid by Homeowner and from
all interest penalties, and other sums imposed thereon and from any sales or other
proceedings to enforce collection of any such taxes, assessments or other charges.
6.5. Should Homeowner fail to pay within the time specified in this paragraph,
any taxes, assessments or other charges required to be paid by Homeowner, Owner
may, without notice to or demand on Homeowner, pay, discharge, or adjust such tax,
assessment or other charge for the benefit of Homeowner. In such event, Homeowner
shall promptly, upon written demand of Owner, reimburse Owner for the full amount
paid by Owner in paying, discharging, or adjusting that tax, assessment or other charge
together with interest thereon at the then maximum legal rate from the date of payment
by Owner until the date of repayment by Homeowner. This Agreement may create a
possessory interest, which possessory interest vests in the Homeowner, and the
Homeowner may be subject to payment of property taxes levied on the possessory
Interest, If created. Homeowner will be responsible for all such taxes whether they are
on the home or the Lot.
6.6. Homeowner shall pay Homeowner's pro rata share (on a per space basis)
any increase in Owner's real property taxes or assessments from and after the
commencement of this Agreement, which increase in real property taxes or
assessments is in excess of two percent (2%) in any given year, not to exceed fifty
dollars ($50.00) per month.
South Peak
LONG-TERM RENTAL AGREEMENT PAGE10
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6.7. Unless otherwise prohibited by law, Owner may pass through to
Homeowner any and all governmental assessments related to the operation of the Park.
For governmental assessment increases of a continuing nature, Base Rent may be
increased by such amount as is necessary to cover the increase in such assessment.
The Base Rent shall be adjusted equally in an amount necessary for each lot in the
Park to cover its pro-rata share of the increase in such cost. Government assessments
shall not include federal, state or local income taxes.
6.8. Capital Improvement and Capital Replacement Pass Through.
6.8.1. The term "Capital Improvement" refers to anything or item which is
new and not before existing in the Park with a useful life of one (1) year or more.
Examples of Capital Improvement: Construction of a new swimming pool where
none existed before, adding new extensive landscaping where none existed
before.
6.8.2. The term "Capital Replacement" refers to replacement of any
existing thing or item in the Park with a useful life of one (1) year or more.
Examples of Capital Replacements: A roof to replace the old roof on the existing
clubhouse; repaving of the streets (as compared with an asphalt patch to the
street).
6.8.3. The amount of the increase to the Rent shall equal the total cost of
Capital Improvements or Capital Replacements (as defined above) made by the
Park during the twelve (12) month period preceding the month in which the
current Rent increase notice is given, amortized over the useful life of the
improvement, divided by twelve (12) and divided by the number of Homesites in
the Park. Owner shall be entitled to receive interest on the cost of such Capital
Improvement and/or Capital Replacement, calculated by utilizing a ten percent
(10%) interest factor.
6.9. Insurance. If, after taking the costs for insurance (as defined below)
during the comparison period and comparing these costs with the costs during that
term, the costs for Insurance have increased, the Rent in effect shall be increased by
the amount of that increase, divided by twelve (12) and divided by the number of lots in
the Park. The term "Insurance" means and includes all amounts paid by the Park for
insurance, including, but not limited to, insurance for any claim, loss, damage or injury
to property or person, including fire, earthquake, flood, vandalism, burglary, or theft.
The term "Insurance" shall also indude premiums paid by the Park for workers'
compensation insurances.
6 .1 o. Uninsured Losses. If there have been costs associated with Uninsured
Losses (as defined below) during the time this Agreement is in effect, the Rent then in
effect shall be increased by the amount of Uninsured Losses divided by twelve (12) and
divided by the number of lots in the Park, amortized over a five (5) year period. The
term "Uninsured Losses" is defined as either: (1) any losses for which Owner is not fully
compensated by insurance or (2) any losses for which the Owner is ordered by any
court or arbitrator to pay as damages or to compensate any person or group of persons,
because of any claim, lawsuit, arbitration or administrative action brought against the
South Peak
LONG-TERM RENTAL AGREEMENT PAGE11
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Owner and which is, for any reason, not paid by an insurance company (including, but
not limited to, any good faith and reasonable settlement of any claim, with or without
litigation or arbitration). Uninsured Losses shall be limited to losses related to,
connected with, or concerning the operation, management, maintenance, leasing, or
ownership of the Park or management of the Park for a violation of the Mobilehome
Residency Law.
6.10. 1. Notwithstanding anything contained above, Owner shall bear the
responsibility of two percent (2%) or $2,000.00, whichever is greater, for
Uninsured Losses.
6.10.2. When Uninsured Losses necessitate Owner replacing or
repairing Park property, the total amount of Uninsured Losses shall include the
actual cost incurred by Owner to replace or reconstruct any property, including
legal and engineering fees related to said replacement, plus all interest, points
and other costs and charges relating to the borrowing of any sums during the
period of construction or installation. Such interest, points, fees or other costs
and charges shall not exceed an amount equal to that charged by an institutional
lender of Owner's choice.
6.10.3. Any and all of the above-mentioned Rent adjustments shall
comprise additional rent and be included in Homeowner's Rent.
7. HOLDOVER TENANCY.
If Homeowner remains in possession of the Lot after the expiration of the term of
this Agreement, defined in paragraph 1.2, and has not executed a new rental
agreement with respect to the Lot, said possession by Homeowner shall be deemed a
month-to-month tenancy. When Homeowner holds over possession of the Lot, Owner
may, upon written 90-Day notice, increase the Rent and other charges of the Park
unless otheiwise prohibited by law.
8. RESPONSIBILITY OF THE PARK.
8.1. It is the responsibility of the management to provide and maintain the
physical improvements in the Common Facilities of the Park in good working order and
condition. Owner shall provide improvements, including streets, and will also provide
the following improvements if checked on the list below:
Improvement Park Number
Provides Provided
Non-Restricted Parking Areas
Clubhouse
Tennis Court
Basketball Court
Laundry Facility X 1
Restroom Facility
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LONG-TERM RENTAL AGREEMENT PAGE 12
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Spa
Lake
Volleyball Court
Beach
Greenbelts
Dock
Picknick Areas
BBQ Grills
Gym
8.2. Owner may discontinue or modify any service or facility listed, but only
upon the giving of lawful notice to Homeowner. The Park provides no services other
than utilities. (Please note: Furniture, equipment and other items of personal property
located in the Common Facilities which belong to Resident or Resident(s)' clubs,
associations or other organizations or services provided by Resident or such
organizations, are not the responsibility of the Park to provide or maintain).
8.3. With respect to any sudden or unforeseeable breakdown or deterioration
of the physical improvements of the Park, management shall have a reasonable period
of time to repair the sudden or unforeseeable breakdown or deterioration and bring the
improvements into good working order and condition after management knows or
should have known of the breakdown or deterioration.
8.4. Any available heating, cooling and lighting of pools, clubhouse, and other
Common Areas will be turned on as required to maintain reasonable accessibility during
normal hours of usage to the extent reasonable and permitted by law.
8.5. The Park may, upon the giving of lawful notice, amend, delete, add or
modify any of the services or facilities provided.
9. AL TERA TION OF THIS AGREEMENT.
This Agreement may be altered by Homeowner only by written agreement signed
by both of the parties or by operation of law. This Agreement may be altered by Owner
by written agreement signed by both of the parties, by operation of law or in any manner
provided for by the Mobilehome Residency Law or other applicable law. Except for the
amount of Rent and the duration of this Agreement, each provision of this Agreement
shall be deemed to be a Rule and Regulation, as well, and may be amended, modified,
or otherwise changed and enforced as a Rule and Regulation under the Mobilehome
Residency Law.
10. MOBILEHOME OCCUPANCY AND ADDITIONAL OCCUPANT.
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I.OIIG-TERM RENTAL AGREEMENT PAGE13
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10.1. If Homeowner is living alone and wishes to share occupancy of his or her
mobilehome with one (1) other person, Homeowner may do so, and a fee shall not be
imposed by Owner for that person as provided in the Mobilehome Residency Law.
Such person shall comply with and be bound by the Rules and Regulations of the Park
and shall register with the Owner. Homeowner may only designate one person at a
time as a companion and shall not designate more than three companions in total
during any calendar year, unless otherwise authorized by Owner. Owner may refuse to
allow a Homeowner to share his or her mobilehome with a companion if Homeowner
does not provide documentation showing the proposed companion meets the age
restrictions of the Park, if any.
10.2. Any Additional Occupant. family member or other invitee of Homeowner
shall at all times be bound by the Rules and Regulations and any other residency
documents, and any conduct by them in violation of such Rules and Regulations or
other residency documents shall be deemed a violation by the Homeowner. The
Homeowner promises and warrants that each such Additional Occupant, family member
or other invitee will at all times comply with all Rules and Regulations.
10.3. For any guest who stays more than a total of twenty (20) consecutive
days or a total of thirty (30) days in a calendar year, such guest must register with the
Owner. Homeowner will be charged an Additional Occupant fee as referenced in
paragraph 1.3 of this Agreement. However, no such charge will be imposed if the
occupant is a member of Homeowner's immediate family as defined in the Mobilehome
Residency Law.
11 . INCORPORATED DOCUMENTS.
The following documents, as they may be amended, modified, or otherwise
changed from time to time, as permitted by the terms of this Agreement, are
attached as exhibits to this Agreement and incorporated herein by this reference,
and Homeowner acknowledges receipt of a copy of the same:
11.1. California Civil Code provisions known as the "Mobilehome Residency
Law" attached hereto as Exhibit A;
11 .2 . The Park's Rules and Regulations attached hereto as Exhibit B;
11.3. Estoppel Certificate attached hereto as Exhibit C;
11.4. Pet Agreement attached hereto as Exhibit D;
11 .5. Waiver and Release of Liability attached hereto as Exhibit E;
11.6. "Protect Your Family from Lead in Your Home" attached hereto as Exhibit
11.7. Mold and Ventilation Requirements attached hereto as Exhibit G;
11 .8. Mobilehome Park Rental Agreement Disclosure Form Pursuant to Civil
Code (Section 798.75.5) attached hereto as Exhibit H;
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LONG-T£RIII RENTAL AGRU:MENT PAGl!14
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11.9. Notice of Additional Disclosures attached hereto as Exhibit I;
11.10. Important Notice to All Manufactured Home/Mobilehome Owners attached
hereto as Exhibit J:
11.11. Incoming Mobilehome Installation and Remodeling Standards attached
hereto as Exhibit K;
11.12. City of San Luis Obispo Mobile Home Park Rent Stabilization, Title 5,
Chapter 5.44 attached hereto as Exhibit L.
11.13. There is a separate Arbitration Agreement attached as Exhibit M which is
not incorporated by reference but attached.
11.14. In the event of any inconsistency between the terms of this Agreement
and the terms of any exhibits to this Agreement, the terms of the Agreement shall
control to the fullest extent permitted by law, provided that Owner may correct any such
inconsistency when identified through reasonable amendmentnnde)i_s,i:h terms
cons,stent. ~ V 1v
Homeowner's Initials
12. HOMEOWNER'$ WARRANTIES.
12.1. If, on the date of this Agreement, there is not presently a mobilehome
located on the Lot, or if Homeowner is to remove the mobilehome presently located on
said lot and replace it with another mobilehome, Homeowner acknowledges and
agrees that certain representations have been made by Homeowner to Owner as to the
make, model, type, size, age and condition of the mobilehome which will occupy the lot
and the accessory equipment and structures which will be a part of or installed with the
mobilehome. Homeowner warrants to Owner that all representations made regarding
the mobilehome and all accessory equipment and structures are true and accurate.
Owner may inspect the mobilehome and the accessory equipment, and Homeowner
agrees not to substitute another mobilehome or other accessory equipment and
structures for the ones approved by Owner unless they meet all of Owner's
requirements and specifications and Homeowner has obtained prior written approval of
Owner. If Owner determines that said representations are not true and accurate, then
Owner may refuse to accept the mobilehome or the accessory equipment and
structures for installation, or, if installed without Owner's approval, will be removed by
Homeowner.
12.2. Within thirty (30) days of execution of this Agreement, Homeowner shall
provide the decal number for the mobilehome located on the lot to the Park's
management office.
12.3. [Alternative] Homeowner represents and warranties to Owner that at
least one occupant who has signed this Agreement is at least fifty-five (55) years of age,
all other Residents are a minimum of L------( )1 of age or older, and any
occupant of the Lot will present proof of age within 1 O days of written request.
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LONCr TERM RENTAL AGREEMENT PAOE15
13. USE OF LOT AND PARK.
13.1. The Lot shall be used only as a site to locate, maintain and occupy a
mobilehome for private residential purposes. Except as otherwise set forth in the Park's
Rules and Regulations, no business or commercial activity of any nature shall be
conducted on the Lot including, but not limited to:
13.1.1. Any activity requiring the issuance of a business license or
permit by any governmental agency, except as otherwise allowed under the
Park's Rules and Regulations or California law.
13.1.2. The leasing, subleasing, sale or exchange of mobilehomes.
13.2. At all times at least one of the persons listed on the last page of this
Agreement as Homeowner must be a "registered" owner of the mobilehome who at all
times occupies the Lot as his/her personal and actual residence.
13.3. Homeowner shall give Owner at least thirty (30) days advance written
notice (and request Owner's approval) of the date a mobilehome or any accessory
structure will be installed on the Lot, or any change to mobilehome, accessory structure,
or Lot in which a permit is required. Homeowner shall obtain the required permit and
shall otherwise cause the installation or change to comply with all applicable laws and
regulations then in effect, including the Park's Rules and Regulations. Any inspection or
approval by Owner, however, is made for the sole benefit of Owner, and Homeowner
may not rely upon such inspection or approval to ensure that the item has been installed
or constructed correctly or that the work has otherwise been done as required.
13.4. Homeowner shall not make any improvements, alterations, or additions to
the Lot or remove or change any existing improvements or landscaping without the prior
written consent of Owner. Should Homeowner not obtain Owner's prior written consent,
such additions or alterations shall, upon demand of Owner, be promptly removed by
Homeowner at Homeowners sole expense.
13.5. No use shall be made or permitted to be made on the Lot, nor acts done,
which will increase the existing rate of insurance upon the Park, or cause the
cancellation of any insurance policy covering the Park or any part thereof.
13.6. Homeowner shall not commit, or suffer to be committed, any waste upon
the Lot, or any nuisance or any other act or thing, including offensive odors, which may
disturb the quiet enjoyment of any other Homeowner.
13.7. Homeowner agrees to reasonably cooperate with Owner in all matters
affecting the Park and its operation, including, but not limited to, any effort by the Park.
to install solar energy and/or turn over any natural gas and electrical systems to the
serving utility or its affiliates.
14. COMPLIANCE WITH LAW AND RULES AND REGULATIONS.
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LONG-TERM RENTAL AGREEMENT PAoe16
14.1. Homeowner agrees to abide and conform with all applicable laws and
ordinances, all terms and conditions of this Agreement, the Rules and Regulations, all
rules, regulations, terms and provisions contained in any document referred to in this
Agreement. and said rules, regulations, terms and provisions as may, from time to time,
be amended, modified or otherwise changed by Owner as permitted by the terms of this
Agreement. Any substantial violation of the Rules and Regulations shall be deemed a
public nuisance. Homeowner agrees that a breach of this Agreement or any violation of
the Rules and Regulations cannot reasonably or adequately be compensated in
damages and, therefore, Owner shall be entitled to injunctive relief including, but not
limited to, restraining Homeowner from continuing to breach the Agreement or
continuing to violate any rules or regulations, term, or condition, or to allow a condition
violative of a rule or regulation, term or condition to exist or continue to exist.
14.2. Homeowner is responsible for the actions and conduct of all other
occupants, Residents or Additional Occupants of Homeowner's mobilehome and for 1he
actions and conduct of Homeowner's guests, licensees and invitees. Homeowner
agrees and acknowledges that any violation of the Rules and Regulations by any
person residing with Homeowner, or any guest of Homeowner, shall be deemed a
failure by Homeowner to perform an express term of this Agreement, and Owner may
terminate this Agreement pursuant to the Mobilehome Residency Law as a
consequence of such default.
15. MAINTENANCE OF LOT.
15.1. Homeowner shall at all times maintain Homeowner's mobilehome and the
Lot in a clean and sanitary condition, and shall cause all rubbish and other debris to be
removed from Homeowner's mobilehome and lot on a regular basis. Landscaping on
the Lot shall be watered and maintained by Homeowner, at Homeowner's expense.
Homeowner agrees not to unreasonably use water to water the landscaping to be used
on the Lot, and not to permit standing water, mud or other similar conditions to be
created on the Lot, and not to permit excessive water runoff on the Lot or outside the
Lot. In addition, Homeowner shall comply with all Park Rules and Regulations
pertaining to the maintenance of the Lot by Homeowner.
15.2. In the event Homeowner fails to maintain Homeowner's Lot as provided in
the Rules and Regulations, management may, upon giving prior written notice to
Homeowner, perform the required maintenance and charge Homeowner a reasonable
fee for said maintenance. The written notice shall state the specific condition to be
corrected, that management will perform the maintenance if Homeowner does not
perform such within fourteen (14) days of the written notice, and an estimate of the
charges to be imposed by management if the services are performed by management
or its agents .
16. ENTRY UPON HOMEOWNER'S LOT.
Except as otherwise provided by law, Owner, management and their agents and
employees shall have a right of entry upon the Lot for inspection for compliance with the
Rules and Regulations, maintenance and reading of utilities, maintenance of trees and
driveways and for maintenance of the Lot where Homeowner fails to maintain the Lot in
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LONG-lEW REHTAt.AG"£E'-'EH'J l'AGI! 17
accordance with the Rules and Regulations, and for the protection of the Park at any
reasonable time and as allowed by law. The Management may enter a home without
the prior written consent of the Homeowner in the case of an emergency or when
Homeowner has abandoned the home.
17. WAIVER OF DEFAULT.
No delay or omission in the exercise of any right or remedy of Owner on any
default by Homeowner and/or any other person shall impair any such right or remedy or
be construed as a waiver. No waiver by Owner of Owner's right to enforce any
provision hereof after any default on the part of Homeowner shall be effective unless
made in writing and signed by Owner, nor shall it be deemed a waiver of Owner's right
to enforce each and all of the provisions hereof upon any further or other default on the
part of Homeowner. The acceptance of Rent hereunder shall not be, or become
construed to be, a waiver of any breach of any term or provision of this Agreement or
any rule, regulation, term or provision contained in any document referred to in this
Agreement, nor shall it reinstate, continue or extend the term of this Agreement or affect
any notice, demand or suit hereunder.
18. TERMINATION OF TENANCY BY OWNER.
18.1. Homeowner's rights under this Agreement may be declared forfeited
and/or the tenancy may be terminated and/or Homeowner's right to renew his or her
tenancy may be denied in accordance with the provisions of the Mobilehome Residency
Law and other applicable law, at Owner's election. The issuance of a termination of
tenancy notice shall be considered an election to forfeit the tenancy within the meaning
of this Agreement.
18.2. If Homeowner remains in possession after Homeowner's tenancy has
been terminated, Homeowner shall pay to Owner an amount equal to the rental charges
Homeowner was paying to Owner at the time Homeowner's tenancy was terminated or
the maximum reasonable rental value, whichever is greater.
18.3. If all or a substantial part of the Park is damaged or destroyed due to
earthquake, fire, flood or other natural disaster or catastrophe, and if the cost of repairs
and rebuilding exceeds $250,000.00 or if, in Owner's sole opinion, the balance of the
Park is not suitable for a mobilehome park, then Owner may terminate this Agreement
upon sixty (60) days' written notice to Homeowner. Owner may exercise this option
even if loss to the Park may be covered all or in part by insurance.
19. TRANSFER OF OWNER'S INTEREST.
In the event Owner transfers Owner's interest in the Park, Owner shall be
automatically relieved of any obligations hereunder from the date of such transfer.
20. TERMINATION BY HOMEOWNER.
Homeowner may elect to terminate their tenancy upon no less than sixty (60)
days written notice of termination to Owner, provided that (1) all persons occupying the
Lot rented to Homeowner by this Agreement vacate the Lot and (2) Homeowner either
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LO"IG-TERM Rl!NTAL AGREEMENT PAGE18
(a) sells the mobilehome to a third party who has been approved by Owner for tenancy
in the Park in accordance with the terms set forth in the paragraph entitled "APPROVAL
OF PURCHASER AND SUBSEQUENT RESIDENTS", (b) removes the mobilehome
from the Park, or (c) abandons or vacates the mobilehome. If the Lot is voluntarily
vacated as a result of a transfer of legal ownership of the mobilehome, and it is not
removed from the lot, the Rent may be increased by Owner as to the next Resident. If
the Lot is voluntarily vacated as a result of the abandonment or removal of the
mobilehome, then Homeowner shall not be liable for Rent or other charges from after
the expiration of the 60 days (or more, if applicable), provided Homeowner gives written
notice they are irrevocably abandoning all personal property on the Lot.
21. APPROVAL OF PURCHASER AND SUBSEQUENT RESIDENTS.
21.1. Upon no less than sixty (60) days' prior written notice to Owner,
Homeowner may sell Homeowner's mobilehome at any time pursuant to the rights and
obligations of Homeowner and Owner under the Mobilehome Residency law and other
applicable law. Any rights granted to Homeowner or to Owner by the Mobilehome
Residency Law (including amendments, deletions, or modifications thereto) and by
other applicable law may be enforced by Owner or by Homeowner. Homeowner must,
however, immediately notify Owner in writing of Homeowner's intent to sell
Homeowners mobilehome. If the prospective purchaser of the mobilehome intends for
the mobilehome to remain in the Park, said purchaser must do the following before
occupying the mobilehome: (a) complete an application for tenancy (which may
include, among other things, a balance sheet, income and expense statement. and
supporting material, and a fee for obtaining a financial report or credit rating); (b) be
accepted for tenancy by the Owner; and (c) execute and deliver to Owner a new lease
agreement, a lease assignment agreement or other agreements as the case may be for
the occupancy of the Lot. This Agreement is subject to a mandatory assignment unless
the Park in its sole discretion requires a new lease agreement.
21.2. IF THE PURCHASER FAILS TO EXECUTE A LEASE AGREEMENT, A
LEASE ASSIGNMENT AGREEMENT OR OTHER AGREEMENTS AS THE CASE
MAY BE FOR THE OCCUPANCY OF THE LOT, SUCH PURCHASER SHALL HAVE
NO RIGHTS OF TENANCY. The lease agreement, Rules and Regulations and other
residency documents signed by the prospective purchaser may be different in their
terms and provisions than this Agreement, the Rules and Regulations, and other
residency documents now in effect.
21 .3. Notwithstanding anything contained herein to the contrary, Owner may, in
order to upgrade the quality of the Park. require the removal of the mobilehome from the
Lot upon its sale to a third party, in accordance with the provisions of the Mobilehome
Residency Law and other applicable law. Any rights granted either ei.57 8820 0 the 11.8 0 0 11.57 Tm (remo.8 196.57 T2.3853 0 0 12810.25.8 0 0 11.8 Tjsf.34 183.97 T 196.57e ) 11.me
mobilehome, to its appurtenances, or to an accessory structure as required by Owner,
pursuant to California Civil Code section 798.73.5.
22. RENT CONTROL AND ESTOPPEL CERTIFICATES.
22.1. Rent Control. HOMEOWNER EXPRESSLY ACKNOWLEDGES THAT
THIS AGREEMENT is exempt from City of San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance Title 5, Chapter 5.44 because the tenancy is for more than a
year. Homeowner also acknowledges that this Agreement may also be exempt from
local rental control if the Lot is not the principal residence of the Homeowner either
because Homeowner is receiving a homeowner's exemption for another property or
mobile home in California, or Homeowner's principal residence is out of state.
-v ~ti
Homeowner's Initials
22.2. Estoppel Certificates. Homeowner agrees that upon Park's request,
Homeowner must within ten (10) days execute, acknowledge and deliver to Owner, at
the election of Owner, either (1) a statement in writing in the form requested by an
institutional lender or a third party, or (2) a statement in writing in substantially the form
attached hereto, certifying, among other things, that this Agreement is unmodified and
in full force and effect (or if there have been modifications, that the same is in full force
and effect as modified and stating the modifications), and the dates to which the Rent
and other charges have been paid and stating whether or not Park is in default of the
performance of any covenant, agreement, term, provision, or condition contained in this
Agreement, or is in violation of any law, ordinance, or administrative regulation and, if
so, specifying each such default or violation, it being intended that any such statement
delivered pursuant hereto may be relied upon by Park or any other party who may
reasonably rely on such statement. Homeowner also agrees to execute and deliver
from time to ti me such estoppal certificates as any institutional lender or a third party
may require or request with respect to this Agreement.
22.3. Should any required estoppel certificate not be provided in a timely
fashion, it shall be conclusively presumed, and shall constitute a representation and
warranty by such party, that: (i) this Agreement is in full force and effect without
modification, except as may be represented by the requesting party; and (ii) Park is not
in breach, default, or violation in any of the respects referenced above.
22.4. The statement in writing in substantially the form attached hereto as
Exhibit "C", as referenced in paragraph 22.2 above, may also contain the following :
22 .4.1. The names of all occupants of the Lot;
22.4.2. Nature of occupancy for each individual identified as an occupant
(i.e., Additional Occupant, Resident, etc., shared tenancy under California Civil
Code§ 798.34(b), family member, etc.);
22.4.3. The legal owner and registered owner of the mobilehome;
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LONG-Tl!RM REHTAL AGREEMENT PAGE20
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22.4.4. Names and addresses of all lien holders of the mobilehome;
22.4.5. A copy of the current title document for the mobilehome and a
copy of the insurance policy or policies of Homeowner respecting fire, flood, and
general liability.
23. LIENS AND CLAIMS.
23.1. Prohibition Against. Homeowner shall not suffer or permit to be
enforced against Owner's title to the Park, or any part thereof, any lien, claim or demand
arising from any work of construction, repair, restoration or maintenance of the Lot or
mobilehome.
23.2. Removal of Liens by Homeowner. Should any lien, demand or claim be
filed, Homeowner shall cause it to be immediately removed. In the event Homeowner,
in good faith, desires to contest such liens, demand or claim, he/she may do so, but In
such case Homeowner agrees to and shall indemnify and save Owner harmless from
any and all liability for damages, including reasonable attorney's fees and costs,
resulting therefrom and agrees to and shall, in the event of judgment of foreclosure on
said lien, cause the same to be satisfied, discharged and removed prior to execution of
the judgment.
23.3. Removal of Liens by Owner. Should Homeowner fail to discharge any
such lien or furnish bond against the foreclosure thereof, Owner may, but shall not be
obligated to, discharge the same or take such other action as It deems necessary to
prevent a judgment of foreclosure on said lien from being executed against the property,
and all costs and expenses, including, but not limited to, reasonable attorneys' fees and
court costs incurred by Owner in connection therewith, shall be repaid by Homeowner to
Owner on written demand.
23.4. No Recording. Homeowner agrees not to record this Agreement or a
memorandum of this Agreement.
24. INDEMNIFICATION.
24.1. To the fullest extent allowable by law, and subject to any such legal
limitations, Owner and Park shall not be liable for any loss, damage or injury of any kind
whatsoever to the person or property of any Homeowner or Resident or to any of the
employees, guests, invitees, permittees or licensees of any Homeowner or Resident, or
to any other person whomsoever, caused by any use of the Park or Lot (including any
defect in improvements erected thereon) or the failure of any service or amenity, or
arising from any other cause whatsoever. As a material part of the consideration of this
Agreement, Homeowner hereby waives all claims and demands against Owner and
Park, and hereby agrees to indemnify and hold Owner and Park free and harmless from
liability for all claims and demands for any such loss, damage or injury, including
attorneys' fees, together with all costs and expenses arising therefrom or in connection
therewith . Nothing in this Paragraph 24.1 shall have the effect of an agreement by
Homeowner to indemnify and hold harmless the Owner or Park for the negligent or
willful acts or omissions of the Owner or Park, a breach of this Agreement by the Owner
or Park, or a breach of duty owed by the Owner or Park .
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LONG-TERM RENTAL AGREEMENT PAGE21
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24.2. Homeowner shall, at Homeowner's own expense, defend all actions
brought against Owner or Park for which Homeowner is responsible for indemnification
hereunder. If Homeowner fails to do so, Owner or Park (at Owner's option, but without
being obligated to do so) may, at the expense of Homeowner, defend such actions, and
Homeowner shall pay and discharge any and all amounts that arise therefrom.
25. INSURANCE.
Owner does not necessarily carry public liability or property damage insurance,
to compensate Homeowner, Homeowner's guests or any other person from any loss,
damage or injury expect those resulting from prior actions where Owner would be
legally liable for such loss, damages or injury. Homeowner agrees to maintain from an
admitted insurer (having a rating of at least A-at all times) a homeowner's insurance
policy for his/her mobilehome, with general liability coverage ("GLC") and hazard
insurance coverage, with insured limits of at least $100,000, listing in the policy the
name of the Owner and Owner's Park manager as an "additional interestn for notification
purposes. Said policy shall include extended coverage for homeowners, fire and other
casualty insurance on the mobilehome, other improvements and contents to the full
insurable value and such other insurance as is necessary to protect Homeowner,
Homeowner's invitees or others from loss or liability. Owner may during the term of this
Agreement make changes in the required insurance coverage or limits as determined
by Owner in its reasonable discretion. Homeowner agrees to provide a copy of all
insurance policies affecting the Lot to Owner upon ten (10) days' request. Homeowner
requests that in the event Homeowner does not provide said insurance, Owner may
obtain said insurance meeting the above coverages and bill Homeowner for the
insurance as additional rent. Owner shall have no obligation to obtain such insurance.
Owner may obtain such policy that protects Owner, but not Homeowner, to satisfy
Homeowner's obligation.
26. SUBORDINATION.
This Agreement, and any leasehold interest which may be created by it, shall be
subordinate to any encumbrance, restriction or declaration of record before or after the
date of this Agreement affecting the Park, the Common Areas, recreational facilities or
other facilities of the Park, or the Lot rented to Homeowner. Such subordination is
effective without any further act of Homeowner; however, Homeowner agrees, upon
request by Owner. to promptly execute and deliver any documents or instruments which
may be required by any lender or purchaser to effectuate any subordination, including
reasonable modifications to this Agreement, provided they do not increase the
obligations of Homeowner or materially adversely affect the interests of Homeowner
herein. If Homeowner fails to execute and deliver any such documents or instruments,
Homeowner hereby irrevocably constitutes and appoints Owner as Homeowner's
special attorney-in-fact to execute and deliver any such documents or instruments.
27. ABANDONMENT.
During the term of this Agreement or any period of holding over, Homeowner
shall not abandon the Lot or the mobilehome located thereon. In the event Homeowner
does abandon either the Lot or Homeowner's mobilehome, such action may (at Owner's
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LON~ TERM REKTAL AGRIEEMENT PAGE22
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sole option) be deemed as Homeowner's election to terminate this Agreement and
Owner shall have the rights afforded to Owner under California law to dispose of
Homeowner's mobilehome and personal property located on the Lot and within the
Park.
28. FIXTURES AND IMPROVEMENTS.
All landscaping and structures or other improvements permanently attached to or
embedded in the ground at the Lot {collectively, "Fixtures and Improvements"), shall
become a part of the realty upon their installation and belong to Owner. Upon
Homeowner vacating the Lot, such improvements shall remain upon and be
surrendered with the Lot. During the lease term, and at Homeowner's sole cost and
expense, Homeowner shall maintain all Fixtures and Improvements on the Lot in good
repair and condition. Homeowner shall be solely responsible, at Homeowner's sole
cost, for the maintenance, repair, replacement, paving and sealing of said Fixtures and
Improvements. Owner shall be responsible, at Owner's sole cost, for the maintenance,
repair, replacement, paving, sealing and other costs and expenses related to driveways
installed by the Park. Owner may, however, at Owner's sole option, permit Homeowner
to remove, at Homeowner's own expense, Owner installed Fixtures and Improvements,
provided that such approval, if any, is obtained In advance and is in writing signed by
Owner. Homeowner shall repair any damage to the Lot caused by the removal,
including, but not limited to, the filling in and leveling of holes or depressions and shall
leave the Lot in a neat and uncluttered condition with the Park's original engineered
grade intact.
29. EMINENT DOMAIN.
29.1 If the entire Park, or a portion thereof so that, in Owner's sole opinion, the
balance remaining is not suitable for a mobilehome park, is taken under the power of
eminent domain, or is sold to any authority having the power of eminent domain, either
under threat of condemnation or while condemnation proceedings are pending, then this
Agreement shall automatically terminate as of the date the condemning authority takes
possession. Any award for any taking of all, or any part, of the Park under the power of
eminent domain shall be the property of Owner, whether such award shall be made as
compensation for diminution in value of the leasehold or for taking of the fee or the
taking of any interest Homeowner may have had due to this Agreement or
Homeowner's tenancy in the Park. Nothing contained herein, however, shall be
deemed to preclude Homeowner from obtaining any award for loss of or damage to
Homeowner's removable personal property, or to give Owner any interest in such
award.
29.2 In the event that the taking or condemnation of part of the Park does not
result in the termination of this Agreement as provided above, then this Agreement shall
terminate as to that portion of the Park so taken or condemned and the payments to be
made under this Agreement as to that portion of the Park shall be abated and prorated
as of the date of possession of the condemning entity. This Agreement shall continue in
full force and effect as to that portion of the Park not so taken or condemned.
30. DELAY IN DELIVERY OF POSSESSION.
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LONG-TERM RENTAL AGREEMENT
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This Agreement shall not be rendered void or voidable by the inability of Owner
to deliver possession of the Lot to Homeowner at the beginning of the lease term, nor
shall any inability to deliver render Owner liable to Homeowner for loss or damage
suffered thereby. If Owner cannot deliver possession of the Lot, the Rent for the period
between the beginning of the term and the time when Owner can actually deliver
possession will be abated.
31. JOINT AND SEVERAL LIABILITY.
If Homeowner is more than one person, each person shall be jointly and
severally liable for the performance of Homeowner's obligations under this Agreement.
32. ENTIRE AGREEMENT.
This Agreement and the documents referred to herein constitute the entire
Agreement between Homeowner and Owner pertaining to the subject matter contained
herein and supersede all prior and contemporaneous agreements, representations and
understandings of the parties, whether written or oral.
33. FORCE MAJEURE.
If the performance by Owner of any of Owner's obligations or undertakings under
this Agreement is interrupted or delayed by any occurrence not occasioned by the
conduct of either party to this Agreement, whether that occurrence is an act of God or
public enemy, or whether that occurrence is caused by war, terrorist acts, pandemic,
riot, storm, earthquake, or other natural forces, or by the acts of anyone not party to this
Agreement, then Owner shall be excused from any further performance for whatever
period of time after the occurrence Is reasonably necessary to remedy the effects of that
occurrence.
34. NOTICES.
All notices required or permitted under this Agreement must be in writing and
may be served upon Owner or Homeowner by any lawful means. Owner, when
permitted by law, may serve Homeowner at his or her address in the Park by First Class
United States mail, postage prepaid , addressed to the Homeowner at his or her Lot
within the Park. Homeowner may serve Owner in the manner prescribed by Section
1162 of the Code of Civil Procedure. Service of legal notices on one Homeowner shall
be deemed service on all Homeowners signing this Agreement.
35. TIME OF ESSENCE.
Time is of the essence with respect to the performance of every provision of this
Agreement.
36. INVALIDITY OF PROVISIONS.
36.1. Should any provision of this Agreement be declared or determined by any
court of competent jurisdiction to be illegal or invalid, the validity of the remaining parts,
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LO-TERM RENTAL AOIU:1:MeNJ PAGE24
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terms or provisions of this Agreement shall not be affected thereby, and any such illegal
and invalid part, term or provision shall be deemed not to be a part of this Agreement.
36.2. If any of the provisions of this Agreement or the other documents used by
the Park fail in any way to be legally enforceable as written, then It Is unintentional and
all such provisions shall be deemed to be automatically revised to correctly reflect the
Owner's and Homeowners respective rights, obligations, and prerogatives.
Homeowner agrees to promptly notify Owner in writing of any such instance.
36.3. If any term or provision of this Agreement or other document used by the
Park shall, on its face or as applied be illegal or unenforceable or claimed by
Homeowner to be unenforceable, or illegal, Owner has the right, but not the obligation,
to excise or modify any provision herein to the extent, and during the period which, such
provision is deemed by any court of competent jurisdiction or claimed by Homeowner to
be illegal or unenforceable to reasonably address such claimed or actual illegality or
unenforceability.
37. CHOICE OF LAW.
This Agreement and all documents referred to in this Agreement shall be
construed and enforced in accordance with the laws of the State of California, except for
the Arbitration Agreement, if any, signed by Owner and Homeowner, which shall be
construed and enforced in accordance with the Federal Arbitration Act.
38. MEGAN,S LAW DISCLOSURE.
NOTICE: Pursuant to Section 290.46 of the Penal Code, information about
specified registered sex offenders is made available to the public via an Internet Web
site maintained by the Department of Justice at www.meganslaw.ca.gov. Depending on
an offender's criminal history, this information will include either the address at which
the offender resides or the community of residence and ZIP Code in which he or she
resides.
39. ALTERNATIVE DISPUTE RESOLUTION.
39.1. Mediation: Owner and Homeowner agree to mediate any and all disputes
between them relating to, arising out of, concerning, or connected with, without
limitation, this Agreement. the Park's residency documents, the interpretation and
enforcement of the Park's residency documents, the Homeowner's leasehold interest or
interests at the Park, the Homeowner's Lot or space or spaces at the Park, the Park's
Common Areas, services and facilities or the Park's operation and maintenance
pursuant to this Agreement. The following matters shall be exempt from mediation: (1)
unlawful detainer actions, (2) forcible detainer actions, and (3) rule violation injunctions
pursuant to Civil Code section 798.88.
39.1 .1. Mediation fees will be borne equally by the parties . If, for any
dispute or claim to which this paragraph applies, any party commences an action
(or files a complaint with any governmental entity, including the Department of
Housing and Community Development) without first attempting to resolve the
matter through mediation, or refuses to mediate after a request has been made,
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LONG-TERM RENTAL AGllcUleNT PAGE25
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then that party shall not be entitled to recover attorneys' fees, even if they would
otherwise be available to that party under this Agreement, In any such event.
39.1.2. To initiate the mediation process, a party must serve a notice of
demand for mediation which must provide: (i) a description of the dispute, (ii)
facts from which the dispute arises, including witnesses, dates, times, and
circumstances, and (iii) a description of the relief or action requested.
39.1.3. Within ten (10) days of serving the notice of demand, the party
requesting mediation shall attempt to employ the services of a third person
mutually acceptable to the parties to conduct and conclude such mediation within
forty-five (45) days of his or her appointment. If the parties are unable to agree
on such third person, they will apply to either Judicial Arbitration and Mediation
Services ("JAMS") or Judicate West for a list of five mediators from which each
side can eliminate two (2) names. If, on completion of the mediation, the parties
are unable to agree and resolve the dispute, then the dispute shall be referred to
arbitration or trial by reference as provided below.
39.1.4. Within fifteen (15) days of the selection of the mediator, each
party will submit a brief setting forth the party's position on the issues that need
to be resolved. The mediation will begin within five (5) days following submittal of
the memorandums and will be concluded within forty-five (45) days from the
beginning of the mediation unless the parties agree to extend the mediation
period. The mediation will be held in the county in which the Park is located or
another place acceptable to all parties.
39.1.5. Before the mediation proceedings begin, the mediator and all
parties to the mediation will execute an agreement to maintain confidentiality of
the proceedings, in order to exclude the use of any testimony or evidence
produced at the mediation in any subsequent dispute resolution, including court
proceedings, arbitration, or reference hearings. Further, the mediation
agreement will provide that the expenses of witnesses and consultants for either
side will be paid by the party producing the witnesses, and all other expenses of
the mediation, including required travel and other expenses of the mediator and
the cost of any witnesses or expert advice produced at the mediator's direct
request, will be paid equally by the parties unless they agree otherwise.
39.1.6. Owner (through its authorized agent or agents) and Homeowner
will attend the mediation sessions in person. Persons other than the parties or
the parties' representatives and the mediator may attend the mediation sessions
only with the permission of the parties. Confidential information disdosed to a
mediator by the parties or by witnesses during the course of the mediation will
not be divulged by the mediator. All records, reports, or other documents
received by the mediator will be kept confidential. There will be no stenographic
or tape recording of the mediation process.
39.2. Arbitration: IF, ON COMPLETION OF SUCH MEDIATION, THE PARTIES
ARE UNABLE TO AGREE AND SETTLE THE DISPUTE, THEN HOMEOWNER
REQUESTS THAT THE DISPUTE BE RESOLVED BY ARBITRATION AS
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LONG-'11:RM RENTAL AGREEMENT PAGE26
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REFLECTED IN THE SEPARATE ARBITRATION AGREEMENT ATTACHED AS
EXHIBIT K OR, IF NONE, BY TRIAL BY REFERENCE AS SET FORTH BELOW.
v/4-~~-r
Homeowners Initials
39.3. Trial by Reference: Any and all disputes between Owner and Homeowner
relating to, arising out of, concerning, or connected with, without limitation, this
Agreement, the Park's residency documents, the interpretation and enforcement of the
Park's residency documents, the Homeowner's leasehold interest or interests at the
Park, the Homeowner's Lot or space or spaces at the Park, the Park's Common Areas,
services and facilities or the Park's operation and maintenance pursuant to this
Agreement, except those subjected to arbitration pursuant to the signed Arbitration
Agreement attached to this Agreement, which fail to be resolved in mediation as
proscribed above, shall then be decided by trial by reference pursuant to California
Code of Civil Procedure section 638, et seq. Both Owner and Homeowner agree that
the court in which any action subject to this provision is filed shall immediately order a
trial by reference pursuant to California Code of Civil Procedure section 638(1 ), and that
either party may move the court to order the matter to reference pursuant to section 638
once the action is filed.
39.3.1. Owner and Homeowner agree that the referee for the trial by
reference shall be a retired judge from Judicial Arbitration and Mediation
Services ("JAMS") or Judicate West and that the parties shall select the referee
in the manner set forth above regarding selection of a mediator, and further
agree that the general reference shall be ordered to the selected referee
pursuant to California Code of Civil Procedure section 640.
39.3.2. The plaintiff in any action which is heard by reference pursuant to
this section shall pay all fees of the referee, if any, as fixed pursuant to Cal;fomia
Code of Civil Procedure section 1023, as well as all related costs, which are
necessary to try this matter by reference. Should the plaintiff fail to make any
payments in a timely manner, the part ies agree that the entire action shall be
dism issed with prejudice for failure to prosecute, either by the referee or upon ex
parte application to the court in which the action is filed. Following the trial by
reference, the referee shall award to the prevailing party the referee's fees and
related costs paid by the prevailing party, if any, which award shall become the
order of the court pursuant to California Code of Civil Procedure section 645.1.
39.3.3. Pursuant to California Code of Civil Procedure section 643, the
referee must submit a written statement of decision to the court within twenty (20)
days after the testimony is closed, after which the court may enter judgment
pursuant to California Code of Civil Procedure section 644.
39 .3.4 . Notwithstand ing anything to the contrary contained herein, the
parties agree that at any time prior to the last day for the referee to submit a
written statement of decision, or fifteen (15) days after service of the written
statement of decision on each party, whichever date is later, either party may
comply with the statement of decision entirely or in part. In the event that a party
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LONG-TERM RENTAL AGREEMENT PAGE'l:7
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timely complies with the statement of decision entirely or in part, judgment shall
not be entered on the statement of decision, or, alternatively, that portion of the
statement of decision with which the party complies. Upon compliance with the
statement of decision, or any portions thereof, the parties shall request that the
court not enter judgment thereon and, to the extent possible, to dismiss the
action, or, if judgment has been entered, that the court vacate the judgment or
the applicable portion of the judgment. In the event of a non-monetary claim, the
party shall be deemed to have complied with the statement of decision, or any
applicable portion, if that party timely stipulates to its intent to comply. In the
event of a monetary claim, the party shall be deemed to have complied with the
statement of decision, or any applicable portion, if the party timely tenders
payment to the other party.
39.3.5. Each party specifically retains their right to appeal any decision of
the referee, and subsequent judgment of the court, as permitted by law, including
but not limited to California Code of Civil Procedure section 645.
39.3.6. In addition to the matters to be arbitrated pursuant to the attached
Arbitration Agreement, the following matters shall be exempt from reference: (1)
Unlawful Detainer actions; (2) Forcible Detainer actions; and (3) Rule Violation
Injunctions per Civil Code section 798.88.
40. DUTY TO REPORT DEFECTS.
40.1. Homeowner shall report any observable defect in the Park's Common
Facilities, Common Areas, utility services of the Park, landscaping, or other services
and facilities which are to be maintained by Owner. Homeowner shall give such notice
in writing to the Park's resident manager by registered U.S. Mail (return receipt
requested) within sixty (60) days of Homeowner's discovery of any such defect, so that
such conditions may be corrected within a reasonable period of time by the Park.
40.2. Homeowner further agrees that if Homeowner fails to report any such
defects in writing by certified mail within sixty (60) days of its discovery, Homeowner is
in substantial violation of this Agreement. Should Homeowner fail to report any such
defect within six (6) months of its discovery, Homeowner does by signing this
Agreement waive and shall be deemed to have waived any damages Homeowner had
or has by reason of such unreported defect completely and w~qu~n.
Homeowner's Initials
41. RELEASE OF CLAIMS.
41.1. As a material part of the consideration for this Agreement, Homeowner
hereby waives, releases and discharges Owner and Park and each and all of Owner's
and Park's present and former partners, officers, directors, agents, representatives,
employees and attorneys and each and all of Park's and Owner's respective heirs,
successors, executors, administrators and assignees of each from and against any and
all claims, agreements, contracts, covenants, representations, obligations, losses,
liabilities, demands and causes of action which Homeowner may now or hereafter have
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LONG-TE1!M REHTALAGREEMENT PAGE28
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or claim to have against Owner or Park, by reason of any matter or thing, whether of a
personal or business nature, whatsoever, to and including the date hereof. Homeowner
hereby waives any and all rights which Homeowner may have under the provisions of
Section 1542 of the Civil Code of the State of California, which section reads as follows:
"A general release does not extend to claims that the
creditor or releasing party does not know or suspect to exist
in his or her favor at the time of executing the release and
that, if known by him or her, would have materially affected
his or her settlement with the debtor or released party."
41.2. It is understood by Homeowner that, if the facts or law with respect to
which the foregoing release as given turn out hereafter to be other than or different from
the facts or law in that connection now known to be or believed by Homeowner to be
true, then Homeowner expressly assumes the risk of the facts or law turning out to be
so different, and agrees that the foregoing release shall be in all respects effective and
not subject to termination or rescission for any such difference in facts or law. This
provision "RELEASE OF CLAIMS" shall not, and does not, apply to any finding by a
court or arbitrator of Owner's or Park's willful violation of the California Mobilehome
Residency Law. ~ ~(
Homeowner's Initials
42. SUBLEASING AND ASSIGNMENT.
Subleasing of the Lot is not permitted except as otherwise set forth in the Park's
Rules and Regulations and for the reasons authorized by California ~i~i) ~ode section
798.23 and 298.23.5 unless otherwise prohibited by exlsllng ~ \JV
Homeowners Initials
43. INSPECTION OF LOT AND PARK.
43.1. By signing this Agreement. Homeowner acknowledges that Homeowner
has carefully inspected the Lot to be leased and all the Park's facilities, has found them
to be In good and sanitary order, condition and repair as represented by Park to
Homeowner, either orally or in writing, and to the extent that they are not exactly as
represented, either orally or in writing, agrees to accept them as they are.
43.2. Homeowner further acknowledges that Park is not a "security" Park, and
that Owner is not responsible for any damage or injury in, on or to Ho eowner's Lot,
mobilehome, personal property or person. Homeowner understands at Homeowner
should maintain Homeowner's own security precautions .
Homeowner's Initials
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LON(p R1W RENTAL AGREBlEHT PAGE 29
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44. HOMEOWNER'S RESPONSIBILITY FOR WATER/EARTH MOVEMENT
DAMAGE.
44.1. Except to the extent, if any, prohibited by law, Homeowner assumes any
and all liability for any loss, injury, or damage to Homeowner, Resident, Homeowners
guests, invitees, permittees, or licensees, to Homeowners Lot, to Homeowner's
mobilehome, to improvements at or upon Homeowner's Lot (induding, but not limited to,
any accessory equipment or storage building), or to Homeowner·s personal property
from flow of ground water, surface water and/or flood water, from subsidence, from
erosion, from earth movement, or from resultant mud and debris.
44.2. Homeowner hereby agrees to indemnify and hold Park and Owner
harmless from any such loss, injury, damage or expense, including, without limitation,
reasonable attorneys' fees and expenses of litigation which the Park or Owner may
suffer. Homeowner is encouraged to obtain the necessary insurance and to undertake
all precautions necessary to stabilize Homeowner's mobilehome and accessory
equipment, including, but not limited to, the bracing of Homeowner's mobilehome and
obtaining a civil engineer's report respecting Homeowner's use of the Lot.
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Homeowner's Initials
45. HOMEOWNER'$ RESPONSIBILITY FOR LOT GRADE.
45.1. The grade of space is calculated by dividing the distance from the highest
elevation on space to the lowest elevation on space by the distance between those two
points. A space grading that is perfectly level would have a grade of 0%. A space with
an elevation change of 2 feet over a 100-foot distance would have a grade of 2%.
45.2. Homeowner acknowledges and agrees that the Lot's grade and earth
adjacent to Lot can and may be greater than 2% and that the Lot and area adjacent to
Lot could and may, over time, develop a greater grade than 2%.
45.3 . Homeowner acknowledges and agrees that while there might be a
minimum grade required to maintain Lot drainage, there is no maximum grade that Park
is required under applicable law to maintain on or adjacent to Lot.
45.4. Homeowner acknowledges and agrees that grade erosion due to,
including, without limitation, rain, flooding, irrigation , pipe breaks, animals, wind,
temperature change, earthquake, subsidence, earth movements, naturally occurring
conditions or acts of God, or adjacent to Lot constitutes a "natural occurrence" over
which the Park has not control and for which the Park Is not responsible to maintain, to
the fullest extent allowed by law.
45.5. In the event that the grade of the Lot or grade of the area adjacent to Lot
increases over time, and to the fullest extent allowed by law, the Homeowner agrees to
timely remove any improvements adversely affected by such grade change or make any
and all appropriate and required structural changes to such improvements, at
Homeowner's sole expense, in order to allow such improvements to remain on the Lot,
including, without limitation, re•grading, structural piers and retaining walls.
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LONG-TEiu. RENTAL AGREEMENT
45.6. In the event that the Homeowner or any governmental agency including,
without limitation, the California Department of Housing and Community Development
{"HCD"), or local county or city determines that grading or other work must be
performed on Lot, then Homeowner, to the fullest extent allowed by law, agrees to
timely remove all improvements from the Lot and the Park, at Homeowner's sole
expense, for the Park to accomplish such required grading construction. Homeowner
will not be required to pay Rent during such grading construction. After completion of
such grading and other construction, should Homeowner determine to return the
improvements, including the home, to the Lot, then may do so at Homeowner's sole
expense, but only after complying with all then existing Park Rules and Regulations and
architectural standards and governmental requirements, including California Title 25
and the Mobilehome Residency Law, as may be required by HCD, county and/or city .
45.7. To the fullest extent allowed by law, the Parties agree that Park is not
and will not be responsible for damage to Homeowner's Home and property caused by
grade changes on Lot or grade changes on the area adjacent to Lo~ ~ '(
Homeowner's Initials
46. THIRD-PARTY RIGHTS.
Nothing in this Agreement, express or implied, is intended to confer upon any
person other than Homeowner and Owner, any rights or remedies under or by reason of
this Agreement. Furthermore, Homeowner agrees that Homeowner is not a third-party
beneficiary of any other agreement between Owner and any other Resident of the Park.
47. HEADINGS.
The headings of the paragraphs contained in this Agreement are for convenience
only and shall not be deemed to control or affect the meaning or construction of this
Agreement.
48. EXECUTION IN COUNTERPARTS.
This Agreement may be executed in two or more counterparts, each of which
shall be deemed an original, but all of which together shall constitute one and the same
instrument, and a fully executed copy of this Agreement may be used with the same
force and effect as an original. The parties agree that signatures may be transmitted or
received via facsimile or e~mail.
49. ATTORNEY'S FEES.
In any action or proceeding to enforce this Agreement or any provision of th is
Agreement, the prevailing party shall be entitled to recover reasonable attorney's fees
and all other costs incurred.
50. CONSTRUCTION.
For purposes of construction, this Agreement shall be deemed to have been
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LOIG-TERM RENTAL AGREEMENT PAGE31
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jointly drafted by the respective parties and the rule of construction of contracts that
ambiguities are construed against the drafting party shall not be applied against any
party. The Parties hereby waive the provisions of California Civil Code Section 1654.
51. ACKNOWLEDGMENTS.
51.1. Homeowner represents and acknowledges that this Agreement is being
entered into between Owner and Homeowner for the personal and actual residence of
Homeowner.
Homeowners Initials
51.2. Homeowner understands, agrees, and acknowledges that Homeowner is
acquiring a leasehold for a limited period of time and is purchasing (or has purchased)
only the mobilehome which occupies the Lot. Ownership of the mobilehome Lot
remains with Owner. The price, appraisal, or stated value of the mobilehome, may
reflect not only the mobilehome's value, but its ''site" value; that being the willingness of
a lender to finance or a purchaser to pay a larger amount for the mobilehome by virtue
of its location in this Park. In other words, the mobilehome may be worth substantially
less off the Homeowners Lot than on the Homeowners Lot. Homeowner understands
that Homeowner is not entitled to receive any value for Owner's property, or to receive
any value by virtue of having a mobilehome located at the Park or on the Lot.
-f.Jv}v~
Homeowner's Initials
51.3. Notwithstanding anything set forth herein to the contrary, in the event that
Owner elects to subdivide the Park to provide for the conversion to a subdivision,
cooperative or condominium, Homeowner agrees that Homeowner shall execute a
petition indicating Homeowner's support for conversion of the Park to resident
ownership in accordance with Government Code §§ 6641 0 and 66428 .1, et seq., as
such statutes may be amended from time to time.
Homeowner's Initials
51.4. If this Agreement is being provided pursuant to California Civil Code
section 798 .75(a), then upon execution by parties to this Agreement, any tenancy
created thereby, shall be null and void, and of no force and effect, unless and until: (1)
seventy-two (72) hours have elapsed after Homeowner and Owner have executed this
Agreement and no rescission right was exercised; (2) escrow is closed within fourteen
(14) days of execution of this Agreement by both Parties; (3) at least one (1) person
executing this Agreement as "Homeowner" is the registered owner of the mobilehome
on the Lot; (4) Homeowner assumes physical occupancy of the mobilehome on the Lot
within thirty (30) days of the execution of this Agreement; and (5) H_omrner provides
Owner with proof of tifle transfer. ~ V
Homeowners Initials
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LONG-TERM IU!NTAL AGREEMENT PAGE32
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51.5. If this Agreement is being offered to a prospective Homeowner,
Homeowner acknowledges that Homeowner provided Owner an application for
residency. Homeowner represents and understands that such application is true and
correct and that any material misrepresentation or omission by Homeowner on the
application may at the sole election of Owner, result in the termination of this Agreement
and the tenancy created hereunder.
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Homeowner's Initials
51.6. ACKNOWLEDGMENT OF HOMEOWNER'S INVESTIGATION.
Homeowner warrants that he/she has read this Agreement and does not rely upon
anything said or done by Owner or management in deciding to enter into and execute
this Agreement beyond what is represented in this Agreement. Homeowner represents
that he/she is a sophisticated renter with respect to this Agreement and possesses
equal bargaining power with Owner. Homeowner represents that he/she has made all
investigations necessary before executing this Agreement. This Agreement is the
product of arm's length negotiations between sophisticated~ (
Homeowners Initials
51.7. If this Agreement is being offered to a prospective Homeowner,
Homeowner acknowledges receipt from Park Management of a Mobilehome Park
Rental Agreement Disclosure Form (pursuant to California Civil Code§ 798.75.5}, and
Homeowner further acknowledges that Homeowner received the Mobilehome Park
Rental Agreement Disclosure Form at least three (3) days prior to execution of this
Agreement.
Homeowner's Initials
51 .8. ACKNOWLEDGEMENT OF PARK'S RIGHT TO OFFER DIFFERENT
LEASES TO DIFFERENT RESIDENTS. Homeowner acknowledges that the Park has
and will continue to offer different leases on different terms with different starting rental
rates. Homeowner acknowledges that such practice is lawful, fair and reasonable under
the applicable statutory and case law, including the Mobilehome Residency Law.
cjy ~v
Homeowner's Initials
51.9. Homeowner acknowledges that Homeowner has had the o portunity to
read this Agreement and consult independent counsel regar ·ng this Agre ment.
Homeowner's Initials
51.10. Any claim , demand, right or defense of any kind by Homeowner which is
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LON~ TElll1 RENTAL AGREEMENT PAGE33
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based upon or arises in connection with this Agreement or the negotiations prior to its
execution, shall be barred unless Homeowner commences a lawsuit or other form of
alternative dispute resolution thereon, or interposes in a legal proceeding a defense by
reason thereof, within one (1) year as may be extended by Civil Code § 798.84, after
the date of the inaction or omission or the date of the occurrence of the event or of the
action to which the claim, demand, right or defense relates, whichever applies.
k trcV'
Homeowner's Initials
51.11. Homeowner agrees and acknowledges that Owner has the right to adjust
the lot lines of Homeowner's Lot. Upon a request of Owner to adjust a lot line,
Homeowner agrees and consents to such adjustment and agrees to execute any
documents required by the California Department of Housing and Community
Development or other governmental agency with jurisdiction to adjust such lot line. To
the extent that such adjustment decreases the size of the Lot, Owner shall
proportionately decrease Base Rent for the Lot. Should a lot line adjustment require
that Homeowner relocate Homeowner's mobilehome and accessory equipment,
Homeowner further agrees and acknowledges that Owner shall pay the expense to
relocate Homeowner's mobilehome and accessory equipment to another suitable Lot in
the Park to the extent necessary to bring the mobilehome and accessory equipment in
the new Lot into compliance with applicable setback ru~ \j V
Homeowner's Initials
IN WITNESS WHEREOF, Owner and Homeowner have executed this Agreement as of
the day and year written below, further acknowledging and agreeing that all blank
spaces have been completely filled in prior to such execution.
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Authorized Agent
HOMEOWNER
Dated: I· f O '"'2--_7 __ .;.__.;.__ _____ _
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LONG-TERM lll!NTAL AGREl!MENT PAGE34
HOMEOWNER
Dated: ~ • \ 3-Z :3 --------:¾.Q~-. Va.w~~ /r---
Clearly print name: VO..""-S~{:,, V~)._,,..
South Peale
LONG-TERM Rl!NTAL AGKl:l!MENT PAGE35
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ACKNOWLEDGMENT AND Agreement BY RESIDENT AND/OR ADDITIONAL
OCCUPANT:
The persons signing below hereby acknowledge and agree to the following:
1. That they are not a "Homeowner" as defined by the Mobilehome Residency Law
and this Agreement.
2. That they are bound by the Park's Rules and Regulations and all other
obligations pursuant to this Agreement (except for the obligation for payment of rent).
3. That they have no rights of tenancy pursuant to the Mobilehome Residency Law.
RESIDENT/ ADDITIONAL OCCUPANT
Dated: ~
Clearly print name: {.;lJk \}~
RESIDENT/ ADDITIONAL OCCUPANT
Dated:
Clearlyprintname: V~~ V~-v--'
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LONG-TERM RENTAL AGREEMENT PAGE36
EXHIBIT B
I
I
THIS VALIDATED REGISTRATION CARD OR A FACSIMILE COPY IS TO BE KEPT WITH THE
VEHICLE FOR WHICH IT IS ISSUED. THIS REQUIREMENT DOES NOT APPLY WHEN THE
VEHICLE IS LEFT UNATTENDED. I T NEED NOT BE DISPLAYED. PRESENT IT TO ANY PEAC
OFFICER UPON DEMAND. IF YOU DO NOT RECEIVE A RENEWAL NOTICE, USE THIS FORM
TO PAY YOUR RENEWAL FEES OR NOTIFY THE DEPARTMENT OF MOTOR VEHICLES OF THE
PLANNED NON -OPERATIONAL STATUS (PNO) OF A STORED VEHICLE. RENEWAL FEES MUST
BE PAID ON OR BEFORE THE REGISTRATION EXPIRATION DATE OR PENALTIES WILL BE
DUE PURSUANT TO CALIFORNIA VEHICLE CODE SECTIONS 9552 -9554.
NOTE: TRAILER COACHES MUST BE REGISTERED AND ARE NOT ELIGIBLE FOR FILING
A STATUS OF PLANNED NO~NC0PERAT_f 0N~. ""'. /2 ;(,,/ \'.11Rex,. -~·· /h.V. \ • ,,s,
EVIDENCE OF LIABILITY INSURAAJCE FROM XQ._UR tN~Ur:CE COMPANY MUST BE PROVIDED
TO THE DEPARTMENT WITH THE fA~_J'<.,.{2f~REN~A.._!i,~ EES. EVIDENCE OF LIABILITY
INSURANCE IS NOT REQUIRED W~T~~EGIS!R;ATipN M~ EWAL OF OFF-HIGHWAY VEHICLES,
TRAILERS, VESSELS, OR IF YOU;FILE~As PNO 0~ ~JtvEHICLE.
' -~9 !,-,' WHEN WRITING TO DMV, ALWAYS ~\~E,Y9.PR ~q¼~ ~~E, PRESENT ADDRESS, AND THE
VEHICLE MAKE, LICENSE, AND IDENTIF~CAT ION~BERS.
~
************** DO NOT DETACH -REGISTERED OWNER INFORMATION **************
TA1l R I
'J
~
r fl'ARTl'(MMF AINOR VEl«'llS
A Public $ervfr~P, f1n,:,n,...,
REGISTRATION CARD VALID FROM: 04/14/2018 TO: 04/30/2019
MAKE YR MODE L YR 1 S T SOLO
CHA 2018 2018
BODY T YPE MODEL MP MO
CCH ZS
'l"YPE VE'.HICLE USE DATE ISSUED
TRAILER 05/03/18
REGISTERED OWN ER
145 SOUTHSLO LLC
14 5 SOUTH ST ;ttAW
SN LUIS OBISP
CA 93401
U~OLDER
VLF CLASS TYPE VEH
NN 41T
CC/A LCO D'l' FEE RECVD PIC
40 05 /03 /18 5
AMOUNT DUE: AMOUNT RECVD
$ 564.00 CASH
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TY PE L I C LZC'£NSE NUMB E R
40
VEHICLE I D NUMBER
STI CKER ISSUED
K5446517
AMOUNT PA I D
$ 564.00
AOl 691 C4 0056400 0042 CB A01 050318 40 1MP2076 28~
EXHIBIT C
\ "
Home Purchase Agreement
I. PARTIES-[please print]
California MHP Investors 3, LLC (Seller) agrees to sell and convey to
....:::L=i=n=d=a=V:::::::::a:::le=n=t=in=e================ (Purchaser). And Purchaser agrees
To buy from Seller the Property described below.
II. PROPERTY [insert description of the home and address where home is currently located]:
Year: 20 18 Width: 11 '5" Length: 36'9" -------
Make: champion Model: -------
Serial Number:
C t Add 145 South st #A28 San Luis Obispo CA 93401 urren ress: ____________ _
Legal Description of Land if being included in Loan: _N_A _________ _
Ill. PURCHASE PRICE
The Parties agree that the total purchase price is$ 95000 (plus all applicable sales
"f ) S I TB D O h Buyer to pay title/OMV fees Th I h . tax, 1 any . a es Tax_______ t er _______ . e tota pure ase price
includes a deposit in the amount of$ 2000 [enter N/A if no deposit will be
or has been paid by the Purchaser].
IV. MISCELLANEOUS
Seller
Seller
(a) Financial Contingency-loan to be obtained. This agreement is conditional upon Ability to
obtain a loan to purchase the Property.
(b) Seller warrants that he/she/it is conveying title to the home and land, if applicable, Free and
Clear of all liens and encumbrances.
Date Buyer Date
Date Buyer Date
EXHIBIT D
From:Evan Harris
To:Melissa Lawley; Judy Tsai; Jessica Lu
Subject:Re: [EXTERNAL] South Peak v. Valentine
Date:Friday, June 6, 2025 11:31:47 AM
Attachments:image011.png
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Hello Melissa,
Ms. Valentine has officially vacated the unit. The unit is now unoccupied, and all of her belongings
have been removed. Please mail the check at your earliest convenience.
Additionally, I want to inform you that Ms. Valentine plans to hire a contractor to repaint the interior.
As she retains ownership and access to the property, this project should proceed smoothly.
Best,
Evan Harris (he/him) | Staff AttorneyCalifornia Rural Legal Assistance, Inc. eharris@crla.org (805) 544-7994NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that anydissemination, distribution, or copying of this communication is strictly forbidden. If you have received thiscommunication in error, please notify us immediately.
From: Melissa Lawley <melissa@harmonycom.com>
Sent: Friday, June 6, 2025 8:47 AM
To: Evan Harris <eharris@crla.org>; Judy Tsai <judy@judytsai.com>; Jessica Lu <jessica@judytsai.com>
Subject: RE: [EXTERNAL] South Peak v. Valentine
Thank you
Thank you,
Melissa Lawley
Senior Regional Manager
logo
6653 Embarcadero Drive, Ste. C
Stockton, CA 95219
EXHIBIT E
May 30, 2025
Harmony Communities
c/o South Peak Mobile Home Park
145 South Street
San Luis Obispo, ca 93401
Judy Tsai
Law Office of Judy Tsai
710 Lakeway Drive, Ste. 180
Sunnyvale, CA 94085
Re: Proposed South Peak Mobile Home Park Rent Increase
To Judy Tsai and Harmony Communities:
The City is in receipt of information suggesting that the management of South Peak
Mobile Home Park may be operating out of compliance with the San Luis Obispo Mobile Home
Park Rent Stabilization Ordinance (the “Ordinance.”) Specifically, the City has received a report
from Linda Valentine’s legal counsel that you have proposed a 108% increase in space rent for a
mobile home upon sale in place, in violation of San Luis Obispo Municipal Code (“SLOMC”) §
5.44.060(C), as to Space A28.
Ms. Valentine’s counsel reports that South Peak declines to recognize Ms. Valentine as a
“tenant.” SLOMC § 5.44.020(D) defines “mobile home tenant” or “tenant” as “any person entitled
to occupy a mobile home within a mobile home park pursuant to ownership of the mobile home
or under a rental or lease agreement with the owner of the mobile home.” It is the City’s position
that, under the Ordinance, Ms. Valentine is a person “entitled” to occupy the mobile home pursuant
to her ownership thereof.
The report also indicates that South Peak management is improperly excluding certain
types of homes from the Ordinance. The Ordinance does not define “mobile home,” either by
inclusion or exclusion. However, the Purpose and Intent statements are guiding. The City’s
legislative body identified certain characteristics of mobile homes that warrant protection against
unreasonable rent increases: “high cost and impracticability of moving mobile homes, the potential
for damage resulting therefrom, the requirements relating to the installation of mobile homes,
including permits, landscaping and site preparation, the lack of alternative homesites for mobile
home residents, and the substantial investment of mobile home owners in such homes[.]” (SLOMC
5.44.010). Homes typically considered “mobile homes” and any other structure described by the
above are subject to the protections of the Ordinance. Additionally, Section 798.3 of the
Mobilehome Residency Law includes in the definition of a mobile home within a mobile home
park,
trailers and other recreational vehicles of all types defined in Section
18010 of the Health and Safety Code, other than motor homes, truck
campers, and camping trailers, which are used for human habitation
if the occupancy criteria of either paragraph (1) or (2), as follows,
are met:
(1) The trailer or other recreational vehicle occupies a
mobilehome site in the park, on November 15, 1992, under a rental
agreement with a term of one month or longer, and the trailer or
other recreational vehicle occupied a mobilehome site in the park
prior to January 1, 1991.
(2) The trailer or other recreational vehicle occupies a
mobilehome site in the park for nine or more continuous months
commencing on or after November 15, 1992.
(Ca. Civ. Code § 798.3.) “Mobilehome” does not include a trailer or other recreational vehicle
located in a recreational vehicle park subject to the Recreational Vehicle Park Occupancy Law. It
is the City’s understanding that Ms. Valentine’s trailer is used for human habitation and has
occupied a mobile home site in South Peak Mobile Home Park for nine or more continuous months
and therefore meets the definition of a mobile home.
Finally, SLOMC §5.44.060(C) states that monthly space rent may, upon change of
ownership affecting a mobile home, be increased by no more than ten percent of the space rent
existing at the time of such change when the change of ownership does not result in vacation of
the space. This limitation is intended to be absolute; in adopting Section 5.44.060(C), the City
Council recognized that, prior to the limitation, “Tenants in mobile home parks desiring to sell
their mobile homes may have difficulty finding buyers because, upon a change of ownership, the
park owner is able to raise the rent without regard to the city’s mobile home rent stabilization
ordinance.” (see Ordinance No. 1226 (1992) Series) and SLOMC §5.44.010(E).) It is the City’s
position that this section governs the permissible rent increases for spaces upon change in
ownership in place, including Space A28, notwithstanding the unlawful detainer filed against Ms.
Valentine and subsequent stipulated judgment executed by the parties.
Please consider this letter the City’s notice that management’s proposed increase in the
space rent for space A28 at South Peak Mobile Home Park by 108% upon change in ownership
would constitute a violation of the San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance.
Sincerely,
Sadie Symens
Deputy City Attorney
EXHIBIT F
From:Jason Dilday
To:Sadie Symens
Cc:Matt Davies
Subject:RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Date:Thursday, June 19, 2025 3:25:00 PM
Attachments:Space A28.pdf
Ms. Symens,
As Matt mentioned and explained more fully below, we disagree that the San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance (the “Ordinance”) applies to Ms. Valentine’s RV at Space A28.
The Ordinance’s protections apply to “mobile homes,” a term undefined in the text but clearly tied to structures
with “high cost and impracticability of moving” and “requirements relating to installation” (SLOMC §5.44.010). Ms.
Valentine’s RV, as a vehicle registered with the DMV and designed for mobility, does not meet these criteria.
Unlike mobile homes, which are structures registered with HCD, RVs are built for easy relocation and lack the
burdens of cost, damage, or site preparation that the Ordinance addresses. The Ordinance’s focus on these
unique challenges does not extend to RVs.
Even if the RV were considered a mobile home, Ms. Valentine does not qualify as a “tenant” under SLOMC
§5.44.020(D), which defines a “tenant” as “any person entitled to occupy a mobile home within a mobile home
park pursuant to ownership of the mobile home or under a rental or lease agreement with the owner of the mobile
home.” The RV is required to remain vacant until sold, meaning Ms. Valentine is not currently “entitled to occupy”
it, as the Ordinance requires for tenant status.
The Ordinance does not incorporate Cal. Civ. Code §798.3(b), which extends certain Mobilehome Residency Law
(MRL) protections to RVs meeting specific occupancy criteria. Enacted after the Ordinance’s last amendment in
1988 (Ord. 1117), §798.3(b) is irrelevant unless explicitly adopted, which the Ordinance does not do. The City
cannot retroactively apply a modern state law definition to a 1988 ordinance without legislative action. Using the
MRL’s 1988 definition undermines the City’s position:
Mobilehome is a structure designed for human habitation and for being moved on a street or
highway under permit pursuant to Section 35790 of the Vehicle Code. Mobilehome includes a
manufactured home, as defined in Section 18007 of the Health and Safety Code, and a
mobilehome, as defined in Section 18008 of the Health and Safety Code, but does not include a
recreational vehicle, as defined in Section 799.24 of this code and Section 18010 of the Health
and Safety Code or a commercial coach as defined in Section 18001.8 of the Health and Safety
Code.
Moreover, under the MRL, an RV is not a mobilehome. While §798.3(b) may grant RV tenants certain protections
after nine months of occupancy, it does not classify RVs as mobilehomes. Unlike actual mobilehomes, section
798.73 explicitly permits parks to require RV removal upon sale.
In summary, the Ordinance’s protections do not extend to Ms. Valentine’s RV, which is neither a mobile home nor
occupied by a qualifying tenant. We remain committed to complying with all applicable laws and invite further
discussion if the City believes additional facts warrant a different conclusion. Attached is the 2018-2019 DMV
registration card for the RV that we had in the file as well as Ms. Valentine’s purchase agreement.
Thank you.
Jason Dilday
949-891-1627
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 18, 2025 6:25 PM
To: Sadie Symens <ssymens@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>
Subject: Re: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie
Yes we received it. We disagree for numerous reasons. Jason will respond to you tomorrow. I’ll also reforward
you my email to the other tenant you were on so you have it. In my opinion this is the same scenario, however
Jason will provide a much more robust response.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jun 18, 2025, at 6:20 PM, Symens, Sadie <ssymens@slocity.org> wrote:
Hello Mr. Davies,
The last I received from you was an email on June 10th saying you would get back to me, but I do
not believe you have done so until today. I apologize if I missed an email. Does South Peak have
a response to the arguments I set forth in the letter from May 30th? I have attached it again here. I
will also note that South Peak has referred to the mobile home as such in at least two documents,
including the lease agreement and the Information for Prospective Homeowners dated May 1,
2025. Absent information from South Peak that this structure is not subject to the Mobile Home
Park Rent Stabilization Ordinance (beyond the stated assertion that the structure is a recreational
vehicle, which, for the reasons set forth in my letter, is not determinative), the City intends to
pursue enforcement as stated below.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
71
From:Zion, Sarah
Sent:Friday, September 19, 2025 2:41 PM
To:Symens, Sadie
Cc:Belghoul, Amel
Subject:FW: Notice of Review- Davies
Attachments:Citation Appeal_FINAL.pdf
From: Nancy Gomez <nancy@harmonycom.com>
Sent: Friday, September 19, 2025 2:30 PM
To: Zion, Sarah <SZion@slocity.org>
Cc: Belghoul, Amel <ABelghou@slocity.org>; Jason Dilday <jason@harmonycom.com>; Matt Davies <matt@harmonycom.com>
Subject: RE: Notice of Review- Davies
Good afternoon Ms. Zion,
Attached please find the appellant’s written Administrative Appeal.
Your September 4, 2025 letter indicated that written evidence must be submitted at least 10 days prior to the
hearing, which falls on September 19, 2025. We assume this deadline applies equally to the City (e.g., City
Attorney’s oƯice), but if that is not the case, please let us know.
In addition, we formally request copies of any evidence or written materials submitted by the City to the hearing
oƯicer beyond the administrative record that accompanied your September 4, 2025 letter.
Thank you,
Nancy Gomez
Paralegal
6653 Embarcadero Drive, Ste. C
Stockton, CA 95219
Direct: (209)926-7457
Main: (209)932-8747
nancy@harmonycom.com
72
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, September 4, 2025 1:17 PM
To: Matt Davies <matt@harmonycom.com>
Cc: Belghoul, Amel <ABelghou@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: Notice of Review- Davies
Matthew Davies,
Please see the attached.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
75
From:Nancy Gomez <nancy@harmonycom.com>
Sent:Friday, September 19, 2025 2:18 PM
To:Zion, Sarah
Cc:Belghoul, Amel; Jason Dilday; Matt Davies
Subject:RE: Notice of Review- Davies
Attachments:Citation Appeal_FINAL.pdf
Good afternoon Ms. Zion,
Attached please find the appellant’s written Administrative Appeal.
Your September 4, 2025 letter indicated that written evidence must be submitted at least 10 days prior to the
hearing, which falls on September 19, 2025. We assume this deadline applies equally to the City (e.g., City
Attorney’s oƯice), but if that is not the case, please let us know.
In addition, we formally request copies of any evidence or written materials submitted by the City to the hearing
oƯicer beyond the administrative record that accompanied your September 4, 2025 letter.
Thank you,
Nancy Gomez
Paralegal
6653 Embarcadero Drive, Ste. C
Stockton, CA 95219
Direct: (209)926-7457
Main: (209)932-8747
nancy@harmonycom.com
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, September 4, 2025 1:17 PM
To: Matt Davies <matt@harmonycom.com>
Cc: Belghoul, Amel <ABelghou@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: Notice of Review- Davies
Matthew Davies,
Please see the attached.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
76
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
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APPELLANT’S ADMINISTRATIVE APPEAL
Jason Dilday SBN: 215968
6653 Embarcadero Drive, Ste C.
Stockton, CA 95219
(209) 653-7575
jason@harmonycom.com
Attorney for Appellant
CITY OF SAN LUIS OBISPO
ADMINISTRATIVE HEARING
In the matter of:
Village Properties LLC, a California limited
liability company/Harmony Communities
Administrative Citation Appeal
Administrative Citation: ADM 00040264
APPELLANT’S ADMINISTRATIVE
APPEAL
INTRODUCTION
Village Properties LLC, a California LLC / Harmony Communities (the "Park" or
"Appellant"), hereby submits this written appeal of Administrative Citation #ADM 00040264
issued by the City of San Luis Obispo (the "City") on or about July 2025. This appeal is
submitted pursuant to Chapter 1.24 of the San Luis Obispo Municipal Code ("SLOMC") and the
Notice of Hearing Officer Review dated September 4, 2025. As elected in our initial appeal
filing on July 31, 2025, we request a review on the record without a live hearing.
The citation alleges a violation of SLOMC Chapter 5.44 (Mobile Home Park Rent
Stabilization Ordinance, or "Ordinance") based on the Park's proposed rent adjustment for Space
A28 upon the anticipated change of ownership of the recreational vehicle ("RV") located there.
Specifically, the City claims the proposed adjustment to fair market rent (approximately 108%
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APPELLANT’S ADMINISTRATIVE APPEAL
above the prior rent) violates SLOMC § 5.44.060(C), which limits increases to 10% upon a
change of ownership of a "mobile home" that does not result in vacation of the space.
For the reasons set forth below, the citation is without merit and should be reversed and
dismissed in full. The proposed rent adjustment complies with the Ordinance and applicable law.
The unit on Space A28 is an RV, not a "mobile home" subject to the Ordinance. Further, Ms.
Linda Valentine (the current owner) has vacated the space, triggering the fair market rent
provision of SLOMC § 5.44.060(C). Finally, the tenancy is governed by a long-term lease that
expressly exempts it from the Ordinance under SLOMC § 5.44.030(E). Supporting evidence,
including the lease agreement, correspondence, and DMV registration, is attached as Exhibits A–
F.
FACTUAL BACKGROUND
South Peak Mobile Home Park is a mobile home park within the meaning of SLOMC §
5.44.020(B). Space A28 is subject to a Long Term Rental Agreement (the "Lease") dated July
13, 2023, between the Park and Ms. Valentine (and her co-owner, Vanessa Valentine). (Exhibit
A: Lease.) The Lease is for a 20-year term and expressly states on its first page that it "WILL BE
EXEMPT FROM CITY OF SAN LUIS OBISPO MOBILE HOME PARK RENT
STABILIZATION ORDINANCE TITLE 5, CHAPTER 5.44." The RV on Space A28 is a 1995
Fleetwood Terry Resort trailer, registered as a vehicle with the California Department of Motor
Vehicles ("DMV") (not the Department of Housing and Community Development ("HCD")),
and designed for mobility. (Exhibit B: 2018–2019 DMV Registration Card; Exhibit C: Purchase
Agreement.)
Ms. Valentine has vacated Space A28 and is selling the RV. Her attorney confirmed this
in writing on June 25, 2025: the RV is to "remain vacant until sold," and Ms. Valentine is no
longer entitled to occupy it. (Exhibit D: June 25, 2025 Email from Counsel.) Upon sale, the new
owner will assume the long-term lease adjusted to fair market rent, as permitted by section 5.2 of
the Lease.
The City's May 30, 2025 letter (Exhibit E) asserted a potential violation, claiming the RV
qualifies as a "mobile home" under the Ordinance and California Civil Code § 798.3(b)
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APPELLANT’S ADMINISTRATIVE APPEAL
(Mobilehome Residency Law, or "MRL"), and that the 10% limit applies. The Park responded
on July 19, 2025, explaining why the Ordinance does not apply. (Exhibit F: Park's Email
Response to Sadie Symens.) Despite this, the City issued the citation.
LEGAL ARGUMENTS
The Ordinance does not apply to the facts here for at least three independent reasons. The
Hearing Officer should reverse the citation on any one of these grounds.
A. The Unit on Space A28 Is an RV, Not a "Mobile Home," and Thus Not Subject to
the Ordinance
The Ordinance regulates "mobile home parks" and "mobile homes" but does not define
"mobile home." SLOMC § 5.44.020. Courts interpret undefined terms based on their ordinary
meaning and the Ordinance's purpose. (See SLOMC § 5.44.010 (Purpose and Intent).). Courts
interpret undefined terms based on their ordinary meaning and legislative purpose (see Yee v.
Mobilehome Bd. (1992) 503 U.S. 519, 528).
The Purpose and Intent (§ 5.44.010(C)) emphasize protections for structures with "high
cost and impracticability of moving mobile homes, the potential for damage resulting therefrom,
the requirements relating to the installation of mobile homes, including permits, landscaping and
site preparation, [and] the lack of alternative homesites for mobile home residents." RVs like the
one on Space A28 do not share these characteristics: they are designed for easy relocation,
registered with the DMV as vehicles (not HCD as structures), and lack permanent installation
requirements. Moving an RV incurs minimal cost or damage risk compared to a true mobile
home, which is installed on the site.
The City's reliance on MRL § 798.3(b) is misplaced. The Ordinance, last amended in
1992, predates § 798.3(b) and does not incorporate it. Local ordinances are not automatically
amended by subsequent state law absent explicit adoption. At enactment, the MRL definition
explicitly excluded RVs: “Mobilehome… does not include a recreational vehicle” (Cal. Civ.
Code § 798.3 (1988 version)). Even under current § 798.3(b), RVs receive only limited
protections after nine months’ occupancy, and § 798.73 expressly allows parks to require RV
removal upon sale. The Ordinance’s silence on RVs cannot override this distinction.
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APPELLANT’S ADMINISTRATIVE APPEAL
The 10% limit in SLOMC § 5.44.060(C) applies only to "change of ownership affecting a
mobile home." Without a mobile home, the limit does not apply, and the Park may set fair
market rent upon turnover.
B. Ms. Valentine Has Vacated the Space, Triggering Fair Market Rent Under SLOMC
§ 5.44.060(C)
Even assuming arguendo the RV qualifies as a mobile home, the 10% limit does not
apply. SLOMC § 5.44.060(C) states: "In the event of change of ownership resulting from
vacation of the space, then the space rent may be adjusted to fair market rent in the community."
Ms. Valentine has "permanently vacated the space" by agreement with her counsel,
leaving the RV vacant pending sale. This is a “change of ownership resulting from vacation of
the space,” allowing adjustment to fair market rent. The Director’s contrary interpretation—that
“vacation of the space” requires physical removal of the unit—renders the text meaningless. If a
unit is removed, there is no “change of ownership” of that unit in the space. Statutes must be
interpreted to avoid surplusage (see Kaanaana v. Barrett Business Services, Inc. (2021) 11
Cal.5th 158, 168–170). The only reading that gives effect to both clauses is that “vacation” refers
to the tenant vacating, not physical removal.
The City's interpretation would render the provision meaningless, as a "new unit... owned
by a new owner" means there could never be a "change of ownership resulting from vacation."
The Ordinance's intent (§ 5.44.010(F)) supports vacancy decontrol to protect sales in place, but
only where the space is not vacated. Here, it is vacated, so fair market rent applies.
C. The Long-Term Lease Exempts Space A28 from the Ordinance
SLOMC § 5.44.030(E) expressly exempts from the Ordinance’s rent stabilization
provisions: “Tenancies covered by leases or contracts which provide for a tenancy of more than a
year, but only for the duration of such lease or contract.” This is a deliberate policy choice
balancing tenant security with incentives for long-term stability (see Guggenheim v. City of
Goleta (9th Cir. 2010) 638 F.3d 1111, 1120).
The Lease for Space A28 qualifies unequivocally under this exemption. Executed on July
13, 2023, it establishes a 20-year initial term, far exceeding the "more than a year" threshold
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APPELLANT’S ADMINISTRATIVE APPEAL
(Exhibit A, Lease, p. 1 and § 1.1, defining the "Initial Term" as 20 years from commencement).
The Lease prominently features a boldface notice on its first page stating: "THIS LONG TERM
RENTAL AGREEMENT WILL BE EXEMPT FROM CITY OF SAN LUIS OBISPO MOBILE
HOME PARK RENT STABILIZATION ORDINANCE TITLE 5, CHAPTER 5.44, A COPY
OF WHICH IS ATTACHED." Ms. Valentine (and co-owner) signed the Lease, acknowledging
its terms, including the attachment of the full Ordinance text for her review. This notice and
structure align with best practices for long-term agreements, ensuring transparency and informed
consent.
The proposed rent adjustment upon change of ownership is explicitly authorized by the
Lease and falls within the exemption's scope. Section 5.2 provides: "the rent shall be increased
effective upon the transfer of this Agreement and/or one month before the expiration of the
Initial Term of this Agreement to an amount determined by Park to be the fair economic rental
value ('Market Rental Value') for the Site." Additionally, § 21.1 mandates assignment of the
Lease upon sale: "This Agreement is subject to a mandatory assignment…" Upon Ms.
Valentine's sale of the RV, the Lease is assigned to the buyer, continuing the same 20-year
agreement without creating a new tenancy. The exemption applies "for the duration of such lease
or contract," meaning it persists through the assignment, covering the rent adjustment as a term
of the ongoing Lease. This is not a circumvention of the Ordinance but a direct application of its
exemption, allowing park owners to negotiate market-based adjustments in long-term
arrangements while providing tenants with extended security.
The City's position ignores this clear exemption. The SLO Ordinance retains §
5.44.030(E) without amendment. Absent a local amendment removing the exemption—none of
which has occurred based on available records—the provision remains in full force. The Leas e,
signed in 2023, is thus exempt under local law.
This interpretation advances the Ordinance's equitable goals (§ 5.44.010(G)),
encouraging long-term leases that provide predictability for residents while enabling owners to
recover fair returns upon turnover. Enforcing the 10% limit here would contravene the plain
language of § 5.44.030(E), discourage long-term investments, and retroactively undermine
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APPELLANT’S ADMINISTRATIVE APPEAL
agreements entered in reliance on the exemption. The Hearing Officer should uphold the
exemption and find no violation, as the proposed adjustment complies with the Lease terms
during its exempt duration.
THE CITATION SHOULD BE REVERSED TO AVOID BROADER HARM
Reversing the citation aligns with the Ordinance’s equitable goals. If the City’s expansive
interpretation is upheld, park owners will be compelled to enforce stricter policies—such as
requiring RV removal upon turnover, as authorized by Civil Code § 798.73—which would
reduce flexibility for in-place sales and likely harm residents. A faithful reading of Chapter 5.44
avoids these unintended consequences.
REQUEST FOR RELIEF
The Appellant respectfully requests that the Hearing Officer reverse the citation, find no
violation of SLOMC Chapter 5.44, and dismiss Administrative Citation #ADM 00040264 in full.
No fines, penalties, or further action should be imposed. If additional information is needed, we
are available at the contact details above.
Dated: September 19, 2025
Jason Dilday
Attorney for Appellant
EXHIBIT A
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THIS LONG TERM RENTAL AGREEMENT WILL BE EXEMPT FROM CITY OF SAN
LUIS OBISPO MOBILE HOME PARK RENT STABILIZATION ORDINANCE TITLE 5,
CHAPTER 5.44, A COPY OF WHICH IS ATTACHED.
Lot: A28
SOUTH PEAK MHP
LONG TERM RENTAL AGREEMENT
THIS RENTAL AGREEMENT IS AN IMPORTANT DOCUMENT THAT
HAS LEGAL CONSEQUENCES. IT IS RECOMMENDED THAT
HOMEOWNER HAVE IT REVIEWED BY AN ATTORNEY PRIOR TO
EXECUTING THE DOCUMENT.
This Park is an
Equal Housing Opportunity Provider
We do business in accordance with
the Federal Fair Housing Law
(!)
~
IT IS ILLEGAL TO DISCRIMINATE AGAINST ANY PERSON BECAUSE OF RACE,
COLOR, NATIONAL ORIGIN, RELIGION, SEX, HANDICAP OR DISABILITY,
FAMILIAL STATUS, MARITAL STATUS, SEXUAL ORIENTATION OR ANY OTHER
PROTECTED CLASS.
South Peak
LONG-reRM R£KTAL.AOREEMENT
This RENTAL AGREEMENT (hereinafter "Agreement'') is made and entered into
this 13th day of July, 2023 or upon escrow closing, by and between the owner of South
Peak MHP (hereinafter the "Owner") and those persons who have signed this
Agreement, Linda Valentine & Vanessa Valentine as the homeowner(s) (hereinafter
collectively the "Homeowner'').
HOMEOWNER ACKNOWLEDGES AND REPRESENTS :
HOMEOWNER EITHER OWNS OR IS PURCHASING THE MOBILEHOME ON
THE LOT AND ANY ACCESSORY STRUCTURES BUT IS NOT PURCHASING THE
LOT OR LAND WITHIN THE PARK. OWNERSHIP OF THE LOT AND LAND
REMAINS WITH THE OWNER.
ADJACENT PROPERTY IS, OR MAY BE, CAUSING ENVIRONMENTAL
HAZARDS SUCH AS NOISE, DUST, ODOR, NOXIOUS FUMES, ETC. HOMEOWNER
FOREVER RELEASES AND DISCHARGES OWNER FROM ANY DAMAGE OR
INJURY WHICH HOMEOWNER HAS SUFFERED, OR MAY SUFFER, TO THE
FULLEST EXTENT PERMITTED BY LAW. HOMEOWNER HAS CONDUCTED AN
INDEPENDENT INVESTIGATION OF THESE MATTERS.
HOMEOWNER ASSUMES ALL RESPONSIBILITY FOR THE MOBILEHOME,
INCLUDING, BUT NOT LIMITED TO, TITLING AND REGISTRATION, PAYMENT OF
TAXES, INSURANCE, GOVERNMENT FEES, AND MAINTENANCE OF THE
MOBILEHOME AND ACCESSORY EQUIPMENT. OWNER MAKES NO
REPRESENTATION RESPECTING HOMEOWNER'$ ABILITY TO SELL THE
MOBILEHOME FOR THE PRICE PURCHASED OR FOR ANY OTHER PRICE.
OWNER HAS NO OBLIGATION TO TAKE ANY ACTION TO PRESERVE THE VALUE
OF HOMEOWNER'S MOBILEHOME. HOMEOWNER AGREES THAT OWNER IS
NOT RESPONSIBLE FOR ANY CONDITION THAT AFFECTS MOBILEHOME SALES
PRICES INCLUDING RENT TO BUYER, LEASE TERMS OFFERED TO BUYER OR
CONDITION OF OTHER MOBILEHOMES IN PARK, OTHER THAN IMPOSED BY
LAW OR NOT WAIVABLE LEGALLY. HOMEOWNER'S TENANCY WITH OWNER IS
SUBJECT TO TERMINATION UNDER ANY AND ALL PROVISIONS OF THE
CALIFORNIA MOBILEHOME RESIDENCY LAW.
South Peak
LOH~ TERM RENTAL AGREEMENT PAMZ
1. SPECIFIC INFORMATION.
1.1 Lot: Owner agrees to rent to Homeowner and Homeowner agrees to rent
from Owner the Lot No. A28 {hereinafter the "Lot") in South Peak MHP.
1.2 Term: The tenancy created under this Agreement shall be for the
following term :
(Check one:)
Ten (10) year lease commencing on ___ and ending on ___ _
X Twenty (20) year lease commencing on 07/13/2023 and ending on
6/30/2043
The term of this Agreement will automatically renew for the same term {i.e. 10
years or 20 years) unless terminated prior to expiration.
1.3 Rent and other Charges:
Base Rent
Guest Fee
Late Rent Charge
Check Handling
Charge
Security Deposit
1.4 Utilities:
The beginning rent shall be $695.00 per month. Thereafter,
unless otherwise prohibited by law, the Base Rent will be
increased annually pursuant to paragraph 5. 1.
$ ________ per month .
$50
$35
$695.00
1.4.1 Provided and separately billed to Homeowner, or paid by
Homeowner to Utility:
Utility Paid by Homeowner to Park Will Bill Monthly
Utility
Natural Gas X
Electricity X
Water X
Telephone X
Cable 1V X
Sauth Peak
LONG-TERM RElfTALAGREEMENT PAOE3
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Internet X
Trash X
Sewer X
1.4.2 Provided without separate charge to Homeowner:
Utility Provided without charge by
Park
Natural Gas
Electricity
Water
Telephone
Cable TV
Internet
Trash
Sewer
1.5 Occupants of mobilehome upon the commencement date of this
Agreement:
1.5.1 Homeowner(s) as listed on the last page of this Agreement.
1.5.2 ADDITIONAL RESIDENTS:
XNone
Names:
1.5.3 ADDITIONAL OCCUPANT($) WITH NO RIGHTS OF TENANCY
PURSUANT TO CALIFORNIA CIVIL CODE SECT. 798.34(e):
XNone
One (1} companion:. ______________ _
Live-in caregiver: _______________ _
Family member under care of senior: ________ _
1.6 The specific information provided in this paragraph 1 is only a summary
and is more fully detailed in this Agreement.
South Peak
LONIP TERM RENTAi. AGREEMENT
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2. DEFINITIONS.
The definitions set forth below shall apply unless more specifically defined within
another provision of this Agreement. Note, unless otherwise stated, the terms defined
herein are not the definitions set forth in the Mobilehome Residency Law (California
Civil Code §§ 798 et seq.).
2.1. "Park" means South Peak located at 145 South Street, San Luis Obispo,
CA 93401.
2.2. "Homeowner," encompasses the definition set forth in the Mobilehome
Residency Law and means, that person(s) who has/have a tenancy in the Park
pursuant to this Agreement.
2.3. "Owner" means the legal owner{s) of the Park, except for the following:
For those provisions of this Agreement that are for the protection or benefit of Owner
(including, but not limited to, provisions that waive Homeowner's claims or rights,
release or discharge Owner, or acknowledge, represent or warrant to Owner), "Owner"
includes Owner's past, present and future principals, and representatives including but
not being limited to Owner's professional management companies, independent
contractors, employees, agents and attorneys. The parties agree that this definition
provides more protection to these managers and other representatives than they would
otherwise enjoy, but the parties acknowledge that said managers and representatives
have such protections here.
2.4. "Resident," as defined in the Mobilehome Residency Law is a homeowner
or other person who lawfully occupies a mobilehome.
2.5. "Additional Occupant" includes persons sharing the Lot pursuant to
California Civil Code§ 798.34, such as a guest, companion, live-in caregiver, or family
member under the care of a senior.
2.6. "Common Facilities of the Park," "Park Facilities" and "Common Areas"
mean those facilities of the Park generally available for use by Resident(s) and their
[accompaniedJ guests.
2.7. "Lot" means the real property portion of the Park designated or used for
the occupancy of one mobilehome, which real property is rented to Homeowner by
Owner, and the area one foot below and 16 feet above grade. The boundaries of the
real property rented to Homeowner shall be the lesser of either (1) the lot lines as
determined by a governmentally approved survey or by a recorded plot plan, if
applicable, or (2) the apparent physical boundaries of the Lot as they exist at the time of
execution of this Agreement. However, if the area necessary to comply with setback
requirements of state and local agencies comprises a smaller area than stated above,
then this smaller area shall comprise the "Lot."
2.8. "Mobilehome Residency Law" means those provisions of the California
Civil Code §§ 798 et seq. which are known as the "Mobilehome Residency Law"
(induding any future changes to it, except to the extent such change operates to the
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LONG-TERN RENTAL AOREENENT PAGES
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detriment of Owner, in which case such change shall be recognized only to the extent
required by law).
2.9. "Owner's approval" or "approval of Owner," "Owner's consent" or "consent
of Owner" or other similar terms as used in this Agreement or in other documents
referred to in this Agreement, means that the Owner's prior written approval must be
obtained by Homeowner before Homeowner commences any such action requiring
Owner's approval. If Owner's prior written approval is required, Homeowner shall
submit a written request to Owner, which describes the action Homeowner proposes to
take and for which Owner is requested to give prior written approval. Without limiting
the foregoing, Homeowner agrees that if Homeowner does commence any construction,
alterations and/or improvements without Owner's approval, Homeowner will remove
such unapproved items immediately upon notice by Owner.
2.10. "Rules and Regulations" or other similar terms as used in this Agreement
or in other documents referred to In this Agreement, means those rules described in
Civil Code§ 798.15(b) and§ 798.25 (as may be amended).
3. PAYMENT OF RENT1 UTILITIES, INCIDENTAL REASONABLE SERVICE
CHARGES AND SECURITY DEPOSIT.
3.1. Homeowner shall pay in advance (without deduction or offset to the fullest
extent of the law) to Owner on the first day of each month:
3.1.1. The Base Rent as defined in paragraph 1.3.
3.1.2. All utility charges billed to Homeowner by Owner during the month.
3.1.3. The guest fee listed in paragraph 1.3 above shall be assessed for
each calendar month or any portion thereof. for each guest who has stayed more
than a total of twenty (20) consecutive days or a total of thirty (30) days in any
calendar year. Such guest fee shall commence the day after a guest has
exceeded the grace time specified in the preceding sentence and shall be
payable in full for each calendar month or portion thereof.
3.1.4. Such other amounts and charges as are set forth herein, authorized
or required by law, or added or increased as provided by law or this Agreement
or amendments thereto. Utilities, late charges, and incidental reasonable service
charges may be adjusted by Owner at any time to the fullest extent permitted by
law.
3.2. Rent. The Rent shall include the Base Rent, defined in paragraph 1.3,
and all additional rent as set forth in this Agreement.
3.3. Rent shall be paid by check, cash or money order at the Park Office
located at 145 South Street, San Luis Obispo, CA 93401, or such other address as
provided by Owner upon notice to Homeowner. If any tendered payment of Rent is
dishonored by the bank for Non-Sufficient Funds (NSF) or Stop Payment, Owner may,
upon at least ten (10) days' written notice to Homeowner, require payment to be made
in cash or equivalent for a period not to exceed three (3) months after the date of notice
South Peak
LON~ TERM REHTAL AORliEMENT PAGE6
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from the Owner as provided by law. If the rent is not paid to the office by 5:00 p.m . on
the sixth (6th) day of the month, the late charge specified in paragraph 1.3 above shall
be charged. The acceptance by Owner of any late or partial payment shall not
constitute a waiver of any breach of any term or provision of this Agreement.
3.4. Security Deposit. Any new Homeowner moving into the Parle shall be
required to, upon execution of this Agreement, deposit the amount specified in
paragraph 1.3 above as a security deposit for the performance by Homeowner of the
provisions of this Agreement. In the event Homeowner defaults on any provision of this
Agreement, Owner may use the security deposit, or any portion of it, to cure any default
on any of the provisions of this Agreement. In addition, Homeowner shall, on demand,
immediately pay to Owner a sum equal to the portion of the security deposit expended
or applied by Owner in this paragraph, so as to maintain the security deposit in the sum
initially deposited by Owner. In no event shall the security deposit held by Owner
exceed twice the initial Base Rent. Owner may maintain the security deposit with
Owner's general and other funds. Owner will not be required to pay to Homeowner
interest on the security deposit.
3.5. If Homeowner is not in default upon the expiration or termination of this
Agreement, Owner shall return the security deposit or any balance thereof, to
Homeowner within twenty-one (21) days after termination of tenancy. If Homeowner is
in default, Owner shall refund the full amount of the security deposit less any amounts
owing to Owner by Homeowner for rent, utilities, or other charges due, but unpaid by
Homeowner at the time Homeowner vacates the Parle.
4. UTILITIES.
4.1. Owner shall provide and separately bill to Homeowner for the utilities set
forth in paragraph 1.4.1. above. Upon sixty (60) days· prior written notice to
Homeowner, Owner may require Homeowner to contract with the appropriate utility
provider for service and to pay directly for one or all of the utilities which have previously
been separately billed to Homeowner. In such event, Homeowner may be required to
pay a deposit to the utility provider and/or may be charged at a rate for the utility or
service which differs from the rate then currently charged by the Park.
4.2. Utilities will be billed monthly, in arrears. Utility rates charged by Owner
which are governed and set by law (such as electricity, gas) shall be billed at the
maximum rate as allowed by law. Utilities not so governed shall be charged by Owner
to Homeowner by, at the election of Owner, one of the following:
4.2.1 . The rate and fees charged by the servicing utility or utility provider
in the area in which the Park is located for delivering said utility and utility
services to single family detached residences.
4.2.2. The amount billed to Owner by the providing utility and utility
service for the entire Park, divided by the number of spaces in the Park . In
determining these amounts, the charges may, at the election of Owner, be
annualized and be considered on a full twelve (12} month basis.
South PPk
LONG, TERM RENTAL AGREEMENT PAGE7
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4.2.3. Any method reasonably determined to be fair by Owner.
Homeowner shall contract with the appropriate utility company or provider and
pay directly for all other utilities and/or services, such as telephone, cable T .V.
and Internet, as required or desired by Homeowner.
4.3. Owner shall not be liable for any loss or injury, and Homeowner shall not
be entitled to any abatement or reduction of Rent by reason of Owner's failure to furnish
any of the foregoing utilities when failure is caused by accident, breakage, repairs,
strikes, or other labor disputes or by any other cause, similar or dissimilar, beyond the
reasonable control of Owner. Homeowner acknowledges that any interruption of any
utility service beyond control of Owner is not cause for non-payment or deduction of any
amount billed to Homeowner by Park. (Please Note: The provisions of the paragraph
below entitled "INDEMNIFICATION" apply to this paragraph.)
4.4. Utilities are provided by utility companies and other service providers to
the Park, and Owner is not responsible for any variances or problems in the quality of
utilities provided by utility companies and/or service providers. Such variances include,
but are not limited to, the condition, taste, color or smell of water; interruption of gas or
electrical service; or problems with gas, electrical, water or sewer systems on
Homeowner's side of the meter or hookup or outside of Owner's side of its meter or
hookup to the serving utility.
4.5. Homeowner shall not connect, except through existing electrical or natural
gas outlets or water pipes on the Lot, any apparatus or device for the purposes of using
electric current, natural gas, or water.
4.6. Homeowner is responsible for detennining that Homeowner's mobilehome
as well as all appliances and additional equipment used on or at the Lot is compatible
with the electric service of the Park, and Homeowner agrees and acknowledges that
Park has no liability or responsibility to Homeowner if the available electrical supply is
not compatible. In such instance, Homeowner shall reduce draw on the electrical
system to compatibility.
4.7. Homeowner is responsible for maintenance and repair of all utility lines
(including, but not limited to, wiring, cabling, gas lines, water pipes, sewer pipes or
conduit) between the Park's utility connection for the Lot and Homeowner's
mobile home.
4.8 . Whenever it is necessary for Owner to make repairs or improvements to
the Park's utility systems, Owner will have the right to suspend temporarily the delivery
of the affected utility/utilities. However, a reasonable notice will be given to Homeowner
as c ircumstances permit. All such repairs and/or improvements will be completed as
rapidly as may be practical and, if possible, at such times which will cause the least
inconvenience to Homeowner.
4.9. Homeowner agrees to review all utility billing statements and to notify
Owner in writing of any issues detected within thirty (30) days of receipt thereof.
4.10. Homeowner agrees to cooperate with Owner in all matters affecting the
Park and its operation, including, but not limited to, any effort by the Park to install solar
South Peak
LOIIIG-TERN RENTAL AGI\EEMENT PAGE 8
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energy and/or tum over the natural gas and electrical systems to the serving utility or its
affiliates, and any efforts to comply with drought compliance regulations and fire
prevention efforts.
4.11. Proposition 65 Warning: The Lot as well as the Common Areas in and
around the Park contain at least one of the chemicals known to the State of California to
cause cancer or reproductive toxicity and for which warnings are now required. These
chemicals include, but are not limited to: tobacco, smoke, lead and lead components,
asbestos, chlorine, carbon monoxide and gasoline components. For more information,
go to www.P65Warnings.ca.gov.
5. RENT ADJUSTMENT NOTICES.
5.1. On January 1 of each subsequent year (hereinafter the "Anniversary
Date"), and each year thereafter, the Base Rent then in effect shall be Increased by an
amount determined by multiplying the rent then in effect by the percentage increase in
the Consumer Price Index (uCPI") for All Urban Consumers for San Jose-Sunnyvale-
Santa Clara. CA as published by the United States Department of Labor, Bureau of
Labor Statistics, plus two percent (2%), during the twelve (12) month period between
August of the prior year and August of the current year. However, in no event shall the
increase adjustment under this paragraph be less than four and ninety-five hundredths
percent (4.95%) or greater than eleven percent (11 %) over the prior year's rent if the
term of the Agreement as set forth in paragraph 1 .2 above is a 10-year term or three
and ninety-five hundredths percent (3.95%) or greater than nine percent (9%) over the
prior year's rent if the term of the Agreement as set forth in paragraph 1.2 above is a 20-
year term. In the event the foregoing Consumer Price Index is discontinued or revised,
another governmental index then in existence may be selected by the Park and used to
obtain substantially the same result as if the foregoing index had not been discontinued
or revised.
5.2. Notwithstanding anything contained herein to the contrary, the rent shall
be increased effective upon the transfer of this Agreement and/or one month before the
expiration of the Initial Term of this Agreement to an amount determined by Park to be
the fair economic rental value ("Market Rental Value") for the Site. Park's determination
of that amount shall be final and binding and conclusive for all purposes unless and until
determined by a court or final binding arbitration award to have been determined to be
both made in bad faith and objectively unreasonable. Park may utilize a land residential
approach. highest and best use, existing use, or any other methods, factors, or
combination thereof, to make that determination, including, but not limited to, multiple
factors, so long as it is made in good faith or is objectively reasonable.
5.3. Homeowner agrees to review all rent adjustment notices and billing
statements and to notify Owner in writing of purported errors or discrepancies within
thirty (30) days of receipt thereof.
5.4. Homeowner agrees that no act (including, but not limited to, noticing and
collecting of any subsequent rent adjustment), omission, or delay on the part Owner in
noticing any Rent adjustment or portion thereof shall excuse, waive, or impair Owner's
South Peak
LONG-TERM RENTAL AGREEIIIEfll PM&.9
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right to notice and collect any such rent adjustment amount or portion thereof at a later
date upon giving the required notice, if any, in this Agreement.
6. TAXES, GOVERNMENT
INSURANCE.
ASSESSMENTS, CAPITAL EXPENSES,
6.1. Homeowner shall pay directly to the assessing body or party all municipal,
county, state and federal taxes, assessments, fees or other charges levied upon
Homeowners mobilehome and other property on the Lot.
6.2. Any and all taxes and assessments and installment of taxes and
assessments required to be paid by Homeowner under this Agreement shall be paid by
Homeowner at least ten (10) days before each such tax, assessment, or installment of
tax or assessment becomes delinquent. Upon three (3) days prior written notice from
Owner, Homeowner shall deliver to Owner the official and original receipt evidencing
the payment of any taxes, assessments, and other charges required under this
paragraph "Taxes, Government Assessments, Capital Expenses, Insurance."
6.3. Homeowner shall indemnify and hold Owner free and harmless from any
liability, loss or damage resulting from any taxes, assessments or other charges
required by this paragraph to be paid by Homeowner and from all interest, penalties,
and other sums imposed thereon and from any sales or other proceedings to enforce
collection of any such taxes, assessments or other charges.
6.4. Homeowner shall indemnify and hold Owner, Owner's employees, agents
and property, including the Park and any improvements now or subsequently located in
or on the Park, free and harmless from any liens, liability, loss or damage resulting from
any taxes, assessments or other charges required to be paid by Homeowner and from
all interest penalties, and other sums imposed thereon and from any sales or other
proceedings to enforce collection of any such taxes, assessments or other charges.
6.5. Should Homeowner fail to pay within the time specified in this paragraph,
any taxes, assessments or other charges required to be paid by Homeowner, Owner
may, without notice to or demand on Homeowner, pay, discharge, or adjust such tax,
assessment or other charge for the benefit of Homeowner. In such event, Homeowner
shall promptly, upon written demand of Owner, reimburse Owner for the full amount
paid by Owner in paying, discharging, or adjusting that tax, assessment or other charge
together with interest thereon at the then maximum legal rate from the date of payment
by Owner until the date of repayment by Homeowner. This Agreement may create a
possessory interest, which possessory interest vests in the Homeowner, and the
Homeowner may be subject to payment of property taxes levied on the possessory
Interest, If created. Homeowner will be responsible for all such taxes whether they are
on the home or the Lot.
6.6. Homeowner shall pay Homeowner's pro rata share (on a per space basis)
any increase in Owner's real property taxes or assessments from and after the
commencement of this Agreement, which increase in real property taxes or
assessments is in excess of two percent (2%) in any given year, not to exceed fifty
dollars ($50.00) per month.
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LONG-TERM RENTAL AGREEMENT PAGE10
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6.7. Unless otherwise prohibited by law, Owner may pass through to
Homeowner any and all governmental assessments related to the operation of the Park.
For governmental assessment increases of a continuing nature, Base Rent may be
increased by such amount as is necessary to cover the increase in such assessment.
The Base Rent shall be adjusted equally in an amount necessary for each lot in the
Park to cover its pro-rata share of the increase in such cost. Government assessments
shall not include federal, state or local income taxes.
6.8. Capital Improvement and Capital Replacement Pass Through.
6.8.1. The term "Capital Improvement" refers to anything or item which is
new and not before existing in the Park with a useful life of one (1) year or more.
Examples of Capital Improvement: Construction of a new swimming pool where
none existed before, adding new extensive landscaping where none existed
before.
6.8.2. The term "Capital Replacement" refers to replacement of any
existing thing or item in the Park with a useful life of one (1) year or more.
Examples of Capital Replacements: A roof to replace the old roof on the existing
clubhouse; repaving of the streets (as compared with an asphalt patch to the
street).
6.8.3. The amount of the increase to the Rent shall equal the total cost of
Capital Improvements or Capital Replacements (as defined above) made by the
Park during the twelve (12) month period preceding the month in which the
current Rent increase notice is given, amortized over the useful life of the
improvement, divided by twelve (12) and divided by the number of Homesites in
the Park. Owner shall be entitled to receive interest on the cost of such Capital
Improvement and/or Capital Replacement, calculated by utilizing a ten percent
(10%) interest factor.
6.9. Insurance. If, after taking the costs for insurance (as defined below)
during the comparison period and comparing these costs with the costs during that
term, the costs for Insurance have increased, the Rent in effect shall be increased by
the amount of that increase, divided by twelve (12) and divided by the number of lots in
the Park. The term "Insurance" means and includes all amounts paid by the Park for
insurance, including, but not limited to, insurance for any claim, loss, damage or injury
to property or person, including fire, earthquake, flood, vandalism, burglary, or theft.
The term "Insurance" shall also indude premiums paid by the Park for workers'
compensation insurances.
6 .1 o. Uninsured Losses. If there have been costs associated with Uninsured
Losses (as defined below) during the time this Agreement is in effect, the Rent then in
effect shall be increased by the amount of Uninsured Losses divided by twelve (12) and
divided by the number of lots in the Park, amortized over a five (5) year period. The
term "Uninsured Losses" is defined as either: (1) any losses for which Owner is not fully
compensated by insurance or (2) any losses for which the Owner is ordered by any
court or arbitrator to pay as damages or to compensate any person or group of persons,
because of any claim, lawsuit, arbitration or administrative action brought against the
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LONG-TERM RENTAL AGREEMENT PAGE11
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Owner and which is, for any reason, not paid by an insurance company (including, but
not limited to, any good faith and reasonable settlement of any claim, with or without
litigation or arbitration). Uninsured Losses shall be limited to losses related to,
connected with, or concerning the operation, management, maintenance, leasing, or
ownership of the Park or management of the Park for a violation of the Mobilehome
Residency Law.
6.10. 1. Notwithstanding anything contained above, Owner shall bear the
responsibility of two percent (2%) or $2,000.00, whichever is greater, for
Uninsured Losses.
6.10.2. When Uninsured Losses necessitate Owner replacing or
repairing Park property, the total amount of Uninsured Losses shall include the
actual cost incurred by Owner to replace or reconstruct any property, including
legal and engineering fees related to said replacement, plus all interest, points
and other costs and charges relating to the borrowing of any sums during the
period of construction or installation. Such interest, points, fees or other costs
and charges shall not exceed an amount equal to that charged by an institutional
lender of Owner's choice.
6.10.3. Any and all of the above-mentioned Rent adjustments shall
comprise additional rent and be included in Homeowner's Rent.
7. HOLDOVER TENANCY.
If Homeowner remains in possession of the Lot after the expiration of the term of
this Agreement, defined in paragraph 1.2, and has not executed a new rental
agreement with respect to the Lot, said possession by Homeowner shall be deemed a
month-to-month tenancy. When Homeowner holds over possession of the Lot, Owner
may, upon written 90-Day notice, increase the Rent and other charges of the Park
unless otheiwise prohibited by law.
8. RESPONSIBILITY OF THE PARK.
8.1. It is the responsibility of the management to provide and maintain the
physical improvements in the Common Facilities of the Park in good working order and
condition. Owner shall provide improvements, including streets, and will also provide
the following improvements if checked on the list below:
Improvement Park Number
Provides Provided
Non-Restricted Parking Areas
Clubhouse
Tennis Court
Basketball Court
Laundry Facility X 1
Restroom Facility
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LONG-TERM RENTAL AGREEMENT PAGE 12
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Spa
Lake
Volleyball Court
Beach
Greenbelts
Dock
Picknick Areas
BBQ Grills
Gym
8.2. Owner may discontinue or modify any service or facility listed, but only
upon the giving of lawful notice to Homeowner. The Park provides no services other
than utilities. (Please note: Furniture, equipment and other items of personal property
located in the Common Facilities which belong to Resident or Resident(s)' clubs,
associations or other organizations or services provided by Resident or such
organizations, are not the responsibility of the Park to provide or maintain).
8.3. With respect to any sudden or unforeseeable breakdown or deterioration
of the physical improvements of the Park, management shall have a reasonable period
of time to repair the sudden or unforeseeable breakdown or deterioration and bring the
improvements into good working order and condition after management knows or
should have known of the breakdown or deterioration.
8.4. Any available heating, cooling and lighting of pools, clubhouse, and other
Common Areas will be turned on as required to maintain reasonable accessibility during
normal hours of usage to the extent reasonable and permitted by law.
8.5. The Park may, upon the giving of lawful notice, amend, delete, add or
modify any of the services or facilities provided.
9. AL TERA TION OF THIS AGREEMENT.
This Agreement may be altered by Homeowner only by written agreement signed
by both of the parties or by operation of law. This Agreement may be altered by Owner
by written agreement signed by both of the parties, by operation of law or in any manner
provided for by the Mobilehome Residency Law or other applicable law. Except for the
amount of Rent and the duration of this Agreement, each provision of this Agreement
shall be deemed to be a Rule and Regulation, as well, and may be amended, modified,
or otherwise changed and enforced as a Rule and Regulation under the Mobilehome
Residency Law.
10. MOBILEHOME OCCUPANCY AND ADDITIONAL OCCUPANT.
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I.OIIG-TERM RENTAL AGREEMENT PAGE13
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10.1. If Homeowner is living alone and wishes to share occupancy of his or her
mobilehome with one (1) other person, Homeowner may do so, and a fee shall not be
imposed by Owner for that person as provided in the Mobilehome Residency Law.
Such person shall comply with and be bound by the Rules and Regulations of the Park
and shall register with the Owner. Homeowner may only designate one person at a
time as a companion and shall not designate more than three companions in total
during any calendar year, unless otherwise authorized by Owner. Owner may refuse to
allow a Homeowner to share his or her mobilehome with a companion if Homeowner
does not provide documentation showing the proposed companion meets the age
restrictions of the Park, if any.
10.2. Any Additional Occupant. family member or other invitee of Homeowner
shall at all times be bound by the Rules and Regulations and any other residency
documents, and any conduct by them in violation of such Rules and Regulations or
other residency documents shall be deemed a violation by the Homeowner. The
Homeowner promises and warrants that each such Additional Occupant, family member
or other invitee will at all times comply with all Rules and Regulations.
10.3. For any guest who stays more than a total of twenty (20) consecutive
days or a total of thirty (30) days in a calendar year, such guest must register with the
Owner. Homeowner will be charged an Additional Occupant fee as referenced in
paragraph 1.3 of this Agreement. However, no such charge will be imposed if the
occupant is a member of Homeowner's immediate family as defined in the Mobilehome
Residency Law.
11 . INCORPORATED DOCUMENTS.
The following documents, as they may be amended, modified, or otherwise
changed from time to time, as permitted by the terms of this Agreement, are
attached as exhibits to this Agreement and incorporated herein by this reference,
and Homeowner acknowledges receipt of a copy of the same:
11.1. California Civil Code provisions known as the "Mobilehome Residency
Law" attached hereto as Exhibit A;
11 .2 . The Park's Rules and Regulations attached hereto as Exhibit B;
11.3. Estoppel Certificate attached hereto as Exhibit C;
11.4. Pet Agreement attached hereto as Exhibit D;
11 .5. Waiver and Release of Liability attached hereto as Exhibit E;
11.6. "Protect Your Family from Lead in Your Home" attached hereto as Exhibit
11.7. Mold and Ventilation Requirements attached hereto as Exhibit G;
11 .8. Mobilehome Park Rental Agreement Disclosure Form Pursuant to Civil
Code (Section 798.75.5) attached hereto as Exhibit H;
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LONG-T£RIII RENTAL AGRU:MENT PAGl!14
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11.9. Notice of Additional Disclosures attached hereto as Exhibit I;
11.10. Important Notice to All Manufactured Home/Mobilehome Owners attached
hereto as Exhibit J:
11.11. Incoming Mobilehome Installation and Remodeling Standards attached
hereto as Exhibit K;
11.12. City of San Luis Obispo Mobile Home Park Rent Stabilization, Title 5,
Chapter 5.44 attached hereto as Exhibit L.
11.13. There is a separate Arbitration Agreement attached as Exhibit M which is
not incorporated by reference but attached.
11.14. In the event of any inconsistency between the terms of this Agreement
and the terms of any exhibits to this Agreement, the terms of the Agreement shall
control to the fullest extent permitted by law, provided that Owner may correct any such
inconsistency when identified through reasonable amendmentnnde)i_s,i:h terms
cons,stent. ~ V 1v
Homeowner's Initials
12. HOMEOWNER'$ WARRANTIES.
12.1. If, on the date of this Agreement, there is not presently a mobilehome
located on the Lot, or if Homeowner is to remove the mobilehome presently located on
said lot and replace it with another mobilehome, Homeowner acknowledges and
agrees that certain representations have been made by Homeowner to Owner as to the
make, model, type, size, age and condition of the mobilehome which will occupy the lot
and the accessory equipment and structures which will be a part of or installed with the
mobilehome. Homeowner warrants to Owner that all representations made regarding
the mobilehome and all accessory equipment and structures are true and accurate.
Owner may inspect the mobilehome and the accessory equipment, and Homeowner
agrees not to substitute another mobilehome or other accessory equipment and
structures for the ones approved by Owner unless they meet all of Owner's
requirements and specifications and Homeowner has obtained prior written approval of
Owner. If Owner determines that said representations are not true and accurate, then
Owner may refuse to accept the mobilehome or the accessory equipment and
structures for installation, or, if installed without Owner's approval, will be removed by
Homeowner.
12.2. Within thirty (30) days of execution of this Agreement, Homeowner shall
provide the decal number for the mobilehome located on the lot to the Park's
management office.
12.3. [Alternative] Homeowner represents and warranties to Owner that at
least one occupant who has signed this Agreement is at least fifty-five (55) years of age,
all other Residents are a minimum of L------( )1 of age or older, and any
occupant of the Lot will present proof of age within 1 O days of written request.
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LONCr TERM RENTAL AGREEMENT PAOE15
13. USE OF LOT AND PARK.
13.1. The Lot shall be used only as a site to locate, maintain and occupy a
mobilehome for private residential purposes. Except as otherwise set forth in the Park's
Rules and Regulations, no business or commercial activity of any nature shall be
conducted on the Lot including, but not limited to:
13.1.1. Any activity requiring the issuance of a business license or
permit by any governmental agency, except as otherwise allowed under the
Park's Rules and Regulations or California law.
13.1.2. The leasing, subleasing, sale or exchange of mobilehomes.
13.2. At all times at least one of the persons listed on the last page of this
Agreement as Homeowner must be a "registered" owner of the mobilehome who at all
times occupies the Lot as his/her personal and actual residence.
13.3. Homeowner shall give Owner at least thirty (30) days advance written
notice (and request Owner's approval) of the date a mobilehome or any accessory
structure will be installed on the Lot, or any change to mobilehome, accessory structure,
or Lot in which a permit is required. Homeowner shall obtain the required permit and
shall otherwise cause the installation or change to comply with all applicable laws and
regulations then in effect, including the Park's Rules and Regulations. Any inspection or
approval by Owner, however, is made for the sole benefit of Owner, and Homeowner
may not rely upon such inspection or approval to ensure that the item has been installed
or constructed correctly or that the work has otherwise been done as required.
13.4. Homeowner shall not make any improvements, alterations, or additions to
the Lot or remove or change any existing improvements or landscaping without the prior
written consent of Owner. Should Homeowner not obtain Owner's prior written consent,
such additions or alterations shall, upon demand of Owner, be promptly removed by
Homeowner at Homeowners sole expense.
13.5. No use shall be made or permitted to be made on the Lot, nor acts done,
which will increase the existing rate of insurance upon the Park, or cause the
cancellation of any insurance policy covering the Park or any part thereof.
13.6. Homeowner shall not commit, or suffer to be committed, any waste upon
the Lot, or any nuisance or any other act or thing, including offensive odors, which may
disturb the quiet enjoyment of any other Homeowner.
13.7. Homeowner agrees to reasonably cooperate with Owner in all matters
affecting the Park and its operation, including, but not limited to, any effort by the Park.
to install solar energy and/or turn over any natural gas and electrical systems to the
serving utility or its affiliates.
14. COMPLIANCE WITH LAW AND RULES AND REGULATIONS.
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LONG-TERM RENTAL AGREEMENT PAoe16
14.1. Homeowner agrees to abide and conform with all applicable laws and
ordinances, all terms and conditions of this Agreement, the Rules and Regulations, all
rules, regulations, terms and provisions contained in any document referred to in this
Agreement. and said rules, regulations, terms and provisions as may, from time to time,
be amended, modified or otherwise changed by Owner as permitted by the terms of this
Agreement. Any substantial violation of the Rules and Regulations shall be deemed a
public nuisance. Homeowner agrees that a breach of this Agreement or any violation of
the Rules and Regulations cannot reasonably or adequately be compensated in
damages and, therefore, Owner shall be entitled to injunctive relief including, but not
limited to, restraining Homeowner from continuing to breach the Agreement or
continuing to violate any rules or regulations, term, or condition, or to allow a condition
violative of a rule or regulation, term or condition to exist or continue to exist.
14.2. Homeowner is responsible for the actions and conduct of all other
occupants, Residents or Additional Occupants of Homeowner's mobilehome and for 1he
actions and conduct of Homeowner's guests, licensees and invitees. Homeowner
agrees and acknowledges that any violation of the Rules and Regulations by any
person residing with Homeowner, or any guest of Homeowner, shall be deemed a
failure by Homeowner to perform an express term of this Agreement, and Owner may
terminate this Agreement pursuant to the Mobilehome Residency Law as a
consequence of such default.
15. MAINTENANCE OF LOT.
15.1. Homeowner shall at all times maintain Homeowner's mobilehome and the
Lot in a clean and sanitary condition, and shall cause all rubbish and other debris to be
removed from Homeowner's mobilehome and lot on a regular basis. Landscaping on
the Lot shall be watered and maintained by Homeowner, at Homeowner's expense.
Homeowner agrees not to unreasonably use water to water the landscaping to be used
on the Lot, and not to permit standing water, mud or other similar conditions to be
created on the Lot, and not to permit excessive water runoff on the Lot or outside the
Lot. In addition, Homeowner shall comply with all Park Rules and Regulations
pertaining to the maintenance of the Lot by Homeowner.
15.2. In the event Homeowner fails to maintain Homeowner's Lot as provided in
the Rules and Regulations, management may, upon giving prior written notice to
Homeowner, perform the required maintenance and charge Homeowner a reasonable
fee for said maintenance. The written notice shall state the specific condition to be
corrected, that management will perform the maintenance if Homeowner does not
perform such within fourteen (14) days of the written notice, and an estimate of the
charges to be imposed by management if the services are performed by management
or its agents .
16. ENTRY UPON HOMEOWNER'S LOT.
Except as otherwise provided by law, Owner, management and their agents and
employees shall have a right of entry upon the Lot for inspection for compliance with the
Rules and Regulations, maintenance and reading of utilities, maintenance of trees and
driveways and for maintenance of the Lot where Homeowner fails to maintain the Lot in
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LONG-lEW REHTAt.AG"£E'-'EH'J l'AGI! 17
accordance with the Rules and Regulations, and for the protection of the Park at any
reasonable time and as allowed by law. The Management may enter a home without
the prior written consent of the Homeowner in the case of an emergency or when
Homeowner has abandoned the home.
17. WAIVER OF DEFAULT.
No delay or omission in the exercise of any right or remedy of Owner on any
default by Homeowner and/or any other person shall impair any such right or remedy or
be construed as a waiver. No waiver by Owner of Owner's right to enforce any
provision hereof after any default on the part of Homeowner shall be effective unless
made in writing and signed by Owner, nor shall it be deemed a waiver of Owner's right
to enforce each and all of the provisions hereof upon any further or other default on the
part of Homeowner. The acceptance of Rent hereunder shall not be, or become
construed to be, a waiver of any breach of any term or provision of this Agreement or
any rule, regulation, term or provision contained in any document referred to in this
Agreement, nor shall it reinstate, continue or extend the term of this Agreement or affect
any notice, demand or suit hereunder.
18. TERMINATION OF TENANCY BY OWNER.
18.1. Homeowner's rights under this Agreement may be declared forfeited
and/or the tenancy may be terminated and/or Homeowner's right to renew his or her
tenancy may be denied in accordance with the provisions of the Mobilehome Residency
Law and other applicable law, at Owner's election. The issuance of a termination of
tenancy notice shall be considered an election to forfeit the tenancy within the meaning
of this Agreement.
18.2. If Homeowner remains in possession after Homeowner's tenancy has
been terminated, Homeowner shall pay to Owner an amount equal to the rental charges
Homeowner was paying to Owner at the time Homeowner's tenancy was terminated or
the maximum reasonable rental value, whichever is greater.
18.3. If all or a substantial part of the Park is damaged or destroyed due to
earthquake, fire, flood or other natural disaster or catastrophe, and if the cost of repairs
and rebuilding exceeds $250,000.00 or if, in Owner's sole opinion, the balance of the
Park is not suitable for a mobilehome park, then Owner may terminate this Agreement
upon sixty (60) days' written notice to Homeowner. Owner may exercise this option
even if loss to the Park may be covered all or in part by insurance.
19. TRANSFER OF OWNER'S INTEREST.
In the event Owner transfers Owner's interest in the Park, Owner shall be
automatically relieved of any obligations hereunder from the date of such transfer.
20. TERMINATION BY HOMEOWNER.
Homeowner may elect to terminate their tenancy upon no less than sixty (60)
days written notice of termination to Owner, provided that (1) all persons occupying the
Lot rented to Homeowner by this Agreement vacate the Lot and (2) Homeowner either
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LO"IG-TERM Rl!NTAL AGREEMENT PAGE18
(a) sells the mobilehome to a third party who has been approved by Owner for tenancy
in the Park in accordance with the terms set forth in the paragraph entitled "APPROVAL
OF PURCHASER AND SUBSEQUENT RESIDENTS", (b) removes the mobilehome
from the Park, or (c) abandons or vacates the mobilehome. If the Lot is voluntarily
vacated as a result of a transfer of legal ownership of the mobilehome, and it is not
removed from the lot, the Rent may be increased by Owner as to the next Resident. If
the Lot is voluntarily vacated as a result of the abandonment or removal of the
mobilehome, then Homeowner shall not be liable for Rent or other charges from after
the expiration of the 60 days (or more, if applicable), provided Homeowner gives written
notice they are irrevocably abandoning all personal property on the Lot.
21. APPROVAL OF PURCHASER AND SUBSEQUENT RESIDENTS.
21.1. Upon no less than sixty (60) days' prior written notice to Owner,
Homeowner may sell Homeowner's mobilehome at any time pursuant to the rights and
obligations of Homeowner and Owner under the Mobilehome Residency law and other
applicable law. Any rights granted to Homeowner or to Owner by the Mobilehome
Residency Law (including amendments, deletions, or modifications thereto) and by
other applicable law may be enforced by Owner or by Homeowner. Homeowner must,
however, immediately notify Owner in writing of Homeowner's intent to sell
Homeowners mobilehome. If the prospective purchaser of the mobilehome intends for
the mobilehome to remain in the Park, said purchaser must do the following before
occupying the mobilehome: (a) complete an application for tenancy (which may
include, among other things, a balance sheet, income and expense statement. and
supporting material, and a fee for obtaining a financial report or credit rating); (b) be
accepted for tenancy by the Owner; and (c) execute and deliver to Owner a new lease
agreement, a lease assignment agreement or other agreements as the case may be for
the occupancy of the Lot. This Agreement is subject to a mandatory assignment unless
the Park in its sole discretion requires a new lease agreement.
21.2. IF THE PURCHASER FAILS TO EXECUTE A LEASE AGREEMENT, A
LEASE ASSIGNMENT AGREEMENT OR OTHER AGREEMENTS AS THE CASE
MAY BE FOR THE OCCUPANCY OF THE LOT, SUCH PURCHASER SHALL HAVE
NO RIGHTS OF TENANCY. The lease agreement, Rules and Regulations and other
residency documents signed by the prospective purchaser may be different in their
terms and provisions than this Agreement, the Rules and Regulations, and other
residency documents now in effect.
21 .3. Notwithstanding anything contained herein to the contrary, Owner may, in
order to upgrade the quality of the Park. require the removal of the mobilehome from the
Lot upon its sale to a third party, in accordance with the provisions of the Mobilehome
Residency Law and other applicable law. Any rights granted either ei.57 8820 0 the 11.8 0 0 11.57 Tm (remo.8 196.57 T2.3853 0 0 12810.25.8 0 0 11.8 Tjsf.34 183.97 T 196.57e ) 11.me
mobilehome, to its appurtenances, or to an accessory structure as required by Owner,
pursuant to California Civil Code section 798.73.5.
22. RENT CONTROL AND ESTOPPEL CERTIFICATES.
22.1. Rent Control. HOMEOWNER EXPRESSLY ACKNOWLEDGES THAT
THIS AGREEMENT is exempt from City of San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance Title 5, Chapter 5.44 because the tenancy is for more than a
year. Homeowner also acknowledges that this Agreement may also be exempt from
local rental control if the Lot is not the principal residence of the Homeowner either
because Homeowner is receiving a homeowner's exemption for another property or
mobile home in California, or Homeowner's principal residence is out of state.
-v ~ti
Homeowner's Initials
22.2. Estoppel Certificates. Homeowner agrees that upon Park's request,
Homeowner must within ten (10) days execute, acknowledge and deliver to Owner, at
the election of Owner, either (1) a statement in writing in the form requested by an
institutional lender or a third party, or (2) a statement in writing in substantially the form
attached hereto, certifying, among other things, that this Agreement is unmodified and
in full force and effect (or if there have been modifications, that the same is in full force
and effect as modified and stating the modifications), and the dates to which the Rent
and other charges have been paid and stating whether or not Park is in default of the
performance of any covenant, agreement, term, provision, or condition contained in this
Agreement, or is in violation of any law, ordinance, or administrative regulation and, if
so, specifying each such default or violation, it being intended that any such statement
delivered pursuant hereto may be relied upon by Park or any other party who may
reasonably rely on such statement. Homeowner also agrees to execute and deliver
from time to ti me such estoppal certificates as any institutional lender or a third party
may require or request with respect to this Agreement.
22.3. Should any required estoppel certificate not be provided in a timely
fashion, it shall be conclusively presumed, and shall constitute a representation and
warranty by such party, that: (i) this Agreement is in full force and effect without
modification, except as may be represented by the requesting party; and (ii) Park is not
in breach, default, or violation in any of the respects referenced above.
22.4. The statement in writing in substantially the form attached hereto as
Exhibit "C", as referenced in paragraph 22.2 above, may also contain the following :
22 .4.1. The names of all occupants of the Lot;
22.4.2. Nature of occupancy for each individual identified as an occupant
(i.e., Additional Occupant, Resident, etc., shared tenancy under California Civil
Code§ 798.34(b), family member, etc.);
22.4.3. The legal owner and registered owner of the mobilehome;
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LONG-Tl!RM REHTAL AGREEMENT PAGE20
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22.4.4. Names and addresses of all lien holders of the mobilehome;
22.4.5. A copy of the current title document for the mobilehome and a
copy of the insurance policy or policies of Homeowner respecting fire, flood, and
general liability.
23. LIENS AND CLAIMS.
23.1. Prohibition Against. Homeowner shall not suffer or permit to be
enforced against Owner's title to the Park, or any part thereof, any lien, claim or demand
arising from any work of construction, repair, restoration or maintenance of the Lot or
mobilehome.
23.2. Removal of Liens by Homeowner. Should any lien, demand or claim be
filed, Homeowner shall cause it to be immediately removed. In the event Homeowner,
in good faith, desires to contest such liens, demand or claim, he/she may do so, but In
such case Homeowner agrees to and shall indemnify and save Owner harmless from
any and all liability for damages, including reasonable attorney's fees and costs,
resulting therefrom and agrees to and shall, in the event of judgment of foreclosure on
said lien, cause the same to be satisfied, discharged and removed prior to execution of
the judgment.
23.3. Removal of Liens by Owner. Should Homeowner fail to discharge any
such lien or furnish bond against the foreclosure thereof, Owner may, but shall not be
obligated to, discharge the same or take such other action as It deems necessary to
prevent a judgment of foreclosure on said lien from being executed against the property,
and all costs and expenses, including, but not limited to, reasonable attorneys' fees and
court costs incurred by Owner in connection therewith, shall be repaid by Homeowner to
Owner on written demand.
23.4. No Recording. Homeowner agrees not to record this Agreement or a
memorandum of this Agreement.
24. INDEMNIFICATION.
24.1. To the fullest extent allowable by law, and subject to any such legal
limitations, Owner and Park shall not be liable for any loss, damage or injury of any kind
whatsoever to the person or property of any Homeowner or Resident or to any of the
employees, guests, invitees, permittees or licensees of any Homeowner or Resident, or
to any other person whomsoever, caused by any use of the Park or Lot (including any
defect in improvements erected thereon) or the failure of any service or amenity, or
arising from any other cause whatsoever. As a material part of the consideration of this
Agreement, Homeowner hereby waives all claims and demands against Owner and
Park, and hereby agrees to indemnify and hold Owner and Park free and harmless from
liability for all claims and demands for any such loss, damage or injury, including
attorneys' fees, together with all costs and expenses arising therefrom or in connection
therewith . Nothing in this Paragraph 24.1 shall have the effect of an agreement by
Homeowner to indemnify and hold harmless the Owner or Park for the negligent or
willful acts or omissions of the Owner or Park, a breach of this Agreement by the Owner
or Park, or a breach of duty owed by the Owner or Park .
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LONG-TERM RENTAL AGREEMENT PAGE21
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24.2. Homeowner shall, at Homeowner's own expense, defend all actions
brought against Owner or Park for which Homeowner is responsible for indemnification
hereunder. If Homeowner fails to do so, Owner or Park (at Owner's option, but without
being obligated to do so) may, at the expense of Homeowner, defend such actions, and
Homeowner shall pay and discharge any and all amounts that arise therefrom.
25. INSURANCE.
Owner does not necessarily carry public liability or property damage insurance,
to compensate Homeowner, Homeowner's guests or any other person from any loss,
damage or injury expect those resulting from prior actions where Owner would be
legally liable for such loss, damages or injury. Homeowner agrees to maintain from an
admitted insurer (having a rating of at least A-at all times) a homeowner's insurance
policy for his/her mobilehome, with general liability coverage ("GLC") and hazard
insurance coverage, with insured limits of at least $100,000, listing in the policy the
name of the Owner and Owner's Park manager as an "additional interestn for notification
purposes. Said policy shall include extended coverage for homeowners, fire and other
casualty insurance on the mobilehome, other improvements and contents to the full
insurable value and such other insurance as is necessary to protect Homeowner,
Homeowner's invitees or others from loss or liability. Owner may during the term of this
Agreement make changes in the required insurance coverage or limits as determined
by Owner in its reasonable discretion. Homeowner agrees to provide a copy of all
insurance policies affecting the Lot to Owner upon ten (10) days' request. Homeowner
requests that in the event Homeowner does not provide said insurance, Owner may
obtain said insurance meeting the above coverages and bill Homeowner for the
insurance as additional rent. Owner shall have no obligation to obtain such insurance.
Owner may obtain such policy that protects Owner, but not Homeowner, to satisfy
Homeowner's obligation.
26. SUBORDINATION.
This Agreement, and any leasehold interest which may be created by it, shall be
subordinate to any encumbrance, restriction or declaration of record before or after the
date of this Agreement affecting the Park, the Common Areas, recreational facilities or
other facilities of the Park, or the Lot rented to Homeowner. Such subordination is
effective without any further act of Homeowner; however, Homeowner agrees, upon
request by Owner. to promptly execute and deliver any documents or instruments which
may be required by any lender or purchaser to effectuate any subordination, including
reasonable modifications to this Agreement, provided they do not increase the
obligations of Homeowner or materially adversely affect the interests of Homeowner
herein. If Homeowner fails to execute and deliver any such documents or instruments,
Homeowner hereby irrevocably constitutes and appoints Owner as Homeowner's
special attorney-in-fact to execute and deliver any such documents or instruments.
27. ABANDONMENT.
During the term of this Agreement or any period of holding over, Homeowner
shall not abandon the Lot or the mobilehome located thereon. In the event Homeowner
does abandon either the Lot or Homeowner's mobilehome, such action may (at Owner's
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LON~ TERM REKTAL AGRIEEMENT PAGE22
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sole option) be deemed as Homeowner's election to terminate this Agreement and
Owner shall have the rights afforded to Owner under California law to dispose of
Homeowner's mobilehome and personal property located on the Lot and within the
Park.
28. FIXTURES AND IMPROVEMENTS.
All landscaping and structures or other improvements permanently attached to or
embedded in the ground at the Lot {collectively, "Fixtures and Improvements"), shall
become a part of the realty upon their installation and belong to Owner. Upon
Homeowner vacating the Lot, such improvements shall remain upon and be
surrendered with the Lot. During the lease term, and at Homeowner's sole cost and
expense, Homeowner shall maintain all Fixtures and Improvements on the Lot in good
repair and condition. Homeowner shall be solely responsible, at Homeowner's sole
cost, for the maintenance, repair, replacement, paving and sealing of said Fixtures and
Improvements. Owner shall be responsible, at Owner's sole cost, for the maintenance,
repair, replacement, paving, sealing and other costs and expenses related to driveways
installed by the Park. Owner may, however, at Owner's sole option, permit Homeowner
to remove, at Homeowner's own expense, Owner installed Fixtures and Improvements,
provided that such approval, if any, is obtained In advance and is in writing signed by
Owner. Homeowner shall repair any damage to the Lot caused by the removal,
including, but not limited to, the filling in and leveling of holes or depressions and shall
leave the Lot in a neat and uncluttered condition with the Park's original engineered
grade intact.
29. EMINENT DOMAIN.
29.1 If the entire Park, or a portion thereof so that, in Owner's sole opinion, the
balance remaining is not suitable for a mobilehome park, is taken under the power of
eminent domain, or is sold to any authority having the power of eminent domain, either
under threat of condemnation or while condemnation proceedings are pending, then this
Agreement shall automatically terminate as of the date the condemning authority takes
possession. Any award for any taking of all, or any part, of the Park under the power of
eminent domain shall be the property of Owner, whether such award shall be made as
compensation for diminution in value of the leasehold or for taking of the fee or the
taking of any interest Homeowner may have had due to this Agreement or
Homeowner's tenancy in the Park. Nothing contained herein, however, shall be
deemed to preclude Homeowner from obtaining any award for loss of or damage to
Homeowner's removable personal property, or to give Owner any interest in such
award.
29.2 In the event that the taking or condemnation of part of the Park does not
result in the termination of this Agreement as provided above, then this Agreement shall
terminate as to that portion of the Park so taken or condemned and the payments to be
made under this Agreement as to that portion of the Park shall be abated and prorated
as of the date of possession of the condemning entity. This Agreement shall continue in
full force and effect as to that portion of the Park not so taken or condemned.
30. DELAY IN DELIVERY OF POSSESSION.
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LONG-TERM RENTAL AGREEMENT
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This Agreement shall not be rendered void or voidable by the inability of Owner
to deliver possession of the Lot to Homeowner at the beginning of the lease term, nor
shall any inability to deliver render Owner liable to Homeowner for loss or damage
suffered thereby. If Owner cannot deliver possession of the Lot, the Rent for the period
between the beginning of the term and the time when Owner can actually deliver
possession will be abated.
31. JOINT AND SEVERAL LIABILITY.
If Homeowner is more than one person, each person shall be jointly and
severally liable for the performance of Homeowner's obligations under this Agreement.
32. ENTIRE AGREEMENT.
This Agreement and the documents referred to herein constitute the entire
Agreement between Homeowner and Owner pertaining to the subject matter contained
herein and supersede all prior and contemporaneous agreements, representations and
understandings of the parties, whether written or oral.
33. FORCE MAJEURE.
If the performance by Owner of any of Owner's obligations or undertakings under
this Agreement is interrupted or delayed by any occurrence not occasioned by the
conduct of either party to this Agreement, whether that occurrence is an act of God or
public enemy, or whether that occurrence is caused by war, terrorist acts, pandemic,
riot, storm, earthquake, or other natural forces, or by the acts of anyone not party to this
Agreement, then Owner shall be excused from any further performance for whatever
period of time after the occurrence Is reasonably necessary to remedy the effects of that
occurrence.
34. NOTICES.
All notices required or permitted under this Agreement must be in writing and
may be served upon Owner or Homeowner by any lawful means. Owner, when
permitted by law, may serve Homeowner at his or her address in the Park by First Class
United States mail, postage prepaid , addressed to the Homeowner at his or her Lot
within the Park. Homeowner may serve Owner in the manner prescribed by Section
1162 of the Code of Civil Procedure. Service of legal notices on one Homeowner shall
be deemed service on all Homeowners signing this Agreement.
35. TIME OF ESSENCE.
Time is of the essence with respect to the performance of every provision of this
Agreement.
36. INVALIDITY OF PROVISIONS.
36.1. Should any provision of this Agreement be declared or determined by any
court of competent jurisdiction to be illegal or invalid, the validity of the remaining parts,
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LO-TERM RENTAL AOIU:1:MeNJ PAGE24
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terms or provisions of this Agreement shall not be affected thereby, and any such illegal
and invalid part, term or provision shall be deemed not to be a part of this Agreement.
36.2. If any of the provisions of this Agreement or the other documents used by
the Park fail in any way to be legally enforceable as written, then It Is unintentional and
all such provisions shall be deemed to be automatically revised to correctly reflect the
Owner's and Homeowners respective rights, obligations, and prerogatives.
Homeowner agrees to promptly notify Owner in writing of any such instance.
36.3. If any term or provision of this Agreement or other document used by the
Park shall, on its face or as applied be illegal or unenforceable or claimed by
Homeowner to be unenforceable, or illegal, Owner has the right, but not the obligation,
to excise or modify any provision herein to the extent, and during the period which, such
provision is deemed by any court of competent jurisdiction or claimed by Homeowner to
be illegal or unenforceable to reasonably address such claimed or actual illegality or
unenforceability.
37. CHOICE OF LAW.
This Agreement and all documents referred to in this Agreement shall be
construed and enforced in accordance with the laws of the State of California, except for
the Arbitration Agreement, if any, signed by Owner and Homeowner, which shall be
construed and enforced in accordance with the Federal Arbitration Act.
38. MEGAN,S LAW DISCLOSURE.
NOTICE: Pursuant to Section 290.46 of the Penal Code, information about
specified registered sex offenders is made available to the public via an Internet Web
site maintained by the Department of Justice at www.meganslaw.ca.gov. Depending on
an offender's criminal history, this information will include either the address at which
the offender resides or the community of residence and ZIP Code in which he or she
resides.
39. ALTERNATIVE DISPUTE RESOLUTION.
39.1. Mediation: Owner and Homeowner agree to mediate any and all disputes
between them relating to, arising out of, concerning, or connected with, without
limitation, this Agreement. the Park's residency documents, the interpretation and
enforcement of the Park's residency documents, the Homeowner's leasehold interest or
interests at the Park, the Homeowner's Lot or space or spaces at the Park, the Park's
Common Areas, services and facilities or the Park's operation and maintenance
pursuant to this Agreement. The following matters shall be exempt from mediation: (1)
unlawful detainer actions, (2) forcible detainer actions, and (3) rule violation injunctions
pursuant to Civil Code section 798.88.
39.1 .1. Mediation fees will be borne equally by the parties . If, for any
dispute or claim to which this paragraph applies, any party commences an action
(or files a complaint with any governmental entity, including the Department of
Housing and Community Development) without first attempting to resolve the
matter through mediation, or refuses to mediate after a request has been made,
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LONG-TERM RENTAL AGllcUleNT PAGE25
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then that party shall not be entitled to recover attorneys' fees, even if they would
otherwise be available to that party under this Agreement, In any such event.
39.1.2. To initiate the mediation process, a party must serve a notice of
demand for mediation which must provide: (i) a description of the dispute, (ii)
facts from which the dispute arises, including witnesses, dates, times, and
circumstances, and (iii) a description of the relief or action requested.
39.1.3. Within ten (10) days of serving the notice of demand, the party
requesting mediation shall attempt to employ the services of a third person
mutually acceptable to the parties to conduct and conclude such mediation within
forty-five (45) days of his or her appointment. If the parties are unable to agree
on such third person, they will apply to either Judicial Arbitration and Mediation
Services ("JAMS") or Judicate West for a list of five mediators from which each
side can eliminate two (2) names. If, on completion of the mediation, the parties
are unable to agree and resolve the dispute, then the dispute shall be referred to
arbitration or trial by reference as provided below.
39.1.4. Within fifteen (15) days of the selection of the mediator, each
party will submit a brief setting forth the party's position on the issues that need
to be resolved. The mediation will begin within five (5) days following submittal of
the memorandums and will be concluded within forty-five (45) days from the
beginning of the mediation unless the parties agree to extend the mediation
period. The mediation will be held in the county in which the Park is located or
another place acceptable to all parties.
39.1.5. Before the mediation proceedings begin, the mediator and all
parties to the mediation will execute an agreement to maintain confidentiality of
the proceedings, in order to exclude the use of any testimony or evidence
produced at the mediation in any subsequent dispute resolution, including court
proceedings, arbitration, or reference hearings. Further, the mediation
agreement will provide that the expenses of witnesses and consultants for either
side will be paid by the party producing the witnesses, and all other expenses of
the mediation, including required travel and other expenses of the mediator and
the cost of any witnesses or expert advice produced at the mediator's direct
request, will be paid equally by the parties unless they agree otherwise.
39.1.6. Owner (through its authorized agent or agents) and Homeowner
will attend the mediation sessions in person. Persons other than the parties or
the parties' representatives and the mediator may attend the mediation sessions
only with the permission of the parties. Confidential information disdosed to a
mediator by the parties or by witnesses during the course of the mediation will
not be divulged by the mediator. All records, reports, or other documents
received by the mediator will be kept confidential. There will be no stenographic
or tape recording of the mediation process.
39.2. Arbitration: IF, ON COMPLETION OF SUCH MEDIATION, THE PARTIES
ARE UNABLE TO AGREE AND SETTLE THE DISPUTE, THEN HOMEOWNER
REQUESTS THAT THE DISPUTE BE RESOLVED BY ARBITRATION AS
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LONG-'11:RM RENTAL AGREEMENT PAGE26
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REFLECTED IN THE SEPARATE ARBITRATION AGREEMENT ATTACHED AS
EXHIBIT K OR, IF NONE, BY TRIAL BY REFERENCE AS SET FORTH BELOW.
v/4-~~-r
Homeowners Initials
39.3. Trial by Reference: Any and all disputes between Owner and Homeowner
relating to, arising out of, concerning, or connected with, without limitation, this
Agreement, the Park's residency documents, the interpretation and enforcement of the
Park's residency documents, the Homeowner's leasehold interest or interests at the
Park, the Homeowner's Lot or space or spaces at the Park, the Park's Common Areas,
services and facilities or the Park's operation and maintenance pursuant to this
Agreement, except those subjected to arbitration pursuant to the signed Arbitration
Agreement attached to this Agreement, which fail to be resolved in mediation as
proscribed above, shall then be decided by trial by reference pursuant to California
Code of Civil Procedure section 638, et seq. Both Owner and Homeowner agree that
the court in which any action subject to this provision is filed shall immediately order a
trial by reference pursuant to California Code of Civil Procedure section 638(1 ), and that
either party may move the court to order the matter to reference pursuant to section 638
once the action is filed.
39.3.1. Owner and Homeowner agree that the referee for the trial by
reference shall be a retired judge from Judicial Arbitration and Mediation
Services ("JAMS") or Judicate West and that the parties shall select the referee
in the manner set forth above regarding selection of a mediator, and further
agree that the general reference shall be ordered to the selected referee
pursuant to California Code of Civil Procedure section 640.
39.3.2. The plaintiff in any action which is heard by reference pursuant to
this section shall pay all fees of the referee, if any, as fixed pursuant to Cal;fomia
Code of Civil Procedure section 1023, as well as all related costs, which are
necessary to try this matter by reference. Should the plaintiff fail to make any
payments in a timely manner, the part ies agree that the entire action shall be
dism issed with prejudice for failure to prosecute, either by the referee or upon ex
parte application to the court in which the action is filed. Following the trial by
reference, the referee shall award to the prevailing party the referee's fees and
related costs paid by the prevailing party, if any, which award shall become the
order of the court pursuant to California Code of Civil Procedure section 645.1.
39.3.3. Pursuant to California Code of Civil Procedure section 643, the
referee must submit a written statement of decision to the court within twenty (20)
days after the testimony is closed, after which the court may enter judgment
pursuant to California Code of Civil Procedure section 644.
39 .3.4 . Notwithstand ing anything to the contrary contained herein, the
parties agree that at any time prior to the last day for the referee to submit a
written statement of decision, or fifteen (15) days after service of the written
statement of decision on each party, whichever date is later, either party may
comply with the statement of decision entirely or in part. In the event that a party
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LONG-TERM RENTAL AGREEMENT PAGE'l:7
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timely complies with the statement of decision entirely or in part, judgment shall
not be entered on the statement of decision, or, alternatively, that portion of the
statement of decision with which the party complies. Upon compliance with the
statement of decision, or any portions thereof, the parties shall request that the
court not enter judgment thereon and, to the extent possible, to dismiss the
action, or, if judgment has been entered, that the court vacate the judgment or
the applicable portion of the judgment. In the event of a non-monetary claim, the
party shall be deemed to have complied with the statement of decision, or any
applicable portion, if that party timely stipulates to its intent to comply. In the
event of a monetary claim, the party shall be deemed to have complied with the
statement of decision, or any applicable portion, if the party timely tenders
payment to the other party.
39.3.5. Each party specifically retains their right to appeal any decision of
the referee, and subsequent judgment of the court, as permitted by law, including
but not limited to California Code of Civil Procedure section 645.
39.3.6. In addition to the matters to be arbitrated pursuant to the attached
Arbitration Agreement, the following matters shall be exempt from reference: (1)
Unlawful Detainer actions; (2) Forcible Detainer actions; and (3) Rule Violation
Injunctions per Civil Code section 798.88.
40. DUTY TO REPORT DEFECTS.
40.1. Homeowner shall report any observable defect in the Park's Common
Facilities, Common Areas, utility services of the Park, landscaping, or other services
and facilities which are to be maintained by Owner. Homeowner shall give such notice
in writing to the Park's resident manager by registered U.S. Mail (return receipt
requested) within sixty (60) days of Homeowner's discovery of any such defect, so that
such conditions may be corrected within a reasonable period of time by the Park.
40.2. Homeowner further agrees that if Homeowner fails to report any such
defects in writing by certified mail within sixty (60) days of its discovery, Homeowner is
in substantial violation of this Agreement. Should Homeowner fail to report any such
defect within six (6) months of its discovery, Homeowner does by signing this
Agreement waive and shall be deemed to have waived any damages Homeowner had
or has by reason of such unreported defect completely and w~qu~n.
Homeowner's Initials
41. RELEASE OF CLAIMS.
41.1. As a material part of the consideration for this Agreement, Homeowner
hereby waives, releases and discharges Owner and Park and each and all of Owner's
and Park's present and former partners, officers, directors, agents, representatives,
employees and attorneys and each and all of Park's and Owner's respective heirs,
successors, executors, administrators and assignees of each from and against any and
all claims, agreements, contracts, covenants, representations, obligations, losses,
liabilities, demands and causes of action which Homeowner may now or hereafter have
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LONG-TE1!M REHTALAGREEMENT PAGE28
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or claim to have against Owner or Park, by reason of any matter or thing, whether of a
personal or business nature, whatsoever, to and including the date hereof. Homeowner
hereby waives any and all rights which Homeowner may have under the provisions of
Section 1542 of the Civil Code of the State of California, which section reads as follows:
"A general release does not extend to claims that the
creditor or releasing party does not know or suspect to exist
in his or her favor at the time of executing the release and
that, if known by him or her, would have materially affected
his or her settlement with the debtor or released party."
41.2. It is understood by Homeowner that, if the facts or law with respect to
which the foregoing release as given turn out hereafter to be other than or different from
the facts or law in that connection now known to be or believed by Homeowner to be
true, then Homeowner expressly assumes the risk of the facts or law turning out to be
so different, and agrees that the foregoing release shall be in all respects effective and
not subject to termination or rescission for any such difference in facts or law. This
provision "RELEASE OF CLAIMS" shall not, and does not, apply to any finding by a
court or arbitrator of Owner's or Park's willful violation of the California Mobilehome
Residency Law. ~ ~(
Homeowner's Initials
42. SUBLEASING AND ASSIGNMENT.
Subleasing of the Lot is not permitted except as otherwise set forth in the Park's
Rules and Regulations and for the reasons authorized by California ~i~i) ~ode section
798.23 and 298.23.5 unless otherwise prohibited by exlsllng ~ \JV
Homeowners Initials
43. INSPECTION OF LOT AND PARK.
43.1. By signing this Agreement. Homeowner acknowledges that Homeowner
has carefully inspected the Lot to be leased and all the Park's facilities, has found them
to be In good and sanitary order, condition and repair as represented by Park to
Homeowner, either orally or in writing, and to the extent that they are not exactly as
represented, either orally or in writing, agrees to accept them as they are.
43.2. Homeowner further acknowledges that Park is not a "security" Park, and
that Owner is not responsible for any damage or injury in, on or to Ho eowner's Lot,
mobilehome, personal property or person. Homeowner understands at Homeowner
should maintain Homeowner's own security precautions .
Homeowner's Initials
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LON(p R1W RENTAL AGREBlEHT PAGE 29
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44. HOMEOWNER'S RESPONSIBILITY FOR WATER/EARTH MOVEMENT
DAMAGE.
44.1. Except to the extent, if any, prohibited by law, Homeowner assumes any
and all liability for any loss, injury, or damage to Homeowner, Resident, Homeowners
guests, invitees, permittees, or licensees, to Homeowners Lot, to Homeowner's
mobilehome, to improvements at or upon Homeowner's Lot (induding, but not limited to,
any accessory equipment or storage building), or to Homeowner·s personal property
from flow of ground water, surface water and/or flood water, from subsidence, from
erosion, from earth movement, or from resultant mud and debris.
44.2. Homeowner hereby agrees to indemnify and hold Park and Owner
harmless from any such loss, injury, damage or expense, including, without limitation,
reasonable attorneys' fees and expenses of litigation which the Park or Owner may
suffer. Homeowner is encouraged to obtain the necessary insurance and to undertake
all precautions necessary to stabilize Homeowner's mobilehome and accessory
equipment, including, but not limited to, the bracing of Homeowner's mobilehome and
obtaining a civil engineer's report respecting Homeowner's use of the Lot.
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Homeowner's Initials
45. HOMEOWNER'$ RESPONSIBILITY FOR LOT GRADE.
45.1. The grade of space is calculated by dividing the distance from the highest
elevation on space to the lowest elevation on space by the distance between those two
points. A space grading that is perfectly level would have a grade of 0%. A space with
an elevation change of 2 feet over a 100-foot distance would have a grade of 2%.
45.2. Homeowner acknowledges and agrees that the Lot's grade and earth
adjacent to Lot can and may be greater than 2% and that the Lot and area adjacent to
Lot could and may, over time, develop a greater grade than 2%.
45.3 . Homeowner acknowledges and agrees that while there might be a
minimum grade required to maintain Lot drainage, there is no maximum grade that Park
is required under applicable law to maintain on or adjacent to Lot.
45.4. Homeowner acknowledges and agrees that grade erosion due to,
including, without limitation, rain, flooding, irrigation , pipe breaks, animals, wind,
temperature change, earthquake, subsidence, earth movements, naturally occurring
conditions or acts of God, or adjacent to Lot constitutes a "natural occurrence" over
which the Park has not control and for which the Park Is not responsible to maintain, to
the fullest extent allowed by law.
45.5. In the event that the grade of the Lot or grade of the area adjacent to Lot
increases over time, and to the fullest extent allowed by law, the Homeowner agrees to
timely remove any improvements adversely affected by such grade change or make any
and all appropriate and required structural changes to such improvements, at
Homeowner's sole expense, in order to allow such improvements to remain on the Lot,
including, without limitation, re•grading, structural piers and retaining walls.
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LONG-TEiu. RENTAL AGREEMENT
45.6. In the event that the Homeowner or any governmental agency including,
without limitation, the California Department of Housing and Community Development
{"HCD"), or local county or city determines that grading or other work must be
performed on Lot, then Homeowner, to the fullest extent allowed by law, agrees to
timely remove all improvements from the Lot and the Park, at Homeowner's sole
expense, for the Park to accomplish such required grading construction. Homeowner
will not be required to pay Rent during such grading construction. After completion of
such grading and other construction, should Homeowner determine to return the
improvements, including the home, to the Lot, then may do so at Homeowner's sole
expense, but only after complying with all then existing Park Rules and Regulations and
architectural standards and governmental requirements, including California Title 25
and the Mobilehome Residency Law, as may be required by HCD, county and/or city .
45.7. To the fullest extent allowed by law, the Parties agree that Park is not
and will not be responsible for damage to Homeowner's Home and property caused by
grade changes on Lot or grade changes on the area adjacent to Lo~ ~ '(
Homeowner's Initials
46. THIRD-PARTY RIGHTS.
Nothing in this Agreement, express or implied, is intended to confer upon any
person other than Homeowner and Owner, any rights or remedies under or by reason of
this Agreement. Furthermore, Homeowner agrees that Homeowner is not a third-party
beneficiary of any other agreement between Owner and any other Resident of the Park.
47. HEADINGS.
The headings of the paragraphs contained in this Agreement are for convenience
only and shall not be deemed to control or affect the meaning or construction of this
Agreement.
48. EXECUTION IN COUNTERPARTS.
This Agreement may be executed in two or more counterparts, each of which
shall be deemed an original, but all of which together shall constitute one and the same
instrument, and a fully executed copy of this Agreement may be used with the same
force and effect as an original. The parties agree that signatures may be transmitted or
received via facsimile or e~mail.
49. ATTORNEY'S FEES.
In any action or proceeding to enforce this Agreement or any provision of th is
Agreement, the prevailing party shall be entitled to recover reasonable attorney's fees
and all other costs incurred.
50. CONSTRUCTION.
For purposes of construction, this Agreement shall be deemed to have been
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LOIG-TERM RENTAL AGREEMENT PAGE31
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jointly drafted by the respective parties and the rule of construction of contracts that
ambiguities are construed against the drafting party shall not be applied against any
party. The Parties hereby waive the provisions of California Civil Code Section 1654.
51. ACKNOWLEDGMENTS.
51.1. Homeowner represents and acknowledges that this Agreement is being
entered into between Owner and Homeowner for the personal and actual residence of
Homeowner.
Homeowners Initials
51.2. Homeowner understands, agrees, and acknowledges that Homeowner is
acquiring a leasehold for a limited period of time and is purchasing (or has purchased)
only the mobilehome which occupies the Lot. Ownership of the mobilehome Lot
remains with Owner. The price, appraisal, or stated value of the mobilehome, may
reflect not only the mobilehome's value, but its ''site" value; that being the willingness of
a lender to finance or a purchaser to pay a larger amount for the mobilehome by virtue
of its location in this Park. In other words, the mobilehome may be worth substantially
less off the Homeowners Lot than on the Homeowners Lot. Homeowner understands
that Homeowner is not entitled to receive any value for Owner's property, or to receive
any value by virtue of having a mobilehome located at the Park or on the Lot.
-f.Jv}v~
Homeowner's Initials
51.3. Notwithstanding anything set forth herein to the contrary, in the event that
Owner elects to subdivide the Park to provide for the conversion to a subdivision,
cooperative or condominium, Homeowner agrees that Homeowner shall execute a
petition indicating Homeowner's support for conversion of the Park to resident
ownership in accordance with Government Code §§ 6641 0 and 66428 .1, et seq., as
such statutes may be amended from time to time.
Homeowner's Initials
51.4. If this Agreement is being provided pursuant to California Civil Code
section 798 .75(a), then upon execution by parties to this Agreement, any tenancy
created thereby, shall be null and void, and of no force and effect, unless and until: (1)
seventy-two (72) hours have elapsed after Homeowner and Owner have executed this
Agreement and no rescission right was exercised; (2) escrow is closed within fourteen
(14) days of execution of this Agreement by both Parties; (3) at least one (1) person
executing this Agreement as "Homeowner" is the registered owner of the mobilehome
on the Lot; (4) Homeowner assumes physical occupancy of the mobilehome on the Lot
within thirty (30) days of the execution of this Agreement; and (5) H_omrner provides
Owner with proof of tifle transfer. ~ V
Homeowners Initials
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LONG-TERM IU!NTAL AGREEMENT PAGE32
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51.5. If this Agreement is being offered to a prospective Homeowner,
Homeowner acknowledges that Homeowner provided Owner an application for
residency. Homeowner represents and understands that such application is true and
correct and that any material misrepresentation or omission by Homeowner on the
application may at the sole election of Owner, result in the termination of this Agreement
and the tenancy created hereunder.
jJI ✓v
Homeowner's Initials
51.6. ACKNOWLEDGMENT OF HOMEOWNER'S INVESTIGATION.
Homeowner warrants that he/she has read this Agreement and does not rely upon
anything said or done by Owner or management in deciding to enter into and execute
this Agreement beyond what is represented in this Agreement. Homeowner represents
that he/she is a sophisticated renter with respect to this Agreement and possesses
equal bargaining power with Owner. Homeowner represents that he/she has made all
investigations necessary before executing this Agreement. This Agreement is the
product of arm's length negotiations between sophisticated~ (
Homeowners Initials
51.7. If this Agreement is being offered to a prospective Homeowner,
Homeowner acknowledges receipt from Park Management of a Mobilehome Park
Rental Agreement Disclosure Form (pursuant to California Civil Code§ 798.75.5}, and
Homeowner further acknowledges that Homeowner received the Mobilehome Park
Rental Agreement Disclosure Form at least three (3) days prior to execution of this
Agreement.
Homeowner's Initials
51 .8. ACKNOWLEDGEMENT OF PARK'S RIGHT TO OFFER DIFFERENT
LEASES TO DIFFERENT RESIDENTS. Homeowner acknowledges that the Park has
and will continue to offer different leases on different terms with different starting rental
rates. Homeowner acknowledges that such practice is lawful, fair and reasonable under
the applicable statutory and case law, including the Mobilehome Residency Law.
cjy ~v
Homeowner's Initials
51.9. Homeowner acknowledges that Homeowner has had the o portunity to
read this Agreement and consult independent counsel regar ·ng this Agre ment.
Homeowner's Initials
51.10. Any claim , demand, right or defense of any kind by Homeowner which is
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LON~ TElll1 RENTAL AGREEMENT PAGE33
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based upon or arises in connection with this Agreement or the negotiations prior to its
execution, shall be barred unless Homeowner commences a lawsuit or other form of
alternative dispute resolution thereon, or interposes in a legal proceeding a defense by
reason thereof, within one (1) year as may be extended by Civil Code § 798.84, after
the date of the inaction or omission or the date of the occurrence of the event or of the
action to which the claim, demand, right or defense relates, whichever applies.
k trcV'
Homeowner's Initials
51.11. Homeowner agrees and acknowledges that Owner has the right to adjust
the lot lines of Homeowner's Lot. Upon a request of Owner to adjust a lot line,
Homeowner agrees and consents to such adjustment and agrees to execute any
documents required by the California Department of Housing and Community
Development or other governmental agency with jurisdiction to adjust such lot line. To
the extent that such adjustment decreases the size of the Lot, Owner shall
proportionately decrease Base Rent for the Lot. Should a lot line adjustment require
that Homeowner relocate Homeowner's mobilehome and accessory equipment,
Homeowner further agrees and acknowledges that Owner shall pay the expense to
relocate Homeowner's mobilehome and accessory equipment to another suitable Lot in
the Park to the extent necessary to bring the mobilehome and accessory equipment in
the new Lot into compliance with applicable setback ru~ \j V
Homeowner's Initials
IN WITNESS WHEREOF, Owner and Homeowner have executed this Agreement as of
the day and year written below, further acknowledging and agreeing that all blank
spaces have been completely filled in prior to such execution.
South Peak MHP
Authorized Agent
HOMEOWNER
Dated: I· f O '"'2--_7 __ .;.__.;.__ _____ _
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LONG-TERM lll!NTAL AGREl!MENT PAGE34
HOMEOWNER
Dated: ~ • \ 3-Z :3 --------:¾.Q~-. Va.w~~ /r---
Clearly print name: VO..""-S~{:,, V~)._,,..
South Peale
LONG-TERM Rl!NTAL AGKl:l!MENT PAGE35
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ACKNOWLEDGMENT AND Agreement BY RESIDENT AND/OR ADDITIONAL
OCCUPANT:
The persons signing below hereby acknowledge and agree to the following:
1. That they are not a "Homeowner" as defined by the Mobilehome Residency Law
and this Agreement.
2. That they are bound by the Park's Rules and Regulations and all other
obligations pursuant to this Agreement (except for the obligation for payment of rent).
3. That they have no rights of tenancy pursuant to the Mobilehome Residency Law.
RESIDENT/ ADDITIONAL OCCUPANT
Dated: ~
Clearly print name: {.;lJk \}~
RESIDENT/ ADDITIONAL OCCUPANT
Dated:
Clearlyprintname: V~~ V~-v--'
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LONG-TERM RENTAL AGREEMENT PAGE36
EXHIBIT B
I
I
THIS VALIDATED REGISTRATION CARD OR A FACSIMILE COPY IS TO BE KEPT WITH THE
VEHICLE FOR WHICH IT IS ISSUED. THIS REQUIREMENT DOES NOT APPLY WHEN THE
VEHICLE IS LEFT UNATTENDED. I T NEED NOT BE DISPLAYED. PRESENT IT TO ANY PEAC
OFFICER UPON DEMAND. IF YOU DO NOT RECEIVE A RENEWAL NOTICE, USE THIS FORM
TO PAY YOUR RENEWAL FEES OR NOTIFY THE DEPARTMENT OF MOTOR VEHICLES OF THE
PLANNED NON -OPERATIONAL STATUS (PNO) OF A STORED VEHICLE. RENEWAL FEES MUST
BE PAID ON OR BEFORE THE REGISTRATION EXPIRATION DATE OR PENALTIES WILL BE
DUE PURSUANT TO CALIFORNIA VEHICLE CODE SECTIONS 9552 -9554.
NOTE: TRAILER COACHES MUST BE REGISTERED AND ARE NOT ELIGIBLE FOR FILING
A STATUS OF PLANNED NO~NC0PERAT_f 0N~. ""'. /2 ;(,,/ \'.11Rex,. -~·· /h.V. \ • ,,s,
EVIDENCE OF LIABILITY INSURAAJCE FROM XQ._UR tN~Ur:CE COMPANY MUST BE PROVIDED
TO THE DEPARTMENT WITH THE fA~_J'<.,.{2f~REN~A.._!i,~ EES. EVIDENCE OF LIABILITY
INSURANCE IS NOT REQUIRED W~T~~EGIS!R;ATipN M~ EWAL OF OFF-HIGHWAY VEHICLES,
TRAILERS, VESSELS, OR IF YOU;FILE~As PNO 0~ ~JtvEHICLE.
' -~9 !,-,' WHEN WRITING TO DMV, ALWAYS ~\~E,Y9.PR ~q¼~ ~~E, PRESENT ADDRESS, AND THE
VEHICLE MAKE, LICENSE, AND IDENTIF~CAT ION~BERS.
~
************** DO NOT DETACH -REGISTERED OWNER INFORMATION **************
TA1l R I
'J
~
r fl'ARTl'(MMF AINOR VEl«'llS
A Public $ervfr~P, f1n,:,n,...,
REGISTRATION CARD VALID FROM: 04/14/2018 TO: 04/30/2019
MAKE YR MODE L YR 1 S T SOLO
CHA 2018 2018
BODY T YPE MODEL MP MO
CCH ZS
'l"YPE VE'.HICLE USE DATE ISSUED
TRAILER 05/03/18
REGISTERED OWN ER
145 SOUTHSLO LLC
14 5 SOUTH ST ;ttAW
SN LUIS OBISP
CA 93401
U~OLDER
VLF CLASS TYPE VEH
NN 41T
CC/A LCO D'l' FEE RECVD PIC
40 05 /03 /18 5
AMOUNT DUE: AMOUNT RECVD
$ 564.00 CASH
JJ
.,-.. ·-.,
OHCK
CRDT
TY PE L I C LZC'£NSE NUMB E R
40
VEHICLE I D NUMBER
STI CKER ISSUED
K5446517
AMOUNT PA I D
$ 564.00
AOl 691 C4 0056400 0042 CB A01 050318 40 1MP2076 28~
EXHIBIT C
\ "
Home Purchase Agreement
I. PARTIES-[please print]
California MHP Investors 3, LLC (Seller) agrees to sell and convey to
....:::L=i=n=d=a=V:::::::::a:::le=n=t=in=e================ (Purchaser). And Purchaser agrees
To buy from Seller the Property described below.
II. PROPERTY [insert description of the home and address where home is currently located]:
Year: 20 18 Width: 11 '5" Length: 36'9" -------
Make: champion Model: -------
Serial Number:
C t Add 145 South st #A28 San Luis Obispo CA 93401 urren ress: ____________ _
Legal Description of Land if being included in Loan: _N_A _________ _
Ill. PURCHASE PRICE
The Parties agree that the total purchase price is$ 95000 (plus all applicable sales
"f ) S I TB D O h Buyer to pay title/OMV fees Th I h . tax, 1 any . a es Tax_______ t er _______ . e tota pure ase price
includes a deposit in the amount of$ 2000 [enter N/A if no deposit will be
or has been paid by the Purchaser].
IV. MISCELLANEOUS
Seller
Seller
(a) Financial Contingency-loan to be obtained. This agreement is conditional upon Ability to
obtain a loan to purchase the Property.
(b) Seller warrants that he/she/it is conveying title to the home and land, if applicable, Free and
Clear of all liens and encumbrances.
Date Buyer Date
Date Buyer Date
EXHIBIT D
From:Evan Harris
To:Melissa Lawley; Judy Tsai; Jessica Lu
Subject:Re: [EXTERNAL] South Peak v. Valentine
Date:Friday, June 6, 2025 11:31:47 AM
Attachments:image011.png
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image015.png
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image019.png
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C2_signature_emailicon_cbc16b56-c262-4479-9590-e45ab4d75d7b.png
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Hello Melissa,
Ms. Valentine has officially vacated the unit. The unit is now unoccupied, and all of her belongings
have been removed. Please mail the check at your earliest convenience.
Additionally, I want to inform you that Ms. Valentine plans to hire a contractor to repaint the interior.
As she retains ownership and access to the property, this project should proceed smoothly.
Best,
Evan Harris (he/him) | Staff AttorneyCalifornia Rural Legal Assistance, Inc. eharris@crla.org (805) 544-7994NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that anydissemination, distribution, or copying of this communication is strictly forbidden. If you have received thiscommunication in error, please notify us immediately.
From: Melissa Lawley <melissa@harmonycom.com>
Sent: Friday, June 6, 2025 8:47 AM
To: Evan Harris <eharris@crla.org>; Judy Tsai <judy@judytsai.com>; Jessica Lu <jessica@judytsai.com>
Subject: RE: [EXTERNAL] South Peak v. Valentine
Thank you
Thank you,
Melissa Lawley
Senior Regional Manager
logo
6653 Embarcadero Drive, Ste. C
Stockton, CA 95219
EXHIBIT E
May 30, 2025
Harmony Communities
c/o South Peak Mobile Home Park
145 South Street
San Luis Obispo, ca 93401
Judy Tsai
Law Office of Judy Tsai
710 Lakeway Drive, Ste. 180
Sunnyvale, CA 94085
Re: Proposed South Peak Mobile Home Park Rent Increase
To Judy Tsai and Harmony Communities:
The City is in receipt of information suggesting that the management of South Peak
Mobile Home Park may be operating out of compliance with the San Luis Obispo Mobile Home
Park Rent Stabilization Ordinance (the “Ordinance.”) Specifically, the City has received a report
from Linda Valentine’s legal counsel that you have proposed a 108% increase in space rent for a
mobile home upon sale in place, in violation of San Luis Obispo Municipal Code (“SLOMC”) §
5.44.060(C), as to Space A28.
Ms. Valentine’s counsel reports that South Peak declines to recognize Ms. Valentine as a
“tenant.” SLOMC § 5.44.020(D) defines “mobile home tenant” or “tenant” as “any person entitled
to occupy a mobile home within a mobile home park pursuant to ownership of the mobile home
or under a rental or lease agreement with the owner of the mobile home.” It is the City’s position
that, under the Ordinance, Ms. Valentine is a person “entitled” to occupy the mobile home pursuant
to her ownership thereof.
The report also indicates that South Peak management is improperly excluding certain
types of homes from the Ordinance. The Ordinance does not define “mobile home,” either by
inclusion or exclusion. However, the Purpose and Intent statements are guiding. The City’s
legislative body identified certain characteristics of mobile homes that warrant protection against
unreasonable rent increases: “high cost and impracticability of moving mobile homes, the potential
for damage resulting therefrom, the requirements relating to the installation of mobile homes,
including permits, landscaping and site preparation, the lack of alternative homesites for mobile
home residents, and the substantial investment of mobile home owners in such homes[.]” (SLOMC
5.44.010). Homes typically considered “mobile homes” and any other structure described by the
above are subject to the protections of the Ordinance. Additionally, Section 798.3 of the
Mobilehome Residency Law includes in the definition of a mobile home within a mobile home
park,
trailers and other recreational vehicles of all types defined in Section
18010 of the Health and Safety Code, other than motor homes, truck
campers, and camping trailers, which are used for human habitation
if the occupancy criteria of either paragraph (1) or (2), as follows,
are met:
(1) The trailer or other recreational vehicle occupies a
mobilehome site in the park, on November 15, 1992, under a rental
agreement with a term of one month or longer, and the trailer or
other recreational vehicle occupied a mobilehome site in the park
prior to January 1, 1991.
(2) The trailer or other recreational vehicle occupies a
mobilehome site in the park for nine or more continuous months
commencing on or after November 15, 1992.
(Ca. Civ. Code § 798.3.) “Mobilehome” does not include a trailer or other recreational vehicle
located in a recreational vehicle park subject to the Recreational Vehicle Park Occupancy Law. It
is the City’s understanding that Ms. Valentine’s trailer is used for human habitation and has
occupied a mobile home site in South Peak Mobile Home Park for nine or more continuous months
and therefore meets the definition of a mobile home.
Finally, SLOMC §5.44.060(C) states that monthly space rent may, upon change of
ownership affecting a mobile home, be increased by no more than ten percent of the space rent
existing at the time of such change when the change of ownership does not result in vacation of
the space. This limitation is intended to be absolute; in adopting Section 5.44.060(C), the City
Council recognized that, prior to the limitation, “Tenants in mobile home parks desiring to sell
their mobile homes may have difficulty finding buyers because, upon a change of ownership, the
park owner is able to raise the rent without regard to the city’s mobile home rent stabilization
ordinance.” (see Ordinance No. 1226 (1992) Series) and SLOMC §5.44.010(E).) It is the City’s
position that this section governs the permissible rent increases for spaces upon change in
ownership in place, including Space A28, notwithstanding the unlawful detainer filed against Ms.
Valentine and subsequent stipulated judgment executed by the parties.
Please consider this letter the City’s notice that management’s proposed increase in the
space rent for space A28 at South Peak Mobile Home Park by 108% upon change in ownership
would constitute a violation of the San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance.
Sincerely,
Sadie Symens
Deputy City Attorney
EXHIBIT F
From:Jason Dilday
To:Sadie Symens
Cc:Matt Davies
Subject:RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Date:Thursday, June 19, 2025 3:25:00 PM
Attachments:Space A28.pdf
Ms. Symens,
As Matt mentioned and explained more fully below, we disagree that the San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance (the “Ordinance”) applies to Ms. Valentine’s RV at Space A28.
The Ordinance’s protections apply to “mobile homes,” a term undefined in the text but clearly tied to structures
with “high cost and impracticability of moving” and “requirements relating to installation” (SLOMC §5.44.010). Ms.
Valentine’s RV, as a vehicle registered with the DMV and designed for mobility, does not meet these criteria.
Unlike mobile homes, which are structures registered with HCD, RVs are built for easy relocation and lack the
burdens of cost, damage, or site preparation that the Ordinance addresses. The Ordinance’s focus on these
unique challenges does not extend to RVs.
Even if the RV were considered a mobile home, Ms. Valentine does not qualify as a “tenant” under SLOMC
§5.44.020(D), which defines a “tenant” as “any person entitled to occupy a mobile home within a mobile home
park pursuant to ownership of the mobile home or under a rental or lease agreement with the owner of the mobile
home.” The RV is required to remain vacant until sold, meaning Ms. Valentine is not currently “entitled to occupy”
it, as the Ordinance requires for tenant status.
The Ordinance does not incorporate Cal. Civ. Code §798.3(b), which extends certain Mobilehome Residency Law
(MRL) protections to RVs meeting specific occupancy criteria. Enacted after the Ordinance’s last amendment in
1988 (Ord. 1117), §798.3(b) is irrelevant unless explicitly adopted, which the Ordinance does not do. The City
cannot retroactively apply a modern state law definition to a 1988 ordinance without legislative action. Using the
MRL’s 1988 definition undermines the City’s position:
Mobilehome is a structure designed for human habitation and for being moved on a street or
highway under permit pursuant to Section 35790 of the Vehicle Code. Mobilehome includes a
manufactured home, as defined in Section 18007 of the Health and Safety Code, and a
mobilehome, as defined in Section 18008 of the Health and Safety Code, but does not include a
recreational vehicle, as defined in Section 799.24 of this code and Section 18010 of the Health
and Safety Code or a commercial coach as defined in Section 18001.8 of the Health and Safety
Code.
Moreover, under the MRL, an RV is not a mobilehome. While §798.3(b) may grant RV tenants certain protections
after nine months of occupancy, it does not classify RVs as mobilehomes. Unlike actual mobilehomes, section
798.73 explicitly permits parks to require RV removal upon sale.
In summary, the Ordinance’s protections do not extend to Ms. Valentine’s RV, which is neither a mobile home nor
occupied by a qualifying tenant. We remain committed to complying with all applicable laws and invite further
discussion if the City believes additional facts warrant a different conclusion. Attached is the 2018-2019 DMV
registration card for the RV that we had in the file as well as Ms. Valentine’s purchase agreement.
Thank you.
Jason Dilday
949-891-1627
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 18, 2025 6:25 PM
To: Sadie Symens <ssymens@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>
Subject: Re: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie
Yes we received it. We disagree for numerous reasons. Jason will respond to you tomorrow. I’ll also reforward
you my email to the other tenant you were on so you have it. In my opinion this is the same scenario, however
Jason will provide a much more robust response.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jun 18, 2025, at 6:20 PM, Symens, Sadie <ssymens@slocity.org> wrote:
Hello Mr. Davies,
The last I received from you was an email on June 10th saying you would get back to me, but I do
not believe you have done so until today. I apologize if I missed an email. Does South Peak have
a response to the arguments I set forth in the letter from May 30th? I have attached it again here. I
will also note that South Peak has referred to the mobile home as such in at least two documents,
including the lease agreement and the Information for Prospective Homeowners dated May 1,
2025. Absent information from South Peak that this structure is not subject to the Mobile Home
Park Rent Stabilization Ordinance (beyond the stated assertion that the structure is a recreational
vehicle, which, for the reasons set forth in my letter, is not determinative), the City intends to
pursue enforcement as stated below.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
78
From:Armas, Sara
Sent:Friday, September 19, 2025 8:17 AM
To:Wooten, Eric; Colunga-Lopez, Andrea
Subject:RE: PRR25301 Dewalt – South Peak Mobile Home
Got it! Will send out this morning.
From: Wooten, Eric <ewooten@slocity.org>
Sent: Thursday, September 18, 2025 6:02 PM
To: Armas, Sara <SArmas@slocity.org>; Colunga-Lopez, Andrea <AColunga@slocity.org>
Subject: PRR25301 Dewalt – South Peak Mobile Home
This one is done. Here’s the production language. Let me know if you have any questions.
This production was reviewed by Eric Wooten, City Paralegal. The City considers this request closed at this
time. Responsive documents can be found here:
https://opengov.slocity.org/WebLink/Browse.aspx?id=214420&dbid=0&repo=CityClerk
Cell phone numbers and partial credit card numbers were redacted under Government Code Section
7922.000, as the public interest in nondisclosure clearly outweighs the public interest in disclosure. Preliminary
drafts were withheld from production pursuant to Government Code § 7927.500.
Please note that there is no hearing for this citation appeal at the request of the entity cited. However, the
matter will be decided by a hearing officer no sooner than September 29, 2025.
Please be advised that every effort has been made to search for all records which may fall within the scope of
your records request, and, as such, we believe our search is quite thorough. However, if you have knowledge
of a specific document which has not been provided in response to your request, please notify us, and we will
be happy to provide the document(s) to you unless, of course, it is exempt from disclosure pursuant to
California Govt. Code §7921.000 et seq.
Eric Wooten
Paralegal
City Attorney's Office
990 Palm Street, San Luis Obispo, CA 93401-3249
E ewooten@slocity.org
T 805.781.7139
slocity.org
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The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
79
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
81
From:Zion, Sarah
Sent:Thursday, September 18, 2025 11:46 AM
To:Wooten, Eric
Subject:RE: 9/15/25 PRA Request
Very strange, glad it got worked out though!
From: Wooten, Eric <ewooten@slocity.org>
Sent: Thursday, September 18, 2025 11:44 AM
To: Zion, Sarah <SZion@slocity.org>
Subject: RE: 9/15/25 PRA Request
I figured it out – path was too long for a link to work!
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, September 18, 2025 11:37 AM
To: Wooten, Eric <ewooten@slocity.org>
Subject: RE: 9/15/25 PRA Request
Hmmm, I copied the link that would let anyone in the City with the link access it. Here it is with it specifically being
shared with you: 00040264
If this doesn’t work, you should be able to navigate to it in our folders:
From: Wooten, Eric <ewooten@slocity.org>
Sent: Thursday, September 18, 2025 11:34 AM
To: Zion, Sarah <SZion@slocity.org>
Subject: RE: 9/15/25 PRA Request
It does the same thing. It starts to open sharepoint, but then switches to a blank screen. Maybe I need to be added to
the folder? My access to the general Attorney Sharepoint is working.
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, September 18, 2025 11:32 AM
To: Wooten, Eric <ewooten@slocity.org>
Subject: RE: 9/15/25 PRA Request
Try this link, let me know if it works! 00040264
From: Wooten, Eric <ewooten@slocity.org>
Sent: Thursday, September 18, 2025 11:30 AM
To: Zion, Sarah <SZion@slocity.org>
Subject: RE: 9/15/25 PRA Request
Sarah – just turning to this. I click the link, but it goes to a blank screen after jumping to Sharepoint. Could you send
me a new link?
82
Thanks!
From: Zion, Sarah <SZion@slocity.org>
Sent: Monday, September 15, 2025 4:31 PM
To: Wooten, Eric <ewooten@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: FW: 9/15/25 PRA Request
Eric- here is a link to the appeal folder: 00040264
From: Zion, Sarah
Sent: Monday, September 15, 2025 4:28 PM
To: ddewalt56@gmail.com; CityClerk <CityClerk@slocity.org>
Cc: Wooten, Eric <ewooten@slocity.org>
Subject: 9/15/25 PRA Request
Good afternoon,
I am following up on our phone call earlier today. To confirm your request; you would like a copy of the administrative
citation issued to South Peak Mobile Home Park and the subsequent appeal submitted by Harmony Community.
Under the California Public Records Act, these documents will be reviewed for any necessary redactions. The City
Clerk’s Office, copied above, will follow up with you on next steps.
Thank you,
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
83
From:Armas, Sara
Sent:Tuesday, September 16, 2025 8:02 AM
To:Zion, Sarah
Cc:Wooten, Eric; CityClerk
Subject:RE: 9/15/25 PRA Request
Morning Sarah & Eric,
We’ve logged this as PRR25301 Dewalt – South Peak Mobile Home Park Citation. Let us know if you need anything
else from us!
Sara Armas
pronouns she/her/hers
Deputy City Clerk I
City Administration
990 Palm, San Luis Obispo, CA 93401-3218
E SArmas@slocity.org
T 805.781.7110
slocity.org
Stay connected with the City by signing up for e-notifications
From: Zion, Sarah <SZion@slocity.org>
Sent: Monday, September 15, 2025 4:28 PM
To: ddewalt56@gmail.com; CityClerk <CityClerk@slocity.org>
Cc: Wooten, Eric <ewooten@slocity.org>
Subject: 9/15/25 PRA Request
Good afternoon,
I am following up on our phone call earlier today. To confirm your request; you would like a copy of the administrative
citation issued to South Peak Mobile Home Park and the subsequent appeal submitted by Harmony Community.
Under the California Public Records Act, these documents will be reviewed for any necessary redactions. The City
Clerk’s Office, copied above, will follow up with you on next steps.
Thank you,
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
84
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
85
From:Zion, Sarah
Sent:Monday, September 15, 2025 4:31 PM
To:Wooten, Eric
Cc:Symens, Sadie
Subject:FW: 9/15/25 PRA Request
Eric- here is a link to the appeal folder: 00040264
From: Zion, Sarah
Sent: Monday, September 15, 2025 4:28 PM
To: CityClerk <CityClerk@slocity.org>
Cc: Wooten, Eric <ewooten@slocity.org>
Subject: 9/15/25 PRA Request
Good afternoon,
I am following up on our phone call earlier today. To confirm your request; you would like a copy of the administrative
citation issued to South Peak Mobile Home Park and the subsequent appeal submitted by Harmony Community.
Under the California Public Records Act, these documents will be reviewed for any necessary redactions. The City
Clerk’s Office, copied above, will follow up with you on next steps.
Thank you,
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
86
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
88
From:Evan Harris <eharris@crla.org>
Sent:Monday, September 15, 2025 11:15 AM
To:Symens, Sadie; Holcomb, Kelly
Cc:Zion, Sarah
Subject:Re: [EXTERNAL] FW: Notice of potential violation of San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance
Hello Sadie,
Understood, thank you very much.
Evan Harris he/him | Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Monday, September 15, 2025 11:11 AM
To: Evan Harris <eharris@crla.org>; Holcomb, Kelly <kholcomb@slocity.org>
Cc: Zion, Sarah <SZion@slocity.org>
Subject: RE: [EXTERNAL] FW: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Evan,
Generally, yes, administrative appeal hearings are open to the public, but South Peak did not request a hearing so the
decision will be made “on paper.”
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
89
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Evan Harris <eharris@crla.org>
Sent: Monday, September 15, 2025 11:08 AM
To: Holcomb, Kelly <kholcomb@slocity.org>
Cc: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>
Subject: Re: [EXTERNAL] FW: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Ms. Holcomb,
Thank you very much. Are these hearings open to the public? If so, how might I attend?
Best,
Evan Harris he/him | Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Holcomb, Kelly <kholcomb@slocity.org>
Sent: Friday, September 12, 2025 11:53 AM
To: Evan Harris <eharris@crla.org>
Cc: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>
Subject: RE: [EXTERNAL] FW: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Mr. Harris,
As Sadie is out of the office this week, I’ll quickly let you know that the administrative citation you refer to was
appealed and the hearing officer review has been scheduled to take place on or after September 29, 2025.
Sarah from our office, who coordinates the appeals process, has been copied on this reply if you have any further
questions.
Kelly Holcomb
Senior Legal Analyst
E kholcomb@slocity.org
T 805.781.7060
From: Evan Harris <eharris@crla.org>
Sent: Thursday, September 11, 2025 9:53 AM
You don't often get email from kholcomb@slocity.org. Learn why this is important
90
To: Symens, Sadie <ssymens@slocity.org>
Subject: Re: [EXTERNAL] FW: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie,
I understand that the City issued Harmony Communities an administrative citation on July 23 for violating SLOMC §
5.44.060(C). Do you know if Harmony has appealed this citation, and if so, whether a hearing date has been set?
Best,
Evan Harris he/him | Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Evan Harris <eharris@crla.org>
Sent: Wednesday, July 16, 2025 5:08 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Patsy Van Dyke <pvandyke@crla.org>; Mariah Thompson <mthompson@crla.org>
Subject: Re: [EXTERNAL] FW: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie,
Thank you for the clear update and timeline—it’s very helpful.
Best,
Evan Harris he/him | Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, July 16, 2025 4:41 PM
To: Evan Harris <eharris@crla.org>
Cc: Patsy Van Dyke <pvandyke@crla.org>; Mariah Thompson <mthompson@crla.org>
Subject: RE: [EXTERNAL] FW: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Evan,
As Code Enforcement proceeds with administrative enforcement, I wanted to clarify with you the timelines for this
process. Once an administrative citation is issued, the cited party has ten days to file an appeal. The appeal must be
91
heard within 60 days, and we are currently scheduling those hearings in September for appeals filed now. If the
appeal is overturned (and the citation is upheld), the cited party may seek judicial review by trial de novo (must be filed
within 20 days of the appeal decision) or by writ (must be filed within 90 days of the appeal decision.) Either of those
proceedings could take months or longer. All that to say, if Harmony Communities exhausts these available
procedures, it seems unlikely that this administrative enforcement matter will be resolved by November 30 th.
Please let me know if you have any questions about this.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
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The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
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publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Evan Harris <eharris@crla.org>
Sent: Wednesday, July 2, 2025 10:50 AM
To: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Cc: Patsy Van Dyke <pvandyke@crla.org>; Mariah Thompson <mthompson@crla.org>
Subject: Re: [EXTERNAL] FW: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie and Rami,
Thank you for issuing the attached violation notice to South Peaks MHP.
The notice directs South Peaks to present the “Information for Prospective Homeowners” form to the City of
San Luis Obispo with the adjusted monthly rent increase of no more than ten percent. It also states that failure
to correct the violation(s) will result in an Administrative Citation and fines under SLOMC Chapter 1.24, and that
continued noncompliance may subject the park to additional civil or criminal enforcement.
However, I did not see a specific deadline in the notice for when South Peaks must complete this corrective
action. Can you clarify how much time the park has before fines or further enforcement steps will be taken?
92
Unfortunately, park management does not appear willing to comply voluntarily. Yesterday, Melissa Lawley,
Senior Regional Manager of Harmony Communities, told Ms. Valentine over email (attached) there was “nothing
to correct” after Ms. Valentine requested that the space rent amount be revised and the new owner paperwork
be resent.
Please let me know when the City intends to escalate enforcement in line with the notice. Thank you again for
your continued support on this matter.
Best,
Evan Harris (he/him) | Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, June 19, 2025 3:36 PM
To: Evan Harris <eharris@crla.org>
Cc: Patsy Van Dyke <pvandyke@crla.org>; Mariah Thompson <mthompson@crla.org>
Subject: [EXTERNAL] FW: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello all,
I received the below from Harmony Communities regarding Ms. Valentine’s space. Yesterday, I communicated the
City’s intent to proceed with administrative enforcement after June 25th absent information that Ms. Valentine’s
residence is not subject to the Ordinance. Can you please provide a response to the statements I have highlighted
below so that my office can evaluate next steps? Thank you very much. In addition, could you please clarify when Ms.
Valentine’s tenancy was terminated?
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
93
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Jason Dilday <jason@harmonycom.com>
Sent: Thursday, June 19, 2025 3:25 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Matt Davies <matt@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Ms. Symens,
As Matt mentioned and explained more fully below, we disagree that the San Luis Obispo Mobile Home Park
Rent Stabilization Ordinance (the “Ordinance”) applies to Ms. Valentine’s RV at Space A28.
The Ordinance’s protections apply to “mobile homes,” a term undefined in the text but clearly tied to structures
with “high cost and impracticability of moving” and “requirements relating to installation” (SLOMC §5.44.010).
Ms. Valentine’s RV, as a vehicle registered with the DMV and designed for mobility, does not meet these criteria .
Unlike mobile homes, which are structures registered with HCD, RVs are built for easy relocation and lack the
burdens of cost, damage, or site preparation that the Ordinance addresses. The Ordinance’s focus on these
unique challenges does not extend to RVs.
Even if the RV were considered a mobile home, Ms. Valentine does not qualify as a “tenant” under SLOMC
§5.44.020(D), which defines a “tenant” as “any person entitled to occupy a mobile home within a mobile home
park pursuant to ownership of the mobile home or under a rental or lease agreement with the owner of the
mobile home.” The RV is required to remain vacant until sold, meaning Ms. Valentine is not currently “entitled to
occupy” it, as the Ordinance requires for tenant status.
The Ordinance does not incorporate Cal. Civ. Code §798.3(b), which extends certain Mobilehome Residency
Law (MRL) protections to RVs meeting specific occupancy criteria. Enacted after the Ordinance’s last
amendment in 1988 (Ord. 1117), §798.3(b) is irrelevant unless explicitly adopted, which the Ordinance does not
do. The City cannot retroactively apply a modern state law definition to a 1988 ordinance without legislative
action. Using the MRL’s 1988 definition undermines the City’s position:
Mobilehome is a structure designed for human habitation and for being moved on a street or
highway under permit pursuant to Section 35790 of the Vehicle Code. Mobilehome includes a
manufactured home, as defined in Section 18007 of the Health and Safety Code, and a
mobilehome, as defined in Section 18008 of the Health and Safety Code, but does not include a
recreational vehicle, as defined in Section 799.24 of this code and Section 18010 of the Health
and Safety Code or a commercial coach as defined in Section 18001.8 of the Health and Safety
Code.
Moreover, under the MRL, an RV is not a mobilehome. While §798.3(b) may grant RV tenants certain protections
after nine months of occupancy, it does not classify RVs as mobilehomes. Unlike actual mobilehomes, section
798.73 explicitly permits parks to require RV removal upon sale.
In summary, the Ordinance’s protections do not extend to Ms. Valentine’s RV, which is neither a mobile home
nor occupied by a qualifying tenant. We remain committed to complying with all applicable laws and invite
94
further discussion if the City believes additional facts warrant a different conclusion. Attached is the 2018-2019
DMV registration card for the RV that we had in the file as well as Ms. Valentine’s purchase agreement.
Thank you.
Jason Dilday
949-891-1627
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 18, 2025 6:25 PM
To: Sadie Symens <ssymens@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>
Subject: Re: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie
Yes we received it. We disagree for numerous reasons. Jason will respond to you tomorrow. I’ll also reforward
you my email to the other tenant you were on so you have it. In my opinion this is the same scenario, however
Jason will provide a much more robust response.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jun 18, 2025, at 6:20 PM, Symens, Sadie <ssymens@slocity.org> wrote:
Hello Mr. Davies,
The last I received from you was an email on June 10th saying you would get back to me, but I do not
believe you have done so until today. I apologize if I missed an email. Does South Peak have a
response to the arguments I set forth in the letter from May 30th? I have attached it again here. I will
also note that South Peak has referred to the mobile home as such in at least two documents, including
the lease agreement and the Information for Prospective Homeowners dated May 1, 2025. Absent
information from South Peak that this structure is not subject to the Mobile Home Park Rent
Stabilization Ordinance (beyond the stated assertion that the structure is a recreational vehicle, which,
for the reasons set forth in my letter, is not determinative), the City intends to pursue enforcement as
stated below.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
95
E ssymens@slocity.org
slocity.org
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<image003.png>
<image004.png>
<image005.png>
<image006.png>
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named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
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YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 18, 2025 6:11 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Did you receive my prior email? You never responded. This is an RV as well.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, June 18, 2025 6:05 PM
To: Matt Davies <matt@harmonycom.com>
Cc: Melissa Lawley <melissa@harmonycom.com>; eharris@crla.org
Subject: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Importance: High
Hello Mr. Davies,
I sent the below message to Judy Tsai earlier today and was informed that she is no longer
representing South Peak in this matter. Please see the below, and please let me know if South Peak
has retained alternate legal counsel.
The City reiterates its invitation to discuss this matter and/or Ms. Valentine’s specific situation and
otherwise appreciates your anticipated cooperation.
96
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
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the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Symens, Sadie
Sent: Wednesday, June 18, 2025 3:39 PM
To: Judy Tsai <judy@judytsai.com>; Evan Harris <eharris@crla.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Ms. Tsai,
It has been two weeks since your last email, so I am following up. Please confirm by June 25, 2025,
that South Peak has rescinded the unlawful rental amount for Space A28 as reflected in the
Information for Prospective Homeowners document dated May 1, 2025, and that all statements
of space rent for Space A28 and similarly situated spaces are compliant with SLO Municipal
Code 5.44.060(C).
Should South Peak fail to do so, the City will proceed with enforcement of its municipal code, including
but not limited to issuance of Notices of Violation (for each unlawful increase), Administrative Citations
(for each unlawful increase), escalating and daily accruing fines (for each unlawful increase), and/or
civil action for collection of unpaid fines and injunctive relief.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
97
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
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copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
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YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Judy Tsai <judy@judytsai.com>
Sent: Tuesday, June 3, 2025 3:56 PM
To: Evan Harris <eharris@crla.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
This will be reviewed and no, the City’s letter is not dispositive on the issue. This is an RV, and not
necessarily covered. The City is stretching to make that definition “fit” into the ordinance. But again, I only
received the letter on Friday, and have just returned from court in Fresno so that is my preliminary
assessment.
From: Evan Harris <eharris@crla.org>
Sent: Tuesday, June 3, 2025 3:44 PM
To: Judy Tsai <judy@judytsai.com>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: Re: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Hi Judy,
I’m following up on the City’s letter regarding the proposed 108% rent increase for Space A28 at
South Peak Mobile Home Park.
As the City made clear, such an increase would violate the San Luis Obispo Mobile Home Park
Rent Stabilization Ordinance. I trust Harmony Communities will therefore withdraw the proposed
increase and instead apply the lawful 10% cap permitted under SLOMC § 5.44.060(C).
98
To avoid any further confusion or delay in the sale process, I’d appreciate it if you could confirm in
writing that Harmony is no longer pursuing the 108% increase and provide an updated notice
reflecting the correct space rent.
Please let me know your client’s position as soon as possible so we can move forward
appropriately.
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
<image007.png>
eharris@crla.org
<image008.png>
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Friday, May 30, 2025 3:35 PM
To: judy@judytsai.com <judy@judytsai.com>
Cc: Evan Harris <eharris@crla.org>
Subject: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
To Judy Tsai as Counsel for Harmony Properties/South Peak Mobile Home Park,
Please find attached a letter regarding reported potential violations of the San Luis Obispo Mobile
Home Park Rent Stabilization Ordinance by South Peak Mobile Home Park.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
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99
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
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<Letter to South Peak Mobile Home Park 053025.pdf>
126
From:Symens, Sadie
Sent:Monday, September 15, 2025 8:06 AM
To:Kenneth Jorgensen
Subject:RE: Mobile Home rent control, Harmony
Hello Kenneth,
We have not received any other complaints from other residents. Our Community Development Department has
issued an administrative citation to the owners of South Peak Mobile Home Park for raising the space rent upon sale
in violation of SLOMC 5.44.060(C), as to one space within the park. That citation has been appealed, and the appeal
is set to be heard on September 29th.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Kenneth Jorgensen <kjorgensen@co.slo.ca.us>
Sent: Wednesday, September 10, 2025 2:54 PM
To: Symens, Sadie <ssymens@slocity.org>
Subject: Mobile Home rent control, Harmony
Hi Sadie,
I have received a couple more complaints from residents contending that Harmony is raising base rents when
owners are in escrow, trying to sell their units to a new prospective tenant in the park. Are there any updates
127
you can share with me regarding complaints the City has received from other residents? My direct line is
I will be working from my desk for the remainder of the day if you are available for a call.
Sincerely,
Ken Jorgensen
Deputy District Attorney
San Luis Obispo County
1035 Palm Street │San Luis Obispo, CA 93408
(805) 781-5800 │kjorgensen@co.slo.ca.us
148
From:Zion, Sarah
Sent:Thursday, September 4, 2025 1:18 PM
To:Symens, Sadie; Salem, Rami; Mezzapesa, John
Cc:Belghoul, Amel
Subject:South Peak Mobile Home Park Appeal Notice of Review
Attachments:20250904_Notice-Review_Davies.pdf
Hello all,
The notice of review for the South Peak Mobile Home Park appeal, 00040264, has been sent to the appellant, and is
attached. There is no in-person hearing, as that’s what the appellant selected, but review is set to be completed
starting September 29, 2025. The hearing officer has 10 business days after this date to issue his decision, I will send
it over once we have it.
Thank you,
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
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publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
City of San Luis Obispo, City Attorney’s Office, 990 Palm Street, San Luis Obispo, CA, 93401-3249, 805.781.7140, slocity.org
September 4, 2025
Village Properties LLC a CA LLC/Harmony Community
6653 Embarcadero Dr. Suite C
Stockton, CA 95219
Via First Class Mail and Email to:
matt@harmonycom.com
Re: Notice of Hearing Officer Review
Administrative Citation #ADM 00040264
To Village Properties LLC a CA LLC/Harmony Community:
On July 31, 2025, the City of San Luis Obispo received your appeal of the administrative
citation referenced above.
1.In your appeal, you elected to forgo your rightful hearing before a hearing officer in
favor of that hearing officer’s review of your appeal on the record. This review will
take place no sooner than Monday, September 29, 2025.
Written evidence must be submitted at least 10 days prior to the hearing date to the
hearing officer.
2.Hearing Officer or Board. The hearing officer assigned to your appeal is Alex
Karlin.
3.Addresses for Communication, Notices, or Requests. Any communications,
notices, or requests to the hearing officer shall be addressed as follows:
Hearing Officer Alex Karlin
c/o City Attorney’s Office
990 Palm Street
San Luis Obispo, CA 93401
Email: city_attorney@slocity.org
Any communications, notices, or requests to the director of the department that issued
the citation shall be addressed as follows:
Timmi Tway, Community Development Director
c/o John Mezzapesa
919 Palm Street
San Luis Obispo, CA 93401
Additional information regarding the appeal process may be found in Chapter 1.24 of the
San Luis Obispo Municipal Code which is posted at: https://sanluisobispo.municipal.codes/.
Notice of Hearing Officer Review
Page 1
Notice of Hearing Officer Review
Page 2
If the City has included in the administrative record video or audio recordings related to the
citation being appealed, those may be reviewed in their entirety by contacting the staff member
listed below and scheduling a time to review the recordings in-person. No copies will be
provided, and no remote viewing will be facilitated. Any request to review the
recordings must be received at least two (2) business days in advance of your hearing date.
Please call (805)781-7140 or write to city_attorney@slocity.org should you have any
questions.
Sincerely,
Sarah Zion
Legal Assistant
City Attorney’s Office
Enc: Administrative Record
Declaration of Service and Posting of Notice
SUBJECT ADDRESS: 145 South St Unit:A28, San Luis Obispo, CA 93401
CASE NO.: Code-000160-2025 Notice of Violation: 1st notice of violation Officer: Rami Salem
I/we, the undersigned, declare that at all times herein mentioned, I/we were and now are a duly authorized
employee(s) of the Community Development Department, City of San Luis Obispo, State of California; that
pursuant to Section 1.24.050G of the San Luis Obispo Municipal Code (SLOMC), Section 1101.4 of the
Uniform Housing Code, or Section 401.4 of the Uniform Code for the Abatement of Dangerous Buildings, as
adopted by Section 15.02.010 of the San Luis Obispo Municipal Code, I/we deposited in a receptacle for the
U.S. Postal Service, in a sealed envelope, postage prepaid, by regular mail, and/or certified mail, return
receipt requested the following:
A Notice to Correct,
Notice of Violation,
Administrative Citation,
Stop-Work Notice,
Notice of Hearing,
Notice of Proposed Lien,
Notice of Special Assessment
Notifying the owner of the property of the subject address referenced above of violations of the San Luis
Obispo Municipal Code existing on the property and/or of related abatement proceedings.
The above notice was sent to each person having an interest in the property at their respective addresses as
listed in the Notice, and a copy of the notice was posted at the subject address.
I declare under penalty of perjury that the foregoing is true and correct.
Executed this 06 day of 24, 2025, San Luis Obispo, California
Officer or clerk effecting service by mail:
Rami Salem Rami Salem 06/24/2025 @ 10:00 AM
(Print Name) (Signature) (Time/date)
Officer effecting service by posting:
Rami Salem Rami Salem 06/24/2025 @ 02:00 PM
(Print Name) (Signature) (Time/date)
City of San Luis Obispo, Community Development, 919 Palm Street, San Luis Obispo, CA, 93401-3218, 805.781.7170, slocity.org
DIRECTOR’S DECISION AFTER REVIEW OF
NOTICE TO CORRECT/NOTICE OF VIOLATION
July 10, 2025
Matthew Davies
6653 Embarcadero Drive, Suite C
Stockton, CA 95219
Subject Address: 145 South Street San Luis Obispo, CA 93401 APN: 004-802-020
Action Reviewed: SLOMC § 5.44.060 (C) Case #: CODE-000160-2025
Date of Notice: June 24, 2025 Date of Request for Director’s Review: June 26, 2025
Pursuant to Section 1.24.090 of the San Luis Obispo Municipal Code the Community Development Director
or designee shall review all contested notices to correct and/or notices of violation. The Director’s designee
has reviewed your submitted request for review and has made the following determination:
The Request is denied and the action(s) reviewed is UPHELD.
COMMENTS/REASONING
The request concerning SLOMC § 5.44.060(C) regarding allowable rent increases within a mobile home park
has been denied and the action reviewed is UPHELD.
I have reviewed your concern regarding the phrase “In the event of change of ownership resulting from
vacation of the space, then the space rent may be adjusted to fair market rent in the community” found in San
Luis Obispo Municipal Code section 5.44.060 (C). This phrase refers to the occasion in which a mobile home
is removed from the space, the space is vacant ('vacation of the space’), and the new unit that moves into the
vacant space is owned by a new owner.
The change in ownership relevant to the circumstances in this case is described in an earlier part of the same
section:
The maximum monthly space rent of a tenant may be increased by the owner when there is a change
of ownership affecting a mobile home. However, such increase shall not exceed ten percent of the
then existing space rent and may not be relied upon any more often than once in any thirty-six-month
period as the basis to increase rent.
This portion contemplates the circumstances present in this case, in which, according to the information in
the City’s possession, the existing mobile home is being sold to remain in the rented space.
Regarding your claim that the unit in question is an RV and not a mobile home; it has been determined that
the unit is a mobile home subject to the protections of Chapter 5.44. While the term “mobile home” is not
defined in the cited ordinance, Section 5.44 of the San Luis Obispo Municipal Code applies to “space rent,”
which relates to the “use and occupancy of a mobile home space in a mobile home park.” South Peak Mobile
Home Park is a mobile home park, and nothing in the ordinance excludes the subject unit from the ordinance.
The factors identified in the Purpose and Intent section of the ordinance, including the high cost and
impracticability of moving mobile homes, the potential for damage resulting therefrom, the requirements
relating to the installation of mobile homes, including permits, and landscaping and site preparation, appear
to apply to this unit. Additionally, evidence in the City’s possession (references to the Mobilehome Residency
Law in the Information for Prospective Homeowners document prepared by South Peak Mobile Home Park)
indicates that South Peak Mobile Home Park treats and acknowledges the unit occupying Space A28 as a
mobile home.
Regarding your assertion that an exemption applies the circumstances of this scenario; The exemption
described in SLOMC 5.44.030(E) applies to rent increases defined within a year-long (at minimum) lease or
contract agreed to by both parties. The exemption means that during the term of such a lease, the rent
stabilization provisions of Chapter 5.44 do not apply. The lease terms for Ms. Valentine’s space A28 tenancy
have no bearing on the restriction regarding increase of the space rent that occurs outside of the lease term
and during a change in ownership of the mobile home that has not been removed from the rented space.
Your assertion that “pursuant to Cal. Civ. Code section 798.73, the Park may require the removal of an RV
upon sale” does not appear to be a statement contesting the NOV issued for an unlawful space rent
increase and has therefore not been evaluated as part of this director’s review.
Please take action to correct the code violation(s) IMMEDIATELY as described in the Notice of Violation
issued on June 24, 2025 or through an applicable approval process as allowed per the municipal code.
Failure to do so may result in the issuance of an Administrative Citation and a fine or other enforcement
action.
Subsequent violations of the above-stated Codes within the next twelve months may result in the
immediate issuance of additional, including daily accruing, Administrative Citations and further
enforcement action.
This decision is not appealable, but any challenges to the director’s decision may be raised as part of an appeal
from an administrative citation (if an administrative citation has been issued or is subsequently issued in
connection with the Notice) pursuant to Section 1.24.100.
Thank you for your cooperation in maintaining your property and in preserving the beauty and unique
character of our City.
Sincerely,
John Mezzapesa
Interim Deputy Building Official
Notice to Correct Code Violation(s)/Notice of Violation
(Courtesy Warning Prior to Issuance of Administrative Citation)
06/24/2025
Harmony Community
6653 Embarcadero Dr.
Suite C
Stockton, CA 95219
SUBJECT ADDRESS: 145 South St Unit:A28, San Luis Obispo, CA 93401 APN: 004-802-020
Code Case #: CODE-000160-2025
Dear Property Owner,
On June 20, 2025, City of San Luis Obispo Community Development Department staff Observed the
following violations of the San Luis Obispo Municipal Code or other relevant codes at the above listed
address:
1. Base Space Rent – Determination – Allowable Increases Without Hearing (SLOMC
5.44.060 (C):
“The maximum monthly space rent of a tenant may be increased by the owner when there
is a change of ownership affecting a mobile home. However, such increases shall not exceed
ten percent of the then existing space rent and may not be relied upon any more often than
once in any thirty-six-month period as the basis to increase rent. In the event of change of
ownership resulting from subletting of the mobile home space as may be allowed by state
law, should such become state law, then upon any such subletting the space rent may be
increased up to ten percent of the then existing space rent. In the event of change of
ownership resulting vacation of the space, then the space rent may be adjusted to fair market
rent in the community. Nothing in this paragraph shall preclude an adjustment as may
otherwise be provided for in this chapter.”
Corrective Action:
1. Present evidence (Information for Prospective Homeowners) form with the adjusted
monthly rent of up to ten percent and not more than ten percent, to the city of San Luis
Obispo.
We request that you voluntarily take action to correct the above noted violation(s) IMMEDIATELY.
These violations constitute a public nuisance and must be abated. Failure to correct the violation(s) by the
specified date will result in the issuance of an Administrative Citation requiring payment of FINES in
accordance with SLOMC Chapter 1.24. For Municipal Code violations that remain uncorrected after
issuance of an Administrative Citation, the City may seek enforcement by other civil or criminal remedies.
Any person having a title interest in the property may request a Director’s review of this Notice by
completing the enclosed Request for Director’s Review Form and submitting it to the Community
Development Department via email at code@slocity.org or to 919 Palm Street, San Luis Obispo, CA
93401, within five (5) days of the date of this Notice. This Notice shall be deemed final unless you timely
file a Request for Director’s Review.
We look forward to working with you to resolve these violations and would like to thank you for your
efforts to maintain your property and to help preserve the safety and beauty of our community. If you
have questions, please contact the undersigned at (805) 440-9825 or rsalem@slocity.org.
Sincerely,
RAMI SALEM
Rami Salem, Code Enforcement Officer & Safe Housing Coordinator
Cc: File
Enclosures: Request for Directors Review
May 30, 2025
Harmony Communities
c/o South Peak Mobile Home Park
145 South Street
San Luis Obispo, ca 93401
Judy Tsai
Law Office of Judy Tsai
710 Lakeway Drive, Ste. 180
Sunnyvale, CA 94085
Re: Proposed South Peak Mobile Home Park Rent Increase
To Judy Tsai and Harmony Communities:
The City is in receipt of information suggesting that the management of South Peak
Mobile Home Park may be operating out of compliance with the San Luis Obispo Mobile Home
Park Rent Stabilization Ordinance (the “Ordinance.”) Specifically, the City has received a report
from Linda Valentine’s legal counsel that you have proposed a 108% increase in space rent for a
mobile home upon sale in place, in violation of San Luis Obispo Municipal Code (“SLOMC”) §
5.44.060(C), as to Space A28.
Ms. Valentine’s counsel reports that South Peak declines to recognize Ms. Valentine as a
“tenant.” SLOMC § 5.44.020(D) defines “mobile home tenant” or “tenant” as “any person entitled
to occupy a mobile home within a mobile home park pursuant to ownership of the mobile home
or under a rental or lease agreement with the owner of the mobile home.” It is the City’s position
that, under the Ordinance, Ms. Valentine is a person “entitled” to occupy the mobile home pursuant
to her ownership thereof.
The report also indicates that South Peak management is improperly excluding certain
types of homes from the Ordinance. The Ordinance does not define “mobile home,” either by
inclusion or exclusion. However, the Purpose and Intent statements are guiding. The City’s
legislative body identified certain characteristics of mobile homes that warrant protection against
unreasonable rent increases: “high cost and impracticability of moving mobile homes, the potential
for damage resulting therefrom, the requirements relating to the installation of mobile homes,
including permits, landscaping and site preparation, the lack of alternative homesites for mobile
home residents, and the substantial investment of mobile home owners in such homes[.]” (SLOMC
5.44.010). Homes typically considered “mobile homes” and any other structure described by the
above are subject to the protections of the Ordinance. Additionally, Section 798.3 of the
Mobilehome Residency Law includes in the definition of a mobile home within a mobile home
park,
trailers and other recreational vehicles of all types defined in Section
18010 of the Health and Safety Code, other than motor homes, truck
campers, and camping trailers, which are used for human habitation
if the occupancy criteria of either paragraph (1) or (2), as follows,
are met:
(1) The trailer or other recreational vehicle occupies a
mobilehome site in the park, on November 15, 1992, under a rental
agreement with a term of one month or longer, and the trailer or
other recreational vehicle occupied a mobilehome site in the park
prior to January 1, 1991.
(2) The trailer or other recreational vehicle occupies a
mobilehome site in the park for nine or more continuous months
commencing on or after November 15, 1992.
(Ca. Civ. Code § 798.3.) “Mobilehome” does not include a trailer or other recreational vehicle
located in a recreational vehicle park subject to the Recreational Vehicle Park Occupancy Law. It
is the City’s understanding that Ms. Valentine’s trailer is used for human habitation and has
occupied a mobile home site in South Peak Mobile Home Park for nine or more continuous months
and therefore meets the definition of a mobile home.
Finally, SLOMC §5.44.060(C) states that monthly space rent may, upon change of
ownership affecting a mobile home, be increased by no more than ten percent of the space rent
existing at the time of such change when the change of ownership does not result in vacation of
the space. This limitation is intended to be absolute; in adopting Section 5.44.060(C), the City
Council recognized that, prior to the limitation, “Tenants in mobile home parks desiring to sell
their mobile homes may have difficulty finding buyers because, upon a change of ownership, the
park owner is able to raise the rent without regard to the city’s mobile home rent stabilization
ordinance.” (see Ordinance No. 1226 (1992) Series) and SLOMC §5.44.010(E).) It is the City’s
position that this section governs the permissible rent increases for spaces upon change in
ownership in place, including Space A28, notwithstanding the unlawful detainer filed against Ms.
Valentine and subsequent stipulated judgment executed by the parties.
Please consider this letter the City’s notice that management’s proposed increase in the
space rent for space A28 at South Peak Mobile Home Park by 108% upon change in ownership
would constitute a violation of the San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance.
Sincerely,
Sadie Symens
Deputy City Attorney
INVOICE (00040264)
FOR CITY OF SAN LUIS OBISPO
BILLING CONTACT
INACTIVE
VILLAGE PROPERTIES LLC A CA LLC
145 SOUTH St 7
SLO, CA 93401
INVOICE NUMBER INVOICE DATE INVOICE DUE DATE INVOICE STATUS INVOICE DESCRIPTION
00040264 07/23/2025 08/22/2025 NONEDue
REFERENCE NUMBER FEE NAME TOTAL
CODE-000160-2025 CE 1st Admin Citation $100.00
$100.00 SUBTOTAL145 South St A28 San Luis Obispo, CA 93401
TOTAL $100.00 REMITTANCE INFORMATION
Report Text Library: Municipality_Invoice_2_Remit_To
Address Line 2
Address Line 3
Address Line 4
Page 1 of 1July 23, 2025 City of San Luis Obispo
Citation No.: 00040264
ADMINISTRATIVE CITATION
AND ORDER TO COMPLY WITH
SAN LUIS OBISPO MUNICIPAL CODE
1st Citation 2nd Citation 3rd Citation Additional / Daily Fines
LOCATION OF VIOLATION: 145 SOUTH ST UNIT: A28 SAN LUIS OBISPO, CA 93401
DATE OF VIOLATION: 06/20/2025
NAME: VILLAGE PROPERTIES LLC A CA LLC / HARMONY COMMUNITY
ADDRESS: 6653 EMBARCADERO DR. SUITE C STOCKTON, CA 95219
PURSUANT TO CHAPTER 1.24 OF THE SAN LUIS OBISPO MUNICIPAL CODE, YOU ARE HEREBY ORDERED
TO IMMEDIATELY CORRECT THE VIOLATION(S) DESCRIBED BELOW AND PAY THE FINE. YOU ARE
FURTHER ORDERED TO CEASE THE ACTIVITY GIVING RISE TO THE VIOLATION. WHEN CORRECTIONS
ARE COMPLETE PLEASE SCHEDULE AN INSPECTION BY CALLING (805)781-7180. TO AVOID ADDITIONAL
FINES COMPLIANCE MUST BE VERIFIED BY DEPARTMENT STAFF. IF DAILY FINES APPLY AS NOTED
ABOVE, THE FINES SHALL ACCRUE DAILY UNTIL THE VIOLATION(S) ARE CORRECTED. FAILURE TO
CORRECT THE VIOLATION(S) WILL RESULT IN THE ISSUANCE OF ADDITIONAL ADMINISTRATIVE
CITATIONS AND ESCALATING FINES OR OTHER ENFORCEMENT ACTION.
CODE SECTION DESCRIPTION OF VIOLATION FINE
MC § 5.44.060(C) Base Space Rent – Determination Allowable Increases
Without Hearing $100
Amount Due $100
Failure to pay the fines may result in the suspension of any pending applications or permits. Unpaid fines
become delinquent after 30 days and are subject to interest accrual of 8% per month as contained in
SLOMC 1.24.070 C. The City may pursue all legal, equitable, and administrative remedies for
the collection of unpaid civil administrative fines. Delinquent fines will be forwarded to a collection agency
for payment.
Mail Payments to: City of San Luis Obispo, Community Development Department
919 Palm Street, San Luis Obispo, CA 93401
You may file an APPEAL of this Administrative Citation by submitting a request in writing to the
Hearing Administrator within ten days of the date this Administrative Citation is issued as shown below.
Each responsible party is individually required to file an appeal. FAILURE TO FILE AN APPEAL
WILL WAIVE YOUR RIGHT TO CONTEST THIS CITATION. Please see the attached Appeal Form
for more information.
Mail Appeals to: City of San Luis Obispo, City Clerk
990 Palm Street, San Luis Obispo, CA 93401
Issued By: Rami Salem Signature: Rami Salem Title: Code Enforcement Officer
RELATED CE CASE: CODE-000160-2025 DATE CITATION ISSUED: 07/23/2025
From:Matt Davies
To:Salem, Rami
Cc:Symens, Sadie; Mezzapesa, John; johnny@realestategroup.com
Subject:Re: City of San Luis Obispo Director"s Decision: 145 South Street
Date:Monday, July 28, 2025 3:22:37 PM
Thank you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jul 28, 2025, at 3:20 PM, Salem, Rami <RSalem@slocity.org> wrote:
Not a problem at all! A hard copy has been certified mailed specifically to that
address last Thursday. If it hasn’t gotten there by now, hopefully it gets there
today or tomorrow. Let me know if you have any questions.
Best regards,
Rami
Get Outlook for iOS
From: Matt Davies <matt@harmonycom.com>
Sent: Monday, July 28, 2025 3:14:45 PM
To: Salem, Rami <RSalem@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>;
johnny@realestategroup.com <johnny@realestategroup.com>
Subject: Re: City of San Luis Obispo Director's Decision: 145 South Street
We are the property manager. My address is below. A copy to us is greatly
appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jul 28, 2025, at 3:08 PM, Salem, Rami <RSalem@slocity.org>
wrote:
Dear Matt,
Thank you for reaching out. Regarding any future or ongoing
violations, the process involves the officer handling the code case
sending copies of the Notice of Violation to the property owner,
property manager, on-site manager (if applicable), and tenant.
To facilitate this, I would need the mailing address or email address
for each of the parties involved.
I hope this clarifies your question. Please feel free to reach out if you
need further assistance.
Best regards,
Rami
Get Outlook for iOS
From: Matt Davies <matt@harmonycom.com>
Sent: Monday, July 28, 2025 2:40:11 PM
To: Salem, Rami <RSalem@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John
<JMezzape@slocity.org>; johnny@realestategroup.com
<johnny@realestategroup.com>
Subject: Re: City of San Luis Obispo Director's Decision: 145 South Street
Rami
If future violation notices are issued for any reason related to code
enforcement, we need a mechanism to promptly receive them. What
would you like us to file with you so that you send us a copy to our
address or to our email whenever you mail something to the mill st
address?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jul 28, 2025, at 10:54 AM, Salem, Rami
<RSalem@slocity.org> wrote:
Good morning, Matt! I hope this finds you well.
Attached to this email, you will find: The Administrative
citation, the administrative citation appeal form, the
invoice for the citation, a copy of the City Attorney’s
office letter to Harmony Communities, and a copy of
the notice of violation sent to Harmony Communities.
Please let me know if you have any questions. Have a
great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John
<JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa,
John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hello,
I am not involved in Code Enforcement’s discretion to
issue a citation, but I believe one was sent out this
week. John is out of the office this week. Rami Salem
should be able to provide you with a copy of the
citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-
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The information contained in this e-mail message
is intended only for the CONFIDENTIAL use of the
designated addressee named above. The
information transmitted is subject to the attorney-
client privilege and/or represents confidential
attorney work product. Recipients should not file
copies of this email with publicly accessible
records. If you are not the designated addressee
named above or the authorized agent responsible
for delivering it to the designated addressee, you
received this document through inadvertent error
and any further review, dissemination, distribution
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anyone else is strictly prohibited. IF YOU
RECEIVED THIS COMMUNICATION IN ERROR,
PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT
(805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I
have received the violation notice. Please advise if it has
been issued and where you sent it to. Please also send
us both a courtesy copy so we may review and file our
appeal. This will be my fourth email to you and John,
without response. John said it would be issued by
Tuesday the 22nd at the latest.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Sadie,
Would you please email me a copy today since John is
out of the office?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi John,
Please confirm if the violation notice has been issued.
Would you please send me a courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi John,
Thanks for getting back to me. Please send the notice to
village properties and email me a courtesy copy. Does
work for you?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
HI Matt,
Just wanted to let you know we are in process of
preparing a citation. We anticipate it will be issued
beginning of next week.
I was hoping you could clarify some questions I have
regarding ownership of the park. The County
Assessor's Office has the owner on record as
VILLAGE PROPERTIES LLC. This LLC has a mailing
address of 962 Mill Street in SLO. In looking at
recorded documents we also see the following entities
associated with the property:
SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
145 SOUTHSLO LP (formerly 145
SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property
owner on record with the assessor, and we want to
make sure that the correct entity is cited so the process
is not interrupted. Our plan is to issue the formal
citation to VILLAGE PROPERTIES LLC unless you are
able to provide any formal documentation to show
other ownership. We will, of course, provide a copy of
the citation directly to you as well, but the formal
citation will be sent certified to the owner we have on
record.
Are you able to provide some clarity on ownership of
the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
<image001.png>
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
John,
Received. Please issue a formal citation notice so we
can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145
South Street
Hello Matt,
A response has been completed regarding the request
for Director’s review submitted by you on June 26,
2025, associated with code enforcement case CODE-
000160-2025. Please find a copy of the Director’s
Decision attached to this message. The decision has
also been mailed to the address provided on the
Request for Director’s Review Form and the property
owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
<image001.png>
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
<145 South St Unit A28 Rent Increase 1 AD CIT 07-23-
2025.pdf>
<Administrative Citation Appeal Form 2024-10-01.pdf>
<145 South St Unit A28 Rent Increase 1 AC 07-23-
2025.pdf>
<145 South St Unit A28 City Attorney's Office letter to
Harmony Communities 06-25-2025.pdf>
<145 South St Unit A28 Rent Increase NOV 06-24-
2025.pdf>
Meeting
Activity Name
06/20/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Met with Supervisor JM, Director TT, and City attorney SS. Discussed the SLO Rent
Stabilization ordinance. Discussed the rent increase by 108% for the lot. Discussed the time
parameters.
Inspection
Activity Name
06/20/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Supervisor JM and I went out to the MHP and visually inspected unit A28.
Notice of Violation
Activity Name
06/24/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Created this code Case and generated a notice of violation.
Correspondence
Activity Name
06/20/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Spoke with the MHP manager on site (Roxanne Jackobsen (310)751-4567 /
southpeakmhp@gmail.com / 145 South Street) via phone. I informed her of the case,
exchanged contact information. She informed me that she will inform the property
management company (Harmony Communities / 6653 Embarcadero Dr. Suite C, Stockton CA
95219) of the case and get back to me.
Correspondence
Activity Name
06/24/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Deputy city attorney SS sent a letter to Harmony Communities. View file attachment in the
case files.
Appeal to Director
Activity Name
6/26/2025
Created On
07/10/2025
Created By
Mezzapesa, John
Activity Comments
Request for Director's Review received 6/26/2025
Appeal to Director
Activity Name
7/10/2025
Created On
07/10/2025
Created By
Mezzapesa, John
Activity Comments
Director's Decision delivered via first class mail to appellant and PO on record. Decision was
also sent to appellant via email.
1st Admin Cite
Activity Name
07/23/2025
Created On
07/29/2025
Created By
Salem, Rami
Activity Comments
Certified mailed the 1st Administrative Citation to the property management/owner of the
MHP Att: Matthew Davies.
Declaration of Service and Posting of Notice
SUBJECT ADDRESS: 145 South St Unit: A28, San Luis Obispo, CA 93401
CASE NO.:CODE-000160-2025 Citation No.: 00040264 Officer: Rami Salem
I/we, the undersigned, declare that at all times herein mentioned, I/we were and now are a duly authorized
employee(s) of the Community Development Department, City of San Luis Obispo, State of California; that
pursuant to Section 1.24.050G of the San Luis Obispo Municipal Code (SLOMC), Section 1101.4 of the
Uniform Housing Code, or Section 401.4 of the Uniform Code for the Abatement of Dangerous Buildings, as
adopted by Section 15.02.010 of the San Luis Obispo Municipal Code, I/we deposited in a receptacle for the
U.S. Postal Service, in a sealed envelope, postage prepaid, by regular mail, and/or certified mail, return
receipt requested the following:
A Notice to Correct,
Notice of Violation,
Administrative Citation,
Stop-Work Notice,
Notice of Hearing,
Notice of Proposed Lien,
Notice of Special Assessment
Notifying the owner of the property of the subject address referenced above of violations of the San Luis
Obispo Municipal Code existing on the property and/or of related abatement proceedings.
The above notice was sent to each person having an interest in the property at their respective addresses as
listed in the Notice, and a copy of the notice was posted at the subject address.
I declare under penalty of perjury that the foregoing is true and correct.
Executed this 23rd day of 07, 2024, San Luis Obispo, California
Officer or clerk effecting service by mail:
Rami Salem Rami Salem 12:00 PM on 07/23/2025
(Print Name) (Signature) (Time/date)
Officer effecting service by posting:
Rami Salem Rami Salem 02:00 PM on 07/23/2025
(Print Name) (Signature) (Time/date)
City of San Luis Obispo, City Attorney’s Office, 990 Palm Street, San Luis Obispo, CA, 93401-3249, 805.781.7140, slocity.org
July 30, 2025
Matthew Davies
6653 Embarcadero Drive, Suite C
Stockton, CA 95219
Via: Email to:
matt@harmonycom.com
Re: Request to Appeal Administrative Citation #00040264
Dear Matthew Davies:
On July 29, 2025, the City of San Luis Obispo received your request to appeal the above
referenced Administrative Citation. This request was incomplete and is therefore rejected. The
reason(s) for this rejection include, but are not necessarily limited to:
The cited party is incorrect; our records indicate that the cited party was “VILLAGE
PROPERTIES LLC A CA LLC/HARMONY COMMUNITY.” Additionally, our records do not
indicate that the appellant identified in Item 2 was cited as a tenant being held financially
responsible for landlord citation. Finally, you have not paid the appropriate appeal fee. To
calculate the appeal fee, please use the worksheet on the appeal form and the citation amount
referenced below.
Based on the information you provided, the fine for the citation referenced above is: $100
In July 2024, the City Council adopted an updated fee schedule which went into effect October
1, 2024. The updated fee schedule includes a fee to appeal an administrative citation to a Hearing
Officer. The Administrative Citation Appeal Form was updated to reflect this, and a blank copy
of the updated form is being enclosed with this notice.
If you choose to do so, within ten (10) days of the date of this letter, the City Clerk’s Office
must receive a written appeal that complies with the requirements of Chapter 1.24 of the City of San
Luis Obispo Municipal Code, which governs administrative citations and appeals (specifically, Section
1.24.100(C) Contents of Appeal), and the current City Fee Schedule. If no compliant request to appeal
is timely received, this appeal will be deemed abandoned and payment of the related fines will be due.
The Municipal Code is available on the City’s website, www.slocity.org or by contacting the
City Clerk’s Office. For your convenience, a form has been enclosed to capture the necessary
information. If you have any questions, please contact me at (805) 781-7140 or
city_attorney@slocity.org.
Sincerely,
Sarah Zion
Legal Assistant, City of San Luis Obispo
Enclosures:
1. Copy of received Appeal Form
2. Blank Appeal Form
Once filled out entirely and signed, email your form to CityClerk@slocity.org
Or deliver in person or by mail to: City Clerk’s Office, 990 Palm Street, San Luis Obispo, CA 93401
Administrative Citation Appeal Form
Form must be received by the City Clerk within 10 days of date of citation to be considered timely filed.
If no appeal is filed within ten days, the administrative citation shall be deemed final. SLMC§1.24.100(A).
Revised and Published: 10/1/2024
PLEASE READ INSTRUCTIONS STARTING ON PAGE 2 BEFORE COMPLETING
Address of Citation: 1 Date of Citation:
ADM or Other Cite Number:
Municipal Code Section(s) Cited:
Municipal Code Section(s) Appealed:
2 Appellant Name(s): Appellant Mailing Address(es):
Appellant Phone(s):
Appellant email address(es):
3 If applicable
Business Name: Business License #
4 Appellant Cited As: Mark only one
_____ Individual or Business _____ Owner of property or building _____ Tenant being held financially
responsible for landlord citation
5 Reason for appeal. Attach additional pages as necessary.
6 Election of Appeal Process.
Choose One. Election is final.
7 Appeal Fee. (calculate using worksheet on back): $ _____________
_____ Construction Board of Appeals Appeal Fee to be collected when form is submitted. Failure to pay the
appropriate fee may cause your appeal to be rejected. _____ Administrative Review Board
_____ Hearing Officer
Office Use Only
Staff initial for collection of fee _____ Date received ____________
8 In-person Hearing.
I wish to have my appeal heard on the record, so I do not need to attend an in-person hearing. I understand I may submit
evidence in support of my appeal up to ten (10) days in advance of the day of review and that I will receive written notice of
when that day of review will be.
Confirm decision to decline in-person hearing by initialing here: _______
9 If different that the address listed in #2 above, all future notices from the City relating to this appeal should be mailed to the
following Official Mailing Address:
10 Truth of Appeal.
I declare under penalty of perjury under the laws of the State of California that all of the facts stated in this appeal are true,
and that this appeal form was executed on:
________________________________ ______________ ______________________________, California
Signature of Appellant or Representative Date of Signature Place of Signature
11 Representative. If applicable, Legal counsel or agent of Appellant
Name and Capacity: Address:
Phone:
Email address:
Page 2
Administrative Citation Appeal Form Instructions
Questions about this form or the appeal process should be directed to the City Attorney’s Office
Email: City_Attorney@slocity.org, Phone: (805)781-7140
1. Citation Details: Describe the administrative citation received (that you are appealing) with as much detail as
possible. The specific information required by the Municipal Code is listed in the form, but any identifying
information you provide will assist staff to quickly complete the initial intake processing of your request to
appeal. San Luis Obispo Municipal Code Section 1.24.100(C)(3)(a-b).
2. Appellant Details: Whether cited as an individual, business owner, property/building owner, or are being held
financially responsible as a tenant for a citation issued to your landlord, all contact information you wish to
provide to the City should be entered here. If there is more than one appellant, attach additional pages and
provide the contact information for every appellant. San Luis Obispo Municipal Code Section 1.24.100(C)(1).
3. Citation Issued to a Business: For an appeal of a citation issued directly to a business (e.g. failure to timely
renew a business license), please provide the additional information in part 3 of this form. The Business Name
and License number should be on the renewal notice, administrative citation, or other notifications.
4. Interest in Citation: For an administrative citation issued to an individual, only that specific person may submit
an appeal. Any appeal submitted by a roommate, family member, etc., on behalf of the individual cited, will be
rejected. For appeals issued to a property or building, the owner or their agent may submit an appeal, as well
as any tenant who is being held contractually, financially responsible for the property citation. Any legal
representative or other agent of the appellant should provide their own contact details in part 11 of this form.
San Luis Obispo Municipal Code Section 1.24.100(C)(2).
5. Reason for Appeal: Give a brief statement of why you are appealing, the relief or action sought, and why the
administrative citation should be revoked, modified or otherwise set aside. The AMOUNT of the fine cannot
be reduced on appeal. Attach additional pages as necessary, and include any audio, video, photographic, or
other supporting evidence you wish to provide. San Luis Obispo Municipal Code Section 1.24.100(C)(3)(c).
6. Election of Appeal Process: Only one appeal process may be chosen, and once chosen, the election is final.
San Luis Obispo Municipal Code Section 1.24.100(B)(2)(c).
All citations that include a violation of Title 15 of the San Luis Obispo Municipal Code (building and related
codes), even if other non-Title 15 code violations are also cited, must be appealed to the Construction Board of
Appeals. San Luis Obispo Municipal Code Section 1.24.100(B)(1).
For citations that do not include a violation of Title 15, you must make a choice between:
• Administrative Review Board: If you wish to retain your right to challenge the administrative
citation, or any final city action related to the citation, in court by any writ action, you must appeal
to the Administrative Review Board for a more formal, comprehensive hearing to ensure
preparation of an adequate administrative record. Should you wish to then challenge that board’s
decision in court, you will need to file a petition for writ with the Superior Court, which may require
the services of an attorney to prepare, and will require payment of the City’s costs to prepare the
administrative record. San Luis Obispo Municipal Code Section 1.24.100(B)(2)(b).
• Hearing Officer: An expedited, less formal appeal process to a city hearing officer, whose final
decision may be appealed directly to the superior court for de novo review pursuant to California
Government Code Section 53069.4. San Luis Obispo Municipal Code Section 1.24.100(B)(2)(a).
For citations that do not include a violation of Title 15, failure to request a hearing before the Administrative
Review Board within the time for the filing of an appeal will result in the appeal being assigned to a Hearing
Officer and will constitute a failure to exhaust administrative remedies for purposes of any subsequently filed
writ action. San Luis Obispo Municipal Code Section 1.24.100(C)(4).
Once filled out entirely and signed, email your form to CityClerk@slocity.org
Or deliver in person or by mail to:
City Clerk’s Office, 990 Palm Street, San Luis Obispo, CA 93401
Page 3
7. Appeal Fee. Every path of appeal requires payment of a fee due at the time your appeal is submitted. Once
your appeal is determined to be complete, timely and valid, the fee is non-refundable as it is recovery of a
percentage of the cost to bring your appeal to hearing, regardless of the outcome. Fees are adopted by City
Council resolution and updated annually. Use the chart below to properly calculate your appeal fee:
Construction Board of Appeals, Title 15 violations
Minor: related to an Alteration/Addition of an existing Single-Family or Accessory
Dwelling Unit (including duplexes), a demolition permit, or any item permitted under
the “Additional Building Fees” schedule
$618
Moderate: related to all other permits that are processed under the alteration/addition
work class, New Single-Family permits (including duplexes), and New Accessory
Dwelling Unit permits
$1,106
Major: related to anything that doesn’t fall into one of the other two categories $1,953
Administrative Review Board $501
Hearing Officer review, capped at $106 but could be less depending on the amount of your fine
Amount of fine(s) being appealed:
(1)
25% of fine(s): amount in (1) multiplied by 0.25
(2)
Cost Recovery Appeal Fee Cap: (3) $106
Your appeal fee: whichever is less of (2) & (3)
$
Checks should be made out to the “City of San Luis Obispo.” Payment by credit card can be facilitated by the
Finance Department 1 and should be completed prior to submission of your appeal form, with a copy of the
payment receipt attached to the form. Any appeal received without payment of the proper fee may be
rejected.
8. Hearing Procedure: It is your right under San Luis Obispo Municipal Code Section 1.24, no matter which
appeal process is chosen, to have an in-person hearing. However, you are under no obligation to appear. If
you choose, you may elect to have your appeal reviewed on the record (all documents, pictures, etc.
submitted by yourself or the City).San Luis Obispo Municipal Code 1.24.110(F).
9. Official Mailing Address: The Municipal Code requires certain notices be sent via U.S. Mail and so, while
courtesy notifications may be sent via email or to other addresses, you are required to provide one official
mailing address for your appeal. San Luis Obispo Municipal Code 1.24.100(C)(5).
10. Signature: The step most commonly missed in the appeal process (and the most common reason for rejection
of a timely appeal) is failure to sign the appeal and declare the facts stated in the appeal to be true. The form
provides a signature block for this purpose but if there are multiple appellants, all must sign a declaration. Any
additional declarations can be attached as additional pages. San Luis Obispo Municipal Code 1.24.100(C)(5).
11. Representative of Appellant: Any legal representative or other agent assisting with the preparation of the
appeal or who intends to appear at the hearing, must provide their contact information and relationship to
the appellant.
1 Finance Department staff are available by phone (805)781-7124 and at the public counter, downstairs at City Hall (990 Palm
Street), Monday – Thursday, 8:00am – 4:00pm
SZ7/31/2025
City of San Luis Obispo Finance
990 Palm Street
San Luis Obispo, CA 93401
(805) 781-7124 www.slocity.org
Thank you for your payment.
Have a nice day!
Wednesday Jul 30 2025 04:14:25 PM
Admin Citation Appeal Fee (ACAF)
MATTHEW DAVIES - CN:00040264 100.00
__________________________________________
Total 100.00
Credit 8211 100.00
Receipt #: finance-07302025-34
Cashier: Patrick Koski
. . . . . . . . . . . . . . . . . . . . .
M/C ************
Entry Method: MANUAL
Date: 07/30/25 Time: 15:15:05
Reference: q-30cC1gxd4oVAdPX3qtFUQuAQEXk
Auth Code: 02586Q
Approved - Thank You
Merchant Id: CITYOSANL2GB
. . . . . . . . . . . . . . . . . . . . .
TOTAL USD $ 100.00
I AGREE TO PAY THE ABOVE AMOUNT
ACCORDING TO THE CARD ISSUER AGREEMENT
(MERCHANT AGREEMENT IF CREDIT VOUCHER)
x_________________________________________
Cardholder Signature
City Copy
City of San Luis Obispo Finance
990 Palm Street
San Luis Obispo, CA 93401
(805) 781-7124 www.slocity.org
Thank you for your payment.
Have a nice day!
Wednesday Jul 30 2025 04:14:25 PM
Admin Citation Appeal Fee (ACAF)
MATTHEW DAVIES - CN:00040264 100.00
__________________________________________
Total 100.00
Credit 8211 100.00
Receipt #: finance-07302025-34
Cashier: Patrick Koski
. . . . . . . . . . . . . . . . . . . . .
M/C ************8211
Entry Method: MANUAL
Date: 07/30/25 Time: 15:15:05
Reference: q-30cC1gxd4oVAdPX3qtFUQuAQEXk
Auth Code: 02586Q
Approved - Thank You
Merchant Id: CITYOSANL2GB
Customer Copy
PROOF OF SERVICE
- 1 -
PROOF OF SERVICE
STATE OF CALIFORNIA; COUNTY OF SAN LUIS OBISPO
I am employed in the County of San Luis Obispo, State of California. I am over the age of
18, and not a party to the within action. My business address is 990 Palm Street, San Luis Obispo,
California 93401.
On September 4, 2025, I caused the foregoing document described as NOTICE OF
ADMINISTRATIVE APPEAL REVIEW to be served on the interested parties in this action by
placing true copies thereof enclosed in sealed envelopes, addressed as follows:
Village Properties LLC a CA
LLC/Harmony Community
6653 Embarcadero Dr. Suite C
Stockton, CA 95219
Email: matt@harmonycom.com
[X] By United States Mail: I enclosed the documents in a sealed envelope addressed as
indicated above. I am readily familiar with the office’s practice of collection and
processing documents for mailing. It is deposited with the U.S. postal service on that same
day in the ordinary course of business. I am aware that on motion of the party served,
service is presumed invalid if the postal cancellation date or postage meter date is more
than one day after the date of service.
[X] Courtesy Copy by E-mail: I caused this document to be transmitted via e-mail to the e-
mail address listed above.
I declare under penalty of perjury under the laws of the State of California that the
foregoing is true and correct. Executed on September 4, 2025, at San Luis Obispo, California.
_____________________________
Sarah Zion
149
From:Zion, Sarah
Sent:Thursday, September 4, 2025 1:17 PM
To:matt@harmonycom.com
Cc:Belghoul, Amel; jason@harmonycom.com; nancy@harmonycom.com
Subject:Notice of Review- Davies
Attachments:20250904_Notice-Review_Davies.pdf
Matthew Davies,
Please see the attached.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
City of San Luis Obispo, City Attorney’s Office, 990 Palm Street, San Luis Obispo, CA, 93401-3249, 805.781.7140, slocity.org
September 4, 2025
Village Properties LLC a CA LLC/Harmony Community
6653 Embarcadero Dr. Suite C
Stockton, CA 95219
Via First Class Mail and Email to:
matt@harmonycom.com
Re: Notice of Hearing Officer Review
Administrative Citation #ADM 00040264
To Village Properties LLC a CA LLC/Harmony Community:
On July 31, 2025, the City of San Luis Obispo received your appeal of the administrative
citation referenced above.
1.In your appeal, you elected to forgo your rightful hearing before a hearing officer in
favor of that hearing officer’s review of your appeal on the record. This review will
take place no sooner than Monday, September 29, 2025.
Written evidence must be submitted at least 10 days prior to the hearing date to the
hearing officer.
2.Hearing Officer or Board. The hearing officer assigned to your appeal is Alex
Karlin.
3.Addresses for Communication, Notices, or Requests. Any communications,
notices, or requests to the hearing officer shall be addressed as follows:
Hearing Officer Alex Karlin
c/o City Attorney’s Office
990 Palm Street
San Luis Obispo, CA 93401
Email: city_attorney@slocity.org
Any communications, notices, or requests to the director of the department that issued
the citation shall be addressed as follows:
Timmi Tway, Community Development Director
c/o John Mezzapesa
919 Palm Street
San Luis Obispo, CA 93401
Additional information regarding the appeal process may be found in Chapter 1.24 of the
San Luis Obispo Municipal Code which is posted at: https://sanluisobispo.municipal.codes/.
Notice of Hearing Officer Review
Page 1
Notice of Hearing Officer Review
Page 2
If the City has included in the administrative record video or audio recordings related to the
citation being appealed, those may be reviewed in their entirety by contacting the staff member
listed below and scheduling a time to review the recordings in-person. No copies will be
provided, and no remote viewing will be facilitated. Any request to review the
recordings must be received at least two (2) business days in advance of your hearing date.
Please call (805)781-7140 or write to city_attorney@slocity.org should you have any
questions.
Sincerely,
Sarah Zion
Legal Assistant
City Attorney’s Office
Enc: Administrative Record
Declaration of Service and Posting of Notice
SUBJECT ADDRESS: 145 South St Unit:A28, San Luis Obispo, CA 93401
CASE NO.: Code-000160-2025 Notice of Violation: 1st notice of violation Officer: Rami Salem
I/we, the undersigned, declare that at all times herein mentioned, I/we were and now are a duly authorized
employee(s) of the Community Development Department, City of San Luis Obispo, State of California; that
pursuant to Section 1.24.050G of the San Luis Obispo Municipal Code (SLOMC), Section 1101.4 of the
Uniform Housing Code, or Section 401.4 of the Uniform Code for the Abatement of Dangerous Buildings, as
adopted by Section 15.02.010 of the San Luis Obispo Municipal Code, I/we deposited in a receptacle for the
U.S. Postal Service, in a sealed envelope, postage prepaid, by regular mail, and/or certified mail, return
receipt requested the following:
A Notice to Correct,
Notice of Violation,
Administrative Citation,
Stop-Work Notice,
Notice of Hearing,
Notice of Proposed Lien,
Notice of Special Assessment
Notifying the owner of the property of the subject address referenced above of violations of the San Luis
Obispo Municipal Code existing on the property and/or of related abatement proceedings.
The above notice was sent to each person having an interest in the property at their respective addresses as
listed in the Notice, and a copy of the notice was posted at the subject address.
I declare under penalty of perjury that the foregoing is true and correct.
Executed this 06 day of 24, 2025, San Luis Obispo, California
Officer or clerk effecting service by mail:
Rami Salem Rami Salem 06/24/2025 @ 10:00 AM
(Print Name) (Signature) (Time/date)
Officer effecting service by posting:
Rami Salem Rami Salem 06/24/2025 @ 02:00 PM
(Print Name) (Signature) (Time/date)
City of San Luis Obispo, Community Development, 919 Palm Street, San Luis Obispo, CA, 93401-3218, 805.781.7170, slocity.org
DIRECTOR’S DECISION AFTER REVIEW OF
NOTICE TO CORRECT/NOTICE OF VIOLATION
July 10, 2025
Matthew Davies
6653 Embarcadero Drive, Suite C
Stockton, CA 95219
Subject Address: 145 South Street San Luis Obispo, CA 93401 APN: 004-802-020
Action Reviewed: SLOMC § 5.44.060 (C) Case #: CODE-000160-2025
Date of Notice: June 24, 2025 Date of Request for Director’s Review: June 26, 2025
Pursuant to Section 1.24.090 of the San Luis Obispo Municipal Code the Community Development Director
or designee shall review all contested notices to correct and/or notices of violation. The Director’s designee
has reviewed your submitted request for review and has made the following determination:
The Request is denied and the action(s) reviewed is UPHELD.
COMMENTS/REASONING
The request concerning SLOMC § 5.44.060(C) regarding allowable rent increases within a mobile home park
has been denied and the action reviewed is UPHELD.
I have reviewed your concern regarding the phrase “In the event of change of ownership resulting from
vacation of the space, then the space rent may be adjusted to fair market rent in the community” found in San
Luis Obispo Municipal Code section 5.44.060 (C). This phrase refers to the occasion in which a mobile home
is removed from the space, the space is vacant ('vacation of the space’), and the new unit that moves into the
vacant space is owned by a new owner.
The change in ownership relevant to the circumstances in this case is described in an earlier part of the same
section:
The maximum monthly space rent of a tenant may be increased by the owner when there is a change
of ownership affecting a mobile home. However, such increase shall not exceed ten percent of the
then existing space rent and may not be relied upon any more often than once in any thirty-six-month
period as the basis to increase rent.
This portion contemplates the circumstances present in this case, in which, according to the information in
the City’s possession, the existing mobile home is being sold to remain in the rented space.
Regarding your claim that the unit in question is an RV and not a mobile home; it has been determined that
the unit is a mobile home subject to the protections of Chapter 5.44. While the term “mobile home” is not
defined in the cited ordinance, Section 5.44 of the San Luis Obispo Municipal Code applies to “space rent,”
which relates to the “use and occupancy of a mobile home space in a mobile home park.” South Peak Mobile
Home Park is a mobile home park, and nothing in the ordinance excludes the subject unit from the ordinance.
The factors identified in the Purpose and Intent section of the ordinance, including the high cost and
impracticability of moving mobile homes, the potential for damage resulting therefrom, the requirements
relating to the installation of mobile homes, including permits, and landscaping and site preparation, appear
to apply to this unit. Additionally, evidence in the City’s possession (references to the Mobilehome Residency
Law in the Information for Prospective Homeowners document prepared by South Peak Mobile Home Park)
indicates that South Peak Mobile Home Park treats and acknowledges the unit occupying Space A28 as a
mobile home.
Regarding your assertion that an exemption applies the circumstances of this scenario; The exemption
described in SLOMC 5.44.030(E) applies to rent increases defined within a year-long (at minimum) lease or
contract agreed to by both parties. The exemption means that during the term of such a lease, the rent
stabilization provisions of Chapter 5.44 do not apply. The lease terms for Ms. Valentine’s space A28 tenancy
have no bearing on the restriction regarding increase of the space rent that occurs outside of the lease term
and during a change in ownership of the mobile home that has not been removed from the rented space.
Your assertion that “pursuant to Cal. Civ. Code section 798.73, the Park may require the removal of an RV
upon sale” does not appear to be a statement contesting the NOV issued for an unlawful space rent
increase and has therefore not been evaluated as part of this director’s review.
Please take action to correct the code violation(s) IMMEDIATELY as described in the Notice of Violation
issued on June 24, 2025 or through an applicable approval process as allowed per the municipal code.
Failure to do so may result in the issuance of an Administrative Citation and a fine or other enforcement
action.
Subsequent violations of the above-stated Codes within the next twelve months may result in the
immediate issuance of additional, including daily accruing, Administrative Citations and further
enforcement action.
This decision is not appealable, but any challenges to the director’s decision may be raised as part of an appeal
from an administrative citation (if an administrative citation has been issued or is subsequently issued in
connection with the Notice) pursuant to Section 1.24.100.
Thank you for your cooperation in maintaining your property and in preserving the beauty and unique
character of our City.
Sincerely,
John Mezzapesa
Interim Deputy Building Official
Notice to Correct Code Violation(s)/Notice of Violation
(Courtesy Warning Prior to Issuance of Administrative Citation)
06/24/2025
Harmony Community
6653 Embarcadero Dr.
Suite C
Stockton, CA 95219
SUBJECT ADDRESS: 145 South St Unit:A28, San Luis Obispo, CA 93401 APN: 004-802-020
Code Case #: CODE-000160-2025
Dear Property Owner,
On June 20, 2025, City of San Luis Obispo Community Development Department staff Observed the
following violations of the San Luis Obispo Municipal Code or other relevant codes at the above listed
address:
1. Base Space Rent – Determination – Allowable Increases Without Hearing (SLOMC
5.44.060 (C):
“The maximum monthly space rent of a tenant may be increased by the owner when there
is a change of ownership affecting a mobile home. However, such increases shall not exceed
ten percent of the then existing space rent and may not be relied upon any more often than
once in any thirty-six-month period as the basis to increase rent. In the event of change of
ownership resulting from subletting of the mobile home space as may be allowed by state
law, should such become state law, then upon any such subletting the space rent may be
increased up to ten percent of the then existing space rent. In the event of change of
ownership resulting vacation of the space, then the space rent may be adjusted to fair market
rent in the community. Nothing in this paragraph shall preclude an adjustment as may
otherwise be provided for in this chapter.”
Corrective Action:
1. Present evidence (Information for Prospective Homeowners) form with the adjusted
monthly rent of up to ten percent and not more than ten percent, to the city of San Luis
Obispo.
We request that you voluntarily take action to correct the above noted violation(s) IMMEDIATELY.
These violations constitute a public nuisance and must be abated. Failure to correct the violation(s) by the
specified date will result in the issuance of an Administrative Citation requiring payment of FINES in
accordance with SLOMC Chapter 1.24. For Municipal Code violations that remain uncorrected after
issuance of an Administrative Citation, the City may seek enforcement by other civil or criminal remedies.
Any person having a title interest in the property may request a Director’s review of this Notice by
completing the enclosed Request for Director’s Review Form and submitting it to the Community
Development Department via email at code@slocity.org or to 919 Palm Street, San Luis Obispo, CA
93401, within five (5) days of the date of this Notice. This Notice shall be deemed final unless you timely
file a Request for Director’s Review.
We look forward to working with you to resolve these violations and would like to thank you for your
efforts to maintain your property and to help preserve the safety and beauty of our community. If you
have questions, please contact the undersigned at (805) 440-9825 or rsalem@slocity.org.
Sincerely,
RAMI SALEM
Rami Salem, Code Enforcement Officer & Safe Housing Coordinator
Cc: File
Enclosures: Request for Directors Review
May 30, 2025
Harmony Communities
c/o South Peak Mobile Home Park
145 South Street
San Luis Obispo, ca 93401
Judy Tsai
Law Office of Judy Tsai
710 Lakeway Drive, Ste. 180
Sunnyvale, CA 94085
Re: Proposed South Peak Mobile Home Park Rent Increase
To Judy Tsai and Harmony Communities:
The City is in receipt of information suggesting that the management of South Peak
Mobile Home Park may be operating out of compliance with the San Luis Obispo Mobile Home
Park Rent Stabilization Ordinance (the “Ordinance.”) Specifically, the City has received a report
from Linda Valentine’s legal counsel that you have proposed a 108% increase in space rent for a
mobile home upon sale in place, in violation of San Luis Obispo Municipal Code (“SLOMC”) §
5.44.060(C), as to Space A28.
Ms. Valentine’s counsel reports that South Peak declines to recognize Ms. Valentine as a
“tenant.” SLOMC § 5.44.020(D) defines “mobile home tenant” or “tenant” as “any person entitled
to occupy a mobile home within a mobile home park pursuant to ownership of the mobile home
or under a rental or lease agreement with the owner of the mobile home.” It is the City’s position
that, under the Ordinance, Ms. Valentine is a person “entitled” to occupy the mobile home pursuant
to her ownership thereof.
The report also indicates that South Peak management is improperly excluding certain
types of homes from the Ordinance. The Ordinance does not define “mobile home,” either by
inclusion or exclusion. However, the Purpose and Intent statements are guiding. The City’s
legislative body identified certain characteristics of mobile homes that warrant protection against
unreasonable rent increases: “high cost and impracticability of moving mobile homes, the potential
for damage resulting therefrom, the requirements relating to the installation of mobile homes,
including permits, landscaping and site preparation, the lack of alternative homesites for mobile
home residents, and the substantial investment of mobile home owners in such homes[.]” (SLOMC
5.44.010). Homes typically considered “mobile homes” and any other structure described by the
above are subject to the protections of the Ordinance. Additionally, Section 798.3 of the
Mobilehome Residency Law includes in the definition of a mobile home within a mobile home
park,
trailers and other recreational vehicles of all types defined in Section
18010 of the Health and Safety Code, other than motor homes, truck
campers, and camping trailers, which are used for human habitation
if the occupancy criteria of either paragraph (1) or (2), as follows,
are met:
(1) The trailer or other recreational vehicle occupies a
mobilehome site in the park, on November 15, 1992, under a rental
agreement with a term of one month or longer, and the trailer or
other recreational vehicle occupied a mobilehome site in the park
prior to January 1, 1991.
(2) The trailer or other recreational vehicle occupies a
mobilehome site in the park for nine or more continuous months
commencing on or after November 15, 1992.
(Ca. Civ. Code § 798.3.) “Mobilehome” does not include a trailer or other recreational vehicle
located in a recreational vehicle park subject to the Recreational Vehicle Park Occupancy Law. It
is the City’s understanding that Ms. Valentine’s trailer is used for human habitation and has
occupied a mobile home site in South Peak Mobile Home Park for nine or more continuous months
and therefore meets the definition of a mobile home.
Finally, SLOMC §5.44.060(C) states that monthly space rent may, upon change of
ownership affecting a mobile home, be increased by no more than ten percent of the space rent
existing at the time of such change when the change of ownership does not result in vacation of
the space. This limitation is intended to be absolute; in adopting Section 5.44.060(C), the City
Council recognized that, prior to the limitation, “Tenants in mobile home parks desiring to sell
their mobile homes may have difficulty finding buyers because, upon a change of ownership, the
park owner is able to raise the rent without regard to the city’s mobile home rent stabilization
ordinance.” (see Ordinance No. 1226 (1992) Series) and SLOMC §5.44.010(E).) It is the City’s
position that this section governs the permissible rent increases for spaces upon change in
ownership in place, including Space A28, notwithstanding the unlawful detainer filed against Ms.
Valentine and subsequent stipulated judgment executed by the parties.
Please consider this letter the City’s notice that management’s proposed increase in the
space rent for space A28 at South Peak Mobile Home Park by 108% upon change in ownership
would constitute a violation of the San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance.
Sincerely,
Sadie Symens
Deputy City Attorney
INVOICE (00040264)
FOR CITY OF SAN LUIS OBISPO
BILLING CONTACT
INACTIVE
VILLAGE PROPERTIES LLC A CA LLC
145 SOUTH St 7
SLO, CA 93401
INVOICE NUMBER INVOICE DATE INVOICE DUE DATE INVOICE STATUS INVOICE DESCRIPTION
00040264 07/23/2025 08/22/2025 NONEDue
REFERENCE NUMBER FEE NAME TOTAL
CODE-000160-2025 CE 1st Admin Citation $100.00
$100.00 SUBTOTAL145 South St A28 San Luis Obispo, CA 93401
TOTAL $100.00 REMITTANCE INFORMATION
Report Text Library: Municipality_Invoice_2_Remit_To
Address Line 2
Address Line 3
Address Line 4
Page 1 of 1July 23, 2025 City of San Luis Obispo
Citation No.: 00040264
ADMINISTRATIVE CITATION
AND ORDER TO COMPLY WITH
SAN LUIS OBISPO MUNICIPAL CODE
1st Citation 2nd Citation 3rd Citation Additional / Daily Fines
LOCATION OF VIOLATION: 145 SOUTH ST UNIT: A28 SAN LUIS OBISPO, CA 93401
DATE OF VIOLATION: 06/20/2025
NAME: VILLAGE PROPERTIES LLC A CA LLC / HARMONY COMMUNITY
ADDRESS: 6653 EMBARCADERO DR. SUITE C STOCKTON, CA 95219
PURSUANT TO CHAPTER 1.24 OF THE SAN LUIS OBISPO MUNICIPAL CODE, YOU ARE HEREBY ORDERED
TO IMMEDIATELY CORRECT THE VIOLATION(S) DESCRIBED BELOW AND PAY THE FINE. YOU ARE
FURTHER ORDERED TO CEASE THE ACTIVITY GIVING RISE TO THE VIOLATION. WHEN CORRECTIONS
ARE COMPLETE PLEASE SCHEDULE AN INSPECTION BY CALLING (805)781-7180. TO AVOID ADDITIONAL
FINES COMPLIANCE MUST BE VERIFIED BY DEPARTMENT STAFF. IF DAILY FINES APPLY AS NOTED
ABOVE, THE FINES SHALL ACCRUE DAILY UNTIL THE VIOLATION(S) ARE CORRECTED. FAILURE TO
CORRECT THE VIOLATION(S) WILL RESULT IN THE ISSUANCE OF ADDITIONAL ADMINISTRATIVE
CITATIONS AND ESCALATING FINES OR OTHER ENFORCEMENT ACTION.
CODE SECTION DESCRIPTION OF VIOLATION FINE
MC § 5.44.060(C) Base Space Rent – Determination Allowable Increases
Without Hearing $100
Amount Due $100
Failure to pay the fines may result in the suspension of any pending applications or permits. Unpaid fines
become delinquent after 30 days and are subject to interest accrual of 8% per month as contained in
SLOMC 1.24.070 C. The City may pursue all legal, equitable, and administrative remedies for
the collection of unpaid civil administrative fines. Delinquent fines will be forwarded to a collection agency
for payment.
Mail Payments to: City of San Luis Obispo, Community Development Department
919 Palm Street, San Luis Obispo, CA 93401
You may file an APPEAL of this Administrative Citation by submitting a request in writing to the
Hearing Administrator within ten days of the date this Administrative Citation is issued as shown below.
Each responsible party is individually required to file an appeal. FAILURE TO FILE AN APPEAL
WILL WAIVE YOUR RIGHT TO CONTEST THIS CITATION. Please see the attached Appeal Form
for more information.
Mail Appeals to: City of San Luis Obispo, City Clerk
990 Palm Street, San Luis Obispo, CA 93401
Issued By: Rami Salem Signature: Rami Salem Title: Code Enforcement Officer
RELATED CE CASE: CODE-000160-2025 DATE CITATION ISSUED: 07/23/2025
From:Matt Davies
To:Salem, Rami
Cc:Symens, Sadie; Mezzapesa, John; johnny@realestategroup.com
Subject:Re: City of San Luis Obispo Director"s Decision: 145 South Street
Date:Monday, July 28, 2025 3:22:37 PM
Thank you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jul 28, 2025, at 3:20 PM, Salem, Rami <RSalem@slocity.org> wrote:
Not a problem at all! A hard copy has been certified mailed specifically to that
address last Thursday. If it hasn’t gotten there by now, hopefully it gets there
today or tomorrow. Let me know if you have any questions.
Best regards,
Rami
Get Outlook for iOS
From: Matt Davies <matt@harmonycom.com>
Sent: Monday, July 28, 2025 3:14:45 PM
To: Salem, Rami <RSalem@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>;
johnny@realestategroup.com <johnny@realestategroup.com>
Subject: Re: City of San Luis Obispo Director's Decision: 145 South Street
We are the property manager. My address is below. A copy to us is greatly
appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jul 28, 2025, at 3:08 PM, Salem, Rami <RSalem@slocity.org>
wrote:
Dear Matt,
Thank you for reaching out. Regarding any future or ongoing
violations, the process involves the officer handling the code case
sending copies of the Notice of Violation to the property owner,
property manager, on-site manager (if applicable), and tenant.
To facilitate this, I would need the mailing address or email address
for each of the parties involved.
I hope this clarifies your question. Please feel free to reach out if you
need further assistance.
Best regards,
Rami
Get Outlook for iOS
From: Matt Davies <matt@harmonycom.com>
Sent: Monday, July 28, 2025 2:40:11 PM
To: Salem, Rami <RSalem@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John
<JMezzape@slocity.org>; johnny@realestategroup.com
<johnny@realestategroup.com>
Subject: Re: City of San Luis Obispo Director's Decision: 145 South Street
Rami
If future violation notices are issued for any reason related to code
enforcement, we need a mechanism to promptly receive them. What
would you like us to file with you so that you send us a copy to our
address or to our email whenever you mail something to the mill st
address?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jul 28, 2025, at 10:54 AM, Salem, Rami
<RSalem@slocity.org> wrote:
Good morning, Matt! I hope this finds you well.
Attached to this email, you will find: The Administrative
citation, the administrative citation appeal form, the
invoice for the citation, a copy of the City Attorney’s
office letter to Harmony Communities, and a copy of
the notice of violation sent to Harmony Communities.
Please let me know if you have any questions. Have a
great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John
<JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa,
John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hello,
I am not involved in Code Enforcement’s discretion to
issue a citation, but I believe one was sent out this
week. John is out of the office this week. Rami Salem
should be able to provide you with a copy of the
citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-
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The information contained in this e-mail message
is intended only for the CONFIDENTIAL use of the
designated addressee named above. The
information transmitted is subject to the attorney-
client privilege and/or represents confidential
attorney work product. Recipients should not file
copies of this email with publicly accessible
records. If you are not the designated addressee
named above or the authorized agent responsible
for delivering it to the designated addressee, you
received this document through inadvertent error
and any further review, dissemination, distribution
or copying of this communication by you or
anyone else is strictly prohibited. IF YOU
RECEIVED THIS COMMUNICATION IN ERROR,
PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT
(805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I
have received the violation notice. Please advise if it has
been issued and where you sent it to. Please also send
us both a courtesy copy so we may review and file our
appeal. This will be my fourth email to you and John,
without response. John said it would be issued by
Tuesday the 22nd at the latest.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Sadie,
Would you please email me a copy today since John is
out of the office?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi John,
Please confirm if the violation notice has been issued.
Would you please send me a courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi John,
Thanks for getting back to me. Please send the notice to
village properties and email me a courtesy copy. Does
work for you?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
HI Matt,
Just wanted to let you know we are in process of
preparing a citation. We anticipate it will be issued
beginning of next week.
I was hoping you could clarify some questions I have
regarding ownership of the park. The County
Assessor's Office has the owner on record as
VILLAGE PROPERTIES LLC. This LLC has a mailing
address of 962 Mill Street in SLO. In looking at
recorded documents we also see the following entities
associated with the property:
SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
145 SOUTHSLO LP (formerly 145
SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property
owner on record with the assessor, and we want to
make sure that the correct entity is cited so the process
is not interrupted. Our plan is to issue the formal
citation to VILLAGE PROPERTIES LLC unless you are
able to provide any formal documentation to show
other ownership. We will, of course, provide a copy of
the citation directly to you as well, but the formal
citation will be sent certified to the owner we have on
record.
Are you able to provide some clarity on ownership of
the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
<image001.png>
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
John,
Received. Please issue a formal citation notice so we
can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145
South Street
Hello Matt,
A response has been completed regarding the request
for Director’s review submitted by you on June 26,
2025, associated with code enforcement case CODE-
000160-2025. Please find a copy of the Director’s
Decision attached to this message. The decision has
also been mailed to the address provided on the
Request for Director’s Review Form and the property
owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
<image001.png>
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
<145 South St Unit A28 Rent Increase 1 AD CIT 07-23-
2025.pdf>
<Administrative Citation Appeal Form 2024-10-01.pdf>
<145 South St Unit A28 Rent Increase 1 AC 07-23-
2025.pdf>
<145 South St Unit A28 City Attorney's Office letter to
Harmony Communities 06-25-2025.pdf>
<145 South St Unit A28 Rent Increase NOV 06-24-
2025.pdf>
Meeting
Activity Name
06/20/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Met with Supervisor JM, Director TT, and City attorney SS. Discussed the SLO Rent
Stabilization ordinance. Discussed the rent increase by 108% for the lot. Discussed the time
parameters.
Inspection
Activity Name
06/20/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Supervisor JM and I went out to the MHP and visually inspected unit A28.
Notice of Violation
Activity Name
06/24/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Created this code Case and generated a notice of violation.
Correspondence
Activity Name
06/20/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Spoke with the MHP manager on site (Roxanne Jackobsen (310)751-4567 /
southpeakmhp@gmail.com / 145 South Street) via phone. I informed her of the case,
exchanged contact information. She informed me that she will inform the property
management company (Harmony Communities / 6653 Embarcadero Dr. Suite C, Stockton CA
95219) of the case and get back to me.
Correspondence
Activity Name
06/24/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Deputy city attorney SS sent a letter to Harmony Communities. View file attachment in the
case files.
Appeal to Director
Activity Name
6/26/2025
Created On
07/10/2025
Created By
Mezzapesa, John
Activity Comments
Request for Director's Review received 6/26/2025
Appeal to Director
Activity Name
7/10/2025
Created On
07/10/2025
Created By
Mezzapesa, John
Activity Comments
Director's Decision delivered via first class mail to appellant and PO on record. Decision was
also sent to appellant via email.
1st Admin Cite
Activity Name
07/23/2025
Created On
07/29/2025
Created By
Salem, Rami
Activity Comments
Certified mailed the 1st Administrative Citation to the property management/owner of the
MHP Att: Matthew Davies.
Declaration of Service and Posting of Notice
SUBJECT ADDRESS: 145 South St Unit: A28, San Luis Obispo, CA 93401
CASE NO.:CODE-000160-2025 Citation No.: 00040264 Officer: Rami Salem
I/we, the undersigned, declare that at all times herein mentioned, I/we were and now are a duly authorized
employee(s) of the Community Development Department, City of San Luis Obispo, State of California; that
pursuant to Section 1.24.050G of the San Luis Obispo Municipal Code (SLOMC), Section 1101.4 of the
Uniform Housing Code, or Section 401.4 of the Uniform Code for the Abatement of Dangerous Buildings, as
adopted by Section 15.02.010 of the San Luis Obispo Municipal Code, I/we deposited in a receptacle for the
U.S. Postal Service, in a sealed envelope, postage prepaid, by regular mail, and/or certified mail, return
receipt requested the following:
A Notice to Correct,
Notice of Violation,
Administrative Citation,
Stop-Work Notice,
Notice of Hearing,
Notice of Proposed Lien,
Notice of Special Assessment
Notifying the owner of the property of the subject address referenced above of violations of the San Luis
Obispo Municipal Code existing on the property and/or of related abatement proceedings.
The above notice was sent to each person having an interest in the property at their respective addresses as
listed in the Notice, and a copy of the notice was posted at the subject address.
I declare under penalty of perjury that the foregoing is true and correct.
Executed this 23rd day of 07, 2024, San Luis Obispo, California
Officer or clerk effecting service by mail:
Rami Salem Rami Salem 12:00 PM on 07/23/2025
(Print Name) (Signature) (Time/date)
Officer effecting service by posting:
Rami Salem Rami Salem 02:00 PM on 07/23/2025
(Print Name) (Signature) (Time/date)
City of San Luis Obispo, City Attorney’s Office, 990 Palm Street, San Luis Obispo, CA, 93401-3249, 805.781.7140, slocity.org
July 30, 2025
Matthew Davies
6653 Embarcadero Drive, Suite C
Stockton, CA 95219
Via: Email to:
matt@harmonycom.com
Re: Request to Appeal Administrative Citation #00040264
Dear Matthew Davies:
On July 29, 2025, the City of San Luis Obispo received your request to appeal the above
referenced Administrative Citation. This request was incomplete and is therefore rejected. The
reason(s) for this rejection include, but are not necessarily limited to:
The cited party is incorrect; our records indicate that the cited party was “VILLAGE
PROPERTIES LLC A CA LLC/HARMONY COMMUNITY.” Additionally, our records do not
indicate that the appellant identified in Item 2 was cited as a tenant being held financially
responsible for landlord citation. Finally, you have not paid the appropriate appeal fee. To
calculate the appeal fee, please use the worksheet on the appeal form and the citation amount
referenced below.
Based on the information you provided, the fine for the citation referenced above is: $100
In July 2024, the City Council adopted an updated fee schedule which went into effect October
1, 2024. The updated fee schedule includes a fee to appeal an administrative citation to a Hearing
Officer. The Administrative Citation Appeal Form was updated to reflect this, and a blank copy
of the updated form is being enclosed with this notice.
If you choose to do so, within ten (10) days of the date of this letter, the City Clerk’s Office
must receive a written appeal that complies with the requirements of Chapter 1.24 of the City of San
Luis Obispo Municipal Code, which governs administrative citations and appeals (specifically, Section
1.24.100(C) Contents of Appeal), and the current City Fee Schedule. If no compliant request to appeal
is timely received, this appeal will be deemed abandoned and payment of the related fines will be due.
The Municipal Code is available on the City’s website, www.slocity.org or by contacting the
City Clerk’s Office. For your convenience, a form has been enclosed to capture the necessary
information. If you have any questions, please contact me at (805) 781-7140 or
city_attorney@slocity.org.
Sincerely,
Sarah Zion
Legal Assistant, City of San Luis Obispo
Enclosures:
1. Copy of received Appeal Form
2. Blank Appeal Form
Once filled out entirely and signed, email your form to CityClerk@slocity.org
Or deliver in person or by mail to: City Clerk’s Office, 990 Palm Street, San Luis Obispo, CA 93401
Administrative Citation Appeal Form
Form must be received by the City Clerk within 10 days of date of citation to be considered timely filed.
If no appeal is filed within ten days, the administrative citation shall be deemed final. SLMC§1.24.100(A).
Revised and Published: 10/1/2024
PLEASE READ INSTRUCTIONS STARTING ON PAGE 2 BEFORE COMPLETING
Address of Citation: 1 Date of Citation:
ADM or Other Cite Number:
Municipal Code Section(s) Cited:
Municipal Code Section(s) Appealed:
2 Appellant Name(s): Appellant Mailing Address(es):
Appellant Phone(s):
Appellant email address(es):
3 If applicable
Business Name: Business License #
4 Appellant Cited As: Mark only one
_____ Individual or Business _____ Owner of property or building _____ Tenant being held financially
responsible for landlord citation
5 Reason for appeal. Attach additional pages as necessary.
6 Election of Appeal Process.
Choose One. Election is final.
7 Appeal Fee. (calculate using worksheet on back): $ _____________
_____ Construction Board of Appeals Appeal Fee to be collected when form is submitted. Failure to pay the
appropriate fee may cause your appeal to be rejected. _____ Administrative Review Board
_____ Hearing Officer
Office Use Only
Staff initial for collection of fee _____ Date received ____________
8 In-person Hearing.
I wish to have my appeal heard on the record, so I do not need to attend an in-person hearing. I understand I may submit
evidence in support of my appeal up to ten (10) days in advance of the day of review and that I will receive written notice of
when that day of review will be.
Confirm decision to decline in-person hearing by initialing here: _______
9 If different that the address listed in #2 above, all future notices from the City relating to this appeal should be mailed to the
following Official Mailing Address:
10 Truth of Appeal.
I declare under penalty of perjury under the laws of the State of California that all of the facts stated in this appeal are true,
and that this appeal form was executed on:
________________________________ ______________ ______________________________, California
Signature of Appellant or Representative Date of Signature Place of Signature
11 Representative. If applicable, Legal counsel or agent of Appellant
Name and Capacity: Address:
Phone:
Email address:
Page 2
Administrative Citation Appeal Form Instructions
Questions about this form or the appeal process should be directed to the City Attorney’s Office
Email: City_Attorney@slocity.org, Phone: (805)781-7140
1. Citation Details: Describe the administrative citation received (that you are appealing) with as much detail as
possible. The specific information required by the Municipal Code is listed in the form, but any identifying
information you provide will assist staff to quickly complete the initial intake processing of your request to
appeal. San Luis Obispo Municipal Code Section 1.24.100(C)(3)(a-b).
2. Appellant Details: Whether cited as an individual, business owner, property/building owner, or are being held
financially responsible as a tenant for a citation issued to your landlord, all contact information you wish to
provide to the City should be entered here. If there is more than one appellant, attach additional pages and
provide the contact information for every appellant. San Luis Obispo Municipal Code Section 1.24.100(C)(1).
3. Citation Issued to a Business: For an appeal of a citation issued directly to a business (e.g. failure to timely
renew a business license), please provide the additional information in part 3 of this form. The Business Name
and License number should be on the renewal notice, administrative citation, or other notifications.
4. Interest in Citation: For an administrative citation issued to an individual, only that specific person may submit
an appeal. Any appeal submitted by a roommate, family member, etc., on behalf of the individual cited, will be
rejected. For appeals issued to a property or building, the owner or their agent may submit an appeal, as well
as any tenant who is being held contractually, financially responsible for the property citation. Any legal
representative or other agent of the appellant should provide their own contact details in part 11 of this form.
San Luis Obispo Municipal Code Section 1.24.100(C)(2).
5. Reason for Appeal: Give a brief statement of why you are appealing, the relief or action sought, and why the
administrative citation should be revoked, modified or otherwise set aside. The AMOUNT of the fine cannot
be reduced on appeal. Attach additional pages as necessary, and include any audio, video, photographic, or
other supporting evidence you wish to provide. San Luis Obispo Municipal Code Section 1.24.100(C)(3)(c).
6. Election of Appeal Process: Only one appeal process may be chosen, and once chosen, the election is final.
San Luis Obispo Municipal Code Section 1.24.100(B)(2)(c).
All citations that include a violation of Title 15 of the San Luis Obispo Municipal Code (building and related
codes), even if other non-Title 15 code violations are also cited, must be appealed to the Construction Board of
Appeals. San Luis Obispo Municipal Code Section 1.24.100(B)(1).
For citations that do not include a violation of Title 15, you must make a choice between:
• Administrative Review Board: If you wish to retain your right to challenge the administrative
citation, or any final city action related to the citation, in court by any writ action, you must appeal
to the Administrative Review Board for a more formal, comprehensive hearing to ensure
preparation of an adequate administrative record. Should you wish to then challenge that board’s
decision in court, you will need to file a petition for writ with the Superior Court, which may require
the services of an attorney to prepare, and will require payment of the City’s costs to prepare the
administrative record. San Luis Obispo Municipal Code Section 1.24.100(B)(2)(b).
• Hearing Officer: An expedited, less formal appeal process to a city hearing officer, whose final
decision may be appealed directly to the superior court for de novo review pursuant to California
Government Code Section 53069.4. San Luis Obispo Municipal Code Section 1.24.100(B)(2)(a).
For citations that do not include a violation of Title 15, failure to request a hearing before the Administrative
Review Board within the time for the filing of an appeal will result in the appeal being assigned to a Hearing
Officer and will constitute a failure to exhaust administrative remedies for purposes of any subsequently filed
writ action. San Luis Obispo Municipal Code Section 1.24.100(C)(4).
Once filled out entirely and signed, email your form to CityClerk@slocity.org
Or deliver in person or by mail to:
City Clerk’s Office, 990 Palm Street, San Luis Obispo, CA 93401
Page 3
7. Appeal Fee. Every path of appeal requires payment of a fee due at the time your appeal is submitted. Once
your appeal is determined to be complete, timely and valid, the fee is non-refundable as it is recovery of a
percentage of the cost to bring your appeal to hearing, regardless of the outcome. Fees are adopted by City
Council resolution and updated annually. Use the chart below to properly calculate your appeal fee:
Construction Board of Appeals, Title 15 violations
Minor: related to an Alteration/Addition of an existing Single-Family or Accessory
Dwelling Unit (including duplexes), a demolition permit, or any item permitted under
the “Additional Building Fees” schedule
$618
Moderate: related to all other permits that are processed under the alteration/addition
work class, New Single-Family permits (including duplexes), and New Accessory
Dwelling Unit permits
$1,106
Major: related to anything that doesn’t fall into one of the other two categories $1,953
Administrative Review Board $501
Hearing Officer review, capped at $106 but could be less depending on the amount of your fine
Amount of fine(s) being appealed:
(1)
25% of fine(s): amount in (1) multiplied by 0.25
(2)
Cost Recovery Appeal Fee Cap: (3) $106
Your appeal fee: whichever is less of (2) & (3)
$
Checks should be made out to the “City of San Luis Obispo.” Payment by credit card can be facilitated by the
Finance Department 1 and should be completed prior to submission of your appeal form, with a copy of the
payment receipt attached to the form. Any appeal received without payment of the proper fee may be
rejected.
8. Hearing Procedure: It is your right under San Luis Obispo Municipal Code Section 1.24, no matter which
appeal process is chosen, to have an in-person hearing. However, you are under no obligation to appear. If
you choose, you may elect to have your appeal reviewed on the record (all documents, pictures, etc.
submitted by yourself or the City).San Luis Obispo Municipal Code 1.24.110(F).
9. Official Mailing Address: The Municipal Code requires certain notices be sent via U.S. Mail and so, while
courtesy notifications may be sent via email or to other addresses, you are required to provide one official
mailing address for your appeal. San Luis Obispo Municipal Code 1.24.100(C)(5).
10. Signature: The step most commonly missed in the appeal process (and the most common reason for rejection
of a timely appeal) is failure to sign the appeal and declare the facts stated in the appeal to be true. The form
provides a signature block for this purpose but if there are multiple appellants, all must sign a declaration. Any
additional declarations can be attached as additional pages. San Luis Obispo Municipal Code 1.24.100(C)(5).
11. Representative of Appellant: Any legal representative or other agent assisting with the preparation of the
appeal or who intends to appear at the hearing, must provide their contact information and relationship to
the appellant.
1 Finance Department staff are available by phone (805)781-7124 and at the public counter, downstairs at City Hall (990 Palm
Street), Monday – Thursday, 8:00am – 4:00pm
SZ7/31/2025
City of San Luis Obispo Finance
990 Palm Street
San Luis Obispo, CA 93401
(805) 781-7124 www.slocity.org
Thank you for your payment.
Have a nice day!
Wednesday Jul 30 2025 04:14:25 PM
Admin Citation Appeal Fee (ACAF)
MATTHEW DAVIES - CN:00040264 100.00
__________________________________________
Total 100.00
Credit 8211 100.00
Receipt #: finance-07302025-34
Cashier: Patrick Koski
. . . . . . . . . . . . . . . . . . . . .
M/C ************
Entry Method: MANUAL
Date: 07/30/25 Time: 15:15:05
Reference: q-30cC1gxd4oVAdPX3qtFUQuAQEXk
Auth Code: 02586Q
Approved - Thank You
Merchant Id: CITYOSANL2GB
. . . . . . . . . . . . . . . . . . . . .
TOTAL USD $ 100.00
I AGREE TO PAY THE ABOVE AMOUNT
ACCORDING TO THE CARD ISSUER AGREEMENT
(MERCHANT AGREEMENT IF CREDIT VOUCHER)
x_________________________________________
Cardholder Signature
City Copy
City of San Luis Obispo Finance
990 Palm Street
San Luis Obispo, CA 93401
(805) 781-7124 www.slocity.org
Thank you for your payment.
Have a nice day!
Wednesday Jul 30 2025 04:14:25 PM
Admin Citation Appeal Fee (ACAF)
MATTHEW DAVIES - CN:00040264 100.00
__________________________________________
Total 100.00
Credit 8211 100.00
Receipt #: finance-07302025-34
Cashier: Patrick Koski
. . . . . . . . . . . . . . . . . . . . .
M/C ************8211
Entry Method: MANUAL
Date: 07/30/25 Time: 15:15:05
Reference: q-30cC1gxd4oVAdPX3qtFUQuAQEXk
Auth Code: 02586Q
Approved - Thank You
Merchant Id: CITYOSANL2GB
Customer Copy
PROOF OF SERVICE
- 1 -
PROOF OF SERVICE
STATE OF CALIFORNIA; COUNTY OF SAN LUIS OBISPO
I am employed in the County of San Luis Obispo, State of California. I am over the age of
18, and not a party to the within action. My business address is 990 Palm Street, San Luis Obispo,
California 93401.
On September 4, 2025, I caused the foregoing document described as NOTICE OF
ADMINISTRATIVE APPEAL REVIEW to be served on the interested parties in this action by
placing true copies thereof enclosed in sealed envelopes, addressed as follows:
Village Properties LLC a CA
LLC/Harmony Community
6653 Embarcadero Dr. Suite C
Stockton, CA 95219
Email: matt@harmonycom.com
[X] By United States Mail: I enclosed the documents in a sealed envelope addressed as
indicated above. I am readily familiar with the office’s practice of collection and
processing documents for mailing. It is deposited with the U.S. postal service on that same
day in the ordinary course of business. I am aware that on motion of the party served,
service is presumed invalid if the postal cancellation date or postage meter date is more
than one day after the date of service.
[X] Courtesy Copy by E-mail: I caused this document to be transmitted via e-mail to the e-
mail address listed above.
I declare under penalty of perjury under the laws of the State of California that the
foregoing is true and correct. Executed on September 4, 2025, at San Luis Obispo, California.
_____________________________
Sarah Zion
155
From:
Sent: Tuesday, September 2, 2025 4:21 PM
To: Stewart, Erica A <estewart@slocity.org>
Subject: South Peak
Appreciate your response. Moving slow in getting copies made for a City Council meeting. Back gate remains closed.
Harmony started upgrading lot for more new modular homes. Amazed it was approved. According to HCD, rent cabins,
no more modular homes.
Vice versa. This can be construed as hear say.
Back gate needs to be open. South Street has one way entrance.
Appreciate you standing up to Social Security and Medicare at recent Cuesta College 2 weeks ago.
Your amazing!!!
South Peak
Sent from my iPhone
158
From:
Sent: Tuesday, September 2, 2025 4:33 PM
To: Stewart, Erica A <estewart@slocity.org>
Subject: Back gate
Imagine fire department unlocking gate!
South Peak
Sent from my iPhone
159
From:
Sent: Tuesday, September 2, 2025 4:21 PM
To: Stewart, Erica A <estewart@slocity.org>
Subject: South Peak
Appreciate your response. Moving slow in getting copies made for a City Council meeting. Back gate remains closed.
Harmony started upgrading lot for more new modular homes. Amazed it was approved. According to HCD, rent cabins,
no more modular homes.
Vice versa. This can be construed as hear say.
Back gate needs to be open. South Street has one way entrance.
Appreciate you standing up to Social Security and Medicare at recent Cuesta College 2 weeks ago.
Your amazing!!!
South Peak
Sent from my iPhone
160
From:Zion, Sarah
Sent:Friday, August 15, 2025 10:55 AM
To:Alex Karlin
Subject:RE: Appeal in September
Attachments:145 South Street - City Clerk Packet - South Peak Mobile Home Park - Notice of violation + City
Attorney Letter + Invoice + Admi.pdf
Perfect, I’ll get everything set up.
The Municipal Code Section is 5.44.060C. Attached is a copy of the citation packet. There’s a couple more pieces to
the admin record, so I’ll make sure to send it to you as soon as it’s ready, that way you have more time to review.
Thank you,
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Alex Karlin <
Sent: Friday, August 15, 2025 10:42 AM
To: Zion, Sarah <SZion@slocity.org>
Subject: Re: Appeal in September
Sarah
Yes. Please set it for 9/29.
161
Could you tell me what section of the Municipal Code is alleged to have been violated? I do
not know what Community Development Department involves so a specific cite (or even a
copy of the Citation) would help me be better prepared.
Thanks
Alex
On Fri, Aug 15, 2025 at 8:32 AM Zion, Sarah <SZion@slocity.org> wrote:
Hi Alex,
Apologies if you are on vacation, but I wanted to follow up on my previous email. Unless you have something
planned for the beginning of October, I think it would be best to set the hearing for the last day it can be heard,
September 29th. That way you have the few extra days to review.
I will need to start getting the notice together, so please let me know if this works as soon as you can. If you
would prefer to have it heard sooner, please let me know.
Thank you,
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the designated
addressee named above. The information transmitted is subject to the attorney-client privilege and/or
represents confidential attorney work product. Recipients should not file copies of this email with publicly
accessible records. If you are not the designated addressee named above or the authorized agent responsible
for delivering it to the designated addressee, you received this document through inadvertent error and any
further review, dissemination, distribution or copying of this communication by you or anyone else is strictly
prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
-----Original Message-----
From: Zion, Sarah
Sent: Friday, August 8, 2025 8:10 AM
To: Alex Karlin <
Subject: RE: Appeal in September
Perfect! What date works best for you? We can set it for September 29th, or the week earlier.
Apologies, I'm too used to acronyms! This is a code enforcement citation from our Community Development
Department (CDD).
162
-----Original Message-----
From: Alex Karlin <
Sent: Thursday, August 7, 2025 5:40 PM
To: Zion, Sarah <SZion@slocity.org>
Subject: Re: Appeal in September
Sarah: Yes I can do it. What is a CDD?
Alex
Sent from my iPhone
> On Aug 7, 2025, at 4:55 PM, Zion, Sarah <SZion@slocity.org> wrote:
>
> know
Notice to Correct Code Violation(s)/Notice of Violation
(Courtesy Warning Prior to Issuance of Administrative Citation)
06/24/2025
Harmony Community
6653 Embarcadero Dr.
Suite C
Stockton, CA 95219
SUBJECT ADDRESS: 145 South St Unit:A28, San Luis Obispo, CA 93401 APN: 004-802-020
Code Case #: CODE-000160-2025
Dear Property Owner,
On June 20, 2025, City of San Luis Obispo Community Development Department staff Observed the
following violations of the San Luis Obispo Municipal Code or other relevant codes at the above listed
address:
1. Base Space Rent – Determination – Allowable Increases Without Hearing (SLOMC
5.44.060 (C):
“The maximum monthly space rent of a tenant may be increased by the owner when there
is a change of ownership affecting a mobile home. However, such increases shall not exceed
ten percent of the then existing space rent and may not be relied upon any more often than
once in any thirty-six-month period as the basis to increase rent. In the event of change of
ownership resulting from subletting of the mobile home space as may be allowed by state
law, should such become state law, then upon any such subletting the space rent may be
increased up to ten percent of the then existing space rent. In the event of change of
ownership resulting vacation of the space, then the space rent may be adjusted to fair market
rent in the community. Nothing in this paragraph shall preclude an adjustment as may
otherwise be provided for in this chapter.”
Corrective Action:
1. Present evidence (Information for Prospective Homeowners) form with the adjusted
monthly rent of up to ten percent and not more than ten percent, to the city of San Luis
Obispo.
We request that you voluntarily take action to correct the above noted violation(s) IMMEDIATELY.
These violations constitute a public nuisance and must be abated. Failure to correct the violation(s) by the
specified date will result in the issuance of an Administrative Citation requiring payment of FINES in
accordance with SLOMC Chapter 1.24. For Municipal Code violations that remain uncorrected after
issuance of an Administrative Citation, the City may seek enforcement by other civil or criminal remedies.
Any person having a title interest in the property may request a Director’s review of this Notice by
completing the enclosed Request for Director’s Review Form and submitting it to the Community
Development Department via email at code@slocity.org or to 919 Palm Street, San Luis Obispo, CA
93401, within five (5) days of the date of this Notice. This Notice shall be deemed final unless you timely
file a Request for Director’s Review.
We look forward to working with you to resolve these violations and would like to thank you for your
efforts to maintain your property and to help preserve the safety and beauty of our community. If you
have questions, please contact the undersigned at (805) 440-9825 or rsalem@slocity.org.
Sincerely,
RAMI SALEM
Rami Salem, Code Enforcement Officer & Safe Housing Coordinator
Cc: File
Enclosures: Request for Directors Review
May 30, 2025
Harmony Communities
c/o South Peak Mobile Home Park
145 South Street
San Luis Obispo, ca 93401
Judy Tsai
Law Office of Judy Tsai
710 Lakeway Drive, Ste. 180
Sunnyvale, CA 94085
Re: Proposed South Peak Mobile Home Park Rent Increase
To Judy Tsai and Harmony Communities:
The City is in receipt of information suggesting that the management of South Peak
Mobile Home Park may be operating out of compliance with the San Luis Obispo Mobile Home
Park Rent Stabilization Ordinance (the “Ordinance.”) Specifically, the City has received a report
from Linda Valentine’s legal counsel that you have proposed a 108% increase in space rent for a
mobile home upon sale in place, in violation of San Luis Obispo Municipal Code (“SLOMC”) §
5.44.060(C), as to Space A28.
Ms. Valentine’s counsel reports that South Peak declines to recognize Ms. Valentine as a
“tenant.” SLOMC § 5.44.020(D) defines “mobile home tenant” or “tenant” as “any person entitled
to occupy a mobile home within a mobile home park pursuant to ownership of the mobile home
or under a rental or lease agreement with the owner of the mobile home.” It is the City’s position
that, under the Ordinance, Ms. Valentine is a person “entitled” to occupy the mobile home pursuant
to her ownership thereof.
The report also indicates that South Peak management is improperly excluding certain
types of homes from the Ordinance. The Ordinance does not define “mobile home,” either by
inclusion or exclusion. However, the Purpose and Intent statements are guiding. The City’s
legislative body identified certain characteristics of mobile homes that warrant protection against
unreasonable rent increases: “high cost and impracticability of moving mobile homes, the potential
for damage resulting therefrom, the requirements relating to the installation of mobile homes,
including permits, landscaping and site preparation, the lack of alternative homesites for mobile
home residents, and the substantial investment of mobile home owners in such homes[.]” (SLOMC
5.44.010). Homes typically considered “mobile homes” and any other structure described by the
above are subject to the protections of the Ordinance. Additionally, Section 798.3 of the
Mobilehome Residency Law includes in the definition of a mobile home within a mobile home
park,
trailers and other recreational vehicles of all types defined in Section
18010 of the Health and Safety Code, other than motor homes, truck
campers, and camping trailers, which are used for human habitation
if the occupancy criteria of either paragraph (1) or (2), as follows,
are met:
(1) The trailer or other recreational vehicle occupies a
mobilehome site in the park, on November 15, 1992, under a rental
agreement with a term of one month or longer, and the trailer or
other recreational vehicle occupied a mobilehome site in the park
prior to January 1, 1991.
(2) The trailer or other recreational vehicle occupies a
mobilehome site in the park for nine or more continuous months
commencing on or after November 15, 1992.
(Ca. Civ. Code § 798.3.) “Mobilehome” does not include a trailer or other recreational vehicle
located in a recreational vehicle park subject to the Recreational Vehicle Park Occupancy Law. It
is the City’s understanding that Ms. Valentine’s trailer is used for human habitation and has
occupied a mobile home site in South Peak Mobile Home Park for nine or more continuous months
and therefore meets the definition of a mobile home.
Finally, SLOMC §5.44.060(C) states that monthly space rent may, upon change of
ownership affecting a mobile home, be increased by no more than ten percent of the space rent
existing at the time of such change when the change of ownership does not result in vacation of
the space. This limitation is intended to be absolute; in adopting Section 5.44.060(C), the City
Council recognized that, prior to the limitation, “Tenants in mobile home parks desiring to sell
their mobile homes may have difficulty finding buyers because, upon a change of ownership, the
park owner is able to raise the rent without regard to the city’s mobile home rent stabilization
ordinance.” (see Ordinance No. 1226 (1992) Series) and SLOMC §5.44.010(E).) It is the City’s
position that this section governs the permissible rent increases for spaces upon change in
ownership in place, including Space A28, notwithstanding the unlawful detainer filed against Ms.
Valentine and subsequent stipulated judgment executed by the parties.
Please consider this letter the City’s notice that management’s proposed increase in the
space rent for space A28 at South Peak Mobile Home Park by 108% upon change in ownership
would constitute a violation of the San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance.
Sincerely,
Sadie Symens
Deputy City Attorney
INVOICE (00040264)
FOR CITY OF SAN LUIS OBISPO
BILLING CONTACT
INACTIVE
VILLAGE PROPERTIES LLC A CA LLC
145 SOUTH St 7
SLO, CA 93401
INVOICE NUMBER INVOICE DATE INVOICE DUE DATE INVOICE STATUS INVOICE DESCRIPTION
00040264 07/23/2025 08/22/2025 NONEDue
REFERENCE NUMBER FEE NAME TOTAL
CODE-000160-2025 CE 1st Admin Citation $100.00
$100.00 SUBTOTAL145 South St A28 San Luis Obispo, CA 93401
TOTAL $100.00 REMITTANCE INFORMATION
Report Text Library: Municipality_Invoice_2_Remit_To
Address Line 2
Address Line 3
Address Line 4
Page 1 of 1July 23, 2025 City of San Luis Obispo
Citation No.: 00040264
ADMINISTRATIVE CITATION
AND ORDER TO COMPLY WITH
SAN LUIS OBISPO MUNICIPAL CODE
1st Citation 2nd Citation 3rd Citation Additional / Daily Fines
LOCATION OF VIOLATION: 145 SOUTH ST UNIT: A28 SAN LUIS OBISPO, CA 93401
DATE OF VIOLATION: 06/20/2025
NAME: VILLAGE PROPERTIES LLC A CA LLC / HARMONY COMMUNITY
ADDRESS: 6653 EMBARCADERO DR. SUITE C STOCKTON, CA 95219
PURSUANT TO CHAPTER 1.24 OF THE SAN LUIS OBISPO MUNICIPAL CODE, YOU ARE HEREBY ORDERED
TO IMMEDIATELY CORRECT THE VIOLATION(S) DESCRIBED BELOW AND PAY THE FINE. YOU ARE
FURTHER ORDERED TO CEASE THE ACTIVITY GIVING RISE TO THE VIOLATION. WHEN CORRECTIONS
ARE COMPLETE PLEASE SCHEDULE AN INSPECTION BY CALLING (805)781-7180. TO AVOID ADDITIONAL
FINES COMPLIANCE MUST BE VERIFIED BY DEPARTMENT STAFF. IF DAILY FINES APPLY AS NOTED
ABOVE, THE FINES SHALL ACCRUE DAILY UNTIL THE VIOLATION(S) ARE CORRECTED. FAILURE TO
CORRECT THE VIOLATION(S) WILL RESULT IN THE ISSUANCE OF ADDITIONAL ADMINISTRATIVE
CITATIONS AND ESCALATING FINES OR OTHER ENFORCEMENT ACTION.
CODE SECTION DESCRIPTION OF VIOLATION FINE
MC § 5.44.060(C) Base Space Rent – Determination Allowable Increases
Without Hearing $100
Amount Due $100
Failure to pay the fines may result in the suspension of any pending applications or permits. Unpaid fines
become delinquent after 30 days and are subject to interest accrual of 8% per month as contained in
SLOMC 1.24.070 C. The City may pursue all legal, equitable, and administrative remedies for
the collection of unpaid civil administrative fines. Delinquent fines will be forwarded to a collection agency
for payment.
Mail Payments to: City of San Luis Obispo, Community Development Department
919 Palm Street, San Luis Obispo, CA 93401
You may file an APPEAL of this Administrative Citation by submitting a request in writing to the
Hearing Administrator within ten days of the date this Administrative Citation is issued as shown below.
Each responsible party is individually required to file an appeal. FAILURE TO FILE AN APPEAL
WILL WAIVE YOUR RIGHT TO CONTEST THIS CITATION. Please see the attached Appeal Form
for more information.
Mail Appeals to: City of San Luis Obispo, City Clerk
990 Palm Street, San Luis Obispo, CA 93401
Issued By: Rami Salem Signature: Rami Salem Title: Code Enforcement Officer
RELATED CE CASE: CODE-000160-2025 DATE CITATION ISSUED: 07/23/2025
From:Matt Davies
To:Salem, Rami
Cc:Symens, Sadie; Mezzapesa, John; johnny@realestategroup.com
Subject:Re: City of San Luis Obispo Director"s Decision: 145 South Street
Date:Monday, July 28, 2025 3:22:37 PM
Thank you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jul 28, 2025, at 3:20 PM, Salem, Rami <RSalem@slocity.org> wrote:
Not a problem at all! A hard copy has been certified mailed specifically to that
address last Thursday. If it hasn’t gotten there by now, hopefully it gets there
today or tomorrow. Let me know if you have any questions.
Best regards,
Rami
Get Outlook for iOS
From: Matt Davies <matt@harmonycom.com>
Sent: Monday, July 28, 2025 3:14:45 PM
To: Salem, Rami <RSalem@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>;
johnny@realestategroup.com <johnny@realestategroup.com>
Subject: Re: City of San Luis Obispo Director's Decision: 145 South Street
We are the property manager. My address is below. A copy to us is greatly
appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jul 28, 2025, at 3:08 PM, Salem, Rami <RSalem@slocity.org>
wrote:
Dear Matt,
Thank you for reaching out. Regarding any future or ongoing
violations, the process involves the officer handling the code case
sending copies of the Notice of Violation to the property owner,
property manager, on-site manager (if applicable), and tenant.
To facilitate this, I would need the mailing address or email address
for each of the parties involved.
I hope this clarifies your question. Please feel free to reach out if you
need further assistance.
Best regards,
Rami
Get Outlook for iOS
From: Matt Davies <matt@harmonycom.com>
Sent: Monday, July 28, 2025 2:40:11 PM
To: Salem, Rami <RSalem@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John
<JMezzape@slocity.org>; johnny@realestategroup.com
<johnny@realestategroup.com>
Subject: Re: City of San Luis Obispo Director's Decision: 145 South Street
Rami
If future violation notices are issued for any reason related to code
enforcement, we need a mechanism to promptly receive them. What
would you like us to file with you so that you send us a copy to our
address or to our email whenever you mail something to the mill st
address?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jul 28, 2025, at 10:54 AM, Salem, Rami
<RSalem@slocity.org> wrote:
Good morning, Matt! I hope this finds you well.
Attached to this email, you will find: The Administrative
citation, the administrative citation appeal form, the
invoice for the citation, a copy of the City Attorney’s
office letter to Harmony Communities, and a copy of
the notice of violation sent to Harmony Communities.
Please let me know if you have any questions. Have a
great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John
<JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa,
John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hello,
I am not involved in Code Enforcement’s discretion to
issue a citation, but I believe one was sent out this
week. John is out of the office this week. Rami Salem
should be able to provide you with a copy of the
citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-
notifications
The information contained in this e-mail message
is intended only for the CONFIDENTIAL use of the
designated addressee named above. The
information transmitted is subject to the attorney-
client privilege and/or represents confidential
attorney work product. Recipients should not file
copies of this email with publicly accessible
records. If you are not the designated addressee
named above or the authorized agent responsible
for delivering it to the designated addressee, you
received this document through inadvertent error
and any further review, dissemination, distribution
or copying of this communication by you or
anyone else is strictly prohibited. IF YOU
RECEIVED THIS COMMUNICATION IN ERROR,
PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT
(805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I
have received the violation notice. Please advise if it has
been issued and where you sent it to. Please also send
us both a courtesy copy so we may review and file our
appeal. This will be my fourth email to you and John,
without response. John said it would be issued by
Tuesday the 22nd at the latest.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Sadie,
Would you please email me a copy today since John is
out of the office?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi John,
Please confirm if the violation notice has been issued.
Would you please send me a courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi John,
Thanks for getting back to me. Please send the notice to
village properties and email me a courtesy copy. Does
work for you?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
HI Matt,
Just wanted to let you know we are in process of
preparing a citation. We anticipate it will be issued
beginning of next week.
I was hoping you could clarify some questions I have
regarding ownership of the park. The County
Assessor's Office has the owner on record as
VILLAGE PROPERTIES LLC. This LLC has a mailing
address of 962 Mill Street in SLO. In looking at
recorded documents we also see the following entities
associated with the property:
SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
145 SOUTHSLO LP (formerly 145
SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property
owner on record with the assessor, and we want to
make sure that the correct entity is cited so the process
is not interrupted. Our plan is to issue the formal
citation to VILLAGE PROPERTIES LLC unless you are
able to provide any formal documentation to show
other ownership. We will, of course, provide a copy of
the citation directly to you as well, but the formal
citation will be sent certified to the owner we have on
record.
Are you able to provide some clarity on ownership of
the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
<image001.png>
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
John,
Received. Please issue a formal citation notice so we
can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145
South Street
Hello Matt,
A response has been completed regarding the request
for Director’s review submitted by you on June 26,
2025, associated with code enforcement case CODE-
000160-2025. Please find a copy of the Director’s
Decision attached to this message. The decision has
also been mailed to the address provided on the
Request for Director’s Review Form and the property
owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
<image001.png>
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
<145 South St Unit A28 Rent Increase 1 AD CIT 07-23-
2025.pdf>
<Administrative Citation Appeal Form 2024-10-01.pdf>
<145 South St Unit A28 Rent Increase 1 AC 07-23-
2025.pdf>
<145 South St Unit A28 City Attorney's Office letter to
Harmony Communities 06-25-2025.pdf>
<145 South St Unit A28 Rent Increase NOV 06-24-
2025.pdf>
Meeting
Activity Name
06/20/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Met with Supervisor JM, Director TT, and City attorney SS. Discussed the SLO Rent
Stabilization ordinance. Discussed the rent increase by 108% for the lot. Discussed the time
parameters.
Inspection
Activity Name
06/20/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Supervisor JM and I went out to the MHP and visually inspected unit A28.
Notice of Violation
Activity Name
06/24/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Created this code Case and generated a notice of violation.
Correspondence
Activity Name
06/20/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Spoke with the MHP manager on site (Roxanne Jackobsen (310)751-4567 /
southpeakmhp@gmail.com / 145 South Street) via phone. I informed her of the case,
exchanged contact information. She informed me that she will inform the property
management company (Harmony Communities / 6653 Embarcadero Dr. Suite C, Stockton CA
95219) of the case and get back to me.
Correspondence
Activity Name
06/24/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Deputy city attorney SS sent a letter to Harmony Communities. View file attachment in the
case files.
Appeal to Director
Activity Name
6/26/2025
Created On
07/10/2025
Created By
Mezzapesa, John
Activity Comments
Request for Director's Review received 6/26/2025
Appeal to Director
Activity Name
7/10/2025
Created On
07/10/2025
Created By
Mezzapesa, John
Activity Comments
Director's Decision delivered via first class mail to appellant and PO on record. Decision was
also sent to appellant via email.
1st Admin Cite
Activity Name
07/23/2025
Created On
07/29/2025
Created By
Salem, Rami
Activity Comments
Certified mailed the 1st Administrative Citation to the property management/owner of the
MHP Att: Matthew Davies.
164
From:Matt Davies <matt@harmonycom.com>
Sent:Tuesday, August 12, 2025 1:54 PM
To:Zion, Sarah
Cc:Salem, Rami; Symens, Sadie; CityClerk; Mezzapesa, John; Jason Dilday; Nancy Gomez
Subject:Re: City of San Luis Obispo Director's Decision: 145 South Street / Documentation of
Administrative Citation Delivery – 07/24/2025
Got it. Any reason we have a letter postmarked 8/6?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Aug 12, 2025, at 1:26 PM, Zion, Sarah <SZion@slocity.org> wrote:
Matt Davies,
As noted in the email sent to you on 7/31/25, review of your appeal will be scheduled as soon as there
is an opening in the calendar of the volunteer hearing officer. We have 60 days to set a hearing from
the date the appeal was received, our office is working with the hearing officer to find a date. You will
be notified in writing once the date is scheduled.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
<image001.png>
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
165
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Salem, Rami <RSalem@slocity.org>
Sent: Tuesday, August 12, 2025 1:24 PM
To: Matt Davies <matt@harmonycom.com>
Cc: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>; CityClerk <CityClerk@slocity.org>;
Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street / Documentation of Administrative
Citation Delivery – 07/24/2025
Not a problem at all. Thanks for taking the time to inquire about it. To answer your questions, I believe
that based on the handling records, 08/06/2025 seems to be the date the item was sent back to the City
of San Luis Obispo after being refused or unclaimed by the recipient.
So far as the hearing is concerned, coordinating a hearing is outside my scope of duties. I will,
however, relay the information promptly as soon as I am advised and authorized to disclose it.
If you require any additional documentation or have questions, please let me know.
Best regards,
Rami Salem
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, August 12, 2025 1:13 PM
To: Salem, Rami <RSalem@slocity.org>
Cc: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>; CityClerk <CityClerk@slocity.org>;
Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: Re: City of San Luis Obispo Director's Decision: 145 South Street / Documentation of Administrative
Citation Delivery – 07/24/2025
Thanks for the email. Any reason why the mail is postmarked 8/6? Also what about the upcoming
hearing date?
Regards,
Matt Davies
166
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Aug 12, 2025, at 1:10 PM, Salem, Rami <RSalem@slocity.org> wrote:
Documentation of Administrative Citation Delivery – 07/24/2025
Good afternoon, Matt, I hope this finds you well;
Thank you for your inquiry regarding the time of receipt. Please find attached photos
of the Administrative Citation certified mail, showing the sending date of
07/24/2025. Both items were marked “REFUSED” by the recipient, as noted by the
U.S. Postal Service on the envelopes.
Hard copies:
- One copy was addressed to you, as requested in your 07/28/2025 email, at
Harmony Communities:
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
- A second copy was addressed to Village Properties LLC, the property-owning
entity on file:
Village Properties LLC
6653 Embarcadero Dr.
Suite C
Stockton, CA 95219
Electronic communications on 07/28/2025:
- I emailed printable PDF copies of the Administrative Citation, the Administrative
Citation Appeal Form, the citation invoice, the City Attorney’s office letter to
Harmony Communities, and the notice of violation to Harmony Communities to you
and to John Hough (johnny@realestategroup.com). Outlook delivered receipts to
both addresses; I will attach those receipts as well.
Hard copies were also posted:
- On the office door of Roxane Jacobson, On-Site Manager, South Peak MHP, 145
South St., SLO, CA 93401
310-751-4567 | southpeakmhp@gmail.com
- On the door of Unit A28
If you require any additional documentation or have questions, please let me know.
167
Best regards,
Rami Salem
From: Matt Davies <matt@harmonycom.com>
Sent: Monday, August 11, 2025 3:22 PM
To: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy
Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello Rami,
The violation notice was dated 7/23 and we appealed on 7/29. I was disappointed to see
that our first mailed copy was postmarked 8/6 and received today. Id like to make sure we
are afforded a fair opportunity to defend ourselves. Please advise when the appeal hearing
is set for, so that we may make sure we are adequately prepared in time. Thank you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 31, 2025 9:15 AM
To: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy
Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Attached is the proof of payment. Also attached is the revised form with the requested
corrections. Please confirm receipt and that this is now accepted.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, July 31, 2025 8:27 AM
168
To: Symens, Sadie <ssymens@slocity.org>; Matt Davies <matt@harmonycom.com>; Salem,
Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy
Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Payment of the appeal fee will be completed through our Finance Department. Payment
can either be made in-person at 919 Palm Street, or over the phone at 805-781-7144.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
<image008.png>
<image001.png>
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the
CONFIDENTIAL use of the designated addressee named above. The information
transmitted is subject to the attorney-client privilege and/or represents
confidential attorney work product. Recipients should not file copies of this email
with publicly accessible records. If you are not the designated addressee named
above or the authorized agent responsible for delivering it to the designated
addressee, you received this document through inadvertent error and any further
review, dissemination, distribution or copying of this communication by you or
anyone else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN
ERROR, PLEASE NOTIFY US IMMEDIATELY BY TELEPHONING THE SENDER
NAMED ABOVE AT (805) 781-7140. Thank you.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, July 30, 2025 5:00 PM
To: Matt Davies <matt@harmonycom.com>; Salem, Rami <RSalem@slocity.org>; CityClerk
<CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy
Gomez <nancy@harmonycom.com>; Zion, Sarah <SZion@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
169
It looks like Sarah Zion, who sent you the incompleteness letter, was not on either of
your previous messages. Sarah can assist with providing payment information for how to
pay the $25 appeal fee. The letter did not indicate a $100 appeal fee.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image008.png>
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the
CONFIDENTIAL use of the designated addressee named above. The information
transmitted is subject to the attorney-client privilege and/or represents
confidential attorney work product. Recipients should not file copies of this email
with publicly accessible records. If you are not the designated addressee named
above or the authorized agent responsible for delivering it to the designated
addressee, you received this document through inadvertent error and any further
review, dissemination, distribution or copying of this communication by you or
anyone else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN
ERROR, PLEASE NOTIFY US IMMEDIATELY BY TELEPHONING THE SENDER
NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 30, 2025 2:22 PM
To: Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason
Dilday <jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Also,
Your fee schedule on the form says the lesser of $100 or 25% of the fine. The fine is $100 so
by my calculations, the fee should be $25. How did you come up with the $100?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
170
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:11 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason
Dilday <jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am in receipt of your “incomplete” letter. I would like to have one of our staff call in with
the credit card number to pay the $100 fee. Alternatively we can wire in the fee. Please
advise which way you would like to be paid and send wire instructions if that is your
preference.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:04 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason
Dilday <jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Please confirm receipt of yesterday’s email and let me know on the below.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, July 29, 2025 3:41 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason
Dilday <jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
171
Attached is a copy of our appeal. Please confirm receipt. The last time we filed the appeal,
no fee was required. If a fee is required this time, please let us know the amount and we
will send it to you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Salem, Rami <RSalem@slocity.org>
Sent: Monday, July 28, 2025 10:51 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>;
johnny@realestategroup.com
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Good morning, Matt! I hope this finds you well. Attached to this email, you will find: The
Administrative citation, the administrative citation appeal form, the invoice for the
citation, a copy of the City Attorney’s office letter to Harmony Communities, and a copy
of the notice of violation sent to Harmony Communities. Please let me know if you have
any questions. Have a great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
172
I am not involved in Code Enforcement’s discretion to issue a citation, but I believe one
was sent out this week. John is out of the office this week. Rami Salem should be able to
provide you with a copy of the citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image008.png>
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the
CONFIDENTIAL use of the designated addressee named above. The information
transmitted is subject to the attorney-client privilege and/or represents
confidential attorney work product. Recipients should not file copies of this email
with publicly accessible records. If you are not the designated addressee named
above or the authorized agent responsible for delivering it to the designated
addressee, you received this document through inadvertent error and any further
review, dissemination, distribution or copying of this communication by you or
anyone else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN
ERROR, PLEASE NOTIFY US IMMEDIATELY BY TELEPHONING THE SENDER
NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I have received the violation
notice. Please advise if it has been issued and where you sent it to. Please also send us
both a courtesy copy so we may review and file our appeal. This will be my fourth email to
you and John, without response. John said it would be issued by Tuesday the 22nd at the
latest.
Regards,
Matt Davies
Harmony Communities
173
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Sadie,
Would you please email me a copy today since John is out of the office?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Please confirm if the violation notice has been issued. Would you please send me a
courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Thanks for getting back to me. Please send the notice to village properties and email me a
courtesy copy. Does work for you?
174
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
HI Matt,
Just wanted to let you know we are in process of preparing a citation. We anticipate it
will be issued beginning of next week.
I was hoping you could clarify some questions I have regarding ownership of the park.
The County Assessor's Office has the owner on record as VILLAGE PROPERTIES LLC.
This LLC has a mailing address of 962 Mill Street in SLO. In looking at recorded
documents we also see the following entities associated with the property:
1. SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
2. 145 SOUTHSLO LP (formerly 145 SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
3. CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property owner on record with the assessor,
and we want to make sure that the correct entity is cited so the process is not
interrupted. Our plan is to issue the formal citation to VILLAGE PROPERTIES LLC
unless you are able to provide any formal documentation to show other ownership. We
will, of course, provide a copy of the citation directly to you as well, but the formal citation
will be sent certified to the owner we have on record.
Are you able to provide some clarity on ownership of the park and how all these entities
are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
<image008.png>
<image001.png>
175
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
John,
Received. Please issue a formal citation notice so we can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145 South Street
Hello Matt,
A response has been completed regarding the request for Director’s review submitted by
you on June 26, 2025, associated with code enforcement case CODE-000160-2025.
176
Please find a copy of the Director’s Decision attached to this message. The decision has
also been mailed to the address provided on the Request for Director’s Review Form
and the property owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
<image008.png>
<image001.png>
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
<145 South Street - AD CIT - REFUSED - service 08-12-2025.pdf>
<145 South Street - screenshot for delivery reciept.png>
211
From:Salem, Rami
Sent:Tuesday, August 12, 2025 1:09 PM
To:Matt Davies; Zion, Sarah; Symens, Sadie; CityClerk
Cc:Mezzapesa, John; Jason Dilday; Nancy Gomez
Subject:RE: City of San Luis Obispo Director's Decision: 145 South Street / Documentation of
Administrative Citation Delivery – 07/24/2025
Attachments:145 South Street - AD CIT - REFUSED - service 08-12-2025.pdf; 145 South Street - screenshot for
delivery reciept.png
Documentation of Administrative Citation Delivery – 07/24/2025
Good afternoon, Matt, I hope this finds you well;
Thank you for your inquiry regarding the time of receipt. Please find attached photos of the Administrative
Citation certified mail, showing the sending date of 07/24/2025. Both items were marked “REFUSED” by the
recipient, as noted by the U.S. Postal Service on the envelopes.
Hard copies:
- One copy was addressed to you, as requested in your 07/28/2025 email, at Harmony Communities:
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
- A second copy was addressed to Village Properties LLC, the property-owning entity on file:
Village Properties LLC
6653 Embarcadero Dr.
Suite C
Stockton, CA 95219
Electronic communications on 07/28/2025:
- I emailed printable PDF copies of the Administrative Citation, the Administrative Citation Appeal Form, the
citation invoice, the City Attorney’s office letter to Harmony Communities, and the notice of violation to
Harmony Communities to you and to John Hough (johnny@realestategroup.com). Outlook delivered receipts to
both addresses; I will attach those receipts as well.
Hard copies were also posted:
- On the office door of Roxane Jacobson, On-Site Manager, South Peak MHP, 145 South St., SLO, CA 93401
310-751-4567 | southpeakmhp@gmail.com
- On the door of Unit A28
If you require any additional documentation or have questions, please let me know.
Best regards,
212
Rami Salem
From: Matt Davies <matt@harmonycom.com>
Sent: Monday, August 11, 2025 3:22 PM
To: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; CityClerk
<CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello Rami,
The violation notice was dated 7/23 and we appealed on 7/29. I was disappointed to see that our first mailed copy was
postmarked 8/6 and received today. Id like to make sure we are aƯorded a fair opportunity to defend ourselves. Please
advise when the appeal hearing is set for, so that we may make sure we are adequately prepared in time. Thank you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 31, 2025 9:15 AM
To: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; CityClerk
<CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Attached is the proof of payment. Also attached is the revised form with the requested corrections. Please confirm
receipt and that this is now accepted.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, July 31, 2025 8:27 AM
To: Symens, Sadie <ssymens@slocity.org>; Matt Davies <matt@harmonycom.com>; Salem, Rami <RSalem@slocity.org>;
CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
213
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Payment of the appeal fee will be completed through our Finance Department. Payment can either be made in-person
at 919 Palm Street, or over the phone at 805-781-7144.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, July 30, 2025 5:00 PM
To: Matt Davies <matt@harmonycom.com>; Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>; Zion, Sarah <SZion@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
It looks like Sarah Zion, who sent you the incompleteness letter, was not on either of your previous messages. Sarah
can assist with providing payment information for how to pay the $25 appeal fee. The letter did not indicate a $100
appeal fee.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
214
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 30, 2025 2:22 PM
To: Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Also,
Your fee schedule on the form says the lesser of $100 or 25% of the fine. The fine is $100 so by my calculations, the fee
should be $25. How did you come up with the $100?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:11 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am in receipt of your “incomplete” letter. I would like to have one of our staƯ call in with the credit card number to pay
the $100 fee. Alternatively we can wire in the fee. Please advise which way you would like to be paid and send wire
instructions if that is your preference.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
215
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:04 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Please confirm receipt of yesterday’s email and let me know on the below.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, July 29, 2025 3:41 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Attached is a copy of our appeal. Please confirm receipt. The last time we filed the appeal, no fee was required. If a fee is
required this time, please let us know the amount and we will send it to you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Salem, Rami <RSalem@slocity.org>
Sent: Monday, July 28, 2025 10:51 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; johnny@realestategroup.com
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Good morning, Matt! I hope this finds you well. Attached to this email, you will find: The Administrative citation, the
administrative citation appeal form, the invoice for the citation, a copy of the City Attorney’s office letter to Harmony
216
Communities, and a copy of the notice of violation sent to Harmony Communities. Please let me know if you have any
questions. Have a great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am not involved in Code Enforcement’s discretion to issue a citation, but I believe one was sent out this week. John
is out of the office this week. Rami Salem should be able to provide you with a copy of the citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
217
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I have received the violation notice. Please advise if it has been
issued and where you sent it to. Please also send us both a courtesy copy so we may review and file our appeal. This will
be my fourth email to you and John, without response. John said it would be issued by Tuesday the 22nd at the latest.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Sadie,
Would you please email me a copy today since John is out of the oƯice?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Please confirm if the violation notice has been issued. Would you please send me a courtesy copy today?
218
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Thanks for getting back to me. Please send the notice to village properties and email me a courtesy copy. Does work for
you?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
HI Matt,
Just wanted to let you know we are in process of preparing a citation. We anticipate it will be issued beginning of next
week.
I was hoping you could clarify some questions I have regarding ownership of the park. The County Assessor's Office
has the owner on record as VILLAGE PROPERTIES LLC. This LLC has a mailing address of 962 Mill Street in SLO.
In looking at recorded documents we also see the following entities associated with the property:
SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
145 SOUTHSLO LP (formerly 145 SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
219
CAMARILLO, CA 930111
The standard for citations is to issue to the property owner on record with the assessor, and we want to make sure
that the correct entity is cited so the process is not interrupted. Our plan is to issue the formal citation to VILLAGE
PROPERTIES LLC unless you are able to provide any formal documentation to show other ownership. We will, of
course, provide a copy of the citation directly to you as well, but the formal citation will be sent certified to the owner
we have on record.
Are you able to provide some clarity on ownership of the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
John,
Received. Please issue a formal citation notice so we can begin the appeal process.
Regards,
Matt Davies
220
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145 South Street
Hello Matt,
A response has been completed regarding the request for Director’s review submitted by you on June 26, 2025,
associated with code enforcement case CODE-000160-2025. Please find a copy of the Director’s Decision attached to
this message. The decision has also been mailed to the address provided on the Request for Director’s Review Form
and the property owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
233
From:Symens, Sadie
Sent:Monday, August 4, 2025 9:12 AM
To:
Subject:RE: South Peak Rent increase violations
Hello
The City issued an Administrative Citation against the park on July 23rd. The park appealed the citation. The date for
the appeal has not been set, but it will be sometime before September 29th.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From:
Sent: Monday, August 4, 2025 9:08 AM
To: Symens, Sadie <ssymens@slocity.org>
Subject: Re: South Peak Rent increase violations
Hi Sadie,
I hear that the park has now decided it doesn't wish to comply with the regulation. Is there any update on your
end? We are still trying to sell our house but they don't even respond to the resident applications anymore, so
we are pretty much stuck losing a lot of money every month.
Thanks,
On Wed, Jun 25, 2025 at 3:24 PM Symens, Sadie <ssymens@slocity.org> wrote:
234
Hello
The City has issued a Notice of Violation against the park for the unlawful space increase for Space A28 in violation
of the City’s Mobile Home Park Rent Stabilization Ordinance. If you believe your tenancy is subject to that ordinance,
and that the Park management is violating the ordinance, you are free to forward that information to our office for our
possible investigation. Please note that our office can not represent you in any action against management.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From:
Sent: Wednesday, June 25, 2025 3:20 PM
To: Symens, Sadie <ssymens@slocity.org>
Subject: Re: South Peak Rent increase violations
Hi Sadie,
235
Is there any way I can follow the progress of this? I just renewed my intent to sell form (they make us do it every
60 days, this is when they adjust the future owner's space rent) and they are still making the space rent double
for the next owner. I am unable to sell my home and am in dire straits.
Thanks,
On Fri, Jun 13, 2025 at 9:01 AM Symens, Sadie <ssymens@slocity.org> wrote:
Hello,
The Park has disagreed with the City’s interpretation and has not yet accepted the City’s invitation for further
discussion. Should the Park violate the municipal code, the City will certainly explore enforcement options.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or
anyone else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY
US IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
236
From:
Sent: Thursday, June 12, 2025 1:33 PM
To: Symens, Sadie <ssymens@slocity.org>
Subject: Re: South Peak Rent increase violations
Do you know if they are planning on complying with the regulation? If they don't, is the city planning on
pressing charges?
Thanks for responding,
On Thu, Jun 12, 2025 at 1:15 PM Symens, Sadie <ssymens@slocity.org> wrote:
Hello,
Can you clarify what information you are looking for? The extent of our office’s involvement at this point has been to
notify South Peak Mobile Home Park management (Harmony Properties) that their proposal to increase mobile
home space rent upon sale by more than 10% would be considered a violation of the San Luis Obispo Mobile
Home Park Rent Stabilization Ordinance.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
237
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or
anyone else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY
US IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From:
Sent: Thursday, June 12, 2025 12:49 PM
To: Symens, Sadie <ssymens@slocity.org>
Subject: Re: South Peak Rent increase violations
Hi Sadie,
Any chance you have any info for me? We are about to drop the price to well below what it's worth just to
escape the monthly rent payments.
Thanks,
On Wed, Jun 4, 2025 at 4:23 PM wrote:
Hi Sadie,
My name is are trying to sell our mobile homes in the South
Peak mobile home park, but we are having some difficulties due to the fact that they are raising the space
rent nearly double for the next owner, no one wants to buy the house and we are in a bad situation. We
heard through the grapevine that the city may be cracking down on them doing this, and that it is against the
city ordinances, is there any information you might be able to provide about that? We would be grateful.
Thanks,
243
From:Symens, Sadie
Sent:Friday, August 1, 2025 4:59 PM
To:Salem, Rami; Zion, Sarah; Mezzapesa, John
Subject:RE: City of San Luis Obispo Director's Decision: 145 South Street
Thank you!
From: Salem, Rami <RSalem@slocity.org>
Sent: Friday, August 1, 2025 10:03 AM
To: Symens, Sadie <ssymens@slocity.org>; Zion, Sarah <SZion@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi Sadie, I attached the proof of service for the NOV and a copy of the Director’s review. Let me know if you need
anything else. Have a fantastic Friday.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Friday, August 1, 2025 8:55 AM
To: Salem, Rami <RSalem@slocity.org>; Zion, Sarah <SZion@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi again – can you also please send over a copy of the Director’s Review? I can’t find it in my emails. Thanks!
From: Salem, Rami <RSalem@slocity.org>
Sent: Thursday, July 31, 2025 2:52 PM
244
To: Zion, Sarah <SZion@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello Sarah,
I attached the following admin record(s):
Notice of violation + City Attorney Letter + Invoice + Administrative Citation + E-mail Correspondence + Case Activity
Log
Please let me know if you need me to send any other documents. Have a fantastic day.
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, July 31, 2025 10:22 AM
To: Salem, Rami <RSalem@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
This appeal has been accepted and will be set for hearing. We have 60 days to set the appeal for hearing, the last day
it can be set is 9/29/25. Can you provide the admin record?
Thank you,
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 31, 2025 9:15 AM
245
To: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; CityClerk
<CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Attached is the proof of payment. Also attached is the revised form with the requested corrections. Please confirm
receipt and that this is now accepted.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, July 31, 2025 8:27 AM
To: Symens, Sadie <ssymens@slocity.org>; Matt Davies <matt@harmonycom.com>; Salem, Rami <RSalem@slocity.org>;
CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Payment of the appeal fee will be completed through our Finance Department. Payment can either be made in-person
at 919 Palm Street, or over the phone at 805-781-7144.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
246
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, July 30, 2025 5:00 PM
To: Matt Davies <matt@harmonycom.com>; Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>; Zion, Sarah <SZion@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
It looks like Sarah Zion, who sent you the incompleteness letter, was not on either of your previous messages. Sarah
can assist with providing payment information for how to pay the $25 appeal fee. The letter did not indicate a $100
appeal fee.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 30, 2025 2:22 PM
To: Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Also,
Your fee schedule on the form says the lesser of $100 or 25% of the fine. The fine is $100 so by my calculations, the fee
should be $25. How did you come up with the $100?
Regards,
247
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:11 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am in receipt of your “incomplete” letter. I would like to have one of our staƯ call in with the credit card number to pay
the $100 fee. Alternatively we can wire in the fee. Please advise which way you would like to be paid and send wire
instructions if that is your preference.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:04 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Please confirm receipt of yesterday’s email and let me know on the below.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, July 29, 2025 3:41 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
248
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Attached is a copy of our appeal. Please confirm receipt. The last time we filed the appeal, no fee was required. If a fee is
required this time, please let us know the amount and we will send it to you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Salem, Rami <RSalem@slocity.org>
Sent: Monday, July 28, 2025 10:51 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; johnny@realestategroup.com
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Good morning, Matt! I hope this finds you well. Attached to this email, you will find: The Administrative citation, the
administrative citation appeal form, the invoice for the citation, a copy of the City Attorney’s office letter to Harmony
Communities, and a copy of the notice of violation sent to Harmony Communities. Please let me know if you have any
questions. Have a great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
249
Hello,
I am not involved in Code Enforcement’s discretion to issue a citation, but I believe one was sent out this week. John
is out of the office this week. Rami Salem should be able to provide you with a copy of the citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I have received the violation notice. Please advise if it has been
issued and where you sent it to. Please also send us both a courtesy copy so we may review and file our appeal. This will
be my fourth email to you and John, without response. John said it would be issued by Tuesday the 22nd at the latest.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
250
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Sadie,
Would you please email me a copy today since John is out of the oƯice?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Please confirm if the violation notice has been issued. Would you please send me a courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Thanks for getting back to me. Please send the notice to village properties and email me a courtesy copy. Does work for
you?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
251
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
HI Matt,
Just wanted to let you know we are in process of preparing a citation. We anticipate it will be issued beginning of next
week.
I was hoping you could clarify some questions I have regarding ownership of the park. The County Assessor's Office
has the owner on record as VILLAGE PROPERTIES LLC. This LLC has a mailing address of 962 Mill Street in SLO.
In looking at recorded documents we also see the following entities associated with the property:
SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
145 SOUTHSLO LP (formerly 145 SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property owner on record with the assessor, and we want to make sure
that the correct entity is cited so the process is not interrupted. Our plan is to issue the formal citation to VILLAGE
PROPERTIES LLC unless you are able to provide any formal documentation to show other ownership. We will, of
course, provide a copy of the citation directly to you as well, but the formal citation will be sent certified to the owner
we have on record.
Are you able to provide some clarity on ownership of the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
252
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
John,
Received. Please issue a formal citation notice so we can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145 South Street
Hello Matt,
A response has been completed regarding the request for Director’s review submitted by you on June 26, 2025,
associated with code enforcement case CODE-000160-2025. Please find a copy of the Director’s Decision attached to
this message. The decision has also been mailed to the address provided on the Request for Director’s Review Form
and the property owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
253
E jmezzapesa@slocity.org
T 805.781.7179
254
From:Salem, Rami
Sent:Friday, August 1, 2025 10:03 AM
To:Symens, Sadie; Zion, Sarah; Mezzapesa, John
Subject:RE: City of San Luis Obispo Director's Decision: 145 South Street
Attachments:145 South 2025-07-10 Director's Decision.pdf; 145 South Street - Notice of Violation Declaration
of service and posting.pdf
Hi Sadie, I attached the proof of service for the NOV and a copy of the Director’s review. Let me know if you need
anything else. Have a fantastic Friday.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Friday, August 1, 2025 8:55 AM
To: Salem, Rami <RSalem@slocity.org>; Zion, Sarah <SZion@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi again – can you also please send over a copy of the Director’s Review? I can’t find it in my emails. Thanks!
From: Salem, Rami <RSalem@slocity.org>
Sent: Thursday, July 31, 2025 2:52 PM
To: Zion, Sarah <SZion@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello Sarah,
255
I attached the following admin record(s):
Notice of violation + City Attorney Letter + Invoice + Administrative Citation + E-mail Correspondence + Case Activity
Log
Please let me know if you need me to send any other documents. Have a fantastic day.
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, July 31, 2025 10:22 AM
To: Salem, Rami <RSalem@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
This appeal has been accepted and will be set for hearing. We have 60 days to set the appeal for hearing, the last day
it can be set is 9/29/25. Can you provide the admin record?
Thank you,
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 31, 2025 9:15 AM
To: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; CityClerk
<CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
256
Hello,
Attached is the proof of payment. Also attached is the revised form with the requested corrections. Please confirm
receipt and that this is now accepted.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, July 31, 2025 8:27 AM
To: Symens, Sadie <ssymens@slocity.org>; Matt Davies <matt@harmonycom.com>; Salem, Rami <RSalem@slocity.org>;
CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Payment of the appeal fee will be completed through our Finance Department. Payment can either be made in-person
at 919 Palm Street, or over the phone at 805-781-7144.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
257
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, July 30, 2025 5:00 PM
To: Matt Davies <matt@harmonycom.com>; Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>; Zion, Sarah <SZion@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
It looks like Sarah Zion, who sent you the incompleteness letter, was not on either of your previous messages. Sarah
can assist with providing payment information for how to pay the $25 appeal fee. The letter did not indicate a $100
appeal fee.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 30, 2025 2:22 PM
To: Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Also,
Your fee schedule on the form says the lesser of $100 or 25% of the fine. The fine is $100 so by my calculations, the fee
should be $25. How did you come up with the $100?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
258
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:11 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am in receipt of your “incomplete” letter. I would like to have one of our staƯ call in with the credit card number to pay
the $100 fee. Alternatively we can wire in the fee. Please advise which way you would like to be paid and send wire
instructions if that is your preference.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:04 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Please confirm receipt of yesterday’s email and let me know on the below.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, July 29, 2025 3:41 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
259
Attached is a copy of our appeal. Please confirm receipt. The last time we filed the appeal, no fee was required. If a fee is
required this time, please let us know the amount and we will send it to you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Salem, Rami <RSalem@slocity.org>
Sent: Monday, July 28, 2025 10:51 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; johnny@realestategroup.com
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Good morning, Matt! I hope this finds you well. Attached to this email, you will find: The Administrative citation, the
administrative citation appeal form, the invoice for the citation, a copy of the City Attorney’s office letter to Harmony
Communities, and a copy of the notice of violation sent to Harmony Communities. Please let me know if you have any
questions. Have a great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am not involved in Code Enforcement’s discretion to issue a citation, but I believe one was sent out this week. John
is out of the office this week. Rami Salem should be able to provide you with a copy of the citation if one was issued.
260
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I have received the violation notice. Please advise if it has been
issued and where you sent it to. Please also send us both a courtesy copy so we may review and file our appeal. This will
be my fourth email to you and John, without response. John said it would be issued by Tuesday the 22nd at the latest.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
261
Sadie,
Would you please email me a copy today since John is out of the oƯice?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Please confirm if the violation notice has been issued. Would you please send me a courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Thanks for getting back to me. Please send the notice to village properties and email me a courtesy copy. Does work for
you?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
262
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
HI Matt,
Just wanted to let you know we are in process of preparing a citation. We anticipate it will be issued beginning of next
week.
I was hoping you could clarify some questions I have regarding ownership of the park. The County Assessor's Office
has the owner on record as VILLAGE PROPERTIES LLC. This LLC has a mailing address of 962 Mill Street in SLO.
In looking at recorded documents we also see the following entities associated with the property:
SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
145 SOUTHSLO LP (formerly 145 SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property owner on record with the assessor, and we want to make sure
that the correct entity is cited so the process is not interrupted. Our plan is to issue the formal citation to VILLAGE
PROPERTIES LLC unless you are able to provide any formal documentation to show other ownership. We will, of
course, provide a copy of the citation directly to you as well, but the formal citation will be sent certified to the owner
we have on record.
Are you able to provide some clarity on ownership of the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Checking back in on this. Thx.
263
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
John,
Received. Please issue a formal citation notice so we can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145 South Street
Hello Matt,
A response has been completed regarding the request for Director’s review submitted by you on June 26, 2025,
associated with code enforcement case CODE-000160-2025. Please find a copy of the Director’s Decision attached to
this message. The decision has also been mailed to the address provided on the Request for Director’s Review Form
and the property owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
City of San Luis Obispo, Community Development, 919 Palm Street, San Luis Obispo, CA, 93401-3218, 805.781.7170, slocity.org
DIRECTOR’S DECISION AFTER REVIEW OF
NOTICE TO CORRECT/NOTICE OF VIOLATION
July 10, 2025
Matthew Davies
6653 Embarcadero Drive, Suite C
Stockton, CA 95219
Subject Address: 145 South Street San Luis Obispo, CA 93401 APN: 004-802-020
Action Reviewed: SLOMC § 5.44.060 (C) Case #: CODE-000160-2025
Date of Notice: June 24, 2025 Date of Request for Director’s Review: June 26, 2025
Pursuant to Section 1.24.090 of the San Luis Obispo Municipal Code the Community Development Director
or designee shall review all contested notices to correct and/or notices of violation. The Director’s designee
has reviewed your submitted request for review and has made the following determination:
The Request is denied and the action(s) reviewed is UPHELD.
COMMENTS/REASONING
The request concerning SLOMC § 5.44.060(C) regarding allowable rent increases within a mobile home park
has been denied and the action reviewed is UPHELD.
I have reviewed your concern regarding the phrase “In the event of change of ownership resulting from
vacation of the space, then the space rent may be adjusted to fair market rent in the community” found in San
Luis Obispo Municipal Code section 5.44.060 (C). This phrase refers to the occasion in which a mobile home
is removed from the space, the space is vacant ('vacation of the space’), and the new unit that moves into the
vacant space is owned by a new owner.
The change in ownership relevant to the circumstances in this case is described in an earlier part of the same
section:
The maximum monthly space rent of a tenant may be increased by the owner when there is a change
of ownership affecting a mobile home. However, such increase shall not exceed ten percent of the
then existing space rent and may not be relied upon any more often than once in any thirty-six-month
period as the basis to increase rent.
This portion contemplates the circumstances present in this case, in which, according to the information in
the City’s possession, the existing mobile home is being sold to remain in the rented space.
Regarding your claim that the unit in question is an RV and not a mobile home; it has been determined that
the unit is a mobile home subject to the protections of Chapter 5.44. While the term “mobile home” is not
defined in the cited ordinance, Section 5.44 of the San Luis Obispo Municipal Code applies to “space rent,”
which relates to the “use and occupancy of a mobile home space in a mobile home park.” South Peak Mobile
Home Park is a mobile home park, and nothing in the ordinance excludes the subject unit from the ordinance.
The factors identified in the Purpose and Intent section of the ordinance, including the high cost and
impracticability of moving mobile homes, the potential for damage resulting therefrom, the requirements
relating to the installation of mobile homes, including permits, and landscaping and site preparation, appear
to apply to this unit. Additionally, evidence in the City’s possession (references to the Mobilehome Residency
Law in the Information for Prospective Homeowners document prepared by South Peak Mobile Home Park)
indicates that South Peak Mobile Home Park treats and acknowledges the unit occupying Space A28 as a
mobile home.
Regarding your assertion that an exemption applies the circumstances of this scenario; The exemption
described in SLOMC 5.44.030(E) applies to rent increases defined within a year-long (at minimum) lease or
contract agreed to by both parties. The exemption means that during the term of such a lease, the rent
stabilization provisions of Chapter 5.44 do not apply. The lease terms for Ms. Valentine’s space A28 tenancy
have no bearing on the restriction regarding increase of the space rent that occurs outside of the lease term
and during a change in ownership of the mobile home that has not been removed from the rented space.
Your assertion that “pursuant to Cal. Civ. Code section 798.73, the Park may require the removal of an RV
upon sale” does not appear to be a statement contesting the NOV issued for an unlawful space rent
increase and has therefore not been evaluated as part of this director’s review.
Please take action to correct the code violation(s) IMMEDIATELY as described in the Notice of Violation
issued on June 24, 2025 or through an applicable approval process as allowed per the municipal code.
Failure to do so may result in the issuance of an Administrative Citation and a fine or other enforcement
action.
Subsequent violations of the above-stated Codes within the next twelve months may result in the
immediate issuance of additional, including daily accruing, Administrative Citations and further
enforcement action.
This decision is not appealable, but any challenges to the director’s decision may be raised as part of an appeal
from an administrative citation (if an administrative citation has been issued or is subsequently issued in
connection with the Notice) pursuant to Section 1.24.100.
Thank you for your cooperation in maintaining your property and in preserving the beauty and unique
character of our City.
Sincerely,
John Mezzapesa
Interim Deputy Building Official
Declaration of Service and Posting of Notice
SUBJECT ADDRESS: 145 South St Unit:A28, San Luis Obispo, CA 93401
CASE NO.: Code-000160-2025 Notice of Violation: 1st notice of violation Officer: Rami Salem
I/we, the undersigned, declare that at all times herein mentioned, I/we were and now are a duly authorized
employee(s) of the Community Development Department, City of San Luis Obispo, State of California; that
pursuant to Section 1.24.050G of the San Luis Obispo Municipal Code (SLOMC), Section 1101.4 of the
Uniform Housing Code, or Section 401.4 of the Uniform Code for the Abatement of Dangerous Buildings, as
adopted by Section 15.02.010 of the San Luis Obispo Municipal Code, I/we deposited in a receptacle for the
U.S. Postal Service, in a sealed envelope, postage prepaid, by regular mail, and/or certified mail, return
receipt requested the following:
A Notice to Correct,
Notice of Violation,
Administrative Citation,
Stop-Work Notice,
Notice of Hearing,
Notice of Proposed Lien,
Notice of Special Assessment
Notifying the owner of the property of the subject address referenced above of violations of the San Luis
Obispo Municipal Code existing on the property and/or of related abatement proceedings.
The above notice was sent to each person having an interest in the property at their respective addresses as
listed in the Notice, and a copy of the notice was posted at the subject address.
I declare under penalty of perjury that the foregoing is true and correct.
Executed this 06 day of 24, 2025, San Luis Obispo, California
Officer or clerk effecting service by mail:
Rami Salem Rami Salem 06/24/2025 @ 10:00 AM
(Print Name) (Signature) (Time/date)
Officer effecting service by posting:
Rami Salem Rami Salem 06/24/2025 @ 02:00 PM
(Print Name) (Signature) (Time/date)
304
From:Salem, Rami
Sent:Thursday, July 31, 2025 2:52 PM
To:Zion, Sarah; Mezzapesa, John
Cc:Symens, Sadie
Subject:RE: City of San Luis Obispo Director's Decision: 145 South Street
Attachments:145 South Street - City Clerk Packet - South Peak Mobile Home Park - Notice of violation + City
Attorney Letter + Invoice + Administrative Citation + Email Correspondance + Case Actrivity Log
07-31-2025.pdf
Hello Sarah,
I attached the following admin record(s):
Notice of violation + City Attorney Letter + Invoice + Administrative Citation + E-mail Correspondence + Case Activity
Log
Please let me know if you need me to send any other documents. Have a fantastic day.
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, July 31, 2025 10:22 AM
To: Salem, Rami <RSalem@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
This appeal has been accepted and will be set for hearing. We have 60 days to set the appeal for hearing, the last day
it can be set is 9/29/25. Can you provide the admin record?
Thank you,
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
305
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 31, 2025 9:15 AM
To: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; CityClerk
<CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Attached is the proof of payment. Also attached is the revised form with the requested corrections. Please confirm
receipt and that this is now accepted.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, July 31, 2025 8:27 AM
To: Symens, Sadie <ssymens@slocity.org>; Matt Davies <matt@harmonycom.com>; Salem, Rami <RSalem@slocity.org>;
CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Payment of the appeal fee will be completed through our Finance Department. Payment can either be made in-person
at 919 Palm Street, or over the phone at 805-781-7144.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
306
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, July 30, 2025 5:00 PM
To: Matt Davies <matt@harmonycom.com>; Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>; Zion, Sarah <SZion@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
It looks like Sarah Zion, who sent you the incompleteness letter, was not on either of your previous messages. Sarah
can assist with providing payment information for how to pay the $25 appeal fee. The letter did not indicate a $100
appeal fee.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 30, 2025 2:22 PM
To: Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
307
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Also,
Your fee schedule on the form says the lesser of $100 or 25% of the fine. The fine is $100 so by my calculations, the fee
should be $25. How did you come up with the $100?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:11 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am in receipt of your “incomplete” letter. I would like to have one of our staƯ call in with the credit card number to pay
the $100 fee. Alternatively we can wire in the fee. Please advise which way you would like to be paid and send wire
instructions if that is your preference.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:04 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Please confirm receipt of yesterday’s email and let me know on the below.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
308
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, July 29, 2025 3:41 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Attached is a copy of our appeal. Please confirm receipt. The last time we filed the appeal, no fee was required. If a fee is
required this time, please let us know the amount and we will send it to you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Salem, Rami <RSalem@slocity.org>
Sent: Monday, July 28, 2025 10:51 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; johnny@realestategroup.com
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Good morning, Matt! I hope this finds you well. Attached to this email, you will find: The Administrative citation, the
administrative citation appeal form, the invoice for the citation, a copy of the City Attorney’s office letter to Harmony
Communities, and a copy of the notice of violation sent to Harmony Communities. Please let me know if you have any
questions. Have a great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
309
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am not involved in Code Enforcement’s discretion to issue a citation, but I believe one was sent out this week. John
is out of the office this week. Rami Salem should be able to provide you with a copy of the citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I have received the violation notice. Please advise if it has been
issued and where you sent it to. Please also send us both a courtesy copy so we may review and file our appeal. This will
be my fourth email to you and John, without response. John said it would be issued by Tuesday the 22nd at the latest.
Regards,
Matt Davies
310
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Sadie,
Would you please email me a copy today since John is out of the oƯice?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Please confirm if the violation notice has been issued. Would you please send me a courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Thanks for getting back to me. Please send the notice to village properties and email me a courtesy copy. Does work for
you?
311
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
HI Matt,
Just wanted to let you know we are in process of preparing a citation. We anticipate it will be issued beginning of next
week.
I was hoping you could clarify some questions I have regarding ownership of the park. The County Assessor's Office
has the owner on record as VILLAGE PROPERTIES LLC. This LLC has a mailing address of 962 Mill Street in SLO.
In looking at recorded documents we also see the following entities associated with the property:
SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
145 SOUTHSLO LP (formerly 145 SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property owner on record with the assessor, and we want to make sure
that the correct entity is cited so the process is not interrupted. Our plan is to issue the formal citation to VILLAGE
PROPERTIES LLC unless you are able to provide any formal documentation to show other ownership. We will, of
course, provide a copy of the citation directly to you as well, but the formal citation will be sent certified to the owner
we have on record.
Are you able to provide some clarity on ownership of the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
312
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
John,
Received. Please issue a formal citation notice so we can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145 South Street
Hello Matt,
A response has been completed regarding the request for Director’s review submitted by you on June 26, 2025,
associated with code enforcement case CODE-000160-2025. Please find a copy of the Director’s Decision attached to
this message. The decision has also been mailed to the address provided on the Request for Director’s Review Form
and the property owner on record.
313
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
Notice to Correct Code Violation(s)/Notice of Violation
(Courtesy Warning Prior to Issuance of Administrative Citation)
06/24/2025
Harmony Community
6653 Embarcadero Dr.
Suite C
Stockton, CA 95219
SUBJECT ADDRESS: 145 South St Unit:A28, San Luis Obispo, CA 93401 APN: 004-802-020
Code Case #: CODE-000160-2025
Dear Property Owner,
On June 20, 2025, City of San Luis Obispo Community Development Department staff Observed the
following violations of the San Luis Obispo Municipal Code or other relevant codes at the above listed
address:
1. Base Space Rent – Determination – Allowable Increases Without Hearing (SLOMC
5.44.060 (C):
“The maximum monthly space rent of a tenant may be increased by the owner when there
is a change of ownership affecting a mobile home. However, such increases shall not exceed
ten percent of the then existing space rent and may not be relied upon any more often than
once in any thirty-six-month period as the basis to increase rent. In the event of change of
ownership resulting from subletting of the mobile home space as may be allowed by state
law, should such become state law, then upon any such subletting the space rent may be
increased up to ten percent of the then existing space rent. In the event of change of
ownership resulting vacation of the space, then the space rent may be adjusted to fair market
rent in the community. Nothing in this paragraph shall preclude an adjustment as may
otherwise be provided for in this chapter.”
Corrective Action:
1. Present evidence (Information for Prospective Homeowners) form with the adjusted
monthly rent of up to ten percent and not more than ten percent, to the city of San Luis
Obispo.
We request that you voluntarily take action to correct the above noted violation(s) IMMEDIATELY.
These violations constitute a public nuisance and must be abated. Failure to correct the violation(s) by the
specified date will result in the issuance of an Administrative Citation requiring payment of FINES in
accordance with SLOMC Chapter 1.24. For Municipal Code violations that remain uncorrected after
issuance of an Administrative Citation, the City may seek enforcement by other civil or criminal remedies.
Any person having a title interest in the property may request a Director’s review of this Notice by
completing the enclosed Request for Director’s Review Form and submitting it to the Community
Development Department via email at code@slocity.org or to 919 Palm Street, San Luis Obispo, CA
93401, within five (5) days of the date of this Notice. This Notice shall be deemed final unless you timely
file a Request for Director’s Review.
We look forward to working with you to resolve these violations and would like to thank you for your
efforts to maintain your property and to help preserve the safety and beauty of our community. If you
have questions, please contact the undersigned at (805) 440-9825 or rsalem@slocity.org.
Sincerely,
RAMI SALEM
Rami Salem, Code Enforcement Officer & Safe Housing Coordinator
Cc: File
Enclosures: Request for Directors Review
May 30, 2025
Harmony Communities
c/o South Peak Mobile Home Park
145 South Street
San Luis Obispo, ca 93401
Judy Tsai
Law Office of Judy Tsai
710 Lakeway Drive, Ste. 180
Sunnyvale, CA 94085
Re: Proposed South Peak Mobile Home Park Rent Increase
To Judy Tsai and Harmony Communities:
The City is in receipt of information suggesting that the management of South Peak
Mobile Home Park may be operating out of compliance with the San Luis Obispo Mobile Home
Park Rent Stabilization Ordinance (the “Ordinance.”) Specifically, the City has received a report
from Linda Valentine’s legal counsel that you have proposed a 108% increase in space rent for a
mobile home upon sale in place, in violation of San Luis Obispo Municipal Code (“SLOMC”) §
5.44.060(C), as to Space A28.
Ms. Valentine’s counsel reports that South Peak declines to recognize Ms. Valentine as a
“tenant.” SLOMC § 5.44.020(D) defines “mobile home tenant” or “tenant” as “any person entitled
to occupy a mobile home within a mobile home park pursuant to ownership of the mobile home
or under a rental or lease agreement with the owner of the mobile home.” It is the City’s position
that, under the Ordinance, Ms. Valentine is a person “entitled” to occupy the mobile home pursuant
to her ownership thereof.
The report also indicates that South Peak management is improperly excluding certain
types of homes from the Ordinance. The Ordinance does not define “mobile home,” either by
inclusion or exclusion. However, the Purpose and Intent statements are guiding. The City’s
legislative body identified certain characteristics of mobile homes that warrant protection against
unreasonable rent increases: “high cost and impracticability of moving mobile homes, the potential
for damage resulting therefrom, the requirements relating to the installation of mobile homes,
including permits, landscaping and site preparation, the lack of alternative homesites for mobile
home residents, and the substantial investment of mobile home owners in such homes[.]” (SLOMC
5.44.010). Homes typically considered “mobile homes” and any other structure described by the
above are subject to the protections of the Ordinance. Additionally, Section 798.3 of the
Mobilehome Residency Law includes in the definition of a mobile home within a mobile home
park,
trailers and other recreational vehicles of all types defined in Section
18010 of the Health and Safety Code, other than motor homes, truck
campers, and camping trailers, which are used for human habitation
if the occupancy criteria of either paragraph (1) or (2), as follows,
are met:
(1) The trailer or other recreational vehicle occupies a
mobilehome site in the park, on November 15, 1992, under a rental
agreement with a term of one month or longer, and the trailer or
other recreational vehicle occupied a mobilehome site in the park
prior to January 1, 1991.
(2) The trailer or other recreational vehicle occupies a
mobilehome site in the park for nine or more continuous months
commencing on or after November 15, 1992.
(Ca. Civ. Code § 798.3.) “Mobilehome” does not include a trailer or other recreational vehicle
located in a recreational vehicle park subject to the Recreational Vehicle Park Occupancy Law. It
is the City’s understanding that Ms. Valentine’s trailer is used for human habitation and has
occupied a mobile home site in South Peak Mobile Home Park for nine or more continuous months
and therefore meets the definition of a mobile home.
Finally, SLOMC §5.44.060(C) states that monthly space rent may, upon change of
ownership affecting a mobile home, be increased by no more than ten percent of the space rent
existing at the time of such change when the change of ownership does not result in vacation of
the space. This limitation is intended to be absolute; in adopting Section 5.44.060(C), the City
Council recognized that, prior to the limitation, “Tenants in mobile home parks desiring to sell
their mobile homes may have difficulty finding buyers because, upon a change of ownership, the
park owner is able to raise the rent without regard to the city’s mobile home rent stabilization
ordinance.” (see Ordinance No. 1226 (1992) Series) and SLOMC §5.44.010(E).) It is the City’s
position that this section governs the permissible rent increases for spaces upon change in
ownership in place, including Space A28, notwithstanding the unlawful detainer filed against Ms.
Valentine and subsequent stipulated judgment executed by the parties.
Please consider this letter the City’s notice that management’s proposed increase in the
space rent for space A28 at South Peak Mobile Home Park by 108% upon change in ownership
would constitute a violation of the San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance.
Sincerely,
Sadie Symens
Deputy City Attorney
INVOICE (00040264)
FOR CITY OF SAN LUIS OBISPO
BILLING CONTACT
INACTIVE
VILLAGE PROPERTIES LLC A CA LLC
145 SOUTH St 7
SLO, CA 93401
INVOICE NUMBER INVOICE DATE INVOICE DUE DATE INVOICE STATUS INVOICE DESCRIPTION
00040264 07/23/2025 08/22/2025 NONEDue
REFERENCE NUMBER FEE NAME TOTAL
CODE-000160-2025 CE 1st Admin Citation $100.00
$100.00 SUBTOTAL145 South St A28 San Luis Obispo, CA 93401
TOTAL $100.00 REMITTANCE INFORMATION
Report Text Library: Municipality_Invoice_2_Remit_To
Address Line 2
Address Line 3
Address Line 4
Page 1 of 1July 23, 2025 City of San Luis Obispo
Citation No.: 00040264
ADMINISTRATIVE CITATION
AND ORDER TO COMPLY WITH
SAN LUIS OBISPO MUNICIPAL CODE
1st Citation 2nd Citation 3rd Citation Additional / Daily Fines
LOCATION OF VIOLATION: 145 SOUTH ST UNIT: A28 SAN LUIS OBISPO, CA 93401
DATE OF VIOLATION: 06/20/2025
NAME: VILLAGE PROPERTIES LLC A CA LLC / HARMONY COMMUNITY
ADDRESS: 6653 EMBARCADERO DR. SUITE C STOCKTON, CA 95219
PURSUANT TO CHAPTER 1.24 OF THE SAN LUIS OBISPO MUNICIPAL CODE, YOU ARE HEREBY ORDERED
TO IMMEDIATELY CORRECT THE VIOLATION(S) DESCRIBED BELOW AND PAY THE FINE. YOU ARE
FURTHER ORDERED TO CEASE THE ACTIVITY GIVING RISE TO THE VIOLATION. WHEN CORRECTIONS
ARE COMPLETE PLEASE SCHEDULE AN INSPECTION BY CALLING (805)781-7180. TO AVOID ADDITIONAL
FINES COMPLIANCE MUST BE VERIFIED BY DEPARTMENT STAFF. IF DAILY FINES APPLY AS NOTED
ABOVE, THE FINES SHALL ACCRUE DAILY UNTIL THE VIOLATION(S) ARE CORRECTED. FAILURE TO
CORRECT THE VIOLATION(S) WILL RESULT IN THE ISSUANCE OF ADDITIONAL ADMINISTRATIVE
CITATIONS AND ESCALATING FINES OR OTHER ENFORCEMENT ACTION.
CODE SECTION DESCRIPTION OF VIOLATION FINE
MC § 5.44.060(C) Base Space Rent – Determination Allowable Increases
Without Hearing $100
Amount Due $100
Failure to pay the fines may result in the suspension of any pending applications or permits. Unpaid fines
become delinquent after 30 days and are subject to interest accrual of 8% per month as contained in
SLOMC 1.24.070 C. The City may pursue all legal, equitable, and administrative remedies for
the collection of unpaid civil administrative fines. Delinquent fines will be forwarded to a collection agency
for payment.
Mail Payments to: City of San Luis Obispo, Community Development Department
919 Palm Street, San Luis Obispo, CA 93401
You may file an APPEAL of this Administrative Citation by submitting a request in writing to the
Hearing Administrator within ten days of the date this Administrative Citation is issued as shown below.
Each responsible party is individually required to file an appeal. FAILURE TO FILE AN APPEAL
WILL WAIVE YOUR RIGHT TO CONTEST THIS CITATION. Please see the attached Appeal Form
for more information.
Mail Appeals to: City of San Luis Obispo, City Clerk
990 Palm Street, San Luis Obispo, CA 93401
Issued By: Rami Salem Signature: Rami Salem Title: Code Enforcement Officer
RELATED CE CASE: CODE-000160-2025 DATE CITATION ISSUED: 07/23/2025
From:Matt Davies
To:Salem, Rami
Cc:Symens, Sadie; Mezzapesa, John; johnny@realestategroup.com
Subject:Re: City of San Luis Obispo Director"s Decision: 145 South Street
Date:Monday, July 28, 2025 3:22:37 PM
Thank you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jul 28, 2025, at 3:20 PM, Salem, Rami <RSalem@slocity.org> wrote:
Not a problem at all! A hard copy has been certified mailed specifically to that
address last Thursday. If it hasn’t gotten there by now, hopefully it gets there
today or tomorrow. Let me know if you have any questions.
Best regards,
Rami
Get Outlook for iOS
From: Matt Davies <matt@harmonycom.com>
Sent: Monday, July 28, 2025 3:14:45 PM
To: Salem, Rami <RSalem@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>;
johnny@realestategroup.com <johnny@realestategroup.com>
Subject: Re: City of San Luis Obispo Director's Decision: 145 South Street
We are the property manager. My address is below. A copy to us is greatly
appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jul 28, 2025, at 3:08 PM, Salem, Rami <RSalem@slocity.org>
wrote:
Dear Matt,
Thank you for reaching out. Regarding any future or ongoing
violations, the process involves the officer handling the code case
sending copies of the Notice of Violation to the property owner,
property manager, on-site manager (if applicable), and tenant.
To facilitate this, I would need the mailing address or email address
for each of the parties involved.
I hope this clarifies your question. Please feel free to reach out if you
need further assistance.
Best regards,
Rami
Get Outlook for iOS
From: Matt Davies <matt@harmonycom.com>
Sent: Monday, July 28, 2025 2:40:11 PM
To: Salem, Rami <RSalem@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John
<JMezzape@slocity.org>; johnny@realestategroup.com
<johnny@realestategroup.com>
Subject: Re: City of San Luis Obispo Director's Decision: 145 South Street
Rami
If future violation notices are issued for any reason related to code
enforcement, we need a mechanism to promptly receive them. What
would you like us to file with you so that you send us a copy to our
address or to our email whenever you mail something to the mill st
address?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jul 28, 2025, at 10:54 AM, Salem, Rami
<RSalem@slocity.org> wrote:
Good morning, Matt! I hope this finds you well.
Attached to this email, you will find: The Administrative
citation, the administrative citation appeal form, the
invoice for the citation, a copy of the City Attorney’s
office letter to Harmony Communities, and a copy of
the notice of violation sent to Harmony Communities.
Please let me know if you have any questions. Have a
great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John
<JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa,
John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hello,
I am not involved in Code Enforcement’s discretion to
issue a citation, but I believe one was sent out this
week. John is out of the office this week. Rami Salem
should be able to provide you with a copy of the
citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-
notifications
The information contained in this e-mail message
is intended only for the CONFIDENTIAL use of the
designated addressee named above. The
information transmitted is subject to the attorney-
client privilege and/or represents confidential
attorney work product. Recipients should not file
copies of this email with publicly accessible
records. If you are not the designated addressee
named above or the authorized agent responsible
for delivering it to the designated addressee, you
received this document through inadvertent error
and any further review, dissemination, distribution
or copying of this communication by you or
anyone else is strictly prohibited. IF YOU
RECEIVED THIS COMMUNICATION IN ERROR,
PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT
(805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I
have received the violation notice. Please advise if it has
been issued and where you sent it to. Please also send
us both a courtesy copy so we may review and file our
appeal. This will be my fourth email to you and John,
without response. John said it would be issued by
Tuesday the 22nd at the latest.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Sadie,
Would you please email me a copy today since John is
out of the office?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi John,
Please confirm if the violation notice has been issued.
Would you please send me a courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi John,
Thanks for getting back to me. Please send the notice to
village properties and email me a courtesy copy. Does
work for you?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
HI Matt,
Just wanted to let you know we are in process of
preparing a citation. We anticipate it will be issued
beginning of next week.
I was hoping you could clarify some questions I have
regarding ownership of the park. The County
Assessor's Office has the owner on record as
VILLAGE PROPERTIES LLC. This LLC has a mailing
address of 962 Mill Street in SLO. In looking at
recorded documents we also see the following entities
associated with the property:
SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
145 SOUTHSLO LP (formerly 145
SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property
owner on record with the assessor, and we want to
make sure that the correct entity is cited so the process
is not interrupted. Our plan is to issue the formal
citation to VILLAGE PROPERTIES LLC unless you are
able to provide any formal documentation to show
other ownership. We will, of course, provide a copy of
the citation directly to you as well, but the formal
citation will be sent certified to the owner we have on
record.
Are you able to provide some clarity on ownership of
the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
<image001.png>
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
John,
Received. Please issue a formal citation notice so we
can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145
South Street
Hello Matt,
A response has been completed regarding the request
for Director’s review submitted by you on June 26,
2025, associated with code enforcement case CODE-
000160-2025. Please find a copy of the Director’s
Decision attached to this message. The decision has
also been mailed to the address provided on the
Request for Director’s Review Form and the property
owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
<image001.png>
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
<145 South St Unit A28 Rent Increase 1 AD CIT 07-23-
2025.pdf>
<Administrative Citation Appeal Form 2024-10-01.pdf>
<145 South St Unit A28 Rent Increase 1 AC 07-23-
2025.pdf>
<145 South St Unit A28 City Attorney's Office letter to
Harmony Communities 06-25-2025.pdf>
<145 South St Unit A28 Rent Increase NOV 06-24-
2025.pdf>
Meeting
Activity Name
06/20/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Met with Supervisor JM, Director TT, and City attorney SS. Discussed the SLO Rent
Stabilization ordinance. Discussed the rent increase by 108% for the lot. Discussed the time
parameters.
Inspection
Activity Name
06/20/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Supervisor JM and I went out to the MHP and visually inspected unit A28.
Notice of Violation
Activity Name
06/24/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Created this code Case and generated a notice of violation.
Correspondence
Activity Name
06/20/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Spoke with the MHP manager on site (Roxanne Jackobsen (310)751-4567 /
southpeakmhp@gmail.com / 145 South Street) via phone. I informed her of the case,
exchanged contact information. She informed me that she will inform the property
management company (Harmony Communities / 6653 Embarcadero Dr. Suite C, Stockton CA
95219) of the case and get back to me.
Correspondence
Activity Name
06/24/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Deputy city attorney SS sent a letter to Harmony Communities. View file attachment in the
case files.
Appeal to Director
Activity Name
6/26/2025
Created On
07/10/2025
Created By
Mezzapesa, John
Activity Comments
Request for Director's Review received 6/26/2025
Appeal to Director
Activity Name
7/10/2025
Created On
07/10/2025
Created By
Mezzapesa, John
Activity Comments
Director's Decision delivered via first class mail to appellant and PO on record. Decision was
also sent to appellant via email.
1st Admin Cite
Activity Name
07/23/2025
Created On
07/29/2025
Created By
Salem, Rami
Activity Comments
Certified mailed the 1st Administrative Citation to the property management/owner of the
MHP Att: Matthew Davies.
323
From:Matt Davies <matt@harmonycom.com>
Sent:Thursday, July 31, 2025 9:15 AM
To:Zion, Sarah; Symens, Sadie; Salem, Rami; CityClerk
Cc:Mezzapesa, John; Jason Dilday; Nancy Gomez
Subject:RE: City of San Luis Obispo Director's Decision: 145 South Street
Attachments:Receiptfinance-07302025-34.pdf; Scanned from a Xerox Multifunction Printer.pdf
Hello,
Attached is the proof of payment. Also attached is the revised form with the requested corrections. Please confirm
receipt and that this is now accepted.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, July 31, 2025 8:27 AM
To: Symens, Sadie <ssymens@slocity.org>; Matt Davies <matt@harmonycom.com>; Salem, Rami <RSalem@slocity.org>;
CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Payment of the appeal fee will be completed through our Finance Department. Payment can either be made in-person
at 919 Palm Street, or over the phone at 805-781-7144.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
324
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, July 30, 2025 5:00 PM
To: Matt Davies <matt@harmonycom.com>; Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>; Zion, Sarah <SZion@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
It looks like Sarah Zion, who sent you the incompleteness letter, was not on either of your previous messages. Sarah
can assist with providing payment information for how to pay the $25 appeal fee. The letter did not indicate a $100
appeal fee.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 30, 2025 2:22 PM
To: Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Also,
325
Your fee schedule on the form says the lesser of $100 or 25% of the fine. The fine is $100 so by my calculations, the fee
should be $25. How did you come up with the $100?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:11 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am in receipt of your “incomplete” letter. I would like to have one of our staƯ call in with the credit card number to pay
the $100 fee. Alternatively we can wire in the fee. Please advise which way you would like to be paid and send wire
instructions if that is your preference.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:04 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Please confirm receipt of yesterday’s email and let me know on the below.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
326
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, July 29, 2025 3:41 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Attached is a copy of our appeal. Please confirm receipt. The last time we filed the appeal, no fee was required. If a fee is
required this time, please let us know the amount and we will send it to you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Salem, Rami <RSalem@slocity.org>
Sent: Monday, July 28, 2025 10:51 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; johnny@realestategroup.com
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Good morning, Matt! I hope this finds you well. Attached to this email, you will find: The Administrative citation, the
administrative citation appeal form, the invoice for the citation, a copy of the City Attorney’s office letter to Harmony
Communities, and a copy of the notice of violation sent to Harmony Communities. Please let me know if you have any
questions. Have a great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
327
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am not involved in Code Enforcement’s discretion to issue a citation, but I believe one was sent out this week. John
is out of the office this week. Rami Salem should be able to provide you with a copy of the citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I have received the violation notice. Please advise if it has been
issued and where you sent it to. Please also send us both a courtesy copy so we may review and file our appeal. This will
be my fourth email to you and John, without response. John said it would be issued by Tuesday the 22nd at the latest.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
328
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Sadie,
Would you please email me a copy today since John is out of the oƯice?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Please confirm if the violation notice has been issued. Would you please send me a courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Thanks for getting back to me. Please send the notice to village properties and email me a courtesy copy. Does work for
you?
Regards,
Matt Davies
Harmony Communities
329
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
HI Matt,
Just wanted to let you know we are in process of preparing a citation. We anticipate it will be issued beginning of next
week.
I was hoping you could clarify some questions I have regarding ownership of the park. The County Assessor's Office
has the owner on record as VILLAGE PROPERTIES LLC. This LLC has a mailing address of 962 Mill Street in SLO.
In looking at recorded documents we also see the following entities associated with the property:
SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
145 SOUTHSLO LP (formerly 145 SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property owner on record with the assessor, and we want to make sure
that the correct entity is cited so the process is not interrupted. Our plan is to issue the formal citation to VILLAGE
PROPERTIES LLC unless you are able to provide any formal documentation to show other ownership. We will, of
course, provide a copy of the citation directly to you as well, but the formal citation will be sent certified to the owner
we have on record.
Are you able to provide some clarity on ownership of the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
330
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
John,
Received. Please issue a formal citation notice so we can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145 South Street
Hello Matt,
A response has been completed regarding the request for Director’s review submitted by you on June 26, 2025,
associated with code enforcement case CODE-000160-2025. Please find a copy of the Director’s Decision attached to
this message. The decision has also been mailed to the address provided on the Request for Director’s Review Form
and the property owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
331
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
City of San Luis Obispo Finance
990 Palm Street
San Luis Obispo, CA 93401
(805) 781-7124 www.slocity.org
Thank you for your payment.
Have a nice day!
Wednesday Jul 30 2025 04:14:25 PM
Admin Citation Appeal Fee (ACAF)
MATTHEW DAVIES - CN:00040264 100.00
__________________________________________
Total 100.00
Credit 8211 100.00
Receipt #: finance-07302025-34
Cashier: Patrick Koski
. . . . . . . . . . . . . . . . . . . . .
M/C ************
Entry Method: MANUAL
Date: 07/30/25 Time: 15:15:05
Reference: q-30cC1gxd4oVAdPX3qtFUQuAQEXk
Auth Code: 02586Q
Approved - Thank You
Merchant Id: CITYOSANL2GB
. . . . . . . . . . . . . . . . . . . . .
TOTAL USD $ 100.00
I AGREE TO PAY THE ABOVE AMOUNT
ACCORDING TO THE CARD ISSUER AGREEMENT
(MERCHANT AGREEMENT IF CREDIT VOUCHER)
x_________________________________________
Cardholder Signature
City Copy
City of San Luis Obispo Finance
990 Palm Street
San Luis Obispo, CA 93401
(805) 781-7124 www.slocity.org
Thank you for your payment.
Have a nice day!
Wednesday Jul 30 2025 04:14:25 PM
Admin Citation Appeal Fee (ACAF)
MATTHEW DAVIES - CN:00040264 100.00
__________________________________________
Total 100.00
Credit 8211 100.00
Receipt #: finance-07302025-34
Cashier: Patrick Koski
. . . . . . . . . . . . . . . . . . . . .
M/C ************8211
Entry Method: MANUAL
Date: 07/30/25 Time: 15:15:05
Reference: q-30cC1gxd4oVAdPX3qtFUQuAQEXk
Auth Code: 02586Q
Approved - Thank You
Merchant Id: CITYOSANL2GB
Customer Copy
332
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, July 31, 2025 8:20 AM
To: City_Attorney <City_Attorney@slocity.org>
Subject: 7/31/25 News Articles
Hello all,
Please find linked below articles regarding the South Peak Mobile Home Park and 1150 Laurel Lane.
https://www.sanluisobispo.com/news/local/article311497513.html#campaignName=sanluisobispo_morning_newsletter
https://www.ksby.com/san-luis-obispo/laurel-lane-mixed-use-building-owner-files-for-chapter-11-
bankruptcy?utm_medium=email&utm_source=maropost&category=homepage-showcase&utm_campaign=KSBY-
Newsletter-Headline-Morning
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
333
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
351
From:Symens, Sadie
Sent:Wednesday, July 30, 2025 4:23 PM
To:Zion, Sarah
Subject:FW: City of San Luis Obispo Director's Decision: 145 South Street
Looks like you fell off this chain. I’ll reply and copy you
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 30, 2025 2:22 PM
To: Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Also,
Your fee schedule on the form says the lesser of $100 or 25% of the fine. The fine is $100 so by my calculations, the fee
should be $25. How did you come up with the $100?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:11 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am in receipt of your “incomplete” letter. I would like to have one of our staƯ call in with the credit card number to pay
the $100 fee. Alternatively we can wire in the fee. Please advise which way you would like to be paid and send wire
instructions if that is your preference.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
352
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:04 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Please confirm receipt of yesterday’s email and let me know on the below.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, July 29, 2025 3:41 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Attached is a copy of our appeal. Please confirm receipt. The last time we filed the appeal, no fee was required. If a fee is
required this time, please let us know the amount and we will send it to you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Salem, Rami <RSalem@slocity.org>
Sent: Monday, July 28, 2025 10:51 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; johnny@realestategroup.com
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Good morning, Matt! I hope this finds you well. Attached to this email, you will find: The Administrative citation, the
administrative citation appeal form, the invoice for the citation, a copy of the City Attorney’s office letter to Harmony
Communities, and a copy of the notice of violation sent to Harmony Communities. Please let me know if you have any
questions. Have a great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
353
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am not involved in Code Enforcement’s discretion to issue a citation, but I believe one was sent out this week. John
is out of the office this week. Rami Salem should be able to provide you with a copy of the citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
354
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I have received the violation notice. Please advise if it has been
issued and where you sent it to. Please also send us both a courtesy copy so we may review and file our appeal. This will
be my fourth email to you and John, without response. John said it would be issued by Tuesday the 22nd at the latest.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Sadie,
Would you please email me a copy today since John is out of the oƯice?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Please confirm if the violation notice has been issued. Would you please send me a courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
355
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Thanks for getting back to me. Please send the notice to village properties and email me a courtesy copy. Does work for
you?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
HI Matt,
Just wanted to let you know we are in process of preparing a citation. We anticipate it will be issued beginning of next
week.
I was hoping you could clarify some questions I have regarding ownership of the park. The County Assessor's Office
has the owner on record as VILLAGE PROPERTIES LLC. This LLC has a mailing address of 962 Mill Street in SLO.
In looking at recorded documents we also see the following entities associated with the property:
SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
145 SOUTHSLO LP (formerly 145 SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property owner on record with the assessor, and we want to make sure
that the correct entity is cited so the process is not interrupted. Our plan is to issue the formal citation to VILLAGE
PROPERTIES LLC unless you are able to provide any formal documentation to show other ownership. We will, of
356
course, provide a copy of the citation directly to you as well, but the formal citation will be sent certified to the owner
we have on record.
Are you able to provide some clarity on ownership of the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
John,
Received. Please issue a formal citation notice so we can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
357
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145 South Street
Hello Matt,
A response has been completed regarding the request for Director’s review submitted by you on June 26, 2025,
associated with code enforcement case CODE-000160-2025. Please find a copy of the Director’s Decision attached to
this message. The decision has also been mailed to the address provided on the Request for Director’s Review Form
and the property owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
408
From:Colunga-Lopez, Andrea
Sent:Tuesday, July 29, 2025 3:53 PM
To:City_Attorney
Cc:CityClerk
Subject:FW: City of San Luis Obispo Director's Decision: 145 South Street
Attachments:Scanned from a Xerox Multifunction Printer.pdf
Hello,
We received a citation appeal form from Matthew Davies. It has been logged, and the form is attached.
Best,
Andrea Colunga-Lopez
pronouns she/her/hers
Administrative Assistant II
City Administration
E AColunga@slocity.org
T 805.781.7105
slocity.org
Stay connected with the City by signing up for e-notifications
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, July 29, 2025 3:41 PM
To: Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Attached is a copy of our appeal. Please confirm receipt. The last time we filed the appeal, no fee was required. If a fee is
required this time, please let us know the amount and we will send it to you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Salem, Rami <RSalem@slocity.org>
Sent: Monday, July 28, 2025 10:51 AM
409
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; johnny@realestategroup.com
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Good morning, Matt! I hope this finds you well. Attached to this email, you will find: The Administrative citation, the
administrative citation appeal form, the invoice for the citation, a copy of the City Attorney’s office letter to Harmony
Communities, and a copy of the notice of violation sent to Harmony Communities. Please let me know if you have any
questions. Have a great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am not involved in Code Enforcement’s discretion to issue a citation, but I believe one was sent out this week. John
is out of the office this week. Rami Salem should be able to provide you with a copy of the citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
410
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I have received the violation notice. Please advise if it has been
issued and where you sent it to. Please also send us both a courtesy copy so we may review and file our appeal. This will
be my fourth email to you and John, without response. John said it would be issued by Tuesday the 22nd at the latest.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Sadie,
Would you please email me a copy today since John is out of the oƯice?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
411
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Please confirm if the violation notice has been issued. Would you please send me a courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Thanks for getting back to me. Please send the notice to village properties and email me a courtesy copy. Does work for
you?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
HI Matt,
Just wanted to let you know we are in process of preparing a citation. We anticipate it will be issued beginning of next
week.
I was hoping you could clarify some questions I have regarding ownership of the park. The County Assessor's Office
has the owner on record as VILLAGE PROPERTIES LLC. This LLC has a mailing address of 962 Mill Street in SLO.
In looking at recorded documents we also see the following entities associated with the property:
SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
412
145 SOUTHSLO LP (formerly 145 SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property owner on record with the assessor, and we want to make sure
that the correct entity is cited so the process is not interrupted. Our plan is to issue the formal citation to VILLAGE
PROPERTIES LLC unless you are able to provide any formal documentation to show other ownership. We will, of
course, provide a copy of the citation directly to you as well, but the formal citation will be sent certified to the owner
we have on record.
Are you able to provide some clarity on ownership of the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
413
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
John,
Received. Please issue a formal citation notice so we can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145 South Street
Hello Matt,
A response has been completed regarding the request for Director’s review submitted by you on June 26, 2025,
associated with code enforcement case CODE-000160-2025. Please find a copy of the Director’s Decision attached to
this message. The decision has also been mailed to the address provided on the Request for Director’s Review Form
and the property owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
438
From:Matt Davies <matt@harmonycom.com>
Sent:Monday, July 28, 2025 3:22 PM
To:Salem, Rami
Cc:Symens, Sadie; Mezzapesa, John; johnny@realestategroup.com
Subject:Re: City of San Luis Obispo Director's Decision: 145 South Street
Thank you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jul 28, 2025, at 3:20 PM, Salem, Rami <RSalem@slocity.org> wrote:
Not a problem at all! A hard copy has been certified mailed specifically to that address last
Thursday. If it hasn’t gotten there by now, hopefully it gets there today or tomorrow. Let me know if
you have any questions.
Best regards,
Rami
Get Outlook for iOS
From: Matt Davies <matt@harmonycom.com>
Sent: Monday, July 28, 2025 3:14:45 PM
To: Salem, Rami <RSalem@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>;
johnny@realestategroup.com <johnny@realestategroup.com>
Subject: Re: City of San Luis Obispo Director's Decision: 145 South Street
We are the property manager. My address is below. A copy to us is greatly appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
439
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jul 28, 2025, at 3:08 PM, Salem, Rami <RSalem@slocity.org> wrote:
Dear Matt,
Thank you for reaching out. Regarding any future or ongoing violations, the process
involves the officer handling the code case sending copies of the Notice of Violation
to the property owner, property manager, on-site manager (if applicable), and
tenant.
To facilitate this, I would need the mailing address or email address for each of the
parties involved.
I hope this clarifies your question. Please feel free to reach out if you need further
assistance.
Best regards,
Rami
Get Outlook for iOS
From: Matt Davies <matt@harmonycom.com>
Sent: Monday, July 28, 2025 2:40:11 PM
To: Salem, Rami <RSalem@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>;
johnny@realestategroup.com <johnny@realestategroup.com>
Subject: Re: City of San Luis Obispo Director's Decision: 145 South Street
Rami
If future violation notices are issued for any reason related to code enforcement, we
need a mechanism to promptly receive them. What would you like us to file with
you so that you send us a copy to our address or to our email whenever you mail
something to the mill st address?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
440
On Jul 28, 2025, at 10:54 AM, Salem, Rami <RSalem@slocity.org>
wrote:
Good morning, Matt! I hope this finds you well. Attached to this email, you
will find: The Administrative citation, the administrative citation appeal
form, the invoice for the citation, a copy of the City Attorney’s office letter
to Harmony Communities, and a copy of the notice of violation sent to
Harmony Communities. Please let me know if you have any questions.
Have a great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John
<JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa, John
<JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am not involved in Code Enforcement’s discretion to issue a citation, but
I believe one was sent out this week. John is out of the office this week.
Rami Salem should be able to provide you with a copy of the citation if
one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
441
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only
for the CONFIDENTIAL use of the designated addressee named
above. The information transmitted is subject to the attorney-client
privilege and/or represents confidential attorney work
product. Recipients should not file copies of this email with publicly
accessible records. If you are not the designated addressee named
above or the authorized agent responsible for delivering it to the
designated addressee, you received this document through
inadvertent error and any further review, dissemination, distribution
or copying of this communication by you or anyone else is strictly
prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR,
PLEASE NOTIFY US IMMEDIATELY BY TELEPHONING THE SENDER
NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>;
Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I have received the
violation notice. Please advise if it has been issued and where you sent it
to. Please also send us both a courtesy copy so we may review and file our
appeal. This will be my fourth email to you and John, without
response. John said it would be issued by Tuesday the 22nd at the latest.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
442
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Sadie,
Would you please email me a copy today since John is out of the office?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Please confirm if the violation notice has been issued. Would you please
send me a courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Thanks for getting back to me. Please send the notice to village properties
and email me a courtesy copy. Does work for you?
Regards,
Matt Davies
443
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
HI Matt,
Just wanted to let you know we are in process of preparing a citation. We
anticipate it will be issued beginning of next week.
I was hoping you could clarify some questions I have regarding ownership
of the park. The County Assessor's Office has the owner on record as
VILLAGE PROPERTIES LLC. This LLC has a mailing address of 962 Mill
Street in SLO. In looking at recorded documents we also see the
following entities associated with the property:
SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
145 SOUTHSLO LP (formerly 145 SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property owner on record with
the assessor, and we want to make sure that the correct entity is cited so
the process is not interrupted. Our plan is to issue the formal citation to
VILLAGE PROPERTIES LLC unless you are able to provide any formal
documentation to show other ownership. We will, of course, provide a
copy of the citation directly to you as well, but the formal citation will be
sent certified to the owner we have on record.
Are you able to provide some clarity on ownership of the park and how all
these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
<image001.png>
Community Development
Building and Safety
444
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
John,
Received. Please issue a formal citation notice so we can begin the appeal
process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145 South Street
Hello Matt,
A response has been completed regarding the request for Director’s
review submitted by you on June 26, 2025, associated with code
enforcement case CODE-000160-2025. Please find a copy of the
Director’s Decision attached to this message. The decision has also been
445
mailed to the address provided on the Request for Director’s Review
Form and the property owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
<image001.png>
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
<145 South St Unit A28 Rent Increase 1 AD CIT 07-23-2025.pdf>
<Administrative Citation Appeal Form 2024-10-01.pdf>
<145 South St Unit A28 Rent Increase 1 AC 07-23-2025.pdf>
<145 South St Unit A28 City Attorney's Office letter to Harmony
Communities 06-25-2025.pdf>
<145 South St Unit A28 Rent Increase NOV 06-24-2025.pdf>
460
From:Johnny Hough <johnny@realestategroup.com>
Sent:Monday, July 28, 2025 3:13 PM
To:Salem, Rami
Cc:Matt Davies; Symens, Sadie; Mezzapesa, John
Subject:Re: City of San Luis Obispo Director's Decision: 145 South Street
Good Afternoon,
Please send any future correspondence for Village Properties LLC to the following mailing address:
905 Ambrosia Lane, San Luis Obispo, CA 93401.
Johnny Hough
The Real Estate Group
805.801.5063
www.realestategroup.com
CAL BRE: 01333061
On Mon, Jul 28, 2025 at 3:08 PM Salem, Rami <RSalem@slocity.org> wrote:
Dear Matt,
Thank you for reaching out. Regarding any future or ongoing violations, the process involves the officer handling
the code case sending copies of the Notice of Violation to the property owner, property manager, on-site
manager (if applicable), and tenant.
To facilitate this, I would need the mailing address or email address for each of the parties involved.
I hope this clarifies your question. Please feel free to reach out if you need further assistance.
Best regards,
Rami
Get Outlook for iOS
From: Matt Davies <matt@harmonycom.com>
Sent: Monday, July 28, 2025 2:40:11 PM
To: Salem, Rami <RSalem@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; johnny@realestategroup.com
<johnny@realestategroup.com>
Subject: Re: City of San Luis Obispo Director's Decision: 145 South Street
Rami
461
If future violation notices are issued for any reason related to code enforcement, we need a mechanism to
promptly receive them. What would you like us to file with you so that you send us a copy to our address or to
our email whenever you mail something to the mill st address?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jul 28, 2025, at 10:54 AM, Salem, Rami <RSalem@slocity.org> wrote:
Good morning, Matt! I hope this finds you well. Attached to this email, you will find: The Administrative
citation, the administrative citation appeal form, the invoice for the citation, a copy of the City
Attorney’s office letter to Harmony Communities, and a copy of the notice of violation sent to Harmony
Communities. Please let me know if you have any questions. Have a great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
462
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am not involved in Code Enforcement’s discretion to issue a citation, but I believe one was sent out
this week. John is out of the office this week. Rami Salem should be able to provide you with a copy of
the citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use
463
of the designated addressee named above. The information transmitted is subject to the
attorney-client privilege and/or represents confidential attorney work product. Recipients
should not file copies of this email with publicly accessible records. If you are not the
designated addressee named above or the authorized agent responsible for delivering it to the
designated addressee, you received this document through inadvertent error and any further
review, dissemination, distribution or copying of this communication by you or anyone else is
strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank
you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I have received the violation notice. Please advise if
it has been issued and where you sent it to. Please also send us both a courtesy copy so we may review
and file our appeal. This will be my fourth email to you and John, without response. John said it would be
issued by Tuesday the 22nd at the latest.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
464
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Sadie,
Would you please email me a copy today since John is out of the office?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Please confirm if the violation notice has been issued. Would you please send me a courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
465
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Thanks for getting back to me. Please send the notice to village properties and email me a courtesy
copy. Does work for you?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
HI Matt,
466
Just wanted to let you know we are in process of preparing a citation. We anticipate it will be issued
beginning of next week.
I was hoping you could clarify some questions I have regarding ownership of the park. The County
Assessor's Office has the owner on record as VILLAGE PROPERTIES LLC. This LLC has a mailing
address of 962 Mill Street in SLO. In looking at recorded documents we also see the following entities
associated with the property:
SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
145 SOUTHSLO LP (formerly 145 SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property owner on record with the assessor, and we want
to make sure that the correct entity is cited so the process is not interrupted. Our plan is to issue the
formal citation to VILLAGE PROPERTIES LLC unless you are able to provide any formal
documentation to show other ownership. We will, of course, provide a copy of the citation directly to
you as well, but the formal citation will be sent certified to the owner we have on record.
Are you able to provide some clarity on ownership of the park and how all these entities are
connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
467
<image001.png>
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
468
John,
Received. Please issue a formal citation notice so we can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145 South Street
Hello Matt,
A response has been completed regarding the request for Director’s review submitted by you on June
26, 2025, associated with code enforcement case CODE-000160-2025. Please find a copy of the
Director’s Decision attached to this message. The decision has also been mailed to the address
provided on the Request for Director’s Review Form and the property owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
<image001.png>
Community Development
Building and Safety
469
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
<145 South St Unit A28 Rent Increase 1 AD CIT 07-23-2025.pdf>
<Administrative Citation Appeal Form 2024-10-01.pdf>
<145 South St Unit A28 Rent Increase 1 AC 07-23-2025.pdf>
<145 South St Unit A28 City Attorney's Office letter to Harmony Communities 06-25-2025.pdf>
<145 South St Unit A28 Rent Increase NOV 06-24-2025.pdf>
482
From:Salem, Rami
Sent:Monday, July 28, 2025 10:51 AM
To:Matt Davies
Cc:Symens, Sadie; Mezzapesa, John; johnny@realestategroup.com
Subject:RE: City of San Luis Obispo Director's Decision: 145 South Street
Attachments:145 South St Unit A28 Rent Increase 1 AD CIT 07-23-2025.pdf; Administrative Citation Appeal
Form 2024-10-01.pdf; 145 South St Unit A28 Rent Increase 1 AC 07-23-2025.pdf; 145 South St
Unit A28 City Attorney's Office letter to Harmony Communities 06-25-2025.pdf; 145 South St
Unit A28 Rent Increase NOV 06-24-2025.pdf
Good morning, Matt! I hope this finds you well. Attached to this email, you will find: The Administrative citation, the
administrative citation appeal form, the invoice for the citation, a copy of the City Attorney’s office letter to Harmony
Communities, and a copy of the notice of violation sent to Harmony Communities. Please let me know if you have any
questions. Have a great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am not involved in Code Enforcement’s discretion to issue a citation, but I believe one was sent out this week. John
is out of the office this week. Rami Salem should be able to provide you with a copy of the citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
483
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I have received the violation notice. Please advise if it has been
issued and where you sent it to. Please also send us both a courtesy copy so we may review and file our appeal. This will
be my fourth email to you and John, without response. John said it would be issued by Tuesday the 22nd at the latest.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Sadie,
Would you please email me a copy today since John is out of the oƯice?
Regards,
Matt Davies
484
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Please confirm if the violation notice has been issued. Would you please send me a courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Thanks for getting back to me. Please send the notice to village properties and email me a courtesy copy. Does work for
you?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
HI Matt,
485
Just wanted to let you know we are in process of preparing a citation. We anticipate it will be issued beginning of next
week.
I was hoping you could clarify some questions I have regarding ownership of the park. The County Assessor's Office
has the owner on record as VILLAGE PROPERTIES LLC. This LLC has a mailing address of 962 Mill Street in SLO.
In looking at recorded documents we also see the following entities associated with the property:
SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
145 SOUTHSLO LP (formerly 145 SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property owner on record with the assessor, and we want to make sure
that the correct entity is cited so the process is not interrupted. Our plan is to issue the formal citation to VILLAGE
PROPERTIES LLC unless you are able to provide any formal documentation to show other ownership. We will, of
course, provide a copy of the citation directly to you as well, but the formal citation will be sent certified to the owner
we have on record.
Are you able to provide some clarity on ownership of the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
486
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
John,
Received. Please issue a formal citation notice so we can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145 South Street
Hello Matt,
A response has been completed regarding the request for Director’s review submitted by you on June 26, 2025,
associated with code enforcement case CODE-000160-2025. Please find a copy of the Director’s Decision attached to
this message. The decision has also been mailed to the address provided on the Request for Director’s Review Form
and the property owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
May 30, 2025
Harmony Communities
c/o South Peak Mobile Home Park
145 South Street
San Luis Obispo, ca 93401
Judy Tsai
Law Office of Judy Tsai
710 Lakeway Drive, Ste. 180
Sunnyvale, CA 94085
Re: Proposed South Peak Mobile Home Park Rent Increase
To Judy Tsai and Harmony Communities:
The City is in receipt of information suggesting that the management of South Peak
Mobile Home Park may be operating out of compliance with the San Luis Obispo Mobile Home
Park Rent Stabilization Ordinance (the “Ordinance.”) Specifically, the City has received a report
from Linda Valentine’s legal counsel that you have proposed a 108% increase in space rent for a
mobile home upon sale in place, in violation of San Luis Obispo Municipal Code (“SLOMC”) §
5.44.060(C), as to Space A28.
Ms. Valentine’s counsel reports that South Peak declines to recognize Ms. Valentine as a
“tenant.” SLOMC § 5.44.020(D) defines “mobile home tenant” or “tenant” as “any person entitled
to occupy a mobile home within a mobile home park pursuant to ownership of the mobile home
or under a rental or lease agreement with the owner of the mobile home.” It is the City’s position
that, under the Ordinance, Ms. Valentine is a person “entitled” to occupy the mobile home pursuant
to her ownership thereof.
The report also indicates that South Peak management is improperly excluding certain
types of homes from the Ordinance. The Ordinance does not define “mobile home,” either by
inclusion or exclusion. However, the Purpose and Intent statements are guiding. The City’s
legislative body identified certain characteristics of mobile homes that warrant protection against
unreasonable rent increases: “high cost and impracticability of moving mobile homes, the potential
for damage resulting therefrom, the requirements relating to the installation of mobile homes,
including permits, landscaping and site preparation, the lack of alternative homesites for mobile
home residents, and the substantial investment of mobile home owners in such homes[.]” (SLOMC
5.44.010). Homes typically considered “mobile homes” and any other structure described by the
above are subject to the protections of the Ordinance. Additionally, Section 798.3 of the
Mobilehome Residency Law includes in the definition of a mobile home within a mobile home
park,
trailers and other recreational vehicles of all types defined in Section
18010 of the Health and Safety Code, other than motor homes, truck
campers, and camping trailers, which are used for human habitation
if the occupancy criteria of either paragraph (1) or (2), as follows,
are met:
(1) The trailer or other recreational vehicle occupies a
mobilehome site in the park, on November 15, 1992, under a rental
agreement with a term of one month or longer, and the trailer or
other recreational vehicle occupied a mobilehome site in the park
prior to January 1, 1991.
(2) The trailer or other recreational vehicle occupies a
mobilehome site in the park for nine or more continuous months
commencing on or after November 15, 1992.
(Ca. Civ. Code § 798.3.) “Mobilehome” does not include a trailer or other recreational vehicle
located in a recreational vehicle park subject to the Recreational Vehicle Park Occupancy Law. It
is the City’s understanding that Ms. Valentine’s trailer is used for human habitation and has
occupied a mobile home site in South Peak Mobile Home Park for nine or more continuous months
and therefore meets the definition of a mobile home.
Finally, SLOMC §5.44.060(C) states that monthly space rent may, upon change of
ownership affecting a mobile home, be increased by no more than ten percent of the space rent
existing at the time of such change when the change of ownership does not result in vacation of
the space. This limitation is intended to be absolute; in adopting Section 5.44.060(C), the City
Council recognized that, prior to the limitation, “Tenants in mobile home parks desiring to sell
their mobile homes may have difficulty finding buyers because, upon a change of ownership, the
park owner is able to raise the rent without regard to the city’s mobile home rent stabilization
ordinance.” (see Ordinance No. 1226 (1992) Series) and SLOMC §5.44.010(E).) It is the City’s
position that this section governs the permissible rent increases for spaces upon change in
ownership in place, including Space A28, notwithstanding the unlawful detainer filed against Ms.
Valentine and subsequent stipulated judgment executed by the parties.
Please consider this letter the City’s notice that management’s proposed increase in the
space rent for space A28 at South Peak Mobile Home Park by 108% upon change in ownership
would constitute a violation of the San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance.
Sincerely,
Sadie Symens
Deputy City Attorney
INVOICE (00040264)
FOR CITY OF SAN LUIS OBISPO
BILLING CONTACT
INACTIVE
VILLAGE PROPERTIES LLC A CA LLC
145 SOUTH St 7
SLO, CA 93401
INVOICE NUMBER INVOICE DATE INVOICE DUE DATE INVOICE STATUS INVOICE DESCRIPTION
00040264 07/23/2025 08/22/2025 NONEDue
REFERENCE NUMBER FEE NAME TOTAL
CODE-000160-2025 CE 1st Admin Citation $100.00
$100.00 SUBTOTAL145 South St A28 San Luis Obispo, CA 93401
TOTAL $100.00 REMITTANCE INFORMATION
Report Text Library: Municipality_Invoice_2_Remit_To
Address Line 2
Address Line 3
Address Line 4
Page 1 of 1July 23, 2025 City of San Luis Obispo
Citation No.: 00040264
ADMINISTRATIVE CITATION
AND ORDER TO COMPLY WITH
SAN LUIS OBISPO MUNICIPAL CODE
1st Citation 2nd Citation 3rd Citation Additional / Daily Fines
LOCATION OF VIOLATION: 145 SOUTH ST UNIT: A28 SAN LUIS OBISPO, CA 93401
DATE OF VIOLATION: 06/20/2025
NAME: VILLAGE PROPERTIES LLC A CA LLC / HARMONY COMMUNITY
ADDRESS: 6653 EMBARCADERO DR. SUITE C STOCKTON, CA 95219
PURSUANT TO CHAPTER 1.24 OF THE SAN LUIS OBISPO MUNICIPAL CODE, YOU ARE HEREBY ORDERED
TO IMMEDIATELY CORRECT THE VIOLATION(S) DESCRIBED BELOW AND PAY THE FINE. YOU ARE
FURTHER ORDERED TO CEASE THE ACTIVITY GIVING RISE TO THE VIOLATION. WHEN CORRECTIONS
ARE COMPLETE PLEASE SCHEDULE AN INSPECTION BY CALLING (805)781-7180. TO AVOID ADDITIONAL
FINES COMPLIANCE MUST BE VERIFIED BY DEPARTMENT STAFF. IF DAILY FINES APPLY AS NOTED
ABOVE, THE FINES SHALL ACCRUE DAILY UNTIL THE VIOLATION(S) ARE CORRECTED. FAILURE TO
CORRECT THE VIOLATION(S) WILL RESULT IN THE ISSUANCE OF ADDITIONAL ADMINISTRATIVE
CITATIONS AND ESCALATING FINES OR OTHER ENFORCEMENT ACTION.
CODE SECTION DESCRIPTION OF VIOLATION FINE
MC § 5.44.060(C) Base Space Rent – Determination Allowable Increases
Without Hearing $100
Amount Due $100
Failure to pay the fines may result in the suspension of any pending applications or permits. Unpaid fines
become delinquent after 30 days and are subject to interest accrual of 8% per month as contained in
SLOMC 1.24.070 C. The City may pursue all legal, equitable, and administrative remedies for
the collection of unpaid civil administrative fines. Delinquent fines will be forwarded to a collection agency
for payment.
Mail Payments to: City of San Luis Obispo, Community Development Department
919 Palm Street, San Luis Obispo, CA 93401
You may file an APPEAL of this Administrative Citation by submitting a request in writing to the
Hearing Administrator within ten days of the date this Administrative Citation is issued as shown below.
Each responsible party is individually required to file an appeal. FAILURE TO FILE AN APPEAL
WILL WAIVE YOUR RIGHT TO CONTEST THIS CITATION. Please see the attached Appeal Form
for more information.
Mail Appeals to: City of San Luis Obispo, City Clerk
990 Palm Street, San Luis Obispo, CA 93401
Issued By: Rami Salem Signature: Rami Salem Title: Code Enforcement Officer
RELATED CE CASE: CODE-000160-2025 DATE CITATION ISSUED: 07/23/2025
Notice to Correct Code Violation(s)/Notice of Violation
(Courtesy Warning Prior to Issuance of Administrative Citation)
06/24/2025
Harmony Community
6653 Embarcadero Dr.
Suite C
Stockton, CA 95219
SUBJECT ADDRESS: 145 South St Unit:A28, San Luis Obispo, CA 93401 APN: 004-802-020
Code Case #: CODE-000160-2025
Dear Property Owner,
On June 20, 2025, City of San Luis Obispo Community Development Department staff Observed the
following violations of the San Luis Obispo Municipal Code or other relevant codes at the above listed
address:
1. Base Space Rent – Determination – Allowable Increases Without Hearing (SLOMC
5.44.060 (C):
“The maximum monthly space rent of a tenant may be increased by the owner when there
is a change of ownership affecting a mobile home. However, such increases shall not exceed
ten percent of the then existing space rent and may not be relied upon any more often than
once in any thirty-six-month period as the basis to increase rent. In the event of change of
ownership resulting from subletting of the mobile home space as may be allowed by state
law, should such become state law, then upon any such subletting the space rent may be
increased up to ten percent of the then existing space rent. In the event of change of
ownership resulting vacation of the space, then the space rent may be adjusted to fair market
rent in the community. Nothing in this paragraph shall preclude an adjustment as may
otherwise be provided for in this chapter.”
Corrective Action:
1. Present evidence (Information for Prospective Homeowners) form with the adjusted
monthly rent of up to ten percent and not more than ten percent, to the city of San Luis
Obispo.
We request that you voluntarily take action to correct the above noted violation(s) IMMEDIATELY.
These violations constitute a public nuisance and must be abated. Failure to correct the violation(s) by the
specified date will result in the issuance of an Administrative Citation requiring payment of FINES in
accordance with SLOMC Chapter 1.24. For Municipal Code violations that remain uncorrected after
issuance of an Administrative Citation, the City may seek enforcement by other civil or criminal remedies.
Any person having a title interest in the property may request a Director’s review of this Notice by
completing the enclosed Request for Director’s Review Form and submitting it to the Community
Development Department via email at code@slocity.org or to 919 Palm Street, San Luis Obispo, CA
93401, within five (5) days of the date of this Notice. This Notice shall be deemed final unless you timely
file a Request for Director’s Review.
We look forward to working with you to resolve these violations and would like to thank you for your
efforts to maintain your property and to help preserve the safety and beauty of our community. If you
have questions, please contact the undersigned at (805) 440-9825 or rsalem@slocity.org.
Sincerely,
RAMI SALEM
Rami Salem, Code Enforcement Officer & Safe Housing Coordinator
Cc: File
Enclosures: Request for Directors Review
Once filled out entirely and signed, email your form to CityClerk@slocity.org
Or deliver in person or by mail to: City Clerk’s Office, 990 Palm Street, San Luis Obispo, CA 93401
Administrative Citation Appeal Form
Form must be received by the City Clerk within 10 days of date of citation to be considered timely filed.
If no appeal is filed within ten days, the administrative citation shall be deemed final. SLMC§1.24.100(A).
Revised and Published: 10/1/2024
PLEASE READ INSTRUCTIONS STARTING ON PAGE 2 BEFORE COMPLETING
Address of Citation: 1 Date of Citation:
ADM or Other Cite Number:
Municipal Code Section(s) Cited:
Municipal Code Section(s) Appealed:
2 Appellant Name(s): Appellant Mailing Address(es):
Appellant Phone(s):
Appellant email address(es):
3 If applicable
Business Name: Business License #
4 Appellant Cited As: Mark only one
_____ Individual or Business _____ Owner of property or building _____ Tenant being held financially
responsible for landlord citation
5 Reason for appeal. Attach additional pages as necessary.
6 Election of Appeal Process.
Choose One. Election is final.
7 Appeal Fee. (calculate using worksheet on back): $ _____________
_____ Construction Board of Appeals Appeal Fee to be collected when form is submitted. Failure to pay the
appropriate fee may cause your appeal to be rejected. _____ Administrative Review Board
_____ Hearing Officer
Office Use Only
Staff initial for collection of fee _____ Date received ____________
8 In-person Hearing.
I wish to have my appeal heard on the record, so I do not need to attend an in-person hearing. I understand I may submit
evidence in support of my appeal up to ten (10) days in advance of the day of review and that I will receive written notice of
when that day of review will be.
Confirm decision to decline in-person hearing by initialing here: _______
9 If different that the address listed in #2 above, all future notices from the City relating to this appeal should be mailed to the
following Official Mailing Address:
10 Truth of Appeal.
I declare under penalty of perjury under the laws of the State of California that all of the facts stated in this appeal are true,
and that this appeal form was executed on:
________________________________ ______________ ______________________________, California
Signature of Appellant or Representative Date of Signature Place of Signature
11 Representative. If applicable, Legal counsel or agent of Appellant
Name and Capacity: Address:
Phone:
Email address:
Page 2
Administrative Citation Appeal Form Instructions
Questions about this form or the appeal process should be directed to the City Attorney’s Office
Email: City_Attorney@slocity.org, Phone: (805)781-7140
1. Citation Details: Describe the administrative citation received (that you are appealing) with as much detail as
possible. The specific information required by the Municipal Code is listed in the form, but any identifying
information you provide will assist staff to quickly complete the initial intake processing of your request to
appeal. San Luis Obispo Municipal Code Section 1.24.100(C)(3)(a-b).
2. Appellant Details: Whether cited as an individual, business owner, property/building owner, or are being held
financially responsible as a tenant for a citation issued to your landlord, all contact information you wish to
provide to the City should be entered here. If there is more than one appellant, attach additional pages and
provide the contact information for every appellant. San Luis Obispo Municipal Code Section 1.24.100(C)(1).
3. Citation Issued to a Business: For an appeal of a citation issued directly to a business (e.g. failure to timely
renew a business license), please provide the additional information in part 3 of this form. The Business Name
and License number should be on the renewal notice, administrative citation, or other notifications.
4. Interest in Citation: For an administrative citation issued to an individual, only that specific person may submit
an appeal. Any appeal submitted by a roommate, family member, etc., on behalf of the individual cited, will be
rejected. For appeals issued to a property or building, the owner or their agent may submit an appeal, as well
as any tenant who is being held contractually, financially responsible for the property citation. Any legal
representative or other agent of the appellant should provide their own contact details in part 11 of this form.
San Luis Obispo Municipal Code Section 1.24.100(C)(2).
5. Reason for Appeal: Give a brief statement of why you are appealing, the relief or action sought, and why the
administrative citation should be revoked, modified or otherwise set aside. The AMOUNT of the fine cannot
be reduced on appeal. Attach additional pages as necessary, and include any audio, video, photographic, or
other supporting evidence you wish to provide. San Luis Obispo Municipal Code Section 1.24.100(C)(3)(c).
6. Election of Appeal Process: Only one appeal process may be chosen, and once chosen, the election is final.
San Luis Obispo Municipal Code Section 1.24.100(B)(2)(c).
All citations that include a violation of Title 15 of the San Luis Obispo Municipal Code (building and related
codes), even if other non-Title 15 code violations are also cited, must be appealed to the Construction Board of
Appeals. San Luis Obispo Municipal Code Section 1.24.100(B)(1).
For citations that do not include a violation of Title 15, you must make a choice between:
• Administrative Review Board: If you wish to retain your right to challenge the administrative
citation, or any final city action related to the citation, in court by any writ action, you must appeal
to the Administrative Review Board for a more formal, comprehensive hearing to ensure
preparation of an adequate administrative record. Should you wish to then challenge that board’s
decision in court, you will need to file a petition for writ with the Superior Court, which may require
the services of an attorney to prepare, and will require payment of the City’s costs to prepare the
administrative record. San Luis Obispo Municipal Code Section 1.24.100(B)(2)(b).
• Hearing Officer: An expedited, less formal appeal process to a city hearing officer, whose final
decision may be appealed directly to the superior court for de novo review pursuant to California
Government Code Section 53069.4. San Luis Obispo Municipal Code Section 1.24.100(B)(2)(a).
For citations that do not include a violation of Title 15, failure to request a hearing before the Administrative
Review Board within the time for the filing of an appeal will result in the appeal being assigned to a Hearing
Officer and will constitute a failure to exhaust administrative remedies for purposes of any subsequently filed
writ action. San Luis Obispo Municipal Code Section 1.24.100(C)(4).
Once filled out entirely and signed, email your form to CityClerk@slocity.org
Or deliver in person or by mail to:
City Clerk’s Office, 990 Palm Street, San Luis Obispo, CA 93401
Page 3
7. Appeal Fee. Every path of appeal requires payment of a fee due at the time your appeal is submitted. Once
your appeal is determined to be complete, timely and valid, the fee is non-refundable as it is recovery of a
percentage of the cost to bring your appeal to hearing, regardless of the outcome. Fees are adopted by City
Council resolution and updated annually. Use the chart below to properly calculate your appeal fee:
Construction Board of Appeals, Title 15 violations
Minor: related to an Alteration/Addition of an existing Single-Family or Accessory
Dwelling Unit (including duplexes), a demolition permit, or any item permitted under
the “Additional Building Fees” schedule
$618
Moderate: related to all other permits that are processed under the alteration/addition
work class, New Single-Family permits (including duplexes), and New Accessory
Dwelling Unit permits
$1,106
Major: related to anything that doesn’t fall into one of the other two categories $1,953
Administrative Review Board $501
Hearing Officer review, capped at $106 but could be less depending on the amount of your fine
Amount of fine(s) being appealed:
(1)
25% of fine(s): amount in (1) multiplied by 0.25
(2)
Cost Recovery Appeal Fee Cap: (3) $106
Your appeal fee: whichever is less of (2) & (3)
$
Checks should be made out to the “City of San Luis Obispo.” Payment by credit card can be facilitated by the
Finance Department 1 and should be completed prior to submission of your appeal form, with a copy of the
payment receipt attached to the form. Any appeal received without payment of the proper fee may be
rejected.
8. Hearing Procedure: It is your right under San Luis Obispo Municipal Code Section 1.24, no matter which
appeal process is chosen, to have an in-person hearing. However, you are under no obligation to appear. If
you choose, you may elect to have your appeal reviewed on the record (all documents, pictures, etc.
submitted by yourself or the City).San Luis Obispo Municipal Code 1.24.110(F).
9. Official Mailing Address: The Municipal Code requires certain notices be sent via U.S. Mail and so, while
courtesy notifications may be sent via email or to other addresses, you are required to provide one official
mailing address for your appeal. San Luis Obispo Municipal Code 1.24.100(C)(5).
10. Signature: The step most commonly missed in the appeal process (and the most common reason for rejection
of a timely appeal) is failure to sign the appeal and declare the facts stated in the appeal to be true. The form
provides a signature block for this purpose but if there are multiple appellants, all must sign a declaration. Any
additional declarations can be attached as additional pages. San Luis Obispo Municipal Code 1.24.100(C)(5).
11. Representative of Appellant: Any legal representative or other agent assisting with the preparation of the
appeal or who intends to appear at the hearing, must provide their contact information and relationship to
the appellant.
1 Finance Department staff are available by phone (805)781-7124 and at the public counter, downstairs at City Hall (990 Palm
Street), Monday – Thursday, 8:00am – 4:00pm
517
From: Lynch, Joan <jlynch@thetribunenews.com>
Sent: Monday, July 21, 2025 11:31 AM
To: Tway, Timothea (Timmi) <TTway@slocity.org>
Cc: Szentesi, Whit <wszentes@slocity.org>; Harnett, Natalie <nharnett@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Subject: Re: Mobile Home Park Code Violations
Hello Timmi,
Thank you for getting back to me on this mobile home park issue. I wasn't able to give this story my attention
during the previous week, and I apologize for the late reply to your responses. I appreciate what you gave me,
with only one point of clarification — what did the director's review of South Peak's actions find, and what do the
next steps look like? Are there any repercussions for the park's actions or relief for the people whose space
rents were raised? The Director’s review upheld the Notice of Violation. The Director’s Review determined that
the unit in question is a mobile home subject to the protections of SLOMC Chapter 5.44. The Director’s Review
directs the mobile home park owner to immediately correct the violations. If this is not done, then the City can
issue an Administrative Citation and a fine or another enforcement action. The Director’s review is not
appealable, but a challenge to the Director’s decision may be raised as part of an appeal from an administrative
citation if an administrative citation is issued in connection with the Notice.
Thank you,
518
Joan Lynch
She/her/hers
Housing Reporter
P 805-781-7812
E jlynch@thetribunenews.com
W www.sanluisobispo.com
T @WritesLynch
On Wed, Jul 9, 2025 at 11:34 AM Tway, Timothea (Timmi) <TTway@slocity.org> wrote:
Hi Joan,
Please see our responses below in blue.
Thanks,
Timmi
From: Lynch, Joan <jlynch@thetribunenews.com>
Sent: Tuesday, July 8, 2025 1:48 PM
To: Szentesi, Whit <wszentes@slocity.org>; Tway, Timothea (Timmi) <TTway@slocity.org>
Subject: Mobile Home Park Code Violations
Hello all,
I hope you're doing well! I'm reaching out because I'm working on a new story on a code violation filed against
South Peak Mobile Home Park due to a rent raise that may have violated the city's space rent ordinance, and
wanted to get the city's perspective.
519
A couple weeks ago, I was contacted by Linda Valentine, a South Peak Mobile Home Park owner who was
dealing with a potentially unlawful rent increase on her trailer home in South Peak. Linda's daughter was
evicted by South Peak management a couple months ago, though Linda contested the validity of the reasons
provided for the eviction. Linda enlisted California Rural Legal Association attorney Evan Harris to help her with
the eviction, which ended in a settlement. With her daughter no longer living at the park, she said she now has
to sell her home to a new tenant who will start a new $1,600 lease on a space that was previously leased for
under $800 or forfeit her mobile home's title to park management.
Harris told me that the city's code enforcement team was looking into this potential violation of the civil code,
and I was hoping to get the city's comment on these questions:
Harris shared a copy of the notice to correct a code violation that the city sent South Peak on June 24,
and said the next step of this process is a director's review of the violation. When will that review be
held, and how will that review be conducted? A director’s review is an administrative review by the
Community Development Director of the Notice of Violation issued by Code Enforcement staff,
meaning there is no hearing. That process is underway and the City intends to provide a decision to
South Peak by next week.
South Peak park management has justified the rent increase by saying that Linda's home is an RV and not
a parked trailer home, claiming that this means it isn't covered by the city's space rent ordinance.
Would the city classify Linda's home as an RV, and is the park's reason for raising the rent this much
valid under the city's space rent ordinance? The director’s review decision will respond to this argument
by South Peak. The City’s Mobile Home Park Rent Stabilization Ordinance limits rent increases upon
change in ownership of in-place mobile homes to 10% of the existing space rent. Based on the
information the City has received, South Peak has proposed a 107% space rent increase.
Has the city received similar code enforcement violations notices from any other South Peak park
residents? Other South Peak residents have contacted the City about potential violations of the rent
stabilization ordinance but not have not yet provided sufficient information for the City to investigate
their claims.
Any other comments the city has on this subject not covered by my questions is of course welcome. If you'd
prefer to have an off-record conversation about this story, feel free to reach out at the contact information
below. If you can reply by the end of the week, that would be great.
Thank you,
520
Joan Lynch
She/her/hers
Housing Reporter
P 805-781-7812
E jlynch@thetribunenews.com
W www.sanluisobispo.com
T @WritesLynch
521
From:Symens, Sadie
Sent:Friday, July 18, 2025 1:33 PM
To:Mezzapesa, John
Subject:RE: City of San Luis Obispo Director's Decision: 145 South Street
Will the admin citation be sent to all of these entities? Sherrie Johnston (not Matt Davies) is listed as the agent for
South Peak MHP LLC, so I’d request that at least that address is served as well, if possible
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
HI Matt,
Just wanted to let you know we are in process of preparing a citation. We anticipate it will be issued beginning of next
week.
I was hoping you could clarify some questions I have regarding ownership of the park. The County Assessor's Office
has the owner on record as VILLAGE PROPERTIES LLC. This LLC has a mailing address of 962 Mill Street in SLO.
In looking at recorded documents we also see the following entities associated with the property:
SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
145 SOUTHSLO LP (formerly 145 SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property owner on record with the assessor, and we want to make sure
that the correct entity is cited so the process is not interrupted. Our plan is to issue the formal citation to VILLAGE
PROPERTIES LLC unless you are able to provide any formal documentation to show other ownership. We will, of
course, provide a copy of the citation directly to you as well, but the formal citation will be sent certified to the owner
we have on record.
Are you able to provide some clarity on ownership of the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
Community Development
522
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
John,
Received. Please issue a formal citation notice so we can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145 South Street
Hello Matt,
A response has been completed regarding the request for Director’s review submitted by you on June 26, 2025,
associated with code enforcement case CODE-000160-2025. Please find a copy of the Director’s Decision attached to
this message. The decision has also been mailed to the address provided on the Request for Director’s Review Form
and the property owner on record.
523
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
524
From:Buckley, Nick
Sent:Wednesday, July 16, 2025 5:30 PM
To:Mezzapesa, John
Cc:Salem, Rami; Symens, Sadie
Subject:South Peak Mobile Home Park Information
Greetings,
As you requested, I conducted some research and was able to track down the owner and contacted him directly.
Village Properties LLC and John Hough is the agent in charge of Village Properties who is the legal owner of the
property. The ownership rights to the property are leased to Harmony Properties out of Stockton and is managed by
Matt Davies.
Village Properties LLC also owns 962 Mill St in San Luis Obispo, which is currently leased to Keller Williams. John
Hough said he still gets mail there but gave me an alternate address (his home address) to send notices which is 905
Ambrosia Ln, San Luis Obsipo, CA 93401. John Hough’s phone number is 805-801-5063.
The address for Harmony Properties is 6653 Embarcadero Dr Suite C, Stockton, CA 95219. Matt Davis with Harmony
Properties can be reached at 209-932-8747.
If there is anything else I can do to assist, let me know.
Nick Buckley
Code Enforcement Officer II
Community Development
Community Development
919 Palm Street, San Luis Obispo, CA 93401-3218
E nbuckley@slocity.org
T 805.783.7872
slocity.org
Stay connected with the City by signing up for e-notifications
525
From:Evan Harris <eharris@crla.org>
Sent:Wednesday, July 16, 2025 5:08 PM
To:Symens, Sadie
Cc:Patsy Van Dyke; Mariah Thompson
Subject:Re: [EXTERNAL] FW: Notice of potential violation of San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance
Hello Sadie,
Thank you for the clear update and timeline—it’s very helpful.
Best,
Evan Harris he/him | Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, July 16, 2025 4:41 PM
To: Evan Harris <eharris@crla.org>
Cc: Patsy Van Dyke <pvandyke@crla.org>; Mariah Thompson <mthompson@crla.org>
Subject: RE: [EXTERNAL] FW: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Evan,
As Code Enforcement proceeds with administrative enforcement, I wanted to clarify with you the timelines for this
process. Once an administrative citation is issued, the cited party has ten days to file an appeal. The appeal must be
heard within 60 days, and we are currently scheduling those hearings in September for appeals filed now. If the
appeal is overturned (and the citation is upheld), the cited party may seek judicial review by trial de novo (must be filed
within 20 days of the appeal decision) or by writ (must be filed within 90 days of the appeal decision.) Either of those
proceedings could take months or longer. All that to say, if Harmony Communities exhausts these available
procedures, it seems unlikely that this administrative enforcement matter will be resolved by November 30 th.
Please let me know if you have any questions about this.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
526
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Evan Harris <eharris@crla.org>
Sent: Wednesday, July 2, 2025 10:50 AM
To: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Cc: Patsy Van Dyke <pvandyke@crla.org>; Mariah Thompson <mthompson@crla.org>
Subject: Re: [EXTERNAL] FW: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie and Rami,
Thank you for issuing the attached violation notice to South Peaks MHP.
The notice directs South Peaks to present the “Information for Prospective Homeowners” form to the City of
San Luis Obispo with the adjusted monthly rent increase of no more than ten percent. It also states that failure
to correct the violation(s) will result in an Administrative Citation and fines under SLOMC Chapter 1.24, and that
continued noncompliance may subject the park to additional civil or criminal enforcement.
However, I did not see a specific deadline in the notice for when South Peaks must complete this corrective
action. Can you clarify how much time the park has before fines or further enforcement steps will be taken?
Unfortunately, park management does not appear willing to comply voluntarily. Yesterday, Melissa Lawley,
Senior Regional Manager of Harmony Communities, told Ms. Valentine over email (attached) there was “nothing
to correct” after Ms. Valentine requested that the space rent amount be revised and the new owner paperwork
be resent.
Please let me know when the City intends to escalate enforcement in line with the notice. Thank you again for
your continued support on this matter.
Best,
Evan Harris (he/him) | Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
527
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, June 19, 2025 3:36 PM
To: Evan Harris <eharris@crla.org>
Cc: Patsy Van Dyke <pvandyke@crla.org>; Mariah Thompson <mthompson@crla.org>
Subject: [EXTERNAL] FW: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello all,
I received the below from Harmony Communities regarding Ms. Valentine’s space. Yesterday, I communicated the
City’s intent to proceed with administrative enforcement after June 25th absent information that Ms. Valentine’s
residence is not subject to the Ordinance. Can you please provide a response to the statements I have highlighted
below so that my office can evaluate next steps? Thank you very much. In addition, could you please clarify when Ms.
Valentine’s tenancy was terminated?
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
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From: Jason Dilday <jason@harmonycom.com>
Sent: Thursday, June 19, 2025 3:25 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Matt Davies <matt@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
528
Ms. Symens,
As Matt mentioned and explained more fully below, we disagree that the San Luis Obispo Mobile Home Park
Rent Stabilization Ordinance (the “Ordinance”) applies to Ms. Valentine’s RV at Space A28.
The Ordinance’s protections apply to “mobile homes,” a term undefined in the text but clearly tied to structures
with “high cost and impracticability of moving” and “requirements relating to installation” (SLOMC §5.44.010).
Ms. Valentine’s RV, as a vehicle registered with the DMV and designed for mobility, does not meet these criteria .
Unlike mobile homes, which are structures registered with HCD, RVs are built for easy relocation and lack the
burdens of cost, damage, or site preparation that the Ordinance addresses. The Ordinance’s focus on these
unique challenges does not extend to RVs.
Even if the RV were considered a mobile home, Ms. Valentine does not qualify as a “tenant” under SLOMC
§5.44.020(D), which defines a “tenant” as “any person entitled to occupy a mobile home within a mobile home
park pursuant to ownership of the mobile home or under a rental or lease agreement with the owner of the
mobile home.” The RV is required to remain vacant until sold, meaning Ms. Valentine is not currently “entitled to
occupy” it, as the Ordinance requires for tenant status.
The Ordinance does not incorporate Cal. Civ. Code §798.3(b), which extends certain Mobilehome Residency
Law (MRL) protections to RVs meeting specific occupancy criteria. Enacted after the Ordinance’s last
amendment in 1988 (Ord. 1117), §798.3(b) is irrelevant unless explicitly adopted, which the Ordinance does not
do. The City cannot retroactively apply a modern state law definition to a 1988 ordinance without legislative
action. Using the MRL’s 1988 definition undermines the City’s position:
Mobilehome is a structure designed for human habitation and for being moved on a street or
highway under permit pursuant to Section 35790 of the Vehicle Code. Mobilehome includes a
manufactured home, as defined in Section 18007 of the Health and Safety Code, and a
mobilehome, as defined in Section 18008 of the Health and Safety Code, but does not include a
recreational vehicle, as defined in Section 799.24 of this code and Section 18010 of the Health
and Safety Code or a commercial coach as defined in Section 18001.8 of the Health and Safety
Code.
Moreover, under the MRL, an RV is not a mobilehome. While §798.3(b) may grant RV tenants certain protections
after nine months of occupancy, it does not classify RVs as mobilehomes. Unlike actual mobilehomes, section
798.73 explicitly permits parks to require RV removal upon sale.
In summary, the Ordinance’s protections do not extend to Ms. Valentine’s RV, which is neither a mobile home
nor occupied by a qualifying tenant. We remain committed to complying with all applicable laws and invite
further discussion if the City believes additional facts warrant a different conclusion. Attached is the 2018-2019
DMV registration card for the RV that we had in the file as well as Ms. Valentine’s purchase agreement.
Thank you.
Jason Dilday
949-891-1627
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 18, 2025 6:25 PM
To: Sadie Symens <ssymens@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>
Subject: Re: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
529
Hello Sadie
Yes we received it. We disagree for numerous reasons. Jason will respond to you tomorrow. I’ll also reforward
you my email to the other tenant you were on so you have it. In my opinion this is the same scenario, however
Jason will provide a much more robust response.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jun 18, 2025, at 6:20 PM, Symens, Sadie <ssymens@slocity.org> wrote:
Hello Mr. Davies,
The last I received from you was an email on June 10th saying you would get back to me, but I do not
believe you have done so until today. I apologize if I missed an email. Does South Peak have a
response to the arguments I set forth in the letter from May 30th? I have attached it again here. I will
also note that South Peak has referred to the mobile home as such in at least two documents, including
the lease agreement and the Information for Prospective Homeowners dated May 1, 2025. Absent
information from South Peak that this structure is not subject to the Mobile Home Park Rent
Stabilization Ordinance (beyond the stated assertion that the structure is a recreational vehicle, which,
for the reasons set forth in my letter, is not determinative), the City intends to pursue enforcement as
stated below.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
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530
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 18, 2025 6:11 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Did you receive my prior email? You never responded. This is an RV as well.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, June 18, 2025 6:05 PM
To: Matt Davies <matt@harmonycom.com>
Cc: Melissa Lawley <melissa@harmonycom.com>; eharris@crla.org
Subject: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Importance: High
Hello Mr. Davies,
I sent the below message to Judy Tsai earlier today and was informed that she is no longer
representing South Peak in this matter. Please see the below, and please let me know if South Peak
has retained alternate legal counsel.
The City reiterates its invitation to discuss this matter and/or Ms. Valentine’s specific situation and
otherwise appreciates your anticipated cooperation.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
531
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<image006.png>
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copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
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YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Symens, Sadie
Sent: Wednesday, June 18, 2025 3:39 PM
To: Judy Tsai <judy@judytsai.com>; Evan Harris <eharris@crla.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Ms. Tsai,
It has been two weeks since your last email, so I am following up. Please confirm by June 25, 2025,
that South Peak has rescinded the unlawful rental amount for Space A28 as reflected in the
Information for Prospective Homeowners document dated May 1, 2025, and that all statements
of space rent for Space A28 and similarly situated spaces are compliant with SLO Municipal
Code 5.44.060(C).
Should South Peak fail to do so, the City will proceed with enforcement of its municipal code, including
but not limited to issuance of Notices of Violation (for each unlawful increase), Administrative Citations
(for each unlawful increase), escalating and daily accruing fines (for each unlawful increase), and/or
civil action for collection of unpaid fines and injunctive relief.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
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532
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Judy Tsai <judy@judytsai.com>
Sent: Tuesday, June 3, 2025 3:56 PM
To: Evan Harris <eharris@crla.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
This will be reviewed and no, the City’s letter is not dispositive on the issue. This is an RV, and not
necessarily covered. The City is stretching to make that definition “fit” into the ordinance. But again, I only
received the letter on Friday, and have just returned from court in Fresno so that is my preliminary
assessment.
From: Evan Harris <eharris@crla.org>
Sent: Tuesday, June 3, 2025 3:44 PM
To: Judy Tsai <judy@judytsai.com>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: Re: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Hi Judy,
I’m following up on the City’s letter regarding the proposed 108% rent increase for Space A28 at
South Peak Mobile Home Park.
As the City made clear, such an increase would violate the San Luis Obispo Mobile Home Park
Rent Stabilization Ordinance. I trust Harmony Communities will therefore withdraw the proposed
increase and instead apply the lawful 10% cap permitted under SLOMC § 5.44.060(C).
To avoid any further confusion or delay in the sale process, I’d appreciate it if you could confirm in
writing that Harmony is no longer pursuing the 108% increase and provide an updated notice
reflecting the correct space rent.
Please let me know your client’s position as soon as possible so we can move forward
appropriately.
Best,
Evan Harris (he/him) | Staff Attorney
533
California Rural Legal Assistance, Inc.
<image007.png>
eharris@crla.org
<image008.png>
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Friday, May 30, 2025 3:35 PM
To: judy@judytsai.com <judy@judytsai.com>
Cc: Evan Harris <eharris@crla.org>
Subject: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
To Judy Tsai as Counsel for Harmony Properties/South Peak Mobile Home Park,
Please find attached a letter regarding reported potential violations of the San Luis Obispo Mobile
Home Park Rent Stabilization Ordinance by South Peak Mobile Home Park.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
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client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
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YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
<Letter to South Peak Mobile Home Park 053025.pdf>
543
From:Matt Davies <matt@harmonycom.com>
Sent:Wednesday, July 16, 2025 11:54 AM
To:Mezzapesa, John
Cc:Symens, Sadie; Salem, Rami
Subject:RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Thanks for getting back to me. Please send the notice to village properties and email me a courtesy copy. Does work for
you?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
HI Matt,
Just wanted to let you know we are in process of preparing a citation. We anticipate it will be issued beginning of next
week.
I was hoping you could clarify some questions I have regarding ownership of the park. The County Assessor's Office
has the owner on record as VILLAGE PROPERTIES LLC. This LLC has a mailing address of 962 Mill Street in SLO.
In looking at recorded documents we also see the following entities associated with the property:
SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
145 SOUTHSLO LP (formerly 145 SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property owner on record with the assessor, and we want to make sure
that the correct entity is cited so the process is not interrupted. Our plan is to issue the formal citation to VILLAGE
PROPERTIES LLC unless you are able to provide any formal documentation to show other ownership. We will, of
course, provide a copy of the citation directly to you as well, but the formal citation will be sent certified to the owner
we have on record.
544
Are you able to provide some clarity on ownership of the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
John,
Received. Please issue a formal citation notice so we can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
545
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145 South Street
Hello Matt,
A response has been completed regarding the request for Director’s review submitted by you on June 26, 2025,
associated with code enforcement case CODE-000160-2025. Please find a copy of the Director’s Decision attached to
this message. The decision has also been mailed to the address provided on the Request for Director’s Review Form
and the property owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
568
From:Tway, Timothea (Timmi)
Sent:Thursday, July 10, 2025 12:42 PM
To:Tway, Timothea (Timmi)
Cc:Mezzapesa, John; Symens, Sadie; Sheats, Steven; City Communications
Subject:Code Enforcement Action Related to Mobile Home Rent Increase
BCC:CC
Hello Mayor and Councilmembers,
I am writing to let you know about a code enforcement action that is currently in process related to a violation of the
Mobile Home Park Rent Stabilization Ordinance.
In May of 2025 the City Attorney’s Office was contacted by legal representation for a resident within the South Peak
Mobile Home regarding potential violations of the San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
(MHPRSO). The City Attorney’s Office was provided evidence that the park owner plans to implement a 108%
increase in space rent upon change in ownership of a mobile home in violation of SLOMC 5.44.060(c). The owner of
the mobile home was in process of selling the unit to remain in its current space and indicated that the proposed
increase in rent was significantly hindering their ability to sell the unit. After review, the City Attorney’s Office issued a
letter dated May 30, 2025, to the owner of the mobile home park advising that the reported increase in space rent
would constitute a violation of the MHPRSO. Legal representation for the mobile home park disagreed with the
determination made by the City Attorney’s Office and failed to address the issue within the requested timeline g iven by
the City Attorney’s Office.
Therefore the matter was forwarded to the Code Enforcement Division and a formal Notice of Violation was sent to the
property owner on June 24, 2025. The property owner has contested the claims made in the NOV via the Director’s
Review process. The property owner has contested the applicability of the ordinance claiming that vacation of the unit
may result in space rent being adjusted to fair market value, and that the unit in question is an RV which is not
regulated by the MHPRSO, in addition to other arguments. The City’s does not agree with the arguments posed and is
drafting a determination which is expected to be delivered today or tomorrow. The Director’s Review will be final and
will request immediate compliance with city ordinances. If the park owner(s) fail to comply, an administrative citation
may be issued which is appealable to either a hearing officer or the Administrative Review Board. Any decision made
by the hearing officer may then be appealed directly to the superior court for de novo review pursuant to Government
Code Section 53069.4. Any decision made by the Administrative Review Board may be appealed either directly to
superior court for de novo review or the appellant may file a petition for a writ to the superior court.
In addition, I answered several clarifying questions about the process for enforcement from Joan Lynch at the Tribune,
who had been contacted by someone regarding this issue, so a story may run in the newspaper as well.
The Code Enforcement team and I are available for questions if you have any,
Thank you!
Timothea (Timmi) Tway
Director of Community Development
Community Development
919 Palm, San Luis Obispo, CA 93401-3249
E TTway@slocity.org
569
T 805.781.7187
slocity.org
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646
From:Tway, Timothea (Timmi)
Sent:Wednesday, July 2, 2025 2:01 PM
To:Mezzapesa, John; Symens, Sadie
Cc:Sheats, Steven
Subject:RE: [EXTERNAL] FW: Notice of potential violation of San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance
Perfect, thanks!
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 2, 2025 1:31 PM
To: Tway, Timothea (Timmi) <TTway@slocity.org>; Symens, Sadie <ssymens@slocity.org>
Cc: Sheats, Steven <ssheats@slocity.org>
Subject: RE: [EXTERNAL] FW: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Your schedule looks pretty tight to fit in a meeting before then. Maybe our team can just get a draft response written
up by mid next week and we can share for review to be ready for mail by end of next week.
Does that work for both of you?
-John
From: Tway, Timothea (Timmi) <TTway@slocity.org>
Sent: Wednesday, July 2, 2025 1:09 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: [EXTERNAL] FW: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
John,
Can we look at this together before then? I do not see a need to wait.
thanks,
Timmi
From: Symens, Sadie
Sent: Wednesday, July 2, 2025 10:57 AM
To: Evan Harris <eharris@crla.org>; Salem, Rami <RSalem@slocity.org>
Cc: Patsy Van Dyke <pvandyke@crla.org>; Mariah Thompson <mthompson@crla.org>
Subject: RE: [EXTERNAL] FW: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
647
Hello Evan,
You are correct that the NOV did not state a date for compliance; however, South Peak had 5 days to request a
director’s review of the NOV prior to any administrative citations being issued. They have requested a director’s
review, and that process is currently underway. There is no timeline set for a director’s review. I understand the time
sensitivity of this issue, and staff are diligently pursuing this review. I will let you know of any further updates.
Please let me know if CRLA has reconsidered pursuing private enforcement as well.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
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The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Evan Harris <eharris@crla.org>
Sent: Wednesday, July 2, 2025 10:50 AM
To: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Cc: Patsy Van Dyke <pvandyke@crla.org>; Mariah Thompson <mthompson@crla.org>
Subject: Re: [EXTERNAL] FW: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie and Rami,
Thank you for issuing the attached violation notice to South Peaks MHP.
The notice directs South Peaks to present the “Information for Prospective Homeowners” form to the City of
San Luis Obispo with the adjusted monthly rent increase of no more than ten percent. It also states that failure
to correct the violation(s) will result in an Administrative Citation and fines under SLOMC Chapter 1.24, and that
continued noncompliance may subject the park to additional civil or criminal enforcement.
However, I did not see a specific deadline in the notice for when South Peaks must complete this corrective
action. Can you clarify how much time the park has before fines or further enforcement steps will be taken?
648
Unfortunately, park management does not appear willing to comply voluntarily. Yesterday, Melissa Lawley,
Senior Regional Manager of Harmony Communities, told Ms. Valentine over email (attached) there was “nothing
to correct” after Ms. Valentine requested that the space rent amount be revised and the new owner paperwork
be resent.
Please let me know when the City intends to escalate enforcement in line with the notice. Thank you again for
your continued support on this matter.
Best,
Evan Harris (he/him) | Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, June 19, 2025 3:36 PM
To: Evan Harris <eharris@crla.org>
Cc: Patsy Van Dyke <pvandyke@crla.org>; Mariah Thompson <mthompson@crla.org>
Subject: [EXTERNAL] FW: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello all,
I received the below from Harmony Communities regarding Ms. Valentine’s space. Yesterday, I communicated the
City’s intent to proceed with administrative enforcement after June 25th absent information that Ms. Valentine’s
residence is not subject to the Ordinance. Can you please provide a response to the statements I have highlighted
below so that my office can evaluate next steps? Thank you very much. In addition, could you please clarify when Ms.
Valentine’s tenancy was terminated?
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
649
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Jason Dilday <jason@harmonycom.com>
Sent: Thursday, June 19, 2025 3:25 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Matt Davies <matt@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Ms. Symens,
As Matt mentioned and explained more fully below, we disagree that the San Luis Obispo Mobile Home Park
Rent Stabilization Ordinance (the “Ordinance”) applies to Ms. Valentine’s RV at Space A28.
The Ordinance’s protections apply to “mobile homes,” a term undefined in the text but clearly tied to structures
with “high cost and impracticability of moving” and “requirements relating to installation” (SLOMC §5.44.010).
Ms. Valentine’s RV, as a vehicle registered with the DMV and designed for mobility, does not meet these criteria .
Unlike mobile homes, which are structures registered with HCD, RVs are built for easy relocation and lack the
burdens of cost, damage, or site preparation that the Ordinance addresses. The Ordinance’s focus on these
unique challenges does not extend to RVs.
Even if the RV were considered a mobile home, Ms. Valentine does not qualify as a “tenant” under SLOMC
§5.44.020(D), which defines a “tenant” as “any person entitled to occupy a mobile home within a mobile home
park pursuant to ownership of the mobile home or under a rental or lease agreement with the owner of the
mobile home.” The RV is required to remain vacant until sold, meaning Ms. Valentine is not currently “entitled to
occupy” it, as the Ordinance requires for tenant status.
The Ordinance does not incorporate Cal. Civ. Code §798.3(b), which extends certain Mobilehome Residency
Law (MRL) protections to RVs meeting specific occupancy criteria. Enacted after the Ordinance’s last
amendment in 1988 (Ord. 1117), §798.3(b) is irrelevant unless explicitly adopted, which the Ordinance does not
do. The City cannot retroactively apply a modern state law definition to a 1988 ordinance without legislative
action. Using the MRL’s 1988 definition undermines the City’s position:
Mobilehome is a structure designed for human habitation and for being moved on a street or
highway under permit pursuant to Section 35790 of the Vehicle Code. Mobilehome includes a
manufactured home, as defined in Section 18007 of the Health and Safety Code, and a
mobilehome, as defined in Section 18008 of the Health and Safety Code, but does not include a
recreational vehicle, as defined in Section 799.24 of this code and Section 18010 of the Health
and Safety Code or a commercial coach as defined in Section 18001.8 of the Health and Safety
Code.
Moreover, under the MRL, an RV is not a mobilehome. While §798.3(b) may grant RV tenants certain protections
after nine months of occupancy, it does not classify RVs as mobilehomes. Unlike actual mobilehomes, section
798.73 explicitly permits parks to require RV removal upon sale.
In summary, the Ordinance’s protections do not extend to Ms. Valentine’s RV, which is neither a mobile home
nor occupied by a qualifying tenant. We remain committed to complying with all applicable laws and invite
650
further discussion if the City believes additional facts warrant a different conclusion. Attached is the 2018-2019
DMV registration card for the RV that we had in the file as well as Ms. Valentine’s purchase agreement.
Thank you.
Jason Dilday
949-891-1627
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 18, 2025 6:25 PM
To: Sadie Symens <ssymens@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>
Subject: Re: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie
Yes we received it. We disagree for numerous reasons. Jason will respond to you tomorrow. I’ll also reforward
you my email to the other tenant you were on so you have it. In my opinion this is the same scenario, however
Jason will provide a much more robust response.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jun 18, 2025, at 6:20 PM, Symens, Sadie <ssymens@slocity.org> wrote:
Hello Mr. Davies,
The last I received from you was an email on June 10th saying you would get back to me, but I do not
believe you have done so until today. I apologize if I missed an email. Does South Peak have a
response to the arguments I set forth in the letter from May 30th? I have attached it again here. I will
also note that South Peak has referred to the mobile home as such in at least two documents, including
the lease agreement and the Information for Prospective Homeowners dated May 1, 2025. Absent
information from South Peak that this structure is not subject to the Mobile Home Park Rent
Stabilization Ordinance (beyond the stated assertion that the structure is a recreational vehicle, which,
for the reasons set forth in my letter, is not determinative), the City intends to pursue enforcement as
stated below.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
651
E ssymens@slocity.org
slocity.org
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copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 18, 2025 6:11 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Did you receive my prior email? You never responded. This is an RV as well.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, June 18, 2025 6:05 PM
To: Matt Davies <matt@harmonycom.com>
Cc: Melissa Lawley <melissa@harmonycom.com>; eharris@crla.org
Subject: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Importance: High
Hello Mr. Davies,
I sent the below message to Judy Tsai earlier today and was informed that she is no longer
representing South Peak in this matter. Please see the below, and please let me know if South Peak
has retained alternate legal counsel.
The City reiterates its invitation to discuss this matter and/or Ms. Valentine’s specific situation and
otherwise appreciates your anticipated cooperation.
652
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
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the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Symens, Sadie
Sent: Wednesday, June 18, 2025 3:39 PM
To: Judy Tsai <judy@judytsai.com>; Evan Harris <eharris@crla.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Ms. Tsai,
It has been two weeks since your last email, so I am following up. Please confirm by June 25, 2025,
that South Peak has rescinded the unlawful rental amount for Space A28 as reflected in the
Information for Prospective Homeowners document dated May 1, 2025, and that all statements
of space rent for Space A28 and similarly situated spaces are compliant with SLO Municipal
Code 5.44.060(C).
Should South Peak fail to do so, the City will proceed with enforcement of its municipal code, including
but not limited to issuance of Notices of Violation (for each unlawful increase), Administrative Citations
(for each unlawful increase), escalating and daily accruing fines (for each unlawful increase), and/or
civil action for collection of unpaid fines and injunctive relief.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
653
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Judy Tsai <judy@judytsai.com>
Sent: Tuesday, June 3, 2025 3:56 PM
To: Evan Harris <eharris@crla.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
This will be reviewed and no, the City’s letter is not dispositive on the issue. This is an RV, and not
necessarily covered. The City is stretching to make that definition “fit” into the ordinance. But again, I only
received the letter on Friday, and have just returned from court in Fresno so that is my preliminary
assessment.
From: Evan Harris <eharris@crla.org>
Sent: Tuesday, June 3, 2025 3:44 PM
To: Judy Tsai <judy@judytsai.com>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: Re: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Hi Judy,
I’m following up on the City’s letter regarding the proposed 108% rent increase for Space A28 at
South Peak Mobile Home Park.
As the City made clear, such an increase would violate the San Luis Obispo Mobile Home Park
Rent Stabilization Ordinance. I trust Harmony Communities will therefore withdraw the proposed
increase and instead apply the lawful 10% cap permitted under SLOMC § 5.44.060(C).
654
To avoid any further confusion or delay in the sale process, I’d appreciate it if you could confirm in
writing that Harmony is no longer pursuing the 108% increase and provide an updated notice
reflecting the correct space rent.
Please let me know your client’s position as soon as possible so we can move forward
appropriately.
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
<image007.png>
eharris@crla.org
<image008.png>
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Friday, May 30, 2025 3:35 PM
To: judy@judytsai.com <judy@judytsai.com>
Cc: Evan Harris <eharris@crla.org>
Subject: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
To Judy Tsai as Counsel for Harmony Properties/South Peak Mobile Home Park,
Please find attached a letter regarding reported potential violations of the San Luis Obispo Mobile
Home Park Rent Stabilization Ordinance by South Peak Mobile Home Park.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
655
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
<Letter to South Peak Mobile Home Park 053025.pdf>
693
From:Evan Harris <eharris@crla.org>
Sent:Wednesday, July 2, 2025 10:50 AM
To:Symens, Sadie; Salem, Rami
Cc:Patsy Van Dyke; Mariah Thompson
Subject:Re: [EXTERNAL] FW: Notice of potential violation of San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance
Attachments:6.24.25.LindaValentine.City'sViolationNotice(2).pdf;
6.24.25.LindaValentine.City'sViolationNotice(1).pdf;
7.01.25.LindaValentine.ManagmentEmailDenyingRentChange.pdf
Hello Sadie and Rami,
Thank you for issuing the attached violation notice to South Peaks MHP.
The notice directs South Peaks to present the “Information for Prospective Homeowners” form to the City of
San Luis Obispo with the adjusted monthly rent increase of no more than ten percent. It also states that failure
to correct the violation(s) will result in an Administrative Citation and fines under SLOMC Chapter 1.24, and that
continued noncompliance may subject the park to additional civil or criminal enforcement.
However, I did not see a specific deadline in the notice for when South Peaks must complete this corrective
action. Can you clarify how much time the park has before fines or further enforcement steps will be taken?
Unfortunately, park management does not appear willing to comply voluntarily. Yesterday, Melissa Lawley,
Senior Regional Manager of Harmony Communities, told Ms. Valentine over email (attached) there was “nothing
to correct” after Ms. Valentine requested that the space rent amount be revised and the new owner paperwork
be resent.
Please let me know when the City intends to escalate enforcement in line with the notice. Thank you again for
your continued support on this matter.
Best,
Evan Harris (he/him) | Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, June 19, 2025 3:36 PM
To: Evan Harris <eharris@crla.org>
Cc: Patsy Van Dyke <pvandyke@crla.org>; Mariah Thompson <mthompson@crla.org>
Subject: [EXTERNAL] FW: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
694
Hello all,
I received the below from Harmony Communities regarding Ms. Valentine’s space. Yesterday, I communicated the
City’s intent to proceed with administrative enforcement after June 25th absent information that Ms. Valentine’s
residence is not subject to the Ordinance. Can you please provide a response to the statements I have highlighted
below so that my office can evaluate next steps? Thank you very much. In addition, could you please clarify when Ms.
Valentine’s tenancy was terminated?
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Jason Dilday <jason@harmonycom.com>
Sent: Thursday, June 19, 2025 3:25 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Matt Davies <matt@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Ms. Symens,
As Matt mentioned and explained more fully below, we disagree that the San Luis Obispo Mobile Home Park
Rent Stabilization Ordinance (the “Ordinance”) applies to Ms. Valentine’s RV at Space A28.
The Ordinance’s protections apply to “mobile homes,” a term undefined in the text but clearly tied to structures
with “high cost and impracticability of moving” and “requirements relating to installation” (SLOMC §5.44.010).
Ms. Valentine’s RV, as a vehicle registered with the DMV and designed for mobility, does not meet these criteria .
Unlike mobile homes, which are structures registered with HCD, RVs are built for easy relocation and lack the
burdens of cost, damage, or site preparation that the Ordinance addresses. The Ordinance’s focus on these
unique challenges does not extend to RVs.
695
Even if the RV were considered a mobile home, Ms. Valentine does not qualify as a “tenant” under SLOMC
§5.44.020(D), which defines a “tenant” as “any person entitled to occupy a mobile home within a mobile home
park pursuant to ownership of the mobile home or under a rental or lease agreement with the owner of the
mobile home.” The RV is required to remain vacant until sold, meaning Ms. Valentine is not currently “entitled to
occupy” it, as the Ordinance requires for tenant status.
The Ordinance does not incorporate Cal. Civ. Code §798.3(b), which extends certain Mobilehome Residency
Law (MRL) protections to RVs meeting specific occupancy criteria. Enacted after the Ordinance’s last
amendment in 1988 (Ord. 1117), §798.3(b) is irrelevant unless explicitly adopted, which the Ordinance does not
do. The City cannot retroactively apply a modern state law definition to a 1988 ordinance without legislative
action. Using the MRL’s 1988 definition undermines the City’s position:
Mobilehome is a structure designed for human habitation and for being moved on a street or
highway under permit pursuant to Section 35790 of the Vehicle Code. Mobilehome includes a
manufactured home, as defined in Section 18007 of the Health and Safety Code, and a
mobilehome, as defined in Section 18008 of the Health and Safety Code, but does not include a
recreational vehicle, as defined in Section 799.24 of this code and Section 18010 of the Health
and Safety Code or a commercial coach as defined in Section 18001.8 of the Health and Safety
Code.
Moreover, under the MRL, an RV is not a mobilehome. While §798.3(b) may grant RV tenants certain protections
after nine months of occupancy, it does not classify RVs as mobilehomes. Unlike actual mobilehomes, section
798.73 explicitly permits parks to require RV removal upon sale.
In summary, the Ordinance’s protections do not extend to Ms. Valentine’s RV, which is neither a mobile home
nor occupied by a qualifying tenant. We remain committed to complying with all applicable laws and invite
further discussion if the City believes additional facts warrant a different conclusion. Attached is the 2018-2019
DMV registration card for the RV that we had in the file as well as Ms. Valentine’s purchase agreement.
Thank you.
Jason Dilday
949-891-1627
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 18, 2025 6:25 PM
To: Sadie Symens <ssymens@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>
Subject: Re: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie
Yes we received it. We disagree for numerous reasons. Jason will respond to you tomorrow. I’ll also reforward
you my email to the other tenant you were on so you have it. In my opinion this is the same scenario, however
Jason will provide a much more robust response.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
696
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jun 18, 2025, at 6:20 PM, Symens, Sadie <ssymens@slocity.org> wrote:
Hello Mr. Davies,
The last I received from you was an email on June 10th saying you would get back to me, but I do not
believe you have done so until today. I apologize if I missed an email. Does South Peak have a
response to the arguments I set forth in the letter from May 30th? I have attached it again here. I will
also note that South Peak has referred to the mobile home as such in at least two documents, including
the lease agreement and the Information for Prospective Homeowners dated May 1, 2025. Absent
information from South Peak that this structure is not subject to the Mobile Home Park Rent
Stabilization Ordinance (beyond the stated assertion that the structure is a recreational vehicle, which,
for the reasons set forth in my letter, is not determinative), the City intends to pursue enforcement as
stated below.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 18, 2025 6:11 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
697
Did you receive my prior email? You never responded. This is an RV as well.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, June 18, 2025 6:05 PM
To: Matt Davies <matt@harmonycom.com>
Cc: Melissa Lawley <melissa@harmonycom.com>; eharris@crla.org
Subject: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Importance: High
Hello Mr. Davies,
I sent the below message to Judy Tsai earlier today and was informed that she is no longer
representing South Peak in this matter. Please see the below, and please let me know if South Peak
has retained alternate legal counsel.
The City reiterates its invitation to discuss this matter and/or Ms. Valentine’s specific situation and
otherwise appreciates your anticipated cooperation.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
698
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Symens, Sadie
Sent: Wednesday, June 18, 2025 3:39 PM
To: Judy Tsai <judy@judytsai.com>; Evan Harris <eharris@crla.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Ms. Tsai,
It has been two weeks since your last email, so I am following up. Please confirm by June 25, 2025,
that South Peak has rescinded the unlawful rental amount for Space A28 as reflected in the
Information for Prospective Homeowners document dated May 1, 2025, and that all statements
of space rent for Space A28 and similarly situated spaces are compliant with SLO Municipal
Code 5.44.060(C).
Should South Peak fail to do so, the City will proceed with enforcement of its municipal code, including
but not limited to issuance of Notices of Violation (for each unlawful increase), Administrative Citations
(for each unlawful increase), escalating and daily accruing fines (for each unlawful increase), and/or
civil action for collection of unpaid fines and injunctive relief.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
699
From: Judy Tsai <judy@judytsai.com>
Sent: Tuesday, June 3, 2025 3:56 PM
To: Evan Harris <eharris@crla.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
This will be reviewed and no, the City’s letter is not dispositive on the issue. This is an RV, and not
necessarily covered. The City is stretching to make that definition “fit” into the ordinance. But again, I only
received the letter on Friday, and have just returned from court in Fresno so that is my preliminary
assessment.
From: Evan Harris <eharris@crla.org>
Sent: Tuesday, June 3, 2025 3:44 PM
To: Judy Tsai <judy@judytsai.com>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: Re: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Hi Judy,
I’m following up on the City’s letter regarding the proposed 108% rent increase for Space A28 at
South Peak Mobile Home Park.
As the City made clear, such an increase would violate the San Luis Obispo Mobile Home Park
Rent Stabilization Ordinance. I trust Harmony Communities will therefore withdraw the proposed
increase and instead apply the lawful 10% cap permitted under SLOMC § 5.44.060(C).
To avoid any further confusion or delay in the sale process, I’d appreciate it if you could confirm in
writing that Harmony is no longer pursuing the 108% increase and provide an updated notice
reflecting the correct space rent.
Please let me know your client’s position as soon as possible so we can move forward
appropriately.
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
<image007.png>
eharris@crla.org
<image008.png>
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Friday, May 30, 2025 3:35 PM
To: judy@judytsai.com <judy@judytsai.com>
Cc: Evan Harris <eharris@crla.org>
700
Subject: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
To Judy Tsai as Counsel for Harmony Properties/South Peak Mobile Home Park,
Please find attached a letter regarding reported potential violations of the San Luis Obispo Mobile
Home Park Rent Stabilization Ordinance by South Peak Mobile Home Park.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
<Letter to South Peak Mobile Home Park 053025.pdf>
1
From:Nick Pardo <
Sent:Monday, June 23, 2025 4:48 PM
To:CityClerk
Cc:Tway, Timothea (Timmi); City_Attorney
Subject:Re: cc Pardo - Petition to Amend San Luis Obispo Municipal Code Title 5, Chapter 5.44
Attachments:Petition to revise Municipal Code 5.44.pdf
Dear Mayor Stewart, City Council Members, City Attorney, and City Clerk,
In April of this year, I submitted the attached petition regarding a conflict between our mobilehome rent control
ordinance and state law (attached for context).
I am writing to follow up, as I believe state law may have already resolved this matter. The exemption in our city's
ordinance, Section 5.44.030(E), was required by a former state law (CA Civil Code § 798.17) that has since been
repealed by AB 2782. Because of this, our local exemption may no longer be legally valid.
To clarify this for everyone, I believe it would be worthwhile for the City Attorney to weigh in on this. If the city's
exemption is indeed unenforceable, simply removing the defunct section from the ordinance would eliminate
significant confusion for both residents and park owners.
Thank you for your continued consideration of this important issue.
Sincerely,
Nick Pardo
On Mon, Apr 14, 2025 at 4:08 PM CityClerk <CityClerk@slocity.org> wrote:
BCC: Council All
Nick Pardo,
Thank you for taking the time to contact City Council on this topic. This is a policy related issue for the City Council’s
consideration and your message has been provided directly to them. By copy on this email, it is also being shared
with staff in our City Attorney’s Office and Community Development Department for their awareness.
2
City Clerk’s Office
City Administration
City Clerk's Office
990 Palm Street, San Luis Obispo, CA 93401-3218
From: Nick Pardo <
Sent: Monday, April 14, 2025 3:17 PM
To: E-mail Council Website <emailcouncil@slocity.org>
Subject: Petition to Amend San Luis Obispo Municipal Code Title 5, Chapter 5.44
This message is from an External Source. Use caution when deciding to open attachments, click links, or respond.
Dear Mayor Stewart and City Council Members,
Please find attached a formal petition to amend San Luis Obispo Municipal Code Title 5 Chapter 5.44, which
pertains to rent control within the city, specifically as it relates to mobilehome park tenancies.
The attached letter details how the current application of Section 5.44.030(E) creates an inequity for
mobilehome owners and conflicts with current California state law, specifically Assembly Bill 2782 (2020),
which amended California Civil Code Section 798.17.
I urge the City Council to consider this petition and take swift action to amend the ordinance. Thank you for
your time and consideration of this important matter.
Sincerely,
Nick Pardo
Nick Pardo
1255 Orcutt Road SPC B1
San Luis Obispo, CA 93401
April 14, 2025
Honorable Mayor Erica A. Stewart and City Council Members
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
Subject: Petition to Amend San Luis Obispo Municipal Code Title 5, Chapter 5.44 Regarding Rent Control in
Mobilehome Parks
Dear Mayor Stewart and City Council Members,
I am writing to petition for an amendment to San Luis Obispo Municipal Code Title 5 Chapter 5.44, which pertains
to rent control within the city, speciflcally as it relates to mobilehome park tenancies.
The current application of Chapter 5.44.030(E) creates a severe inequity for mobilehome owners in San Luis
Obispo and necessitates immediate corrective action. The ordinance's exemption from rent control for 'tenancies
covered by leases or contracts which provide for a tenancy of more than a year' confiicts with current California
state law, causing signiflcant flnancial hardship and inequity for residents.
Assembly Bill 2782 (2020) amended California Civil Code Section 798.17. This amendment removed the automatic
exemption from local rent stabilization ordinances for long-term leases signed on or after February 13, 2020
(effective January 1, 2021) and also removed the exemption for leases signed before February 13, 2020 (Effective
January 2025). This legislative change affirms that local rent control ordinances should take precedence over
confiicting terms in these leases.
There is a signiflcant loophole within the Mobilehome Residency Law (MRL) that allows park owners to exploit the
vulnerability of individuals purchasing a home within the park. The MRL deflnes a "homeowner" as "a person who
has a tenancy in a mobilehome park under a rental agreement" [§798.9]. This deflnition leaves buyers in a
precarious position, as they do not yet qualify as "homeowners" until they sign the park's required lease. Park
owners can leverage this gap in protection to force buyers into accepting unfavorable long-term lease agreements
as a condition of residency approval, effectively circumventing the intent of the MRL to protect homeowners.
Mobilehome owners, often facing limited housing options, are frequently compelled to accept "take it or leave it"
long-term leases that impose rent increases far exceeding the protections afforded by Municipal Code Section
5.44.
The consequences of these issues can be flnancially crippling. To illustrate the potential for harm, consider the
following 20-year rent increase projections, calculated using historical Consumer Price Index (CPI) data from 2004
to 2024, and comparing San Luis Obispo city and county’s rent control scenarios to an actual long-term lease
offered by a San Luis Obispo mobilehome park. For these simulations, we will assume a starting monthly space
rent of $1000 (typical starting rent in 2025):
• Scenario 1: SLO City Rent Control - Section 5.44 (CPI with a 5% annual cap):
o Ending Monthly Rent: $1666.91
o Total Rent Paid: $314,378.88
• Scenario 2: SLO County Rent Control - Title 25 (60% of CPI):
o Ending Monthly Rent: $1385.01
o Total Rent Paid: $281,702.28
• Scenario 3: Actual Offered 20-Year Lease (CPI + 2% with a 3.9% minimum and 9% annual cap):
o Ending Monthly Rent: $2624.52
o Total Rent Paid: $402,801.00
The data clearly demonstrates that even under recent CPI conditions, long-term leases lead to a dramatic
escalation of housing costs. Residents who have no viable alternative but to sign these leases face signiflcant long
term flnancial impact, jeopardizing their housing stability and overall well-being. The signiflcant difference in both
total rent paid and the flnal monthly rent underscores the urgent need for reform. Over 20 years, a typical long -term
lease in this scenario would result in residents paying $88,422.12 more than under the cities actual rent control
ordinance, with a flnal monthly rent that is 57.4% higher. This is the flrst opportunity under the current ordinance,
for residents to gain the beneflt of San Luis Obispo's rent control provisions. By this time, the damage is done.
Crucially, the fundamental problem lies in the transfer of authority over rent increases from local government to
private corporations. San Luis Obispo's existing rent control ordinance in Chapter 5.44 refiects a balance between
ensuring fair returns for property owners and protecting residents from excessive rent hikes. This balance is
achieved through local oversight and a structure that is publicly accountable. In contrast, long -term leases
empower park owners, whose primary motivation is proflt maximization, to unilaterally determine rent increases,
often with formulas that far outpace the ability of residents on flxed incomes to keep pace.
Furthermore, these long-term leases frequently include provisions that go beyond traditional rent increases. Park
owners may pass through the costs of capital improvements or replacements to residents, often with an added
interest factor. This means residents are not only paying for the improvements but also flnancing them at a rate
determined by the park owner, further infiating their housing costs. While the scenarios presented illustrate
potential flnancial harm, the core issue is about local control. The allowable rent increases and any additional
charges should be determined by the City of San Luis Obispo, as it is for those under short-term leases under
Chapter 5.44, and not by private entities. It is not necessarily that the flnal rent under Scenario 1 is the only
acceptable outcome, but that the mechanism for determining fair and reasonable rent increases and related
charges should reside with the city, ensuring a more equitable and sustainable outcome for residents.
To align the city ordinance with current state law, I propose the following amendment to San Luis Obispo Municipal
Code Title 5, Chapter 5.44.030(E):
• Proposed Amendment: removal of Chapter 5.44.030(E).
This amendment aligns with Assembly Bill 2782 and Civil Code 798.17, ensuring that all mobilehome park
residents are afforded the protections of the city's rent control ordinance, preventing the exploitation of residents
through mandatory, long-term leases and addressing the vulnerability of new homeowners during the purchase
process.
I urge the City Council to take swift action on this critical issue. Thank you for your time and consideration.
Sincerely,
Nick Pardo
704
From:Code Enforcement
Sent:Monday, June 30, 2025 8:21 AM
To:Salem, Rami
Cc:Mezzapesa, John; Symens, Sadie
Subject:FW: South Peak MHP #
This was in our Code Email.
Thank you,
Steve Sheats
Code Enforcement Officer
Interim Code Enforcement Supervisor
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3218 E ssheats@slocity.org T 805.783.7841 slocity.org
Stay connected with the City by signing up for e-noƟficaƟons
-----Original Message-----
From: <
Sent: Wednesday, June 25, 2025 2:34 PM
To: code@slocity.org.
Subject: South Peak MHP #
I was informed that you have successfully dealt with Harmony Communi Ɵes, the owner representaƟves of South Peak Mobile
Home Park in San Luis Obispo, CA. They have threatened a 40% increase in land leases if one sells their unit. These issues make it
impossible to sell our units.
Thank you so much for your correcƟon of this travesty for us residents @ South Peak.
#
Sent from my iPhone
705
From:Symens, Sadie
Sent:Friday, June 27, 2025 5:05 PM
To:Matt Davies; Jason Dilday
Subject:RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Hello,
1. I am referring to the unit as a mobilehome because it is a mobilehome under the San Luis Obispo Mobile
Home Rent Stabilization Ordinance, for the reasons I have previously stated.
2. The phrase “In the event of change of ownership resulting from vacation of the space, then the space rent may
be adjusted to fair market rent in the community” in SLOMC 5.44.060 refers to the occasion in which the
mobilehome is removed from the space, the space is vacant (vacation of the space), and the new unit that
moves into the space is owned by a new owner. The change in ownership relevant here is described in this
part of that section: “The maximum monthly space rent of a tenant may be increased by the owner when there
is a change of ownership affecting a mobile home. However, such increase shall not exceed ten percent of the
then existing space rent and may not be relied upon any more often than once in any thirty-six-month period as
the basis to increase rent.” Again, if I am wrong that the mobilehome is remaining in Space A28, please
correct me.
3. The City’s position has been consistent on this point since May 30th. Ms. Valentine has rights afforded to
tenants under the SLO MHPRSO.
Since the City’s position has remained consistent and, I hope, clear since May 30th, I am open to continuing this
conversation in a meeting rather than continued email exchanges. If you wish to schedule that, please let me know.
Otherwise, I will defer to the director’s review process currently in motion.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
706
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, June 26, 2025 3:58 PM
To: Symens, Sadie <ssymens@slocity.org>; Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hi Sadie,
Still not following.
1) You keep referring to this as a mobile home when you have seen incontrovertible evidence this is a park model
RV. This is not semantics. Why do you refer to the RV as a Mobilehome?
2) There would never be a change of ownership if the unit was removed from the space. That sentence makes zero
sense based on your interpretation. It is impossible to have a change of ownership if the unit is removed. The
ordinance as drafted is clear. There is a “vacation”. Do you not see a “vacation”? Is she not trying to facilitate a
change in ownership?
3) The legislative intent language includes reference to “tenants.” Is she a tenant or isn’t she?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, June 26, 2025 3:34 PM
To: Matt Davies <matt@harmonycom.com>; Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello,
I see that you have already submitted your request for director’s review. However, I will still respond to your question.
It is my understanding that the mobilehome is staying in space A28; please correct me if I am wrong about that. If the
mobilehome is remaining in place, I do not believe the portion you have highlighted is applicable to this situation.
“Vacation of space” refers to the mobile home vacating the space. Ms. Valentine’s right to occupy has apparently been
terminated, but she is permitted to “conduct on onsite sale of Defendant’s mobilehome in accordance with the
Mobilehome Residency Law to a park approved buyer to and through November 30 th, 2025.” I would direct you again
to the legislative intent of the MHPRSO which states, as a reason for the limitation of space rent increase upon sale,
that “tenants in mobile home parks desiring to sell their mobile homes may have difficulty finding buyers because,
upon a change of ownership, the park is able to rent without regard to the city’s mobile home rent stabilization
ordinance.” The City Council would not have included this statement of intent if the Ordinance did not attempt to
address that stated harm. The harm caused upon Ms. Valentine by Harmony Communities’ unlawful space rent
increase is the type of harm the City Council attempted to mitigate by enacting 5.44.060(C).
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
707
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 25, 2025 8:26 AM
To: Symens, Sadie <ssymens@slocity.org>; Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie,
I would like to call your attention to 5.44.060 C. I believe our disagreement related to RV’s to be a moot point. The 10%
change of ownership limitation is of no effect when the change of ownership results from a “vacation of the space”(see
below). Attached is an email from Valentine’s attorney confirming she vacated the unit in early June. She was then paid
$2,000 in exchange for vacating the unit. She and her attorney bargained for this agreement and cannot now change their
position as to what they legally agreed to. Please review and advise at your convenience.
C. The maximum monthly space rent of a tenant may be increased by the owner when there is a change of
ownership affecting a mobile home. However, such increase shall not exceed ten percent of the then
existing space rent and may not be relied upon any more often than once in any thirty-six-month period as
the basis to increase rent. In the event of change of ownership resulting from subletting of the mobile home
space as may be allowed by state law, should such become state law, then upon any such subletting the
space rent may be increased up to ten percent of the then existing space rent. In the event of change of
ownership resulting from vacation of the space, then the space rent may be adjusted to fair market rent in
the community. Nothing in this paragraph shall preclude an adjustment as may otherwise be provided for in
this chapter.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
708
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Tuesday, June 24, 2025 5:01 PM
To: Matt Davies <matt@harmonycom.com>; Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello,
I apologize that the director’s review document was not enclosed. I have included it here.
The City provided the basis for enforcement on May 30, 2025. Additionally, Harmony Communities has recognized the
unit as a mobilehome consistently throughout Ms. Valentine’s tenancy and as recently as May 1, 2025, including the
rental agreement, the unlawful detainer action and settlement, and the Information for Prospective Homeowners
document. The Mobile Home Park Rent Stabilization Ordinance is not as narrowly applicable as Harmony
Communities appears to believe. Further, Ms. Valentine was entitled to occupy the mobilehome under her lease until
her tenancy was terminated, and the unlawful detainer action has no effect on the applicability of SLOMC 5.44.060(C),
which prohibits increases in excess of 10% upon change in ownership; that is, the protection contemplated by that
section is as to the space (for continuity of affordability) and not to the existing/former resident. SLOMC 5.44.010(E)
clarifies the legislative intent. Again, please refer to my letter dated May 30, 2025, attached again here. The
applicability of H&S 18009.3 and 18010 on a mobilehome unit that has been in place as a primary residence since,
according to the records you have provided, at least 2018 is unclear to me, so I cannot respond to that particular
argument.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, June 24, 2025 3:41 PM
709
To: Symens, Sadie <ssymens@slocity.org>; Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie,
That’s unfortunate. Your characterization of our characterization is inaccurate. We don’t characterize it in any
manner. It’s not up to us. We simply follow state law. State law defines what an RV is. See H&S 18009.3 and 18010. A
park model is a type of RV.
https://www.aamva.org/policy/policy-positions/recreational-park-
trailer#:~:text=A%20park%20model%20recreational%20vehicle,feet%20in%20the%20setup%20mode .
https://www.gorving.com/explore-rvs/park-model-
rvs#:~:text=The%20Seasonal%20RV,the%20possible%20features%20and%20amenities .
https://www.championhomes.com/our-homes/park-model-
rv#:~:text=What%20is%20a%20Park%20Model,U.S.%20and%20most%20Canadian%20provinces.\
It seems that you are having an issue based on what you see visually. The above links will help you understand that this is
indeed an Rvand will give you more insight on the product type. It still has its wheels and axels attached, and the hitch is
located underneath the unit.
The NOV does not have an enclosure. Please email me the enclosure and we will file with the director.
Further, please respond to the points made in Jason’s email so we may understand the city’s position related to
recreational vehicles and tenancies.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Tuesday, June 24, 2025 3:28 PM
To: Matt Davies <matt@harmonycom.com>; Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello,
Thank you for confirming receipt of the notice of violation. We do not intend to rescind the Notice. Information on
requesting a director’s review is on page 2 of the Notice of Violation.
So that I am clear, can you confirm that the unit Harmony Communities is characterizing as an RV is the unit depicted
in the photo attached?
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
710
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, June 24, 2025 3:03 PM
To: Symens, Sadie <ssymens@slocity.org>; Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie,
Please see the attached registration for the 23/24 year. Since this is an RV(vehicle), you only get one pink slip on
purchase. It is attached. The DMV issued a new pink slip to Valentine after she purchased it. The attached was also
posted on the door of her unit today. Please advise if you will be rescinding in light of Jason’s email. Otherwise, we
dispute the violation and request a hearing. Please advise as to the process to dispute this violation.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Tuesday, June 24, 2025 1:57 PM
To: Jason Dilday <jason@harmonycom.com>
Cc: Matt Davies <matt@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello,
Thank you for that information. Could you please provide registration and title for the year you sold the unit to Linda
Valentine? The one you attached was from 2018.
Thank you,
711
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Jason Dilday <jason@harmonycom.com>
Sent: Thursday, June 19, 2025 3:25 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Matt Davies <matt@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Ms. Symens,
As Matt mentioned and explained more fully below, we disagree that the San Luis Obispo Mobile Home Park
Rent Stabilization Ordinance (the “Ordinance”) applies to Ms. Valentine’s RV at Space A28.
The Ordinance’s protections apply to “mobile homes,” a term undefined in the text but clearly tied to structures
with “high cost and impracticability of moving” and “requirements relating to installation” (SLOMC §5.44.010).
Ms. Valentine’s RV, as a vehicle registered with the DMV and designed for mobility, does not meet these criteria.
Unlike mobile homes, which are structures registered with HCD, RVs are built for easy relocation and lack the
burdens of cost, damage, or site preparation that the Ordinance addresses. The Ordinance’s focus on these
unique challenges does not extend to RVs.
Even if the RV were considered a mobile home, Ms. Valentine does not qualify as a “tenant” under SLOMC
§5.44.020(D), which defines a “tenant” as “any person entitled to occupy a mobile home within a mobile home
park pursuant to ownership of the mobile home or under a rental or lease agreement with the owner of the
mobile home.” The RV is required to remain vacant until sold, meaning Ms. Valentine is not currently “entitled to
occupy” it, as the Ordinance requires for tenant status.
The Ordinance does not incorporate Cal. Civ. Code §798.3(b), which extends certain Mobilehome Residency
Law (MRL) protections to RVs meeting specific occupancy criteria. Enacted after the Ordinance’s last
712
amendment in 1988 (Ord. 1117), §798.3(b) is irrelevant unless explicitly adopted, which the Ordinance does not
do. The City cannot retroactively apply a modern state law definition to a 1988 ordinance without legislative
action. Using the MRL’s 1988 definition undermines the City’s position:
Mobilehome is a structure designed for human habitation and for being moved on a street or
highway under permit pursuant to Section 35790 of the Vehicle Code. Mobilehome includes a
manufactured home, as defined in Section 18007 of the Health and Safety Code, and a
mobilehome, as defined in Section 18008 of the Health and Safety Code, but does not include a
recreational vehicle, as defined in Section 799.24 of this code and Section 18010 of the Health
and Safety Code or a commercial coach as defined in Section 18001.8 of the Health and Safety
Code.
Moreover, under the MRL, an RV is not a mobilehome. While §798.3(b) may grant RV tenants certain protections
after nine months of occupancy, it does not classify RVs as mobilehomes. Unlike actual mobilehomes, section
798.73 explicitly permits parks to require RV removal upon sale.
In summary, the Ordinance’s protections do not extend to Ms. Valentine’s RV, which is neither a mobile home
nor occupied by a qualifying tenant. We remain committed to complying with all applicable laws and invite
further discussion if the City believes additional facts warrant a different conclusion. Attached is the 2018-2019
DMV registration card for the RV that we had in the file as well as Ms. Valentine’s purchase agreement.
Thank you.
Jason Dilday
949-891-1627
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 18, 2025 6:25 PM
To: Sadie Symens <ssymens@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>
Subject: Re: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie
Yes we received it. We disagree for numerous reasons. Jason will respond to you tomorrow. I’ll also reforward
you my email to the other tenant you were on so you have it. In my opinion this is the same scenario, however
Jason will provide a much more robust response.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jun 18, 2025, at 6:20 PM, Symens, Sadie <ssymens@slocity.org> wrote:
713
Hello Mr. Davies,
The last I received from you was an email on June 10th saying you would get back to me, but I do not
believe you have done so until today. I apologize if I missed an email. Does South Peak have a
response to the arguments I set forth in the letter from May 30th? I have attached it again here. I will
also note that South Peak has referred to the mobile home as such in at least two documents, including
the lease agreement and the Information for Prospective Homeowners dated May 1, 2025. Absent
information from South Peak that this structure is not subject to the Mobile Home Park Rent
Stabilization Ordinance (beyond the stated assertion that the structure is a recreational vehicle, which,
for the reasons set forth in my letter, is not determinative), the City intends to pursue enforcement as
stated below.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
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you received this document through inadvertent error and any further review, dissemination,
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YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 18, 2025 6:11 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Did you receive my prior email? You never responded. This is an RV as well.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
714
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, June 18, 2025 6:05 PM
To: Matt Davies <matt@harmonycom.com>
Cc: Melissa Lawley <melissa@harmonycom.com>; eharris@crla.org
Subject: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Importance: High
Hello Mr. Davies,
I sent the below message to Judy Tsai earlier today and was informed that she is no longer
representing South Peak in this matter. Please see the below, and please let me know if South Peak
has retained alternate legal counsel.
The City reiterates its invitation to discuss this matter and/or Ms. Valentine’s specific situation and
otherwise appreciates your anticipated cooperation.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
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<image006.png>
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copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Symens, Sadie
Sent: Wednesday, June 18, 2025 3:39 PM
To: Judy Tsai <judy@judytsai.com>; Evan Harris <eharris@crla.org>
715
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Ms. Tsai,
It has been two weeks since your last email, so I am following up. Please confirm by June 25, 2025,
that South Peak has rescinded the unlawful rental amount for Space A28 as reflected in the
Information for Prospective Homeowners document dated May 1, 2025, and that all statements
of space rent for Space A28 and similarly situated spaces are compliant with SLO Municipal
Code 5.44.060(C).
Should South Peak fail to do so, the City will proceed with enforcement of its municipal code, including
but not limited to issuance of Notices of Violation (for each unlawful increase), Administrative Citations
(for each unlawful increase), escalating and daily accruing fines (for each unlawful increase), and/or
civil action for collection of unpaid fines and injunctive relief.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
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named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
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YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Judy Tsai <judy@judytsai.com>
Sent: Tuesday, June 3, 2025 3:56 PM
To: Evan Harris <eharris@crla.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
716
This will be reviewed and no, the City’s letter is not dispositive on the issue. This is an RV, and not
necessarily covered. The City is stretching to make that definition “fit” into the ordinance. But again, I only
received the letter on Friday, and have just returned from court in Fresno so that is my preliminary
assessment.
From: Evan Harris <eharris@crla.org>
Sent: Tuesday, June 3, 2025 3:44 PM
To: Judy Tsai <judy@judytsai.com>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: Re: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Hi Judy,
I’m following up on the City’s letter regarding the proposed 108% rent increase for Space A28 at
South Peak Mobile Home Park.
As the City made clear, such an increase would violate the San Luis Obispo Mobile Home Park
Rent Stabilization Ordinance. I trust Harmony Communities will therefore withdraw the proposed
increase and instead apply the lawful 10% cap permitted under SLOMC § 5.44.060(C).
To avoid any further confusion or delay in the sale process, I’d appreciate it if you could confirm in
writing that Harmony is no longer pursuing the 108% increase and provide an updated notice
reflecting the correct space rent.
Please let me know your client’s position as soon as possible so we can move forward
appropriately.
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
<image007.png>
eharris@crla.org
<image008.png>
(805) 544-7994
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communication in error, please notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Friday, May 30, 2025 3:35 PM
To: judy@judytsai.com <judy@judytsai.com>
Cc: Evan Harris <eharris@crla.org>
Subject: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
To Judy Tsai as Counsel for Harmony Properties/South Peak Mobile Home Park,
717
Please find attached a letter regarding reported potential violations of the San Luis Obispo Mobile
Home Park Rent Stabilization Ordinance by South Peak Mobile Home Park.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
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<image003.png>
<image004.png>
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<image006.png>
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copies of this email with publicly accessible records. If you are not the designated addressee
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you received this document through inadvertent error and any further review, dissemination,
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YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
<Letter to South Peak Mobile Home Park 053025.pdf>
718
From:Symens, Sadie
Sent:Friday, June 27, 2025 11:32 AM
To:Sherry Enns
Subject:RE: South Peak MHP, # , San Luis Obispo, CA
Hello,
I have been made aware that you contacted the City’s Code Enforcement staff about this issue. As I stated in my
email dated June 10th, if your home is a mobilehome subject to the Mobile Home Park Rent Stabilization Ordinance
and that the Park has violated that ordinance, please send that information to me. As a reminder, the City cannot
represent you in an action against your landlord. You may want to consider contacting CRLA.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
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The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From:
Sent: Wednesday, June 11, 2025 8:40 AM
To: Symens, Sadie <ssymens@slocity.org>
Subject: Re: South Peak MHP, # , San Luis Obispo, CA
Thank you.
Sent from my iPhone
On Jun 10, 2025, at 1:43 PM, Symens, Sadie <ssymens@slocity.org> wrote:
719
Hello
The City Attorney’s office cannot represent you in a dispute with the mobile home park owner, but if you
or your attorney believe that you are protected by the Mobile Home Park Rent Stabilization Ordinance
(which you can view online here), and that the mobile home park owner is unlawfully increasing your
space rent, you may provide that information to our office. Our office may investigate the park for
violations of the City’s municipal code.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
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copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From:
Sent: Tuesday, June 10, 2025 11:36 AM
To: Symens, Sadie <ssymens@slocity.org>
Subject: Fwd: South Peak MHP, # , San Luis Obispo, CA
Sent from my iPhone
Begin forwarded message:
From:
Date: June 10, 2025 at 11:15:05 AM PDT
To:
Subject: Fwd: South Peak MHP, # , San Luis Obispo, CA
I have emailed Deputy District Attorney
Sent from my iPhone
720
Begin forwarded message:
From: Matt Davies <matt@harmonycom.com>
Date: June 10, 2025 at 9:24:52 AM PDT
To:
Cc: ssymens@slocity.org, Melissa Lawley
<melissa@harmonycom.com>
Subject: RE: South Peak MHP, # , San Luis Obispo, CA
Okay we’ll not be selling then. We like South Peak and intend to stay
at Space .
You live in a recreational vehicle and have no rights to sell said vehicle in
place under state law(see civil code 798). In light of our disagreement, we
will not be providing any documentation and you will need to have the RV
removed upon sale. Thank you in advance for your cooperation.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Melissa Lawley <melissa@harmonycom.com>
Sent: Tuesday, June 10, 2025 8:46 AM
Please see below
Thank you,
Melissa Lawley
Senior Regional Manager
<image007.jpg>
6653 Embarcadero Drive, Ste. C
Stockton, CA 95219
Direct: (209) 438-7242
Main: (209) 932-8747
Fax: (209) 451-1297
Melissa@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Tuesday, June 10, 2025 7:38 AM
To: Sherry Enns < ; Melissa Lawley
721
<melissa@harmonycom.com>
Subject: RE: South Peak MHP, # , San Luis Obispo, CA
Hello Sherry,
Thank you for reaching out. Please feel free to forward to our office any
rent increases in violation of the San Luis Obispo Municipal Home Park
Rent Stabilization Ordinance.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
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for the CONFIDENTIAL use of the designated addressee named
above. The information transmitted is subject to the attorney-client
privilege and/or represents confidential attorney work
product. Recipients should not file copies of this email with publicly
accessible records. If you are not the designated addressee named
above or the authorized agent responsible for delivering it to the
designated addressee, you received this document through
inadvertent error and any further review, dissemination, distribution
or copying of this communication by you or anyone else is strictly
prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR,
PLEASE NOTIFY US IMMEDIATELY BY TELEPHONING THE SENDER
NAMED ABOVE AT (805) 781-7140. Thank you.
From: Sherry Enns <
Sent: Monday, June 9, 2025 6:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Melissa Lawley
<melissa@harmonycom.com>
Subject: South Peak MHP, # , San Luis Obispo, CA
When we do get a buyer, please put the new land lease amount in
writing so we can mail a copy to
the City of SLO, District Attorney, Christine Dietrick who is
examining the case for land lease price gouging.
990 Palm St
722
San Luis Obispo, CA 93401
Thank you,
Sherry Enns
Norman Enns
Sent from my iPhone
723
From:Mariah Thompson <mthompson@crla.org>
Sent:Thursday, June 26, 2025 5:26 PM
To:Patsy Van Dyke; Symens, Sadie
Subject:Re: [EXTERNAL] RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance - South Peak/Valentine
Ms. Symens,
I came across this article today that you may be interested in. https://sanjosespotlight.com/san-jose-tightens-
mobile-home-park-rent-control-policy/
It demonstrates that a good approach to this debate is to amend RSOs to clearly include RVs in MHPs.
Cheers,
Mariah
Mariah Thompson she/her/ella | Senior Litigator
California Rural Legal Assistance, Inc.
mthompson@crla.org
(559) 441-8721
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Patsy Van Dyke <pvandyke@crla.org>
Sent: Thursday, June 26, 2025 1:48:50 PM
To: Symens, Sadie <ssymens@slocity.org>; Mariah Thompson <mthompson@crla.org>
Subject: Re: [EXTERNAL] RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance -
South Peak/Valentine
Dear Ms. Symens:
Unfortunately, it appears that we do not have a complete copy of the Park Rules for South Peak-- only the odd
numbered pages. I will work on getting a complete copy.
Thanks,
Patsy Van Dyke | Senior Litigator
California Rural Legal Assistance, Inc.
pvandyke@crla.org
(831) 757-5221
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
724
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, June 25, 2025 5:37 PM
To: Mariah Thompson <mthompson@crla.org>
Cc: Patsy Van Dyke <pvandyke@crla.org>
Subject: RE: [EXTERNAL] RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance -
South Peak/Valentine
Hello,
Thank you for that additional information and for your continued assistance. By way of update, the City has issued a
Notice of Violation against the property owner, requiring them to present an updated Information for Prospective
Homeowners document which reflects a space rent in lawful compliance with the Mobile Home Park Rent Stabilization
Ordinance. The owners have 5 days to request a director’s review. If they do not, or if the director upholds the NOV,
the City may begin to issue administrative citations, including daily accruing citations for each day the Park remains in
violation. The park owner may appeal an administrative citation within 10 days of issuance, to either a hearing officer
or Administrative Review Board.
Evan sent over the South Peak Park rules, but it looks like the even-numbered pages are missing; would either of you
be able to send me the complete Rules?
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Mariah Thompson <mthompson@crla.org>
Sent: Tuesday, June 24, 2025 1:47 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Patsy Van Dyke <pvandyke@crla.org>
725
Subject: Re: [EXTERNAL] RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance -
South Peak/Valentine
I have not been to the park and our local attorney on this case, Evan, is currently out of office. But that looks like a
park model unit and has the same address so I don't see any reason that wouldn't be the correct unit.
Attached is the title search for the unit. I have sent additional questions to the registration/titling department because of
discrepancies between the title and the sales contract. I am specifically asking HCD whether titling should currently be
going through HCD or DMV. I am wondering if Harmony failed to follow the appropriate process when it acquired the
unit and then sold the unit. It looks like the unit HCD registration has not been updated in a long time and was never
updated with CA MHP Investors 3, LLC (Bruce Davies/Harmony company) as the legal owner. Notably, Harmony also
did not produce to you a recent registration-- they produced a DMV registration from 2018. If I were you, I would ask
Harmony for the registration and title for the year that they sold the unit to CRLA's client.
Mariah Thompson she/her/ella | Senior Litigator
California Rural Legal Assistance, Inc.
mthompson@crla.org
(559) 441-8721
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Tuesday, June 24, 2025 11:04 AM
To: Mariah Thompson <mthompson@crla.org>
Cc: Patsy Van Dyke <pvandyke@crla.org>
Subject: Re: [EXTERNAL] RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance - South Peak/Valentine
Thank you. I drove by Space A28. Could you confirm that this is your client’s unit?
726
727
On Jun 24, 2025, at 9:54 AM, Mariah Thompson <mthompson@crla.org> wrote:
Good morning,
I can actually ask my contact at HCD's registration department about this. I will do this now. I would
think that it would have been but let me confirm.
Thanks,
Mariah Thompson she/her/ella | Senior Litigator
California Rural Legal Assistance, Inc.
<C2_signature_msg_60437b2c-1a55-4bd4-933f-6012a97256b3.png>
mthompson@crla.org
<C2_signature_phone_f1f87ccc-6c1e-43c4-9096-0c070108fb9e.png>
(559) 441-8721
728
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Patsy Van Dyke <pvandyke@crla.org>
Sent: Tuesday, June 24, 2025 10:52 AM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Mariah Thompson <mthompson@crla.org>
Subject: Re: [EXTERNAL] RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance - South Peak/Valentine
Not to our knowledge.
Patsy Van Dyke | Senior Litigator
California Rural Legal Assistance, Inc.
<Image.png>
pvandyke@crla.org
<Image.png>
(831) 757-5221
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Monday, June 23, 2025 5:26:07 PM
To: Patsy Van Dyke <pvandyke@crla.org>
Cc: Mariah Thompson <mthompson@crla.org>
Subject: [EXTERNAL] RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance - South Peak/Valentine
You don't often get email from ssymens@slocity.org. Learn why this is important
Hello,
Thank you for that additional information. Do you know if the unit has ever been registered with HCD? I
agree that the DMV registration is not determinative, but I just want to make sure I have all the
information. Thank you again.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
729
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named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
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YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
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From: Patsy Van Dyke <pvandyke@crla.org>
Sent: Friday, June 20, 2025 4:04 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Mariah Thompson <mthompson@crla.org>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance -
South Peak/Valentine
Dear Ms. Symens:
Thank you for following up on this matter. Evan Harris is on vacation, so I will be the point
person on the matter (with assistance from Mariah Thompson) until at least July 7, 2025.
With respect to Mr. Dilday's arguments about Ms. Valentine's home being a recreational
vehicle that is not subject to the City's Rent Stabilization Ordinance (RSO), I refer you to our earlier
submissions and communications. Moreover, the type of registration is not relevant for the
purpose of determining whether the RSO applies. It is not one of the criteria raised in the RSO.
Further, Mr. Dilday ignores that this unit is permanently installed, including the utility installation.
It is not "readily moved" simply attaching it to a pickup truck with a trailer hitch. It is undisputed
that this unit has been occupied as a permanent residence with the full knowledge and consent of
Harmony.
Indeed, this argument that Ms. Valentine's home is a recreational vehicle and not a
"mobilehome" is belied by the very documents Mr. Dilday relies upon to try to deny Ms.
Valentine's ownership and legal occupancy of the site. For example, the stipulation itself refers to
the unit as a "mobilehome" in multiple places, See, e.g. Paragraphs 2, 7, and 8. Paragraph 8 also
makes clear that Harmony will continue to collect rent for the space occupied by Ms. Valentine's
mobilehome through the time of sale. Thus, although the unit may be vacant, Ms. Valentine is the
owner of the mobilehome that legally occupies that space, and pursuant to which Harmony still
seeks to collect rent. Thus, any argument that she is not a "tenant" based on the stipulation is
unfounded. Mr. Dilday is manufacturing arguments after the fact out of thin air in a brazen attempt
to avoid application of the RSO.
730
The parties' course of conduct further confirms that the parties consider Ms. Valentine's unit to
be a mobilehome and not a recreational vehicle for purposes of the applicability of the RSO. For
example, Harmony required Ms. Valentine to sign a 30-year lease. A long-term lease would not
have been necessary if the unit was considered a recreational vehicle that was exempt from the
RSO. Further, the information sheet distributed by Harmony for prospective purchasers also
refers to the unit as a "home" as does the sales contract or home purchase agreement signed by
Ms. Valentine when she initially purchased the unit from Harmony.
Please contact me if you require any additional information. Thank you for your prompt
consideration of this matter.
Sincerely,
Patsy Van Dyke | Senior Litigator
California Rural Legal Assistance, Inc.
<image007.png>
pvandyke@crla.org
<image008.png>
(831) 757-5221
<image009.png>
3 Williams Road, Salinas, CA 93905
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NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any dissemination, distribu
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immediately.
743
From:Symens, Sadie
Sent:Thursday, June 26, 2025 3:34 PM
To:Matt Davies; Jason Dilday
Subject:RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Hello,
I see that you have already submitted your request for director’s review. However, I will still respond to your question.
It is my understanding that the mobilehome is staying in space A28; please correct me if I am wrong about that. If the
mobilehome is remaining in place, I do not believe the portion you have highlighted is applicable to this situation.
“Vacation of space” refers to the mobile home vacating the space. Ms. Valentine’s right to occupy has apparently been
terminated, but she is permitted to “conduct on onsite sale of Defendant’s mobilehome in accordance with the
Mobilehome Residency Law to a park approved buyer to and through November 30 th, 2025.” I would direct you again
to the legislative intent of the MHPRSO which states, as a reason for the limitation of space rent increase upon sale,
that “tenants in mobile home parks desiring to sell their mobile homes may have difficulty finding buyers because,
upon a change of ownership, the park is able to rent without regard to the city’s mobile home rent stabilization
ordinance.” The City Council would not have included this statement of intent if the Ordinance did not attempt to
address that stated harm. The harm caused upon Ms. Valentine by Harmony Communities’ unlawful space rent
increase is the type of harm the City Council attempted to mitigate by enacting 5.44.060(C).
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
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The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 25, 2025 8:26 AM
744
To: Symens, Sadie <ssymens@slocity.org>; Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie,
I would like to call your attention to 5.44.060 C. I believe our disagreement related to RV’s to be a moot point. The 10%
change of ownership limitation is of no effect when the change of ownership results from a “vacation of the space”(see
below). Attached is an email from Valentine’s attorney confirming she vacated the unit in early June. She was then paid
$2,000 in exchange for vacating the unit. She and her attorney bargained for this agreement and cannot now change their
position as to what they legally agreed to. Please review and advise at your convenience.
C. The maximum monthly space rent of a tenant may be increased by the owner when there is a change of
ownership affecting a mobile home. However, such increase shall not exceed ten percent of the then
existing space rent and may not be relied upon any more often than once in any thirty-six-month period as
the basis to increase rent. In the event of change of ownership resulting from subletting of the mobile home
space as may be allowed by state law, should such become state law, then upon any such subletting the
space rent may be increased up to ten percent of the then existing space rent. In the event of change of
ownership resulting from vacation of the space, then the space rent may be adjusted to fair market rent in
the community. Nothing in this paragraph shall preclude an adjustment as may otherwise be provided for in
this chapter.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Tuesday, June 24, 2025 5:01 PM
To: Matt Davies <matt@harmonycom.com>; Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello,
I apologize that the director’s review document was not enclosed. I have included it here.
The City provided the basis for enforcement on May 30, 2025. Additionally, Harmony Communities has recognized the
unit as a mobilehome consistently throughout Ms. Valentine’s tenancy and as recently as May 1, 2025, including the
rental agreement, the unlawful detainer action and settlement, and the Information for Prospective Homeowners
document. The Mobile Home Park Rent Stabilization Ordinance is not as narrowly applicable as Harmony
Communities appears to believe. Further, Ms. Valentine was entitled to occupy the mobilehome under her lease until
her tenancy was terminated, and the unlawful detainer action has no effect on the applicability of SLOMC 5.44.060(C),
which prohibits increases in excess of 10% upon change in ownership; that is, the protection contemplated by that
section is as to the space (for continuity of affordability) and not to the existing/former resident. SLOMC 5.44.010(E)
clarifies the legislative intent. Again, please refer to my letter dated May 30, 2025, attached again here. The
applicability of H&S 18009.3 and 18010 on a mobilehome unit that has been in place as a primary residence since,
according to the records you have provided, at least 2018 is unclear to me, so I cannot respond to that particular
argument.
Thank you,
745
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
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The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, June 24, 2025 3:41 PM
To: Symens, Sadie <ssymens@slocity.org>; Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie,
That’s unfortunate. Your characterization of our characterization is inaccurate. We don’t characterize it in any
manner. It’s not up to us. We simply follow state law. State law defines what an RV is. See H&S 18009.3 and 18010. A
park model is a type of RV.
https://www.aamva.org/policy/policy-positions/recreational-park-
trailer#:~:text=A%20park%20model%20recreational%20vehicle,feet%20in%20the%20setup%20mode .
https://www.gorving.com/explore-rvs/park-model-
rvs#:~:text=The%20Seasonal%20RV,the%20possible%20features%20and%20amenities .
https://www.championhomes.com/our-homes/park-model-
rv#:~:text=What%20is%20a%20Park%20Model,U.S.%20and%20most%20Canadian%20provinces.\
It seems that you are having an issue based on what you see visually. The above links will help you understand that this is
indeed an Rvand will give you more insight on the product type. It still has its wheels and axels attached, and the hitch is
located underneath the unit.
The NOV does not have an enclosure. Please email me the enclosure and we will file with the director.
Further, please respond to the points made in Jason’s email so we may understand the city’s position related to
recreational vehicles and tenancies.
746
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Tuesday, June 24, 2025 3:28 PM
To: Matt Davies <matt@harmonycom.com>; Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello,
Thank you for confirming receipt of the notice of violation. We do not intend to rescind the Notice. Information on
requesting a director’s review is on page 2 of the Notice of Violation.
So that I am clear, can you confirm that the unit Harmony Communities is characterizing as an RV is the unit depicted
in the photo attached?
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
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The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, June 24, 2025 3:03 PM
To: Symens, Sadie <ssymens@slocity.org>; Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
747
Hello Sadie,
Please see the attached registration for the 23/24 year. Since this is an RV(vehicle), you only get one pink slip on
purchase. It is attached. The DMV issued a new pink slip to Valentine after she purchased it. The attached was also
posted on the door of her unit today. Please advise if you will be rescinding in light of Jason’s email. Otherwise, we
dispute the violation and request a hearing. Please advise as to the process to dispute this violation.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Tuesday, June 24, 2025 1:57 PM
To: Jason Dilday <jason@harmonycom.com>
Cc: Matt Davies <matt@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello,
Thank you for that information. Could you please provide registration and title for the year you sold the unit to Linda
Valentine? The one you attached was from 2018.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
748
From: Jason Dilday <jason@harmonycom.com>
Sent: Thursday, June 19, 2025 3:25 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Matt Davies <matt@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Ms. Symens,
As Matt mentioned and explained more fully below, we disagree that the San Luis Obispo Mobile Home Park
Rent Stabilization Ordinance (the “Ordinance”) applies to Ms. Valentine’s RV at Space A28.
The Ordinance’s protections apply to “mobile homes,” a term undefined in the text but clearly tied to structures
with “high cost and impracticability of moving” and “requirements relating to installation” (SLOMC §5.44.010).
Ms. Valentine’s RV, as a vehicle registered with the DMV and designed for mobility, does not meet these criteria.
Unlike mobile homes, which are structures registered with HCD, RVs are built for easy relocation and lack the
burdens of cost, damage, or site preparation that the Ordinance addresses. The Ordinance’s focus on these
unique challenges does not extend to RVs.
Even if the RV were considered a mobile home, Ms. Valentine does not qualify as a “tenant” under SLOMC
§5.44.020(D), which defines a “tenant” as “any person entitled to occupy a mobile home within a mobile home
park pursuant to ownership of the mobile home or under a rental or lease agreement with the owner of the
mobile home.” The RV is required to remain vacant until sold, meaning Ms. Valentine is not currently “entitled to
occupy” it, as the Ordinance requires for tenant status.
The Ordinance does not incorporate Cal. Civ. Code §798.3(b), which extends certain Mobilehome Residency
Law (MRL) protections to RVs meeting specific occupancy criteria. Enacted after the Ordinance’s last
amendment in 1988 (Ord. 1117), §798.3(b) is irrelevant unless explicitly adopted, which the Ordinance does not
do. The City cannot retroactively apply a modern state law definition to a 1988 ordinance without legislative
action. Using the MRL’s 1988 definition undermines the City’s position:
Mobilehome is a structure designed for human habitation and for being moved on a street or
highway under permit pursuant to Section 35790 of the Vehicle Code. Mobilehome includes a
manufactured home, as defined in Section 18007 of the Health and Safety Code, and a
mobilehome, as defined in Section 18008 of the Health and Safety Code, but does not include a
recreational vehicle, as defined in Section 799.24 of this code and Section 18010 of the Health
and Safety Code or a commercial coach as defined in Section 18001.8 of the Health and Safety
Code.
Moreover, under the MRL, an RV is not a mobilehome. While §798.3(b) may grant RV tenants certain protections
after nine months of occupancy, it does not classify RVs as mobilehomes. Unlike actual mobilehomes, section
798.73 explicitly permits parks to require RV removal upon sale.
In summary, the Ordinance’s protections do not extend to Ms. Valentine’s RV, which is neither a mobile home
nor occupied by a qualifying tenant. We remain committed to complying with all applicable laws and invite
further discussion if the City believes additional facts warrant a different conclusion. Attached is the 2018-2019
DMV registration card for the RV that we had in the file as well as Ms. Valentine’s purchase agreement.
Thank you.
Jason Dilday
949-891-1627
749
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 18, 2025 6:25 PM
To: Sadie Symens <ssymens@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>
Subject: Re: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie
Yes we received it. We disagree for numerous reasons. Jason will respond to you tomorrow. I’ll also reforward
you my email to the other tenant you were on so you have it. In my opinion this is the same scenario, however
Jason will provide a much more robust response.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jun 18, 2025, at 6:20 PM, Symens, Sadie <ssymens@slocity.org> wrote:
Hello Mr. Davies,
The last I received from you was an email on June 10th saying you would get back to me, but I do not
believe you have done so until today. I apologize if I missed an email. Does South Peak have a
response to the arguments I set forth in the letter from May 30th? I have attached it again here. I will
also note that South Peak has referred to the mobile home as such in at least two documents, including
the lease agreement and the Information for Prospective Homeowners dated May 1, 2025. Absent
information from South Peak that this structure is not subject to the Mobile Home Park Rent
Stabilization Ordinance (beyond the stated assertion that the structure is a recreational vehicle, which,
for the reasons set forth in my letter, is not determinative), the City intends to pursue enforcement as
stated below.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
750
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
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copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
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YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 18, 2025 6:11 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Did you receive my prior email? You never responded. This is an RV as well.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, June 18, 2025 6:05 PM
To: Matt Davies <matt@harmonycom.com>
Cc: Melissa Lawley <melissa@harmonycom.com>; eharris@crla.org
Subject: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Importance: High
Hello Mr. Davies,
I sent the below message to Judy Tsai earlier today and was informed that she is no longer
representing South Peak in this matter. Please see the below, and please let me know if South Peak
has retained alternate legal counsel.
The City reiterates its invitation to discuss this matter and/or Ms. Valentine’s specific situation and
otherwise appreciates your anticipated cooperation.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
751
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
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copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
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YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Symens, Sadie
Sent: Wednesday, June 18, 2025 3:39 PM
To: Judy Tsai <judy@judytsai.com>; Evan Harris <eharris@crla.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Ms. Tsai,
It has been two weeks since your last email, so I am following up. Please confirm by June 25, 2025,
that South Peak has rescinded the unlawful rental amount for Space A28 as reflected in the
Information for Prospective Homeowners document dated May 1, 2025, and that all statements
of space rent for Space A28 and similarly situated spaces are compliant with SLO Municipal
Code 5.44.060(C).
Should South Peak fail to do so, the City will proceed with enforcement of its municipal code, including
but not limited to issuance of Notices of Violation (for each unlawful increase), Administrative Citations
(for each unlawful increase), escalating and daily accruing fines (for each unlawful increase), and/or
civil action for collection of unpaid fines and injunctive relief.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
752
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<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Judy Tsai <judy@judytsai.com>
Sent: Tuesday, June 3, 2025 3:56 PM
To: Evan Harris <eharris@crla.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
This will be reviewed and no, the City’s letter is not dispositive on the issue. This is an RV, and not
necessarily covered. The City is stretching to make that definition “fit” into the ordinance. But again, I only
received the letter on Friday, and have just returned from court in Fresno so that is my preliminary
assessment.
From: Evan Harris <eharris@crla.org>
Sent: Tuesday, June 3, 2025 3:44 PM
To: Judy Tsai <judy@judytsai.com>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: Re: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Hi Judy,
I’m following up on the City’s letter regarding the proposed 108% rent increase for Space A28 at
South Peak Mobile Home Park.
As the City made clear, such an increase would violate the San Luis Obispo Mobile Home Park
Rent Stabilization Ordinance. I trust Harmony Communities will therefore withdraw the proposed
increase and instead apply the lawful 10% cap permitted under SLOMC § 5.44.060(C).
To avoid any further confusion or delay in the sale process, I’d appreciate it if you could confirm in
writing that Harmony is no longer pursuing the 108% increase and provide an updated notice
reflecting the correct space rent.
753
Please let me know your client’s position as soon as possible so we can move forward
appropriately.
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
<image007.png>
eharris@crla.org
<image008.png>
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Friday, May 30, 2025 3:35 PM
To: judy@judytsai.com <judy@judytsai.com>
Cc: Evan Harris <eharris@crla.org>
Subject: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
To Judy Tsai as Counsel for Harmony Properties/South Peak Mobile Home Park,
Please find attached a letter regarding reported potential violations of the San Luis Obispo Mobile
Home Park Rent Stabilization Ordinance by South Peak Mobile Home Park.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
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copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
754
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
<Letter to South Peak Mobile Home Park 053025.pdf>
779
From:Matt Davies <matt@harmonycom.com>
Sent:Wednesday, June 25, 2025 8:26 AM
To:Symens, Sadie; Jason Dilday
Subject:RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Attachments:Re: [EXTERNAL] South Peak v. Valentine
Hello Sadie,
I would like to call your attention to 5.44.060 C. I believe our disagreement related to RV’s to be a moot point. The 10%
change of ownership limitation is of no effect when the change of ownership results from a “vacation of the space”(see
below). Attached is an email from Valentine’s attorney confirming she vacated the unit in early June. She was then paid
$2,000 in exchange for vacating the unit. She and her attorney bargained for this agreement and cannot now change their
position as to what they legally agreed to. Please review and advise at your convenience.
C. The maximum monthly space rent of a tenant may be increased by the owner when there is a change of
ownership affecting a mobile home. However, such increase shall not exceed ten percent of the then
existing space rent and may not be relied upon any more often than once in any thirty-six-month period as
the basis to increase rent. In the event of change of ownership resulting from subletting of the mobile home
space as may be allowed by state law, should such become state law, then upon any such subletting the
space rent may be increased up to ten percent of the then existing space rent. In the event of change of
ownership resulting from vacation of the space, then the space rent may be adjusted to fair market rent in
the community. Nothing in this paragraph shall preclude an adjustment as may otherwise be provided for in
this chapter.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Tuesday, June 24, 2025 5:01 PM
To: Matt Davies <matt@harmonycom.com>; Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello,
I apologize that the director’s review document was not enclosed. I have included it here.
The City provided the basis for enforcement on May 30, 2025. Additionally, Harmony Communities has recognized the
unit as a mobilehome consistently throughout Ms. Valentine’s tenancy and as recently as May 1, 2025, including the
rental agreement, the unlawful detainer action and settlement, and the Information for Prospective Homeowners
document. The Mobile Home Park Rent Stabilization Ordinance is not as narrowly applicable as Harmony
Communities appears to believe. Further, Ms. Valentine was entitled to occupy the mobilehome under her lease until
her tenancy was terminated, and the unlawful detainer action has no effect on the applicability of SLOMC 5.44.060(C),
780
which prohibits increases in excess of 10% upon change in ownership; that is, the protection contemplated by that
section is as to the space (for continuity of affordability) and not to the existing/former resident. SLOMC 5.44.010(E)
clarifies the legislative intent. Again, please refer to my letter dated May 30, 2025, attached again here. The
applicability of H&S 18009.3 and 18010 on a mobilehome unit that has been in place as a primary residence since,
according to the records you have provided, at least 2018 is unclear to me, so I cannot respond to that particular
argument.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
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The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, June 24, 2025 3:41 PM
To: Symens, Sadie <ssymens@slocity.org>; Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie,
That’s unfortunate. Your characterization of our characterization is inaccurate. We don’t characterize it in any
manner. It’s not up to us. We simply follow state law. State law defines what an RV is. See H&S 18009.3 and 18010. A
park model is a type of RV.
https://www.aamva.org/policy/policy-positions/recreational-park-
trailer#:~:text=A%20park%20model%20recreational%20vehicle,feet%20in%20the%20setup%20mode .
https://www.gorving.com/explore-rvs/park-model-
rvs#:~:text=The%20Seasonal%20RV,the%20possible%20features%20and%20amenities .
https://www.championhomes.com/our-homes/park-model-
rv#:~:text=What%20is%20a%20Park%20Model,U.S.%20and%20most%20Canadian%20provinces.\
781
It seems that you are having an issue based on what you see visually. The above links will help you understand that this is
indeed an Rvand will give you more insight on the product type. It still has its wheels and axels attached, and the hitch is
located underneath the unit.
The NOV does not have an enclosure. Please email me the enclosure and we will file with the director.
Further, please respond to the points made in Jason’s email so we may understand the city’s position related to
recreational vehicles and tenancies.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Tuesday, June 24, 2025 3:28 PM
To: Matt Davies <matt@harmonycom.com>; Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello,
Thank you for confirming receipt of the notice of violation. We do not intend to rescind the Notice. Information on
requesting a director’s review is on page 2 of the Notice of Violation.
So that I am clear, can you confirm that the unit Harmony Communities is characterizing as an RV is the unit depicted
in the photo attached?
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
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The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
782
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, June 24, 2025 3:03 PM
To: Symens, Sadie <ssymens@slocity.org>; Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie,
Please see the attached registration for the 23/24 year. Since this is an RV(vehicle), you only get one pink slip on
purchase. It is attached. The DMV issued a new pink slip to Valentine after she purchased it. The attached was also
posted on the door of her unit today. Please advise if you will be rescinding in light of Jason’s email. Otherwise, we
dispute the violation and request a hearing. Please advise as to the process to dispute this violation.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Tuesday, June 24, 2025 1:57 PM
To: Jason Dilday <jason@harmonycom.com>
Cc: Matt Davies <matt@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello,
Thank you for that information. Could you please provide registration and title for the year you sold the unit to Linda
Valentine? The one you attached was from 2018.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
783
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Jason Dilday <jason@harmonycom.com>
Sent: Thursday, June 19, 2025 3:25 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Matt Davies <matt@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Ms. Symens,
As Matt mentioned and explained more fully below, we disagree that the San Luis Obispo Mobile Home Park
Rent Stabilization Ordinance (the “Ordinance”) applies to Ms. Valentine’s RV at Space A28.
The Ordinance’s protections apply to “mobile homes,” a term undefined in the text but clearly tied to structures
with “high cost and impracticability of moving” and “requirements relating to installation” (SLOMC §5.44.010).
Ms. Valentine’s RV, as a vehicle registered with the DMV and designed for mobility, does not meet these criteria.
Unlike mobile homes, which are structures registered with HCD, RVs are built for easy relocation and lack the
burdens of cost, damage, or site preparation that the Ordinance addresses. The Ordinance’s focus on these
unique challenges does not extend to RVs.
Even if the RV were considered a mobile home, Ms. Valentine does not qualify as a “tenant” under SLOMC
§5.44.020(D), which defines a “tenant” as “any person entitled to occupy a mobile home within a mobile home
park pursuant to ownership of the mobile home or under a rental or lease agreement with the owner of the
mobile home.” The RV is required to remain vacant until sold, meaning Ms. Valentine is not currently “entitled to
occupy” it, as the Ordinance requires for tenant status.
The Ordinance does not incorporate Cal. Civ. Code §798.3(b), which extends certain Mobilehome Residency
Law (MRL) protections to RVs meeting specific occupancy criteria. Enacted after the Ordinance’s last
amendment in 1988 (Ord. 1117), §798.3(b) is irrelevant unless explicitly adopted, which the Ordinance does not
do. The City cannot retroactively apply a modern state law definition to a 1988 ordinance without legislative
action. Using the MRL’s 1988 definition undermines the City’s position:
Mobilehome is a structure designed for human habitation and for being moved on a street or
highway under permit pursuant to Section 35790 of the Vehicle Code. Mobilehome includes a
manufactured home, as defined in Section 18007 of the Health and Safety Code, and a
mobilehome, as defined in Section 18008 of the Health and Safety Code, but does not include a
recreational vehicle, as defined in Section 799.24 of this code and Section 18010 of the Health
and Safety Code or a commercial coach as defined in Section 18001.8 of the Health and Safety
Code.
Moreover, under the MRL, an RV is not a mobilehome. While §798.3(b) may grant RV tenants certain protections
after nine months of occupancy, it does not classify RVs as mobilehomes. Unlike actual mobilehomes, section
798.73 explicitly permits parks to require RV removal upon sale.
784
In summary, the Ordinance’s protections do not extend to Ms. Valentine’s RV, which is neither a mobile home
nor occupied by a qualifying tenant. We remain committed to complying with all applicable laws and invite
further discussion if the City believes additional facts warrant a different conclusion. Attached is the 2018-2019
DMV registration card for the RV that we had in the file as well as Ms. Valentine’s purchase agreement.
Thank you.
Jason Dilday
949-891-1627
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 18, 2025 6:25 PM
To: Sadie Symens <ssymens@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>
Subject: Re: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie
Yes we received it. We disagree for numerous reasons. Jason will respond to you tomorrow. I’ll also reforward
you my email to the other tenant you were on so you have it. In my opinion this is the same scenario, however
Jason will provide a much more robust response.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jun 18, 2025, at 6:20 PM, Symens, Sadie <ssymens@slocity.org> wrote:
Hello Mr. Davies,
The last I received from you was an email on June 10th saying you would get back to me, but I do not
believe you have done so until today. I apologize if I missed an email. Does South Peak have a
response to the arguments I set forth in the letter from May 30th? I have attached it again here. I will
also note that South Peak has referred to the mobile home as such in at least two documents, including
the lease agreement and the Information for Prospective Homeowners dated May 1, 2025. Absent
information from South Peak that this structure is not subject to the Mobile Home Park Rent
Stabilization Ordinance (beyond the stated assertion that the structure is a recreational vehicle, which,
for the reasons set forth in my letter, is not determinative), the City intends to pursue enforcement as
stated below.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
785
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
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copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 18, 2025 6:11 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Did you receive my prior email? You never responded. This is an RV as well.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, June 18, 2025 6:05 PM
To: Matt Davies <matt@harmonycom.com>
Cc: Melissa Lawley <melissa@harmonycom.com>; eharris@crla.org
Subject: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Importance: High
Hello Mr. Davies,
I sent the below message to Judy Tsai earlier today and was informed that she is no longer
representing South Peak in this matter. Please see the below, and please let me know if South Peak
has retained alternate legal counsel.
786
The City reiterates its invitation to discuss this matter and/or Ms. Valentine’s specific situation and
otherwise appreciates your anticipated cooperation.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
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copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
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YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Symens, Sadie
Sent: Wednesday, June 18, 2025 3:39 PM
To: Judy Tsai <judy@judytsai.com>; Evan Harris <eharris@crla.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Ms. Tsai,
It has been two weeks since your last email, so I am following up. Please confirm by June 25, 2025,
that South Peak has rescinded the unlawful rental amount for Space A28 as reflected in the
Information for Prospective Homeowners document dated May 1, 2025, and that all statements
of space rent for Space A28 and similarly situated spaces are compliant with SLO Municipal
Code 5.44.060(C).
Should South Peak fail to do so, the City will proceed with enforcement of its municipal code, including
but not limited to issuance of Notices of Violation (for each unlawful increase), Administrative Citations
(for each unlawful increase), escalating and daily accruing fines (for each unlawful increase), and/or
civil action for collection of unpaid fines and injunctive relief.
Thank you.
787
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
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The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Judy Tsai <judy@judytsai.com>
Sent: Tuesday, June 3, 2025 3:56 PM
To: Evan Harris <eharris@crla.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
This will be reviewed and no, the City’s letter is not dispositive on the issue. This is an RV, and not
necessarily covered. The City is stretching to make that definition “fit” into the ordinance. But again, I only
received the letter on Friday, and have just returned from court in Fresno so that is my preliminary
assessment.
From: Evan Harris <eharris@crla.org>
Sent: Tuesday, June 3, 2025 3:44 PM
To: Judy Tsai <judy@judytsai.com>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: Re: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Hi Judy,
I’m following up on the City’s letter regarding the proposed 108% rent increase for Space A28 at
South Peak Mobile Home Park.
788
As the City made clear, such an increase would violate the San Luis Obispo Mobile Home Park
Rent Stabilization Ordinance. I trust Harmony Communities will therefore withdraw the proposed
increase and instead apply the lawful 10% cap permitted under SLOMC § 5.44.060(C).
To avoid any further confusion or delay in the sale process, I’d appreciate it if you could confirm in
writing that Harmony is no longer pursuing the 108% increase and provide an updated notice
reflecting the correct space rent.
Please let me know your client’s position as soon as possible so we can move forward
appropriately.
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
<image007.png>
eharris@crla.org
<image008.png>
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Friday, May 30, 2025 3:35 PM
To: judy@judytsai.com <judy@judytsai.com>
Cc: Evan Harris <eharris@crla.org>
Subject: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
To Judy Tsai as Counsel for Harmony Properties/South Peak Mobile Home Park,
Please find attached a letter regarding reported potential violations of the San Luis Obispo Mobile
Home Park Rent Stabilization Ordinance by South Peak Mobile Home Park.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
789
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
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you received this document through inadvertent error and any further review, dissemination,
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TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
<Letter to South Peak Mobile Home Park 053025.pdf>
1
From:Evan Harris <eharris@crla.org>
Sent:Friday, June 6, 2025 11:32 AM
To:Melissa Lawley; Judy Tsai; Jessica Lu
Subject:Re: [EXTERNAL] South Peak v. Valentine
Hello Melissa,
Ms. Valentine has officially vacated the unit. The unit is now unoccupied, and all of her belongings have been
removed. Please mail the check at your earliest convenience.
Additionally, I want to inform you that Ms. Valentine plans to hire a contractor to repaint the interior. As she
retains ownership and access to the property, this project should proceed smoothly.
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Melissa Lawley <melissa@harmonycom.com>
Sent: Friday, June 6, 2025 8:47 AM
To: Evan Harris <eharris@crla.org>; Judy Tsai <judy@judytsai.com>; Jessica Lu <jessica@judytsai.com>
Subject: RE: [EXTERNAL] South Peak v. Valentine
Thank you
Thank you,
Melissa Lawley
Senior Regional Manager
6653 Embarcadero Drive, Ste. C
Stockton, CA 95219
Direct: (209) 438-7242
Main: (209) 932-8747
2
Fax: (209) 451-1297
Melissa@HarmonyCom.com
From: Evan Harris <eharris@crla.org>
Sent: Friday, June 6, 2025 8:20 AM
To: Melissa Lawley <melissa@harmonycom.com>; Judy Tsai <judy@judytsai.com>; Jessica Lu <jessica@judytsai.com>
Subject: Re: [EXTERNAL] South Peak v. Valentine
Hello Melissa,
Thank you very much. Ms. Valentine plans to be out before June 15 but has not yet fully vacated. I will let you
know when that happens.
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Melissa Lawley <melissa@harmonycom.com>
Sent: Thursday, June 5, 2025 1:15 PM
To: Evan Harris <eharris@crla.org>; Judy Tsai <judy@judytsai.com>; Jessica Lu <jessica@judytsai.com>
Subject: RE: [EXTERNAL] South Peak v. Valentine
Hi Evan,
Just checking to see if your clients have vacated. I have the check ready to be mailed out.
Let me know, thanks!
Thank you,
Melissa Lawley
Senior Regional Manager
6653 Embarcadero Drive, Ste. C
Stockton, CA 95219
Direct: (209) 438-7242
Main: (209) 932-8747
3
Fax: (209) 451-1297
Melissa@HarmonyCom.com
From: Evan Harris <eharris@crla.org>
Sent: Thursday, May 29, 2025 2:01 PM
To: Melissa Lawley <melissa@harmonycom.com>; Judy Tsai <judy@judytsai.com>; Jessica Lu <jessica@judytsai.com>
Subject: Re: [EXTERNAL] South Peak v. Valentine
Hello Melissa and Judy,
I spoke too soon. My client is still moving a few belongings out of the unit. I will reach back out to confirm when
she has wholly vacated.
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
Office: (805) 544-7994
1880 Santa Barbara Ave #240, San Luis Obipso, CA 93401
CRLA.org
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notify us immediately.
From: Melissa Lawley <melissa@harmonycom.com>
Sent: Thursday, May 29, 2025 11:33 AM
To: Evan Harris <eharris@crla.org>; Judy Tsai <judy@judytsai.com>; Jessica Lu <jessica@judytsai.com>
Subject: RE: [EXTERNAL] South Peak v. Valentine
Good morning,
As of a few minutes ago, it was reported that there was a lady staying at the home cleaning with a pit bull dog
that was running loose in the yard. There was also a gentleman there with shopping carts
Thank you,
Melissa Lawley
Senior Regional Manager
4
6653 Embarcadero Drive, Ste. C
Stockton, CA 95219
Direct: (209) 438-7242
Main: (209) 932-8747
Fax: (209) 451-1297
Melissa@HarmonyCom.com
From: Evan Harris <eharris@crla.org>
Sent: Wednesday, May 28, 2025 4:24 PM
To: Judy Tsai <judy@judytsai.com>; Jessica Lu <jessica@judytsai.com>
Cc: Melissa Lawley <melissa@harmonycom.com>
Subject: Re: [EXTERNAL] South Peak v. Valentine
Hello Judy,
The defendants have vacated the unit. Pursuant to the terms of the stipulation agreement, please have your
client issue a check in the amount of $2,000, made payable to Linda Valentine. The check should be sent via
USPS Priority Mail or FedEx to the following address:
Please confirm once the payment has been sent. Thank you.
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
Office: (805) 544-7994
1880 Santa Barbara Ave #240, San Luis Obipso, CA 93401
CRLA.org
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notify us immediately.
From: Judy Tsai <judy@judytsai.com>
Sent: Thursday, March 13, 2025 12:04 PM
To: Evan Harris <eharris@crla.org>; Jessica Lu <jessica@judytsai.com>
Cc: Melissa Lawley <melissa@harmonycom.com>
Subject: RE: [EXTERNAL] South Peak v. Valentine
Evan, if we are going to work together in the future, when I say something is a final and last proposal, then that is what it
is. If you want other changes made, it takes at a minimum communication, not just the liberty of editing my version and
signing it. Also, I don’t appreciate the numerous back and forth comments which made no sense in the context of the
negotiations (e.g., stip said keys and title to home and you are asking about on-site sale). With that said, the stipulation
has already been signed and presented to the court.
5
You can get a copy of it from your client or substitute in and get a copy.
From: Evan Harris <eharris@crla.org>
Sent: Thursday, March 13, 2025 11:44 AM
To: Judy Tsai <judy@judytsai.com>; Jessica Lu <jessica@judytsai.com>
Cc: Melissa Lawley <melissa@harmonycom.com>
Subject: Re: [EXTERNAL] South Peak v. Valentine
Hello Judy,
Would your client like to enter into this settlement agreement?
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
Office: (805) 544-7994
1880 Santa Barbara Ave #240, San Luis Obipso, CA 93401
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From: Evan Harris <eharris@crla.org>
Sent: Tuesday, March 11, 2025 4:10 PM
To: Judy Tsai <judy@judytsai.com>; Jessica Lu <jessica@judytsai.com>
Cc: Melissa Lawley <melissa@harmonycom.com>
Subject: Re: [EXTERNAL] South Peak v. Valentine
Hello Judy,
Ms. Valentine has agreed to the terms you've proposed. Attached is the signed stipulation.
Please note, I've updated Provision 6 of the agreement to contemplate the terms proposed in both your original
draft stipulation agreement and your latest draft stipulation agreement as follows:
"If Defendants timely vacate on or before June 30th, 2025 in accordance with Paragraph 2 of this Stipulation,
Plaintiff shall deposit a check in the sum of $1,000.00 made payable to LINDA VALENTINE by United States
Postal Service priority mail or federal express to 1098 Ford Drive, Nipomo, CA 93444 no later than July 5th, 2025.
Alternatively, if defendants vacate early, on or before June 15th, 2025, Plaintiff shall deposit a check in the sum
of $2,000.00 in the same manner to the same address no later than June 20th, 2025."
Best,
6
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
Office: (805) 544-7994
1880 Santa Barbara Ave #240, San Luis Obipso, CA 93401
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From: Judy Tsai <judy@judytsai.com>
Sent: Monday, March 10, 2025 4:33 PM
To: Evan Harris <eharris@crla.org>; Jessica Lu <jessica@judytsai.com>
Cc: Melissa Lawley <melissa@harmonycom.com>
Subject: RE: [EXTERNAL] South Peak v. Valentine
Evan, I have spent enough time on trying to settle this matter. In response to your last proposal, it is a no. If Ms. Valentine
wants the right to conduct an on-site sale, then the attached stipulation contains the final terms and conditions that we
are willing to accept.
From: Judy Tsai
Sent: Wednesday, March 5, 2025 4:25 PM
To: Evan Harris <eharris@crla.org>; Jessica Lu <jessica@judytsai.com>
Cc: Melissa Lawley <melissa@harmonycom.com>; Cumberland, Keira <Keira.Cumberland@slo.courts.ca.gov>
Subject: RE: [EXTERNAL] South Peak v. Valentine
In all the versions with the increase in cash, it was for title to the home. That is why there was discussions about the
condition. It goes without saying we do not have a deal. Thank you for your time.
From: Evan Harris <eharris@crla.org>
Sent: Wednesday, March 5, 2025 12:31 PM
To: Jessica Lu <jessica@judytsai.com>
Cc: Judy Tsai <judy@judytsai.com>; Melissa Lawley <melissa@harmonycom.com>; Cumberland, Keira
<Keira.Cumberland@slo.courts.ca.gov>
Subject: Re: [EXTERNAL] South Peak v. Valentine
Hello all,
Thank you for your patience.
On further review, it seems language has been removed from the agreement regarding my client's ability to
conduct an on-site sale to and through November 30th, 2025, so long as Vanessa and Linda Valentine vacate on
or before June 15, 2025. I request this provision be added back into the agreement.
Best,
7
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
Office: (805) 544-7994
1880 Santa Barbara Ave #240, San Luis Obipso, CA 93401
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notify us immediately.
From: Evan Harris <eharris@crla.org>
Sent: Wednesday, March 5, 2025 10:06 AM
To: Jessica Lu <jessica@judytsai.com>
Cc: Judy Tsai <judy@judytsai.com>; Melissa Lawley <melissa@harmonycom.com>; Cumberland, Keira
<Keira.Cumberland@slo.courts.ca.gov>
Subject: Re: [EXTERNAL] South Peak v. Valentine
Hello all,
Apologies, one more correction:
Page 3, Item 7: Ms. Valentine owns her mobile home, while the park only has rights to the space where her
home is located—not the home itself. As a result, the park has no claim over Ms. Valentine's appliances inside
her mobile home. Therefore, Item 7 is inappropriate and should be removed from the agreement.
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
Office: (805) 544-7994
1880 Santa Barbara Ave #240, San Luis Obipso, CA 93401
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age ca
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notify us immediately.
From: Evan Harris <eharris@crla.org>
Sent: Tuesday, March 4, 2025 4:15 PM
To: Jessica Lu <jessica@judytsai.com>
8
Cc: Judy Tsai <judy@judytsai.com>; Melissa Lawley <melissa@harmonycom.com>; Cumberland, Keira
<Keira.Cumberland@slo.courts.ca.gov>
Subject: Re: [EXTERNAL] South Peak v. Valentine
Thank you very much, Jessica. I've shared the agreement with my client and hope to have a signed copy to you
all tomorrow.
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
Office: (805) 544-7994
1880 Santa Barbara Ave #240, San Luis Obipso, CA 93401
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From: Jessica Lu <jessica@judytsai.com>
Sent: Tuesday, March 4, 2025 4:07 PM
To: Evan Harris <eharris@crla.org>
Cc: Judy Tsai <judy@judytsai.com>; Melissa Lawley <melissa@harmonycom.com>; Cumberland, Keira
<Keira.Cumberland@slo.courts.ca.gov>
Subject: RE: [EXTERNAL] South Peak v. Valentine
Hi Evan,
Please see attached. Corrections have been made.
Jessica Lu
Legal Assistant to Judy Tsai
Law Office of Judy Tsai
710 Lakeway Drive, Suite 180
Sunnyvale, CA 94085
Ph: (408)724-5453
From: Evan Harris <eharris@crla.org>
Sent: Tuesday, March 4, 2025 3:57 PM
To: Melissa Lawley <melissa@harmonycom.com>; Judy Tsai <judy@judytsai.com>
Cc: Cumberland, Keira <Keira.Cumberland@slo.courts.ca.gov>
Subject: Re: [EXTERNAL] South Peak v. Valentine
Hello Melissa,
Thank you very much. The agreement looks great; however, two minor revisions might be made:
9
Page 2, Line 11: "2028" should read "2025"
Page 3, Line 8: "Section 2" should read "Section 3"
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
Office: (805) 544-7994
1880 Santa Barbara Ave #240, San Luis Obipso, CA 93401
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From: Melissa Lawley <melissa@harmonycom.com>
Sent: Tuesday, March 4, 2025 2:43 PM
To: Evan Harris <eharris@crla.org>; Judy Tsai <judy@judytsai.com>
Cc: Cumberland, Keira <Keira.Cumberland@slo.courts.ca.gov>
Subject: RE: [EXTERNAL] South Peak v. Valentine
Hi Evan,
Please see attached settlement agreement. Judy is currently in court and asked me to send this. Please let me
know if you have any questions.
Thank you,
Melissa Lawley
Senior Regional Manager
The linked image cannot be displayed. The file may have been moved, renamed, or deleted. Verify that the link points to the correct file and location.
6653 Embarcadero Drive, Ste. C
Stockton, CA 95219
Direct: (209) 438-7242
Main: (209) 932-8747
Fax: (209) 451-1297
Melissa@HarmonyCom.com
From: Evan Harris <eharris@crla.org>
Sent: Tuesday, March 4, 2025 12:18 PM
10
To: Judy Tsai <judy@judytsai.com>
Cc: Melissa Lawley <melissa@harmonycom.com>; Cumberland, Keira <Keira.Cumberland@slo.courts.ca.gov>
Subject: Re: [EXTERNAL] South Peak v. Valentine
Hello Judy,
Great, we have a deal. My client is ready to sign a stipulation agreement with these updated terms.
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
Office: (805) 544-7994
1880 Santa Barbara Ave #240, San Luis Obipso, CA 93401
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notify us immediately.
From: Judy Tsai <judy@judytsai.com>
Sent: Tuesday, March 4, 2025 11:25 AM
To: Evan Harris <eharris@crla.org>
Cc: Melissa Lawley <melissa@harmonycom.com>; Cumberland, Keira <Keira.Cumberland@slo.courts.ca.gov>
Subject: RE: [EXTERNAL] South Peak v. Valentine
Yes, the total consideration is 16K (8K waiver of rents and 8K cash upon timely moveout and in addition signing the HCD
transfer documents).
From: Evan Harris <eharris@crla.org>
Sent: Tuesday, March 4, 2025 11:23 AM
To: Judy Tsai <judy@judytsai.com>
Cc: Melissa Lawley <melissa@harmonycom.com>; Cumberland, Keira <Keira.Cumberland@slo.courts.ca.gov>
Subject: Re: [EXTERNAL] South Peak v. Valentine
Hello Judy,
Just clarifying, do you mean 8k cash for keys in addition to a waiver of all rent that would be due until June 15,
2025?
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
Office: (805) 544-7994
11
1880 Santa Barbara Ave #240, San Luis Obipso, CA 93401
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From: Judy Tsai <judy@judytsai.com>
Sent: Tuesday, March 4, 2025 11:07 AM
To: Evan Harris <eharris@crla.org>
Cc: Melissa Lawley <melissa@harmonycom.com>; Cumberland, Keira <Keira.Cumberland@slo.courts.ca.gov>
Subject: RE: [EXTERNAL] South Peak v. Valentine
Evan that is too rich of a request. There is already $5,680.32 owed to and through March 31st, then add another
approximately $2250.00 for the time Vanessa occupies until June 15th, 2025 and we are $$7930.32, or 8K. With the 7K
cash payment, you are looking at a total package of $15K which is poor condition.
Best and final offer 8K cash for keys in addition to the waiver of rents. All the neighbors are chomping at the bit to testify in
court so that is Ms. Valentine’s risk to take.
From: Evan Harris <eharris@crla.org>
Sent: Tuesday, March 4, 2025 10:48 AM
To: Judy Tsai <judy@judytsai.com>
Cc: Melissa Lawley <melissa@harmonycom.com>; Cumberland, Keira <Keira.Cumberland@slo.courts.ca.gov>
Subject: Re: [EXTERNAL] South Peak v. Valentine
Hello Judy,
I too am sorry. The ability to rent out the mobile home between June 15 and November 30 before sale was a
crucial aspect of the agreement for my client, and evidently, this was lost in translation.
I've spoken with Ms. Valentine. If your client can add $8,250 to make it $10,250 cash for keys, she will sign the
agreement. This additional amount accounts for part of the rental income she is foregoing during this period,
which was a key element in her decision.
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
Office: (805) 544-7994
1880 Santa Barbara Ave #240, San Luis Obipso, CA 93401
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12
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notify us immediately.
From: Judy Tsai <judy@judytsai.com>
Sent: Tuesday, March 4, 2025 10:09 AM
To: Evan Harris <eharris@crla.org>
Cc: Melissa Lawley <melissa@harmonycom.com>; Cumberland, Keira <Keira.Cumberland@slo.courts.ca.gov>
Subject: RE: [EXTERNAL] South Peak v. Valentine
I’m sorry Evan. Copying Kiera on this email also. There was a questioned posed as to subleasing and the answer on our
side was an emphatic and unequivocal No. If somehow that got lost in translation, then I apologize. There was a lot of
moving parts. The terms that Plaintiff agreed to are set forth in the stipulation. If it doesn’t work for your client than we
have not settled the case.
There is no ability for short term subleasing. I have no idea what the condition of the interior of the mobilehome is like
given all the people coming in and out of the mobilehome. We assume it is in poor condition. I have spoken with my client
and we can add another 5K to make it a 7K cash for keys signing over the title of the mobilehome if it helps. If it does not,
then Ms. Valentine can move to sell the mobilehome quicker after Vanessa vacates. There was no open ended ability to
conduct an on-site sale.
From: Evan Harris <eharris@crla.org>
Sent: Tuesday, March 4, 2025 9:55 AM
To: Judy Tsai <judy@judytsai.com>
Cc: Melissa Lawley <melissa@harmonycom.com>
Subject: Re: [EXTERNAL] South Peak v. Valentine
Hello Judy,
Thank you for your patience. I would like to request the following revisions to the stipulation agreement to
accurately reflect the terms discussed at the MSC:
Substantive Revisions
Page 2, Item 2 & Page 3, Item 7:
At the MSC, we agreed that Ms. Valentine may rent out the mobile home until November 30, 2025, at which time
she may conduct an on-site sale to a park-approved buyer. Ms. Valentine’s ability to rent the home out during
this period is a key component of the agreement, and she understands that any sublessee would need to obtain
park approval. Candidly, while Ms. Valentine intends to sell the home soon, it is important that this option
remains available to her.
Accordingly, I propose the following revisions to Items 2 and 7, along with the addition of the recital below:
Revised Item 2:
"Judgment shall not be entered, and a writ shall not issue, so long as Defendants agree to vacate the mobile
home located on the Subject Premises on or before June 15, 2025. Defendants may rent out the mobile home
until November 30, 2025, at which time they may conduct an on-site sale of the home to a park-approved buyer.
Any sublessee(s) shall be subject to park approval."
13
Revised Item 7:
"If Defendants timely vacate the premises on or before June 15, 2025, in accordance with Paragraph 2 of this
Stipulation, Plaintiff agrees to permit Defendants to conduct an on-site sale of Defendant’s mobile home in
accordance with the Mobilehome Residency Law to a park-approved buyer through November 30, 2025."
Additional Recital:
WHEREAS, Plaintiff further agrees that Defendant may rent out the mobile home until the sale is completed,
provided that any sublessee is subject to park approval."
Minor Revisions
Page 2, Line 15: Correct "Valenetine" to "Valentine."
Page 3, Item 6: Please remove "in care of Evan Harris" and update the payment address for the $2,000 payment
to:
Please let me know if you have any questions or require further clarification. I appreciate your time and
attention to these revisions.
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
Office: (805) 544-7994
1880 Santa Barbara Ave #240, San Luis Obipso, CA 93401
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From: Judy Tsai <judy@judytsai.com>
Sent: Tuesday, March 4, 2025 9:52 AM
To: Evan Harris <eharris@crla.org>
Cc: Melissa Lawley <melissa@harmonycom.com>
Subject: RE: [EXTERNAL] South Peak v. Valentine
Evan, I missed the correction of address to get this signed as of yesterday. Revised attached. Can you please get this
signed today?
From: Evan Harris <eharris@crla.org>
Sent: Friday, February 28, 2025 2:24 PM
To: Judy Tsai <judy@judytsai.com>
Cc: Melissa Lawley <melissa@harmonycom.com>
Subject: Re: [EXTERNAL] South Peak v. Valentine
Hello Judy,
14
Thank you for drafting this agreement. Regarding item 6, could you please update the address for the $2,000
payment to the following:
My client is currently traveling, and I have been unable to reach her today. I anticipate having the agreement
executed by Monday, March 3rd.
Please let me know if you need anything further.
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
Office: (805) 544-7994
1880 Santa Barbara Ave #240, San Luis Obipso, CA 93401
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From: Judy Tsai <judy@judytsai.com>
Sent: Thursday, February 27, 2025 5:16 PM
To: Evan Harris <eharris@crla.org>
Cc: Melissa Lawley <melissa@harmonycom.com>
Subject: [EXTERNAL] South Peak v. Valentine
Hi Evan. Can you please review the stip attached memorializing the agreed upon terms. Once you have your clients sign, I
will have my client sign and filed with the court to vacate the trial.
Judy Tsai
Law Office of Judy Tsai
710 Lakeway Drive
Suite 180
Sunnyvale, CA 94085
Ph: 408-775-8848 Ex. 1001
F: 408-775-8838
790
From:Symens, Sadie
Sent:Tuesday, June 24, 2025 5:01 PM
To:Matt Davies; Jason Dilday
Subject:RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Attachments:Letter to South Peak Mobile Home Park 053025 (1).pdf; Request for Director's Review.pdf
Hello,
I apologize that the director’s review document was not enclosed. I have included it here.
The City provided the basis for enforcement on May 30, 2025. Additionally, Harmony Communities has recognized the
unit as a mobilehome consistently throughout Ms. Valentine’s tenancy and as recently as May 1, 2025, including the
rental agreement, the unlawful detainer action and settlement, and the Information for Prospective Homeowners
document. The Mobile Home Park Rent Stabilization Ordinance is not as narrowly applicable as Harmony
Communities appears to believe. Further, Ms. Valentine was entitled to occupy the mobilehome under her lease until
her tenancy was terminated, and the unlawful detainer action has no effect on the applicability of SLOMC 5.44.060(C),
which prohibits increases in excess of 10% upon change in ownership; that is, the protection contemplated by that
section is as to the space (for continuity of affordability) and not to the existing/former resident. SLOMC 5.44.010(E)
clarifies the legislative intent. Again, please refer to my letter dated May 30, 2025, attached again here. The
applicability of H&S 18009.3 and 18010 on a mobilehome unit that has been in place as a primary residence since,
according to the records you have provided, at least 2018 is unclear to me, so I cannot respond to that particular
argument.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
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responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
791
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, June 24, 2025 3:41 PM
To: Symens, Sadie <ssymens@slocity.org>; Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie,
That’s unfortunate. Your characterization of our characterization is inaccurate. We don’t characterize it in any
manner. It’s not up to us. We simply follow state law. State law defines what an RV is. See H&S 18009.3 and 18010. A
park model is a type of RV.
https://www.aamva.org/policy/policy-positions/recreational-park-
trailer#:~:text=A%20park%20model%20recreational%20vehicle,feet%20in%20the%20setup%20mode .
https://www.gorving.com/explore-rvs/park-model-
rvs#:~:text=The%20Seasonal%20RV,the%20possible%20features%20and%20amenities .
https://www.championhomes.com/our-homes/park-model-
rv#:~:text=What%20is%20a%20Park%20Model,U.S.%20and%20most%20Canadian%20provinces.\
It seems that you are having an issue based on what you see visually. The above links will help you understand that this is
indeed an Rvand will give you more insight on the product type. It still has its wheels and axels attached, and the hitch is
located underneath the unit.
The NOV does not have an enclosure. Please email me the enclosure and we will file with the director.
Further, please respond to the points made in Jason’s email so we may understand the city’s position related to
recreational vehicles and tenancies.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Tuesday, June 24, 2025 3:28 PM
To: Matt Davies <matt@harmonycom.com>; Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello,
Thank you for confirming receipt of the notice of violation. We do not intend to rescind the Notice. Information on
requesting a director’s review is on page 2 of the Notice of Violation.
So that I am clear, can you confirm that the unit Harmony Communities is characterizing as an RV is the unit depicted
in the photo attached?
Thank you,
792
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, June 24, 2025 3:03 PM
To: Symens, Sadie <ssymens@slocity.org>; Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie,
Please see the attached registration for the 23/24 year. Since this is an RV(vehicle), you only get one pink slip on
purchase. It is attached. The DMV issued a new pink slip to Valentine after she purchased it. The attached was also
posted on the door of her unit today. Please advise if you will be rescinding in light of Jason’s email. Otherwise, we
dispute the violation and request a hearing. Please advise as to the process to dispute this violation.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Tuesday, June 24, 2025 1:57 PM
To: Jason Dilday <jason@harmonycom.com>
Cc: Matt Davies <matt@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello,
793
Thank you for that information. Could you please provide registration and title for the year you sold the unit to Linda
Valentine? The one you attached was from 2018.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Jason Dilday <jason@harmonycom.com>
Sent: Thursday, June 19, 2025 3:25 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Matt Davies <matt@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Ms. Symens,
As Matt mentioned and explained more fully below, we disagree that the San Luis Obispo Mobile Home Park
Rent Stabilization Ordinance (the “Ordinance”) applies to Ms. Valentine’s RV at Space A28.
The Ordinance’s protections apply to “mobile homes,” a term undefined in the text but clearly tied to structures
with “high cost and impracticability of moving” and “requirements relating to installation” (SLOMC §5.44.010).
Ms. Valentine’s RV, as a vehicle registered with the DMV and designed for mobility, does not meet these criteria.
Unlike mobile homes, which are structures registered with HCD, RVs are built for easy relocation and lack the
burdens of cost, damage, or site preparation that the Ordinance addresses. The Ordinance’s focus on these
unique challenges does not extend to RVs.
Even if the RV were considered a mobile home, Ms. Valentine does not qualify as a “tenant” under SLOMC
§5.44.020(D), which defines a “tenant” as “any person entitled to occupy a mobile home within a mobile home
park pursuant to ownership of the mobile home or under a rental or lease agreement with the owner of the
794
mobile home.” The RV is required to remain vacant until sold, meaning Ms. Valentine is not currently “entitled to
occupy” it, as the Ordinance requires for tenant status.
The Ordinance does not incorporate Cal. Civ. Code §798.3(b), which extends certain Mobilehome Residency
Law (MRL) protections to RVs meeting specific occupancy criteria. Enacted after the Ordinance’s last
amendment in 1988 (Ord. 1117), §798.3(b) is irrelevant unless explicitly adopted, which the Ordinance does not
do. The City cannot retroactively apply a modern state law definition to a 1988 ordinance without legislative
action. Using the MRL’s 1988 definition undermines the City’s position:
Mobilehome is a structure designed for human habitation and for being moved on a street or
highway under permit pursuant to Section 35790 of the Vehicle Code. Mobilehome includes a
manufactured home, as defined in Section 18007 of the Health and Safety Code, and a
mobilehome, as defined in Section 18008 of the Health and Safety Code, but does not include a
recreational vehicle, as defined in Section 799.24 of this code and Section 18010 of the Health
and Safety Code or a commercial coach as defined in Section 18001.8 of the Health and Safety
Code.
Moreover, under the MRL, an RV is not a mobilehome. While §798.3(b) may grant RV tenants certain protections
after nine months of occupancy, it does not classify RVs as mobilehomes. Unlike actual mobilehomes, section
798.73 explicitly permits parks to require RV removal upon sale.
In summary, the Ordinance’s protections do not extend to Ms. Valentine’s RV, which is neither a mobile home
nor occupied by a qualifying tenant. We remain committed to complying with all applicable laws and invite
further discussion if the City believes additional facts warrant a different conclusion. Attached is the 2018-2019
DMV registration card for the RV that we had in the file as well as Ms. Valentine’s purchase agreement.
Thank you.
Jason Dilday
949-891-1627
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 18, 2025 6:25 PM
To: Sadie Symens <ssymens@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>
Subject: Re: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie
Yes we received it. We disagree for numerous reasons. Jason will respond to you tomorrow. I’ll also reforward
you my email to the other tenant you were on so you have it. In my opinion this is the same scenario, however
Jason will provide a much more robust response.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
795
On Jun 18, 2025, at 6:20 PM, Symens, Sadie <ssymens@slocity.org> wrote:
Hello Mr. Davies,
The last I received from you was an email on June 10th saying you would get back to me, but I do not
believe you have done so until today. I apologize if I missed an email. Does South Peak have a
response to the arguments I set forth in the letter from May 30th? I have attached it again here. I will
also note that South Peak has referred to the mobile home as such in at least two documents, including
the lease agreement and the Information for Prospective Homeowners dated May 1, 2025. Absent
information from South Peak that this structure is not subject to the Mobile Home Park Rent
Stabilization Ordinance (beyond the stated assertion that the structure is a recreational vehicle, which,
for the reasons set forth in my letter, is not determinative), the City intends to pursue enforcement as
stated below.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 18, 2025 6:11 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Did you receive my prior email? You never responded. This is an RV as well.
796
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, June 18, 2025 6:05 PM
To: Matt Davies <matt@harmonycom.com>
Cc: Melissa Lawley <melissa@harmonycom.com>; eharris@crla.org
Subject: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Importance: High
Hello Mr. Davies,
I sent the below message to Judy Tsai earlier today and was informed that she is no longer
representing South Peak in this matter. Please see the below, and please let me know if South Peak
has retained alternate legal counsel.
The City reiterates its invitation to discuss this matter and/or Ms. Valentine’s specific situation and
otherwise appreciates your anticipated cooperation.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
797
From: Symens, Sadie
Sent: Wednesday, June 18, 2025 3:39 PM
To: Judy Tsai <judy@judytsai.com>; Evan Harris <eharris@crla.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Ms. Tsai,
It has been two weeks since your last email, so I am following up. Please confirm by June 25, 2025,
that South Peak has rescinded the unlawful rental amount for Space A28 as reflected in the
Information for Prospective Homeowners document dated May 1, 2025, and that all statements
of space rent for Space A28 and similarly situated spaces are compliant with SLO Municipal
Code 5.44.060(C).
Should South Peak fail to do so, the City will proceed with enforcement of its municipal code, including
but not limited to issuance of Notices of Violation (for each unlawful increase), Administrative Citations
(for each unlawful increase), escalating and daily accruing fines (for each unlawful increase), and/or
civil action for collection of unpaid fines and injunctive relief.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Judy Tsai <judy@judytsai.com>
Sent: Tuesday, June 3, 2025 3:56 PM
798
To: Evan Harris <eharris@crla.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
This will be reviewed and no, the City’s letter is not dispositive on the issue. This is an RV, and not
necessarily covered. The City is stretching to make that definition “fit” into the ordinance. But again, I only
received the letter on Friday, and have just returned from court in Fresno so that is my preliminary
assessment.
From: Evan Harris <eharris@crla.org>
Sent: Tuesday, June 3, 2025 3:44 PM
To: Judy Tsai <judy@judytsai.com>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: Re: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Hi Judy,
I’m following up on the City’s letter regarding the proposed 108% rent increase for Space A28 at
South Peak Mobile Home Park.
As the City made clear, such an increase would violate the San Luis Obispo Mobile Home Park
Rent Stabilization Ordinance. I trust Harmony Communities will therefore withdraw the proposed
increase and instead apply the lawful 10% cap permitted under SLOMC § 5.44.060(C).
To avoid any further confusion or delay in the sale process, I’d appreciate it if you could confirm in
writing that Harmony is no longer pursuing the 108% increase and provide an updated notice
reflecting the correct space rent.
Please let me know your client’s position as soon as possible so we can move forward
appropriately.
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
<image007.png>
eharris@crla.org
<image008.png>
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Friday, May 30, 2025 3:35 PM
To: judy@judytsai.com <judy@judytsai.com>
Cc: Evan Harris <eharris@crla.org>
799
Subject: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
To Judy Tsai as Counsel for Harmony Properties/South Peak Mobile Home Park,
Please find attached a letter regarding reported potential violations of the San Luis Obispo Mobile
Home Park Rent Stabilization Ordinance by South Peak Mobile Home Park.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
<Letter to South Peak Mobile Home Park 053025.pdf>
809
From:Symens, Sadie
Sent:Tuesday, June 24, 2025 3:28 PM
To:Matt Davies; Jason Dilday
Subject:RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Attachments:Image (1).jpg
Hello,
Thank you for confirming receipt of the notice of violation. We do not intend to rescind the Notice. Information on
requesting a director’s review is on page 2 of the Notice of Violation.
So that I am clear, can you confirm that the unit Harmony Communities is characterizing as an RV is the unit depicted
in the photo attached?
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, June 24, 2025 3:03 PM
To: Symens, Sadie <ssymens@slocity.org>; Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie,
Please see the attached registration for the 23/24 year. Since this is an RV(vehicle), you only get one pink slip on
purchase. It is attached. The DMV issued a new pink slip to Valentine after she purchased it. The attached was also
810
posted on the door of her unit today. Please advise if you will be rescinding in light of Jason’s email. Otherwise, we
dispute the violation and request a hearing. Please advise as to the process to dispute this violation.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Tuesday, June 24, 2025 1:57 PM
To: Jason Dilday <jason@harmonycom.com>
Cc: Matt Davies <matt@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello,
Thank you for that information. Could you please provide registration and title for the year you sold the unit to Linda
Valentine? The one you attached was from 2018.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Jason Dilday <jason@harmonycom.com>
Sent: Thursday, June 19, 2025 3:25 PM
To: Symens, Sadie <ssymens@slocity.org>
811
Cc: Matt Davies <matt@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Ms. Symens,
As Matt mentioned and explained more fully below, we disagree that the San Luis Obispo Mobile Home Park
Rent Stabilization Ordinance (the “Ordinance”) applies to Ms. Valentine’s RV at Space A28.
The Ordinance’s protections apply to “mobile homes,” a term undefined in the text but clearly tied to structures
with “high cost and impracticability of moving” and “requirements relating to installation” (SLOMC §5.44.010).
Ms. Valentine’s RV, as a vehicle registered with the DMV and designed for mobility, does not meet these criteria.
Unlike mobile homes, which are structures registered with HCD, RVs are built for easy relocation and lack the
burdens of cost, damage, or site preparation that the Ordinance addresses. The Ordinance’s focus on these
unique challenges does not extend to RVs.
Even if the RV were considered a mobile home, Ms. Valentine does not qualify as a “tenant” under SLOMC
§5.44.020(D), which defines a “tenant” as “any person entitled to occupy a mobile home within a mobile home
park pursuant to ownership of the mobile home or under a rental or lease agreement with the owner of the
mobile home.” The RV is required to remain vacant until sold, meaning Ms. Valentine is not currently “entitled to
occupy” it, as the Ordinance requires for tenant status.
The Ordinance does not incorporate Cal. Civ. Code §798.3(b), which extends certain Mobilehome Residency
Law (MRL) protections to RVs meeting specific occupancy criteria. Enacted after the Ordinance’s last
amendment in 1988 (Ord. 1117), §798.3(b) is irrelevant unless explicitly adopted, which the Ordinance does not
do. The City cannot retroactively apply a modern state law definition to a 1988 ordinance without legislative
action. Using the MRL’s 1988 definition undermines the City’s position:
Mobilehome is a structure designed for human habitation and for being moved on a street or
highway under permit pursuant to Section 35790 of the Vehicle Code. Mobilehome includes a
manufactured home, as defined in Section 18007 of the Health and Safety Code, and a
mobilehome, as defined in Section 18008 of the Health and Safety Code, but does not include a
recreational vehicle, as defined in Section 799.24 of this code and Section 18010 of the Health
and Safety Code or a commercial coach as defined in Section 18001.8 of the Health and Safety
Code.
Moreover, under the MRL, an RV is not a mobilehome. While §798.3(b) may grant RV tenants certain protections
after nine months of occupancy, it does not classify RVs as mobilehomes. Unlike actual mobilehomes, section
798.73 explicitly permits parks to require RV removal upon sale.
In summary, the Ordinance’s protections do not extend to Ms. Valentine’s RV, which is neither a mobile home
nor occupied by a qualifying tenant. We remain committed to complying with all applicable laws and invite
further discussion if the City believes additional facts warrant a different conclusion. Attached is the 2018-2019
DMV registration card for the RV that we had in the file as well as Ms. Valentine’s purchase agreement.
Thank you.
Jason Dilday
949-891-1627
812
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 18, 2025 6:25 PM
To: Sadie Symens <ssymens@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>
Subject: Re: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie
Yes we received it. We disagree for numerous reasons. Jason will respond to you tomorrow. I’ll also reforward
you my email to the other tenant you were on so you have it. In my opinion this is the same scenario, however
Jason will provide a much more robust response.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jun 18, 2025, at 6:20 PM, Symens, Sadie <ssymens@slocity.org> wrote:
Hello Mr. Davies,
The last I received from you was an email on June 10th saying you would get back to me, but I do not
believe you have done so until today. I apologize if I missed an email. Does South Peak have a
response to the arguments I set forth in the letter from May 30th? I have attached it again here. I will
also note that South Peak has referred to the mobile home as such in at least two documents, including
the lease agreement and the Information for Prospective Homeowners dated May 1, 2025. Absent
information from South Peak that this structure is not subject to the Mobile Home Park Rent
Stabilization Ordinance (beyond the stated assertion that the structure is a recreational vehicle, which,
for the reasons set forth in my letter, is not determinative), the City intends to pursue enforcement as
stated below.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
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813
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 18, 2025 6:11 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Did you receive my prior email? You never responded. This is an RV as well.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, June 18, 2025 6:05 PM
To: Matt Davies <matt@harmonycom.com>
Cc: Melissa Lawley <melissa@harmonycom.com>; eharris@crla.org
Subject: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Importance: High
Hello Mr. Davies,
I sent the below message to Judy Tsai earlier today and was informed that she is no longer
representing South Peak in this matter. Please see the below, and please let me know if South Peak
has retained alternate legal counsel.
The City reiterates its invitation to discuss this matter and/or Ms. Valentine’s specific situation and
otherwise appreciates your anticipated cooperation.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
814
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
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The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Symens, Sadie
Sent: Wednesday, June 18, 2025 3:39 PM
To: Judy Tsai <judy@judytsai.com>; Evan Harris <eharris@crla.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Ms. Tsai,
It has been two weeks since your last email, so I am following up. Please confirm by June 25, 2025,
that South Peak has rescinded the unlawful rental amount for Space A28 as reflected in the
Information for Prospective Homeowners document dated May 1, 2025, and that all statements
of space rent for Space A28 and similarly situated spaces are compliant with SLO Municipal
Code 5.44.060(C).
Should South Peak fail to do so, the City will proceed with enforcement of its municipal code, including
but not limited to issuance of Notices of Violation (for each unlawful increase), Administrative Citations
(for each unlawful increase), escalating and daily accruing fines (for each unlawful increase), and/or
civil action for collection of unpaid fines and injunctive relief.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
815
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Judy Tsai <judy@judytsai.com>
Sent: Tuesday, June 3, 2025 3:56 PM
To: Evan Harris <eharris@crla.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
This will be reviewed and no, the City’s letter is not dispositive on the issue. This is an RV, and not
necessarily covered. The City is stretching to make that definition “fit” into the ordinance. But again, I only
received the letter on Friday, and have just returned from court in Fresno so that is my preliminary
assessment.
From: Evan Harris <eharris@crla.org>
Sent: Tuesday, June 3, 2025 3:44 PM
To: Judy Tsai <judy@judytsai.com>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: Re: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Hi Judy,
I’m following up on the City’s letter regarding the proposed 108% rent increase for Space A28 at
South Peak Mobile Home Park.
As the City made clear, such an increase would violate the San Luis Obispo Mobile Home Park
Rent Stabilization Ordinance. I trust Harmony Communities will therefore withdraw the proposed
increase and instead apply the lawful 10% cap permitted under SLOMC § 5.44.060(C).
To avoid any further confusion or delay in the sale process, I’d appreciate it if you could confirm in
writing that Harmony is no longer pursuing the 108% increase and provide an updated notice
reflecting the correct space rent.
Please let me know your client’s position as soon as possible so we can move forward
appropriately.
816
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
<image007.png>
eharris@crla.org
<image008.png>
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Friday, May 30, 2025 3:35 PM
To: judy@judytsai.com <judy@judytsai.com>
Cc: Evan Harris <eharris@crla.org>
Subject: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
To Judy Tsai as Counsel for Harmony Properties/South Peak Mobile Home Park,
Please find attached a letter regarding reported potential violations of the San Luis Obispo Mobile
Home Park Rent Stabilization Ordinance by South Peak Mobile Home Park.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
817
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
<Letter to South Peak Mobile Home Park 053025.pdf>
818
From:Matt Davies <matt@harmonycom.com>
Sent:Tuesday, June 24, 2025 3:03 PM
To:Symens, Sadie; Jason Dilday
Subject:RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Attachments:valentine.pdf; IMG_7853.jpeg
Hello Sadie,
Please see the attached registration for the 23/24 year. Since this is an RV(vehicle), you only get one pink slip on
purchase. It is attached. The DMV issued a new pink slip to Valentine after she purchased it. The attached was also
posted on the door of her unit today. Please advise if you will be rescinding in light of Jason’s email. Otherwise, we
dispute the violation and request a hearing. Please advise as to the process to dispute this violation.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Tuesday, June 24, 2025 1:57 PM
To: Jason Dilday <jason@harmonycom.com>
Cc: Matt Davies <matt@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello,
Thank you for that information. Could you please provide registration and title for the year you sold the unit to Linda
Valentine? The one you attached was from 2018.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
819
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Jason Dilday <jason@harmonycom.com>
Sent: Thursday, June 19, 2025 3:25 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Matt Davies <matt@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Ms. Symens,
As Matt mentioned and explained more fully below, we disagree that the San Luis Obispo Mobile Home Park
Rent Stabilization Ordinance (the “Ordinance”) applies to Ms. Valentine’s RV at Space A28.
The Ordinance’s protections apply to “mobile homes,” a term undefined in the text but clearly tied to structures
with “high cost and impracticability of moving” and “requirements relating to installation” (SLOMC §5.44.010).
Ms. Valentine’s RV, as a vehicle registered with the DMV and designed for mobility, does not meet these criteria.
Unlike mobile homes, which are structures registered with HCD, RVs are built for easy relocation and lack the
burdens of cost, damage, or site preparation that the Ordinance addresses. The Ordinance’s focus on these
unique challenges does not extend to RVs.
Even if the RV were considered a mobile home, Ms. Valentine does not qualify as a “tenant” under SLOMC
§5.44.020(D), which defines a “tenant” as “any person entitled to occupy a mobile home within a mobile home
park pursuant to ownership of the mobile home or under a rental or lease agreement with the owner of the
mobile home.” The RV is required to remain vacant until sold, meaning Ms. Valentine is not currently “entitled to
occupy” it, as the Ordinance requires for tenant status.
The Ordinance does not incorporate Cal. Civ. Code §798.3(b), which extends certain Mobilehome Residency
Law (MRL) protections to RVs meeting specific occupancy criteria. Enacted after the Ordinance’s last
amendment in 1988 (Ord. 1117), §798.3(b) is irrelevant unless explicitly adopted, which the Ordinance does not
do. The City cannot retroactively apply a modern state law definition to a 1988 ordinance without legislative
action. Using the MRL’s 1988 definition undermines the City’s position:
Mobilehome is a structure designed for human habitation and for being moved on a street or
highway under permit pursuant to Section 35790 of the Vehicle Code. Mobilehome includes a
manufactured home, as defined in Section 18007 of the Health and Safety Code, and a
mobilehome, as defined in Section 18008 of the Health and Safety Code, but does not include a
recreational vehicle, as defined in Section 799.24 of this code and Section 18010 of the Health
and Safety Code or a commercial coach as defined in Section 18001.8 of the Health and Safety
Code.
820
Moreover, under the MRL, an RV is not a mobilehome. While §798.3(b) may grant RV tenants certain protections
after nine months of occupancy, it does not classify RVs as mobilehomes. Unlike actual mobilehomes, section
798.73 explicitly permits parks to require RV removal upon sale.
In summary, the Ordinance’s protections do not extend to Ms. Valentine’s RV, which is neither a mobile home
nor occupied by a qualifying tenant. We remain committed to complying with all applicable laws and invite
further discussion if the City believes additional facts warrant a different conclusion. Attached is the 2018-2019
DMV registration card for the RV that we had in the file as well as Ms. Valentine’s purchase agreement.
Thank you.
Jason Dilday
949-891-1627
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 18, 2025 6:25 PM
To: Sadie Symens <ssymens@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>
Subject: Re: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie
Yes we received it. We disagree for numerous reasons. Jason will respond to you tomorrow. I’ll also reforward
you my email to the other tenant you were on so you have it. In my opinion this is the same scenario, however
Jason will provide a much more robust response.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jun 18, 2025, at 6:20 PM, Symens, Sadie <ssymens@slocity.org> wrote:
Hello Mr. Davies,
The last I received from you was an email on June 10th saying you would get back to me, but I do not
believe you have done so until today. I apologize if I missed an email. Does South Peak have a
response to the arguments I set forth in the letter from May 30th? I have attached it again here. I will
also note that South Peak has referred to the mobile home as such in at least two documents, including
the lease agreement and the Information for Prospective Homeowners dated May 1, 2025. Absent
information from South Peak that this structure is not subject to the Mobile Home Park Rent
Stabilization Ordinance (beyond the stated assertion that the structure is a recreational vehicle, which,
for the reasons set forth in my letter, is not determinative), the City intends to pursue enforcement as
stated below.
Thank you.
821
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 18, 2025 6:11 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Did you receive my prior email? You never responded. This is an RV as well.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, June 18, 2025 6:05 PM
To: Matt Davies <matt@harmonycom.com>
Cc: Melissa Lawley <melissa@harmonycom.com>; eharris@crla.org
Subject: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Importance: High
Hello Mr. Davies,
822
I sent the below message to Judy Tsai earlier today and was informed that she is no longer
representing South Peak in this matter. Please see the below, and please let me know if South Peak
has retained alternate legal counsel.
The City reiterates its invitation to discuss this matter and/or Ms. Valentine’s specific situation and
otherwise appreciates your anticipated cooperation.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Symens, Sadie
Sent: Wednesday, June 18, 2025 3:39 PM
To: Judy Tsai <judy@judytsai.com>; Evan Harris <eharris@crla.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Ms. Tsai,
It has been two weeks since your last email, so I am following up. Please confirm by June 25, 2025,
that South Peak has rescinded the unlawful rental amount for Space A28 as reflected in the
Information for Prospective Homeowners document dated May 1, 2025, and that all statements
of space rent for Space A28 and similarly situated spaces are compliant with SLO Municipal
Code 5.44.060(C).
Should South Peak fail to do so, the City will proceed with enforcement of its municipal code, including
but not limited to issuance of Notices of Violation (for each unlawful increase), Administrative Citations
(for each unlawful increase), escalating and daily accruing fines (for each unlawful increase), and/or
civil action for collection of unpaid fines and injunctive relief.
823
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Judy Tsai <judy@judytsai.com>
Sent: Tuesday, June 3, 2025 3:56 PM
To: Evan Harris <eharris@crla.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
This will be reviewed and no, the City’s letter is not dispositive on the issue. This is an RV, and not
necessarily covered. The City is stretching to make that definition “fit” into the ordinance. But again, I only
received the letter on Friday, and have just returned from court in Fresno so that is my preliminary
assessment.
From: Evan Harris <eharris@crla.org>
Sent: Tuesday, June 3, 2025 3:44 PM
To: Judy Tsai <judy@judytsai.com>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: Re: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
824
Hi Judy,
I’m following up on the City’s letter regarding the proposed 108% rent increase for Space A28 at
South Peak Mobile Home Park.
As the City made clear, such an increase would violate the San Luis Obispo Mobile Home Park
Rent Stabilization Ordinance. I trust Harmony Communities will therefore withdraw the proposed
increase and instead apply the lawful 10% cap permitted under SLOMC § 5.44.060(C).
To avoid any further confusion or delay in the sale process, I’d appreciate it if you could confirm in
writing that Harmony is no longer pursuing the 108% increase and provide an updated notice
reflecting the correct space rent.
Please let me know your client’s position as soon as possible so we can move forward
appropriately.
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
<image007.png>
eharris@crla.org
<image008.png>
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Friday, May 30, 2025 3:35 PM
To: judy@judytsai.com <judy@judytsai.com>
Cc: Evan Harris <eharris@crla.org>
Subject: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
To Judy Tsai as Counsel for Harmony Properties/South Peak Mobile Home Park,
Please find attached a letter regarding reported potential violations of the San Luis Obispo Mobile
Home Park Rent Stabilization Ordinance by South Peak Mobile Home Park.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
825
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
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the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
<Letter to South Peak Mobile Home Park 053025.pdf>
833
From:Mariah Thompson <mthompson@crla.org>
Sent:Tuesday, June 24, 2025 1:47 PM
To:Symens, Sadie
Cc:Patsy Van Dyke
Subject:Re: [EXTERNAL] RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance - South Peak/Valentine
Attachments:RT_ESCROW_AND_TITLE_SEARCHES_run_on_24-Jun-2025.pdf
I have not been to the park and our local attorney on this case, Evan, is currently out of office. But that looks like a
park model unit and has the same address so I don't see any reason that wouldn't be the correct unit.
Attached is the title search for the unit. I have sent additional questions to the registration/titling department because of
discrepancies between the title and the sales contract. I am specifically asking HCD whether titling should currently be
going through HCD or DMV. I am wondering if Harmony failed to follow the appropriate process when it acquired the
unit and then sold the unit. It looks like the unit HCD registration has not been updated in a long time and was never
updated with CA MHP Investors 3, LLC (Bruce Davies/Harmony company) as the legal owner. Notably, Harmony also
did not produce to you a recent registration-- they produced a DMV registration from 2018. If I were you, I would ask
Harmony for the registration and title for the year that they sold the unit to CRLA's client.
Mariah Thompson she/her/ella | Senior Litigator
California Rural Legal Assistance, Inc.
mthompson@crla.org
(559) 441-8721
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Tuesday, June 24, 2025 11:04 AM
To: Mariah Thompson <mthompson@crla.org>
Cc: Patsy Van Dyke <pvandyke@crla.org>
Subject: Re: [EXTERNAL] RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance - South Peak/Valentine
Thank you. I drove by Space A28. Could you confirm that this is your client’s unit?
834
835
On Jun 24, 2025, at 9:54 AM, Mariah Thompson <mthompson@crla.org> wrote:
Good morning,
I can actually ask my contact at HCD's registration department about this. I will do this now. I would
think that it would have been but let me confirm.
Thanks,
Mariah Thompson she/her/ella | Senior Litigator
California Rural Legal Assistance, Inc.
<C2_signature_msg_60437b2c-1a55-4bd4-933f-6012a97256b3.png>
mthompson@crla.org
<C2_signature_phone_f1f87ccc-6c1e-43c4-9096-0c070108fb9e.png>
(559) 441-8721
836
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
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From: Patsy Van Dyke <pvandyke@crla.org>
Sent: Tuesday, June 24, 2025 10:52 AM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Mariah Thompson <mthompson@crla.org>
Subject: Re: [EXTERNAL] RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance - South Peak/Valentine
Not to our knowledge.
Patsy Van Dyke | Senior Litigator
California Rural Legal Assistance, Inc.
<Image.png>
pvandyke@crla.org
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(831) 757-5221
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From: Symens, Sadie <ssymens@slocity.org>
Sent: Monday, June 23, 2025 5:26:07 PM
To: Patsy Van Dyke <pvandyke@crla.org>
Cc: Mariah Thompson <mthompson@crla.org>
Subject: [EXTERNAL] RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance - South Peak/Valentine
You don't often get email from ssymens@slocity.org. Learn why this is important
Hello,
Thank you for that additional information. Do you know if the unit has ever been registered with HCD? I
agree that the DMV registration is not determinative, but I just want to make sure I have all the
information. Thank you again.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
837
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named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
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YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Patsy Van Dyke <pvandyke@crla.org>
Sent: Friday, June 20, 2025 4:04 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Mariah Thompson <mthompson@crla.org>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance -
South Peak/Valentine
Dear Ms. Symens:
Thank you for following up on this matter. Evan Harris is on vacation, so I will be the point
person on the matter (with assistance from Mariah Thompson) until at least July 7, 2025.
With respect to Mr. Dilday's arguments about Ms. Valentine's home being a recreational
vehicle that is not subject to the City's Rent Stabilization Ordinance (RSO), I refer you to our earlier
submissions and communications. Moreover, the type of registration is not relevant for the
purpose of determining whether the RSO applies. It is not one of the criteria raised in the RSO.
Further, Mr. Dilday ignores that this unit is permanently installed, including the utility installation.
It is not "readily moved" simply attaching it to a pickup truck with a trailer hitch. It is undisputed
that this unit has been occupied as a permanent residence with the full knowledge and consent of
Harmony.
Indeed, this argument that Ms. Valentine's home is a recreational vehicle and not a
"mobilehome" is belied by the very documents Mr. Dilday relies upon to try to deny Ms.
Valentine's ownership and legal occupancy of the site. For example, the stipulation itself refers to
the unit as a "mobilehome" in multiple places, See, e.g. Paragraphs 2, 7, and 8. Paragraph 8 also
makes clear that Harmony will continue to collect rent for the space occupied by Ms. Valentine's
mobilehome through the time of sale. Thus, although the unit may be vacant, Ms. Valentine is the
owner of the mobilehome that legally occupies that space, and pursuant to which Harmony still
seeks to collect rent. Thus, any argument that she is not a "tenant" based on the stipulation is
unfounded. Mr. Dilday is manufacturing arguments after the fact out of thin air in a brazen attempt
to avoid application of the RSO.
838
The parties' course of conduct further confirms that the parties consider Ms. Valentine's unit to
be a mobilehome and not a recreational vehicle for purposes of the applicability of the RSO. For
example, Harmony required Ms. Valentine to sign a 30-year lease. A long-term lease would not
have been necessary if the unit was considered a recreational vehicle that was exempt from the
RSO. Further, the information sheet distributed by Harmony for prospective purchasers also
refers to the unit as a "home" as does the sales contract or home purchase agreement signed by
Ms. Valentine when she initially purchased the unit from Harmony.
Please contact me if you require any additional information. Thank you for your prompt
consideration of this matter.
Sincerely,
Patsy Van Dyke | Senior Litigator
California Rural Legal Assistance, Inc.
<image007.png>
pvandyke@crla.org
<image008.png>
(831) 757-5221
<image009.png>
3 Williams Road, Salinas, CA 93905
<image010.jpg>
<image011.png><image012.png><image013.png><image014.png>
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immediately.
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF CODES AND STANDARDS
Title Search
Date Printed: Jun 24, 2025
Decal #:AAS7398 Use Code:SFD
Manufacturer:ROADLINER Original Price Code:AAN
Tradename:ROADLINER Rating Year:1962
Model: Tax Type:ILT
Manufactured Date:01/01/1962 Last ILT Amount:$2.00
Registration Exp:05/31/2018 Date ILT Fees Paid:06/18/2017
First Sold On:01/01/1962 ILT Exemption:NONE
Serial Number HUD Label / Insignia Length Width
X35223 40'10'
Record Conditions:
HCD Lien Placed on Unit for 120 ILT Delinquency
Registered Owner:
VILLAGE PROPERTIES LLC
145 SOUTH ST
SAN LUIS OBISPO, CA 93401
Last Title Date:01/06/2000
Last Reg Card:07/18/2017
Sale/Transfer Info:Price $3,726.00 Transferred on 11/05/1999
Situs Address:
145 SOUTH ST SP A28
SAN LUIS OBISPO, CA 93401
Inactive Decal/DMV:
DMV BL6623
Renewal Fees:
$322.00
Last Expiration Date: 5/31/2018
*Registration renewals are automatically calculated and may be subject to error. Please reach out to
ContactRT@hcd.ca.gov to verify the amount due.*
***END OF TITLE SEARCH***
860
From:Patsy Van Dyke <pvandyke@crla.org>
Sent:Friday, June 20, 2025 4:04 PM
To:Symens, Sadie
Cc:Mariah Thompson
Subject:RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance - South Peak/Valentine
Attachments:March 12 UD Stipulation Agreement.pdf
Dear Ms. Symens:
Thank you for following up on this matter. Evan Harris is on vacation, so I will be the point person on the
matter (with assistance from Mariah Thompson) until at least July 7, 2025.
With respect to Mr. Dilday's arguments about Ms. Valentine's home being a recreational vehicle that is not
subject to the City's Rent Stabilization Ordinance (RSO), I refer you to our earlier submissions and
communications. Moreover, the type of registration is not relevant for the purpose of determining whether the
RSO applies. It is not one of the criteria raised in the RSO. Further, Mr. Dilday ignores that this unit is
permanently installed, including the utility installation. It is not "readily moved" simply attaching it to a pickup
truck with a trailer hitch. It is undisputed that this unit has been occupied as a permanent residence with the full
knowledge and consent of Harmony.
Indeed, this argument that Ms. Valentine's home is a recreational vehicle and not a "mobilehome" is belied
by the very documents Mr. Dilday relies upon to try to deny Ms. Valentine's ownership and legal occupancy of
the site. For example, the stipulation itself refers to the unit as a "mobilehome" in multiple places, See, e.g.
Paragraphs 2, 7, and 8. Paragraph 8 also makes clear that Harmony will continue to collect rent for the space
occupied by Ms. Valentine's mobilehome through the time of sale. Thus, although the unit may be vacant, Ms.
Valentine is the owner of the mobilehome that legally occupies that space, and pursuant to which Harmony still
seeks to collect rent. Thus, any argument that she is not a "tenant" based on the stipulation is unfounded. Mr.
Dilday is manufacturing arguments after the fact out of thin air in a brazen attempt to avoid application of the
RSO.
The parties' course of conduct further confirms that the parties consider Ms. Valentine's unit to be a
mobilehome and not a recreational vehicle for purposes of the applicability of the RSO. For example, Harmony
required Ms. Valentine to sign a 30-year lease. A long-term lease would not have been necessary if the unit was
considered a recreational vehicle that was exempt from the RSO. Further, the information sheet distributed by
Harmony for prospective purchasers also refers to the unit as a "home" as does the sales contract or home
purchase agreement signed by Ms. Valentine when she initially purchased the unit from Harmony.
Please contact me if you require any additional information. Thank you for your prompt consideration of this
matter.
Sincerely,
Patsy Van Dyke | Senior Litigator
California Rural Legal Assistance, Inc.
pvandyke@crla.org
861
(831) 757-5221
3 Williams Road, Salinas, CA 93905
CRLA.org
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any dissemination, distribu tion,
or copying of this communication is strictly forbidden. If you have received this communication in error, please notify us
immediately.
875
From:Jason Dilday <jason@harmonycom.com>
Sent:Thursday, June 19, 2025 3:25 PM
To:Symens, Sadie
Cc:Matt Davies
Subject:RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Attachments:Space A28.pdf
Ms. Symens,
As Matt mentioned and explained more fully below, we disagree that the San Luis Obispo Mobile Home Park
Rent Stabilization Ordinance (the “Ordinance”) applies to Ms. Valentine’s RV at Space A28.
The Ordinance’s protections apply to “mobile homes,” a term undefined in the text but clearly tied to structures
with “high cost and impracticability of moving” and “requirements relating to installation” (SLOMC §5.44.010).
Ms. Valentine’s RV, as a vehicle registered with the DMV and designed for mobility, does not meet these criteria.
Unlike mobile homes, which are structures registered with HCD, RVs are built for easy relocation and lack the
burdens of cost, damage, or site preparation that the Ordinance addresses. The Ordinance’s focus on these
unique challenges does not extend to RVs.
Even if the RV were considered a mobile home, Ms. Valentine does not qualify as a “tenant” under SLOMC
§5.44.020(D), which defines a “tenant” as “any person entitled to occupy a mobile home within a mobile home
park pursuant to ownership of the mobile home or under a rental or lease agreement with the owner of the
mobile home.” The RV is required to remain vacant until sold, meaning Ms. Valentine is not currently “entitled to
occupy” it, as the Ordinance requires for tenant status.
The Ordinance does not incorporate Cal. Civ. Code §798.3(b), which extends certain Mobilehome Residency
Law (MRL) protections to RVs meeting specific occupancy criteria. Enacted after the Ordinance’s last
amendment in 1988 (Ord. 1117), §798.3(b) is irrelevant unless explicitly adopted, which the Ordinance does not
do. The City cannot retroactively apply a modern state law definition to a 1988 ordinance without legislative
action. Using the MRL’s 1988 definition undermines the City’s position:
Mobilehome is a structure designed for human habitation and for being moved on a street or
highway under permit pursuant to Section 35790 of the Vehicle Code. Mobilehome includes a
manufactured home, as defined in Section 18007 of the Health and Safety Code, and a
mobilehome, as defined in Section 18008 of the Health and Safety Code, but does not include a
recreational vehicle, as defined in Section 799.24 of this code and Section 18010 of the Health
and Safety Code or a commercial coach as defined in Section 18001.8 of the Health and Safety
Code.
Moreover, under the MRL, an RV is not a mobilehome. While §798.3(b) may grant RV tenants certain protections
after nine months of occupancy, it does not classify RVs as mobilehomes. Unlike actual mobilehomes, section
798.73 explicitly permits parks to require RV removal upon sale.
In summary, the Ordinance’s protections do not extend to Ms. Valentine’s RV, which is neither a mobile home
nor occupied by a qualifying tenant. We remain committed to complying with all applicable laws and invite
876
further discussion if the City believes additional facts warrant a different conclusion. Attached is the 2018-2019
DMV registration card for the RV that we had in the file as well as Ms. Valentine’s purchase agreement.
Thank you.
Jason Dilday
949-891-1627
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 18, 2025 6:25 PM
To: Sadie Symens <ssymens@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>
Subject: Re: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Sadie
Yes we received it. We disagree for numerous reasons. Jason will respond to you tomorrow. I’ll also reforward
you my email to the other tenant you were on so you have it. In my opinion this is the same scenario, however
Jason will provide a much more robust response.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jun 18, 2025, at 6:20 PM, Symens, Sadie <ssymens@slocity.org> wrote:
Hello Mr. Davies,
The last I received from you was an email on June 10th saying you would get back to me, but I do not
believe you have done so until today. I apologize if I missed an email. Does South Peak have a
response to the arguments I set forth in the letter from May 30th? I have attached it again here. I will
also note that South Peak has referred to the mobile home as such in at least two documents, including
the lease agreement and the Information for Prospective Homeowners dated May 1, 2025. Absent
information from South Peak that this structure is not subject to the Mobile Home Park Rent
Stabilization Ordinance (beyond the stated assertion that the structure is a recreational vehicle, which,
for the reasons set forth in my letter, is not determinative), the City intends to pursue enforcement as
stated below.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
877
E ssymens@slocity.org
slocity.org
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copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
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YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, June 18, 2025 6:11 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>
Subject: RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Did you receive my prior email? You never responded. This is an RV as well.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, June 18, 2025 6:05 PM
To: Matt Davies <matt@harmonycom.com>
Cc: Melissa Lawley <melissa@harmonycom.com>; eharris@crla.org
Subject: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Importance: High
Hello Mr. Davies,
I sent the below message to Judy Tsai earlier today and was informed that she is no longer
representing South Peak in this matter. Please see the below, and please let me know if South Peak
has retained alternate legal counsel.
The City reiterates its invitation to discuss this matter and/or Ms. Valentine’s specific situation and
otherwise appreciates your anticipated cooperation.
878
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
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copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
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YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Symens, Sadie
Sent: Wednesday, June 18, 2025 3:39 PM
To: Judy Tsai <judy@judytsai.com>; Evan Harris <eharris@crla.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Ms. Tsai,
It has been two weeks since your last email, so I am following up. Please confirm by June 25, 2025,
that South Peak has rescinded the unlawful rental amount for Space A28 as reflected in the
Information for Prospective Homeowners document dated May 1, 2025, and that all statements
of space rent for Space A28 and similarly situated spaces are compliant with SLO Municipal
Code 5.44.060(C).
Should South Peak fail to do so, the City will proceed with enforcement of its municipal code, including
but not limited to issuance of Notices of Violation (for each unlawful increase), Administrative Citations
(for each unlawful increase), escalating and daily accruing fines (for each unlawful increase), and/or
civil action for collection of unpaid fines and injunctive relief.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
879
City Attorney's Office
E ssymens@slocity.org
slocity.org
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<image003.png>
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named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
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YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Judy Tsai <judy@judytsai.com>
Sent: Tuesday, June 3, 2025 3:56 PM
To: Evan Harris <eharris@crla.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
This will be reviewed and no, the City’s letter is not dispositive on the issue. This is an RV, and not
necessarily covered. The City is stretching to make that definition “fit” into the ordinance. But again, I only
received the letter on Friday, and have just returned from court in Fresno so that is my preliminary
assessment.
From: Evan Harris <eharris@crla.org>
Sent: Tuesday, June 3, 2025 3:44 PM
To: Judy Tsai <judy@judytsai.com>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: Re: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Hi Judy,
I’m following up on the City’s letter regarding the proposed 108% rent increase for Space A28 at
South Peak Mobile Home Park.
As the City made clear, such an increase would violate the San Luis Obispo Mobile Home Park
Rent Stabilization Ordinance. I trust Harmony Communities will therefore withdraw the proposed
increase and instead apply the lawful 10% cap permitted under SLOMC § 5.44.060(C).
880
To avoid any further confusion or delay in the sale process, I’d appreciate it if you could confirm in
writing that Harmony is no longer pursuing the 108% increase and provide an updated notice
reflecting the correct space rent.
Please let me know your client’s position as soon as possible so we can move forward
appropriately.
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
<image007.png>
eharris@crla.org
<image008.png>
(805) 544-7994
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From: Symens, Sadie <ssymens@slocity.org>
Sent: Friday, May 30, 2025 3:35 PM
To: judy@judytsai.com <judy@judytsai.com>
Cc: Evan Harris <eharris@crla.org>
Subject: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
To Judy Tsai as Counsel for Harmony Properties/South Peak Mobile Home Park,
Please find attached a letter regarding reported potential violations of the San Luis Obispo Mobile
Home Park Rent Stabilization Ordinance by South Peak Mobile Home Park.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
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881
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
<Letter to South Peak Mobile Home Park 053025.pdf>
I
I
THIS VALIDATED REGISTRATION CARD OR A FACSIMILE COPY IS TO BE KEPT WITH THE
VEHICLE FOR WHICH IT IS ISSUED. THIS REQUIREMENT DOES NOT APPLY WHEN THE
VEHICLE IS LEFT UNATTENDED. I T NEED NOT BE DISPLAYED. PRESENT IT TO ANY PEAC
OFFICER UPON DEMAND. IF YOU DO NOT RECEIVE A RENEWAL NOTICE, USE THIS FORM
TO PAY YOUR RENEWAL FEES OR NOTIFY THE DEPARTMENT OF MOTOR VEHICLES OF THE
PLANNED NON -OPERATIONAL STATUS (PNO) OF A STORED VEHICLE. RENEWAL FEES MUST
BE PAID ON OR BEFORE THE REGISTRATION EXPIRATION DATE OR PENALTIES WILL BE
DUE PURSUANT TO CALIFORNIA VEHICLE CODE SECTIONS 9552 -9554.
NOTE: TRAILER COACHES MUST BE REGISTERED AND ARE NOT ELIGIBLE FOR FILING
A STATUS OF PLANNED NO~NC0PERAT_f 0N~. ""'. /2 ;(,,/ \'.11Rex,. -~·· /h.V. \ • ,,s,
EVIDENCE OF LIABILITY INSURAAJCE FROM XQ._UR tN~Ur:CE COMPANY MUST BE PROVIDED
TO THE DEPARTMENT WITH THE fA~_J'<.,.{2f~REN~A.._!i,~ EES. EVIDENCE OF LIABILITY
INSURANCE IS NOT REQUIRED W~T~~EGIS!R;ATipN M~ EWAL OF OFF-HIGHWAY VEHICLES,
TRAILERS, VESSELS, OR IF YOU;FILE~As PNO 0~ ~JtvEHICLE.
' -~9 !,-,' WHEN WRITING TO DMV, ALWAYS ~\~E,Y9.PR ~q¼~ ~~E, PRESENT ADDRESS, AND THE
VEHICLE MAKE, LICENSE, AND IDENTIF~CAT ION~BERS.
~
************** DO NOT DETACH -REGISTERED OWNER INFORMATION **************
TA1l R I
'J
~
r fl'ARTl'(MMF AINOR VEl«'llS
A Public $ervfr~P, f1n,:,n,...,
REGISTRATION CARD VALID FROM: 04/14/2018 TO: 04/30/2019
MAKE YR MODE L YR 1 S T SOLO
CHA 2018 2018
BODY T YPE MODEL MP MO
CCH ZS
'l"YPE VE'.HICLE USE DATE ISSUED
TRAILER 05/03/18
REGISTERED OWN ER
145 SOUTHSLO LLC
14 5 SOUTH ST ;ttAW
SN LUIS OBISP
CA 93401
U~OLDER
VLF CLASS TYPE VEH
NN 41T
CC/A LCO D'l' FEE RECVD PIC
40 05 /03 /18 5
AMOUNT DUE: AMOUNT RECVD
$ 564.00 CASH
JJ
.,-.. ·-.,
OHCK
CRDT
TY PE L I C LZC'£NSE NUMB E R
40
VEHICLE I D NUMBER
STI CKER ISSUED
K5446517
AMOUNT PA I D
$ 564.00
AOl 691 C4 0056400 0042 CB A01 050318 40 1MP2076 28~
\ "
Home Purchase Agreement
I. PARTIES-[please print]
California MHP Investors 3, LLC (Seller) agrees to sell and convey to
....:::L=i=n=d=a=V:::::::::a:::le=n=t=in=e================ (Purchaser). And Purchaser agrees
To buy from Seller the Property described below.
II. PROPERTY [insert description of the home and address where home is currently located]:
Year: 20 18 Width: 11 '5" Length: 36'9" -------
Make: champion Model: -------
Serial Number:
C t Add 145 South st #A28 San Luis Obispo CA 93401 urren ress: ____________ _
Legal Description of Land if being included in Loan: _N_A _________ _
Ill. PURCHASE PRICE
The Parties agree that the total purchase price is$ 95000 (plus all applicable sales
"f ) S I TB D O h Buyer to pay title/OMV fees Th I h . tax, 1 any . a es Tax_______ t er _______ . e tota pure ase price
includes a deposit in the amount of$ 2000 [enter N/A if no deposit will be
or has been paid by the Purchaser].
IV. MISCELLANEOUS
Seller
Seller
(a) Financial Contingency-loan to be obtained. This agreement is conditional upon Ability to
obtain a loan to purchase the Property.
(b) Seller warrants that he/she/it is conveying title to the home and land, if applicable, Free and
Clear of all liens and encumbrances.
Date Buyer Date
Date Buyer Date
888
From:Matt Davies <matt@harmonycom.com>
Sent:Wednesday, June 18, 2025 6:24 PM
To:Symens, Sadie
Cc:Jason Dilday
Subject:FW: South Peak MHP, # , San Luis Obispo, CA
Resending this. Please confirm receipt.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, June 10, 2025 9:25 AM
To:
Cc: ssymens@slocity.org; Melissa Lawley <melissa@harmonycom.com>
Subject: RE: South Peak MHP, # , San Luis Obispo, CA
Sherry,
You live in a recreational vehicle and have no rights to sell said vehicle in place under state law(see civil code 798). In light
of our disagreement, we will not be providing any documentation and you will need to have the RV removed upon sale.
Thank you in advance for your cooperation.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Melissa Lawley <melissa@harmonycom.com>
Sent: Tuesday, June 10, 2025 8:46 AM
Please see below
Thank you,
Melissa Lawley
Senior Regional Manager
889
6653 Embarcadero Drive, Ste. C
Stockton, CA 95219
Direct: (209) 438-7242
Main: (209) 932-8747
Fax: (209) 451-1297
Melissa@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Tuesday, June 10, 2025 7:38 AM
To: Sherry Enns < ; Melissa Lawley <melissa@harmonycom.com>
Subject: RE: South Peak MHP, # , San Luis Obispo, CA
Hello Sherry,
Thank you for reaching out. Please feel free to forward to our office any rent increases in violation of the San Luis
Obispo Municipal Home Park Rent Stabilization Ordinance.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Sherry Enns <
Sent: Monday, June 9, 2025 6:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Melissa Lawley <melissa@harmonycom.com>
Subject: South Peak MHP, # , San Luis Obispo, CA
890
When we do get a buyer, please put the new land lease amount in writing so we can mail a copy to
the City of SLO, District Attorney, Christine Dietrick who is examining the case for land lease price gouging.
990 Palm St
San Luis Obispo, CA 93401
Thank you,
Sherry Enns
Norman Enns
Space
Sent from my iPhone
900
From:Symens, Sadie
Sent:Wednesday, June 18, 2025 6:05 PM
To:Matt Davies
Cc:melissa@harmonycom.com; eharris@crla.org
Subject:Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Importance:High
Hello Mr. Davies,
I sent the below message to Judy Tsai earlier today and was informed that she is no longer representing South Peak
in this matter. Please see the below, and please let me know if South Peak has retained alternate legal counsel.
The City reiterates its invitation to discuss this matter and/or Ms. Valentine’s specific situation and otherwise
appreciates your anticipated cooperation.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Symens, Sadie
Sent: Wednesday, June 18, 2025 3:39 PM
To: Judy Tsai <judy@judytsai.com>; Evan Harris <eharris@crla.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Ms. Tsai,
901
It has been two weeks since your last email, so I am following up. Please confirm by June 25, 2025, that South
Peak has rescinded the unlawful rental amount for Space A28 as reflected in the Information for Prospective
Homeowners document dated May 1, 2025, and that all statements of space rent for Space A28 and similarly
situated spaces are compliant with SLO Municipal Code 5.44.060(C).
Should South Peak fail to do so, the City will proceed with enforcement of its municipal code, including but not limited
to issuance of Notices of Violation (for each unlawful increase), Administrative Citations (for each unlawful increase),
escalating and daily accruing fines (for each unlawful increase), and/or civil action for collection of unpaid fines and
injunctive relief.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Judy Tsai <judy@judytsai.com>
Sent: Tuesday, June 3, 2025 3:56 PM
To: Evan Harris <eharris@crla.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
This will be reviewed and no, the City’s letter is not dispositive on the issue. This is an RV, and not necessarily
covered. The City is stretching to make that definition “fit” into the ordinance. But again, I only received the letter on
Friday, and have just returned from court in Fresno so that is my preliminary assessment.
From: Evan Harris <eharris@crla.org>
Sent: Tuesday, June 3, 2025 3:44 PM
To: Judy Tsai <judy@judytsai.com>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: Re: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
902
Hi Judy,
I’m following up on the City’s letter regarding the proposed 108% rent increase for Space A28 at South Peak
Mobile Home Park.
As the City made clear, such an increase would violate the San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance. I trust Harmony Communities will therefore withdraw the proposed increase and
instead apply the lawful 10% cap permitted under SLOMC § 5.44.060(C).
To avoid any further confusion or delay in the sale process, I’d appreciate it if you could confirm in writing that
Harmony is no longer pursuing the 108% increase and provide an updated notice reflecting the correct space
rent.
Please let me know your client’s position as soon as possible so we can move forward appropriately.
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Friday, May 30, 2025 3:35 PM
To: judy@judytsai.com <judy@judytsai.com>
Cc: Evan Harris <eharris@crla.org>
Subject: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
To Judy Tsai as Counsel for Harmony Properties/South Peak Mobile Home Park,
Please find attached a letter regarding reported potential violations of the San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance by South Peak Mobile Home Park.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
903
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
920
From:Judy Tsai <judy@judytsai.com>
Sent:Wednesday, June 18, 2025 3:51 PM
To:Symens, Sadie; Evan Harris
Subject:RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance
Attachments:RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Sadie, I believe Mr. Davies already reached out to you directly. I was copied on the email.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, June 18, 2025 3:48 PM
To: Judy Tsai <judy@judytsai.com>; Evan Harris <eharris@crla.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello,
Thank you for your reply. Can you please provide me with the contact information for your client or their counsel, if
they are represented in this matter? Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Judy Tsai <judy@judytsai.com>
Sent: Wednesday, June 18, 2025 3:43 PM
To: Symens, Sadie <ssymens@slocity.org>; Evan Harris <eharris@crla.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
921
Hi. I am not the attorney that will be handling this issue. I have forwarded your email to my client.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, June 18, 2025 3:39 PM
To: Judy Tsai <judy@judytsai.com>; Evan Harris <eharris@crla.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Ms. Tsai,
It has been two weeks since your last email, so I am following up. Please confirm by June 25, 2025, that South
Peak has rescinded the unlawful rental amount for Space A28 as reflected in the Information for Prospective
Homeowners document dated May 1, 2025, and that all statements of space rent for Space A28 and similarly
situated spaces are compliant with SLO Municipal Code 5.44.060(C).
Should South Peak fail to do so, the City will proceed with enforcement of its municipal code, including but not limited
to issuance of Notices of Violation (for each unlawful increase), Administrative Citations (for each unlawful increase),
escalating and daily accruing fines (for each unlawful increase), and/or civil action for collection of unpaid fines and
injunctive relief.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Judy Tsai <judy@judytsai.com>
Sent: Tuesday, June 3, 2025 3:56 PM
To: Evan Harris <eharris@crla.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
922
This will be reviewed and no, the City’s letter is not dispositive on the issue. This is an RV, and not necessarily
covered. The City is stretching to make that definition “fit” into the ordinance. But again, I only received the letter on
Friday, and have just returned from court in Fresno so that is my preliminary assessment.
From: Evan Harris <eharris@crla.org>
Sent: Tuesday, June 3, 2025 3:44 PM
To: Judy Tsai <judy@judytsai.com>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: Re: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hi Judy,
I’m following up on the City’s letter regarding the proposed 108% rent increase for Space A28 at South Peak
Mobile Home Park.
As the City made clear, such an increase would violate the San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance. I trust Harmony Communities will therefore withdraw the proposed increase and
instead apply the lawful 10% cap permitted under SLOMC § 5.44.060(C).
To avoid any further confusion or delay in the sale process, I’d appreciate it if you could confirm in writing that
Harmony is no longer pursuing the 108% increase and provide an updated notice reflecting the correct space
rent.
Please let me know your client’s position as soon as possible so we can move forward appropriately.
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Friday, May 30, 2025 3:35 PM
To: judy@judytsai.com <judy@judytsai.com>
Cc: Evan Harris <eharris@crla.org>
Subject: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
To Judy Tsai as Counsel for Harmony Properties/South Peak Mobile Home Park,
Please find attached a letter regarding reported potential violations of the San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance by South Peak Mobile Home Park.
Thank you,
Sadie Symens
pronouns she/her/hers
923
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
1
From:Matt Davies <matt@harmonycom.com>
Sent:Tuesday, June 10, 2025 9:14 AM
To:Symens, Sadie
Subject:RE: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance
Hello Sadie,
I am back in the country. I will review this week and get back to you on the recreational vehicle in question.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (209) 601-4538
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Judy Tsai <judy@judytsai.com>
Sent: Friday, May 30, 2025 4:17 PM
To: Matt Davies <matt@harmonycom.com>; Jason Dilday <jason@harmonycom.com>
Subject: FW: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
From: Symens, Sadie <ssymens@slocity.org>
Sent: Friday, May 30, 2025 3:36 PM
To: Judy Tsai <judy@judytsai.com>
Cc: eharris@crla.org
Subject: Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
To Judy Tsai as Counsel for Harmony Properties/South Peak Mobile Home Park,
Please find attached a letter regarding reported potential violations of the San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance by South Peak Mobile Home Park.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
2
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
937
From:Evan Harris <eharris@crla.org>
Sent:Wednesday, June 18, 2025 2:55 PM
To:Symens, Sadie
Subject:Re: [EXTERNAL] Email from Linda Valentine
Attachments:Communications between South Peaks and CRLA concerning Rent Increase (1).pdf
Hello Sadie,
1. The form was provided to my client by Melissa Lawley, Senior Regional Manager of Harmony
Communities, via email on May 1 in response to my client’s inquiry about whether any forms need to be
completed by a new owner to be accepted into South Peak MHP. My client reports that several
prospective buyers have expressed serious interest in purchasing her unit at the current space rent of
$767.91, but ultimately declined after learning the rent would increase to $1,595 for a new owner. One
such couple is Sherry and Norm Enns ( , current residents of South Peak. They
were hoping to move into my client’s larger unit but were shocked by the rent hike and declined to
proceed. Notably, the Ennses are also trying to sell their own unit, which carries a current space rent of
$730. However, Harmony Communities raised their space rent to $1,350 when they listed it for sale. They
too have been unable to secure a buyer at the inflated price.
2. On May 23, I provided you with an email exchange between me and Judy Tsai, in which she maintains
that my client’s RV is not subject to mobile home ordinance protections. I’ve attached that email thread
here for your convenience. Beyond that statement, to my knowledge, the Park has not provided any
documentation or other materials that would preserve this claim.
3. At this time, CRLA is not pursuing any claims against South Peak MHP or Harmony Communities. That
said, I believe the Park's conduct is creeping and systematic and may ultimately justify a public claim of
this nature by the City.
Best,
Evan Harris he/him | Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, June 18, 2025 9:33 AM
To: Evan Harris <eharris@crla.org>
Subject: RE: [EXTERNAL] Email from Linda Valentine
Hi Evan,
A few follow-up questions, if you are able to answer them:
938
1. How is the attached being used by the Park? To whom has this been provided? Have any prospective buyers
actually declined to pursue the home because of this notice (to your knowledge)?
2. The attached notice and the lease, among other documents, seem to assume that your client’s home is a
mobile home. Has the Park provided your client with anything preserving their claim that the “RV” is not subject
to mobile home ordinance protections?
3. Are you/CRLA pursuing a private action unfair competition law claim against the Park?
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Evan Harris <eharris@crla.org>
Sent: Monday, June 16, 2025 2:21 PM
To: Symens, Sadie <ssymens@slocity.org>
Subject: Re: [EXTERNAL] Email from Linda Valentine
Hello Sadie,
Thank you for bringing this to my attention. Yes, this email is from my client. I’ll follow up with her and make the
appropriate clarifications.
Best,
Evan Harris he/him | Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
939
From: Symens, Sadie <ssymens@slocity.org>
Sent: Monday, June 16, 2025 2:11 PM
To: Evan Harris <eharris@crla.org>
Subject: [EXTERNAL] Email from Linda Valentine
Hello Evan,
I received the attached email from, purportedly, Linda Valentine. I am not sure the email is legitimate (see sender’s
email address), but in any case, I do not intend to respond since you represent Linda Valentine. Please clarify with
your client that I cannot speak with her directly, nor do I work for the DA.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
Rural Roots, Justice for All
1880 Santa Barbara Avenue, Suite 240 • San Luis Obispo, CA 93401• Tel: 805-544-7994• Fax: 805-544-3904• crla.org
Evan Harris
California Rural Legal Assistance
1880 Santa Barbara Ave #240
San Luis Obispo, CA 93401
April 28, 2025
Judy Tsai
Law Office of Judy Tsai
710 Lakeway Dr Ste 180
Sunnyvale, CA 94085-4048
Subject: Invalid Rent Increase – Space A28, 145 South Street, San Luis Obispo
Dear Ms. Tsai,
As you are aware, I represent Linda Valentine, the owner of the mobile home located at Space
A28 in your client’s park at 145 South Street, San Luis Obispo, CA 93401. I am writing
regarding the unlawful rent increase recently imposed by your client. You are already familiar
with the relevant facts, as you represented Harmony Communities in its settlement with Ms.
Valentine and were copied on the email correspondence between Ms. Valentine and your client’s
property management team regarding the rent increase.
Ms. Melissa Lawley, Senior Regional Manager for Harmony Communities, appears to
misunderstand both the terms of the settlement agreement and the applicable local rent control
ordinance. The agreement filed by your office on March 12 does not preserve or continue the
prior lease—it replaces it. A valid 60-day notice terminates the tenancy upon expiration of that
period. The agreement contains no lease terms and does not incorporate the prior lease by
reference. Instead, it grants a temporary right to occupy and complete an on-site sale, with rent
deducted from sale proceeds—not paid by the occupants as tenants, and explicitly replaces all
prior agreements. Additionally, nothing in the agreement requires Ms. Valentine to assign her
lease to a buyer. She is free to sell her mobile home to any buyer lawfully approved by the park,
and the park may then enter into a new lease directly with that buyer.
Accordingly, the long-term lease exemption under San Luis Obispo Municipal Code §
5.44.030(E) that Ms. Lawley referenced does not apply. The governing provision is instead §
5.44.060(C), which prohibits rent increases exceeding “ten percent of the then-existing space
rent” when a mobile home is sold in place and the space is not vacated. The proposed rent
Rural Roots, Justice for All
1880 Santa Barbara Avenue, Suite 240 • San Luis Obispo, CA 93401• Tel: 805-544-7994• Fax: 805-544-3904• crla.org
increase from Ms. Vale ntine’s current $767.91 space rent to $1,595 constitutes a 108% increase
and is therefore plainly unlawful.
Please confirm receipt of this letter within seven (7) business days and advise whether Harmony
Communities intends to comply with the terms of the settlement agreement and the local rent
control ordinance.
Sincerely,
Evan Harris
940
From:Symens, Sadie
Sent:Monday, June 16, 2025 2:12 PM
To:eharris@crla.org
Subject:Email from Linda Valentine
Attachments:rent increase double at south peak mobile park
Hello Evan,
I received the attached email from, purportedly, Linda Valentine. I am not sure the email is legitimate (see sender’s
email address), but in any case, I do not intend to respond since you represent Linda Valentine. Please clarify with
your client that I cannot speak with her directly, nor do I work for the DA.
Thank you.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
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The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
1
From:
Sent:Monday, June 16, 2025 2:05 PM
To:Symens, Sadie
Subject:rent increase double at south peak mobile park
Hi Sadie,
I received your information from Are you the best contact in DA office
to provide information?
When I informed Harmony Communities that I would be selling and asked what the rent space would be to new owner they
more than doubled it. My understanding is that the city will be undergoing an Administrative Remedy. I am very eager to get
this going because my place is vacant and I will be responsible for paying rent space – yet when I told the 24 potential buyers
what the new rent space would be, nobody is even remotely interested.
The previous Manager of South Peak is Rita Castro and she would like to talk to you or whomever it may be as she quit because
of all of the ethics and illegalities of HC.
Her phone number
If I can help get this moving along, please reach out to me at Evan Harris is my attorney.
Thanks,
Linda Valentine
To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet.
Virus-free.www.avast.com
952
From:Evan Harris <eharris@crla.org>
Sent:Friday, June 13, 2025 4:36 PM
To:Symens, Sadie
Subject:Re: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance
Hi Sadie,
I'm becoming increasingly concerned that Judy will continue to delay providing a formal response to your letter.
As she’s aware, this delay effectively preserves the status quo, allowing South Peak’s unlawful rent increase to
remain in place and preventing my client from proceeding with the sale of her unit.
Given the harm this is causing, it’s critical that South Peak’s delay tactics not be allowed to continue
unchecked.
Could you please let me know what the City’s next steps will be if Judy continues to stall, and how much longer
the City intends to wait before intervening?
Best,
Evan Harris he/him | Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Evan Harris <eharris@crla.org>
Sent: Tuesday, June 10, 2025 12:34 PM
To: Symens, Sadie <ssymens@slocity.org>; Judy Tsai <judy@judytsai.com>
Subject: Re: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Judy,
It has now been more than ten days since the City provided written notice that your client’s proposed rent
increase violates the San Luis Obispo Mobile Home Park Rent Stabilization Ordinance.
Please respond promptly with your client’s position. As you are aware, this ongoing delay is materially harming
my client, who is under significant time pressure to sell her unit. Without clarity on the space rent, she cannot
move forward with the sale.
Best,
Evan Harris (he/him) | Attorney
953
California Rural Legal Assistance, Inc.
eharris@crla.org
(805) 544-7994
1880 Santa Barbara Ave, Suite 240, San Luis Obispo, CA. 93401
CRLA.org
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any dissemination, distribu tion,
or copying of this communication is strictly forbidden. If you have received this communication in error, please notify us
immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Tuesday, June 3, 2025 4:02 PM
To: Judy Tsai <judy@judytsai.com>; Evan Harris <eharris@crla.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hello Judy,
Thank you for your response. The City is happy to discuss, at your convenience, its determination that Ms. Valentine’s
home is subject to the Ordinance, based on the language of the MRL and evidence that the home has been treated as
a mobile home by South Peak MHP Management since at least 2023.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
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The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
954
From: Judy Tsai <judy@judytsai.com>
Sent: Tuesday, June 3, 2025 3:56 PM
To: Evan Harris <eharris@crla.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
This will be reviewed and no, the City’s letter is not dispositive on the issue. This is an RV, and not necessarily
covered. The City is stretching to make that definition “fit” into the ordinance. But again, I only received the letter on
Friday, and have just returned from court in Fresno so that is my preliminary assessment.
From: Evan Harris <eharris@crla.org>
Sent: Tuesday, June 3, 2025 3:44 PM
To: Judy Tsai <judy@judytsai.com>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: Re: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Hi Judy,
I’m following up on the City’s letter regarding the proposed 108% rent increase for Space A28 at South Peak
Mobile Home Park.
As the City made clear, such an increase would violate the San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance. I trust Harmony Communities will therefore withdraw the proposed increase and
instead apply the lawful 10% cap permitted under SLOMC § 5.44.060(C).
To avoid any further confusion or delay in the sale process, I’d appreciate it if you could confirm in writing that
Harmony is no longer pursuing the 108% increase and provide an updated notice reflecting the correct space
rent.
Please let me know your client’s position as soon as possible so we can move forward appropriately.
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Friday, May 30, 2025 3:35 PM
To: judy@judytsai.com <judy@judytsai.com>
Cc: Evan Harris <eharris@crla.org>
Subject: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
To Judy Tsai as Counsel for Harmony Properties/South Peak Mobile Home Park,
Please find attached a letter regarding reported potential violations of the San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance by South Peak Mobile Home Park.
955
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
964
From:Sherry Enns < @icloud.
Sent:Wednesday, June 11, 2025 8:40 AM
To:Symens, Sadie
Subject:Re: South Peak MHP, # San Luis Obispo, CA
Thank you.
Sent from my iPhone
On Jun 10, 2025, at 1:43 PM, Symens, Sadie <ssymens@slocity.org> wrote:
Hello Sherry,
The City Attorney’s office cannot represent you in a dispute with the mobile home park owner, but if you
or your attorney believe that you are protected by the Mobile Home Park Rent Stabilization Ordinance
(which you can view online here), and that the mobile home park owner is unlawfully increasing your
space rent, you may provide that information to our office. Our office may investigate the park for
violations of the City’s municipal code.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
965
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Sherry Enns <
Sent: Tuesday, June 10, 2025 11:36 AM
To: Symens, Sadie <ssymens@slocity.org>
Subject: Fwd: South Peak MHP, # , San Luis Obispo, CA
Sent from my iPhone
Begin forwarded message:
From: Sherry Enns <
Date: June 10, 2025 at 11:15:05 AM PDT
To:
Subject: Fwd: South Peak MHP, # San Luis Obispo, CA
I have emailed Deputy District Attorney
Sent from my iPhone
Begin forwarded message:
From: Matt Davies <matt@harmonycom.com>
Date: June 10, 2025 at 9:24:52 AM PDT
To:
Cc: ssymens@slocity.org, Melissa Lawley
<melissa@harmonycom.com>
Subject: RE: South Peak MHP, # San Luis Obispo, CA
Okay we’ll not be selling then. We like South Peak and intend to stay
at Space .
Sherry,
You live in a recreational vehicle and have no rights to sell said vehicle in
place under state law(see civil code 798). In light of our disagreement, we
will not be providing any documentation and you will need to have the RV
removed upon sale. Thank you in advance for your cooperation.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Melissa Lawley <melissa@harmonycom.com>
Sent: Tuesday, June 10, 2025 8:46 AM
966
Please see below
Thank you,
Melissa Lawley
Senior Regional Manager
<image007.jpg>
6653 Embarcadero Drive, Ste. C
Stockton, CA 95219
Direct: (209) 438-7242
Main: (209) 932-8747
Fax: (209) 451-1297
Melissa@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Tuesday, June 10, 2025 7:38 AM
To: Sherry Enns < ; Melissa Lawley
<melissa@harmonycom.com>
Subject: RE: South Peak MHP, # San Luis Obispo, CA
Hello Sherry,
Thank you for reaching out. Please feel free to forward to our office any
rent increases in violation of the San Luis Obispo Municipal Home Park
Rent Stabilization Ordinance.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only
967
for the CONFIDENTIAL use of the designated addressee named
above. The information transmitted is subject to the attorney-client
privilege and/or represents confidential attorney work
product. Recipients should not file copies of this email with publicly
accessible records. If you are not the designated addressee named
above or the authorized agent responsible for delivering it to the
designated addressee, you received this document through
inadvertent error and any further review, dissemination, distribution
or copying of this communication by you or anyone else is strictly
prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR,
PLEASE NOTIFY US IMMEDIATELY BY TELEPHONING THE SENDER
NAMED ABOVE AT (805) 781-7140. Thank you.
From: Sherry Enns <
Sent: Monday, June 9, 2025 6:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Melissa Lawley
<melissa@harmonycom.com>
Subject: South Peak MHP, # , San Luis Obispo, CA
When we do get a buyer, please put the new land lease amount in
writing so we can mail a copy to
the City of SLO, District Attorney, Christine Dietrick who is
examining the case for land lease price gouging.
990 Palm St
San Luis Obispo, CA 93401
Thank you,
Sherry Enns
Norman Enns
Space
Sent from my iPhone
978
From:Sherry Enns <
Sent:Tuesday, June 10, 2025 11:35 AM
To:Symens, Sadie
Subject:Fwd: South Peak MHP, # San Luis Obispo, CA
Recent notice from Harmony Communities Matt Davies (see below).
Sent from my iPhone
Begin forwarded message:
From: Sherry Enns <
Date: June 10, 2025 at 11:15:05 AM PDT
To:
Subject: Fwd: South Peak MHP, # , San Luis Obispo, CA
I have emailed Deputy District Attorney
Sent from my iPhone
Begin forwarded message:
From: Matt Davies <matt@harmonycom.com>
Date: June 10, 2025 at 9:24:52 AM PDT
To:
Cc: ssymens@slocity.org, Melissa Lawley <melissa@harmonycom.com>
Subject: RE: South Peak MHP, # San Luis Obispo, CA
Okay we’ll not be selling then. We like South Peak and intend to stay at Space
Sherry,
You live in a recreational vehicle and have no rights to sell said vehicle in place under state
law(see civil code 798). In light of our disagreement, we will not be providing any
documentation and you will need to have the RV removed upon sale. Thank you in advance
for your cooperation.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Melissa Lawley <melissa@harmonycom.com>
Sent: Tuesday, June 10, 2025 8:46 AM
Please see below
979
Thank you,
Melissa Lawley
Senior Regional Manager
6653 Embarcadero Drive, Ste. C
Stockton, CA 95219
Direct: (209) 438-7242
Main: (209) 932-8747
Fax: (209) 451-1297
Melissa@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Tuesday, June 10, 2025 7:38 AM
To: Sherry Enns < ; Melissa Lawley <melissa@harmonycom.com>
Subject: RE: South Peak MHP, # San Luis Obispo, CA
Hello Sherry,
Thank you for reaching out. Please feel free to forward to our office any rent increases in
violation of the San Luis Obispo Municipal Home Park Rent Stabilization Ordinance.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the
CONFIDENTIAL use of the designated addressee named above. The information
transmitted is subject to the attorney-client privilege and/or represents
confidential attorney work product. Recipients should not file copies of this email
with publicly accessible records. If you are not the designated addressee named
above or the authorized agent responsible for delivering it to the designated
addressee, you received this document through inadvertent error and any further
review, dissemination, distribution or copying of this communication by you or
anyone else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN
980
ERROR, PLEASE NOTIFY US IMMEDIATELY BY TELEPHONING THE SENDER
NAMED ABOVE AT (805) 781-7140. Thank you.
From: Sherry Enns <
Sent: Monday, June 9, 2025 6:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Melissa Lawley <melissa@harmonycom.com>
Subject: South Peak MHP, # , San Luis Obispo, CA
When we do get a buyer, please put the new land lease amount in writing so we can
mail a copy to
the City of SLO, District Attorney, Christine Dietrick who is examining the case for
land lease price gouging.
990 Palm St
San Luis Obispo, CA 93401
Thank you,
Sherry Enns
Norman Enns
Space
Sent from my iPhone
981
From:Matt Davies <matt@harmonycom.com>
Sent:Tuesday, June 10, 2025 9:25 AM
To:
Cc:Symens, Sadie; Melissa Lawley
Subject:RE: South Peak MHP, # San Luis Obispo, CA
Sherry,
You live in a recreational vehicle and have no rights to sell said vehicle in place under state law(see civil code 798). In light
of our disagreement, we will not be providing any documentation and you will need to have the RV removed upon sale.
Thank you in advance for your cooperation.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Melissa Lawley <melissa@harmonycom.com>
Sent: Tuesday, June 10, 2025 8:46 AM
Please see below
Thank you,
Melissa Lawley
Senior Regional Manager
6653 Embarcadero Drive, Ste. C
Stockton, CA 95219
Direct: (209) 438-7242
Main: (209) 932-8747
Fax: (209) 451-1297
Melissa@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Tuesday, June 10, 2025 7:38 AM
To: Sherry Enns < ; Melissa Lawley <melissa@harmonycom.com>
Subject: RE: South Peak MHP, # San Luis Obispo, CA
982
Hello Sherry,
Thank you for reaching out. Please feel free to forward to our office any rent increases in violation of the San Luis
Obispo Municipal Home Park Rent Stabilization Ordinance.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Sherry Enns <
Sent: Monday, June 9, 2025 6:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Melissa Lawley <melissa@harmonycom.com>
Subject: South Peak MHP, # , San Luis Obispo, CA
When we do get a buyer, please put the new land lease amount in writing so we can mail a copy to
the City of SLO, District Attorney, Christine Dietrick who is examining the case for land lease price gouging.
990 Palm St
San Luis Obispo, CA 93401
Thank you,
Sherry Enns
Norman Enns
Sent from my iPhone
996
From:Evan Harris <eharris@crla.org>
Sent:Friday, May 30, 2025 4:18 PM
To:Symens, Sadie
Subject:Re: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance
Hello Sadie,
Your letter looks great. Thank you for putting this together so quickly.
Best,
Evan Harris () | Staff Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
(805) 544-7994
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any
dissemination, distribution, or copying of this communication is strictly forbidden. If you have received this
communication in error, please notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Friday, May 30, 2025 3:35 PM
To: judy@judytsai.com <judy@judytsai.com>
Cc: Evan Harris <eharris@crla.org>
Subject: [EXTERNAL] Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
To Judy Tsai as Counsel for Harmony Properties/South Peak Mobile Home Park,
Please find attached a letter regarding reported potential violations of the San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance by South Peak Mobile Home Park.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
997
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
998
From:Symens, Sadie
Sent:Friday, May 30, 2025 3:36 PM
To:judy@judytsai.com
Cc:eharris@crla.org
Subject:Notice of potential violation of San Luis Obispo Mobile Home Park Rent Stabilization Ordinance
Attachments:Letter to South Peak Mobile Home Park 053025.pdf
To Judy Tsai as Counsel for Harmony Properties/South Peak Mobile Home Park,
Please find attached a letter regarding reported potential violations of the San Luis Obispo Mobile Home Park Rent
Stabilization Ordinance by South Peak Mobile Home Park.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
May 30, 2025
Harmony Communities
c/o South Peak Mobile Home Park
145 South Street
San Luis Obispo, ca 93401
Judy Tsai
Law Office of Judy Tsai
710 Lakeway Drive, Ste. 180
Sunnyvale, CA 94085
Re: Proposed South Peak Mobile Home Park Rent Increase
To Judy Tsai and Harmony Communities:
The City is in receipt of information suggesting that the management of South Peak
Mobile Home Park may be operating out of compliance with the San Luis Obispo Mobile Home
Park Rent Stabilization Ordinance (the “Ordinance.”) Specifically, the City has received a report
from Linda Valentine’s legal counsel that you have proposed a 108% increase in space rent for a
mobile home upon sale in place, in violation of San Luis Obispo Municipal Code (“SLOMC”) §
5.44.060(C), as to Space A28.
Ms. Valentine’s counsel reports that South Peak declines to recognize Ms. Valentine as a
“tenant.” SLOMC § 5.44.020(D) defines “mobile home tenant” or “tenant” as “any person entitled
to occupy a mobile home within a mobile home park pursuant to ownership of the mobile home
or under a rental or lease agreement with the owner of the mobile home.” It is the City’s position
that, under the Ordinance, Ms. Valentine is a person “entitled” to occupy the mobile home pursuant
to her ownership thereof.
The report also indicates that South Peak management is improperly excluding certain
types of homes from the Ordinance. The Ordinance does not define “mobile home,” either by
inclusion or exclusion. However, the Purpose and Intent statements are guiding. The City’s
legislative body identified certain characteristics of mobile homes that warrant protection against
unreasonable rent increases: “high cost and impracticability of moving mobile homes, the potential
for damage resulting therefrom, the requirements relating to the installation of mobile homes,
including permits, landscaping and site preparation, the lack of alternative homesites for mobile
home residents, and the substantial investment of mobile home owners in such homes[.]” (SLOMC
5.44.010). Homes typically considered “mobile homes” and any other structure described by the
above are subject to the protections of the Ordinance. Additionally, Section 798.3 of the
Mobilehome Residency Law includes in the definition of a mobile home within a mobile home
park,
trailers and other recreational vehicles of all types defined in Section
18010 of the Health and Safety Code, other than motor homes, truck
campers, and camping trailers, which are used for human habitation
if the occupancy criteria of either paragraph (1) or (2), as follows,
are met:
(1) The trailer or other recreational vehicle occupies a
mobilehome site in the park, on November 15, 1992, under a rental
agreement with a term of one month or longer, and the trailer or
other recreational vehicle occupied a mobilehome site in the park
prior to January 1, 1991.
(2) The trailer or other recreational vehicle occupies a
mobilehome site in the park for nine or more continuous months
commencing on or after November 15, 1992.
(Ca. Civ. Code § 798.3.) “Mobilehome” does not include a trailer or other recreational vehicle
located in a recreational vehicle park subject to the Recreational Vehicle Park Occupancy Law. It
is the City’s understanding that Ms. Valentine’s trailer is used for human habitation and has
occupied a mobile home site in South Peak Mobile Home Park for nine or more continuous months
and therefore meets the definition of a mobile home.
Finally, SLOMC §5.44.060(C) states that monthly space rent may, upon change of
ownership affecting a mobile home, be increased by no more than ten percent of the space rent
existing at the time of such change when the change of ownership does not result in vacation of
the space. This limitation is intended to be absolute; in adopting Section 5.44.060(C), the City
Council recognized that, prior to the limitation, “Tenants in mobile home parks desiring to sell
their mobile homes may have difficulty finding buyers because, upon a change of ownership, the
park owner is able to raise the rent without regard to the city’s mobile home rent stabilization
ordinance.” (see Ordinance No. 1226 (1992) Series) and SLOMC §5.44.010(E).) It is the City’s
position that this section governs the permissible rent increases for spaces upon change in
ownership in place, including Space A28, notwithstanding the unlawful detainer filed against Ms.
Valentine and subsequent stipulated judgment executed by the parties.
Please consider this letter the City’s notice that management’s proposed increase in the
space rent for space A28 at South Peak Mobile Home Park by 108% upon change in ownership
would constitute a violation of the San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance.
Sincerely,
Sadie Symens
Deputy City Attorney
1005
From:Evan Harris <eharris@crla.org>
Sent:Friday, May 23, 2025 1:55 PM
To:Symens, Sadie
Cc:Patsy Van Dyke; Mariah Thompson
Subject:Re: [EXTERNAL] RE: Request for Inquiry Regarding Rent Stabilization and Deceptive Business
Practices at South Peak Mobile Home Park
Attachments:Ms. Valentine's Certificate of Title.jpg; South Peak Park Rules.pdf; March 12 UD Stipulation
Agreement.pdf; Western Manufactured Housing Communities Association Rent Increase
Form.pdf; Ms. Valentine's Lease.pdf; Communications between South Peaks and CRLA
concerning Rent Increase.pdf
Hello Ms. Symens,
Thank you for your message and for your careful attention to Ms. Valentine’s situation.
To clarify, the trailer has never been and is not presently Ms. Linda Valentine’s primary residence. Since the date
of purchase in July 2023, the trailer has served as the primary residence of her daughter, Vanessa Valentine.
Both Linda and Vanessa Valentine are listed as homeowners on the lease agreement with South Peak Mobile
Home Park.
Additionally, Ms. Valentine gives full authorization to the City to disclose details of her tenancy as needed to
facilitate your investigation. She understands that disclosure may be necessary to evaluate potential violations
of the Mobile Home Rent Stabilization Ordinance and supports your efforts to look into this matter thoroughly.
Attached are various tenancy documents that may be helpful in your investigation:
Ms. Valentine's Certificate of Title
Ms. Valentine's Lease
March 12, 2025 Unlawful Detainer Stipulation Agreement between South Peaks and Linda and Vanessa
Valentine
Western Manufactured Housing Communities Association Rent Increase Form
South Peak Park Rules
Communications between South Peaks and CRLA concerning Rent Increase
Please don’t hesitate to reach out if you need any further information.
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
Office: (805) 544-7994
1880 Santa Barbara Ave #240, San Luis Obipso, CA 93401
1006
CRLA.org
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any dissemination,
distribution, or copying of this communication is strictly forbidden. If you have received this communication in error, please
notify us immediately.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, May 22, 2025 5:22 PM
To: Evan Harris <eharris@crla.org>
Cc: Patsy Van Dyke <pvandyke@crla.org>; Mariah Thompson <mthompson@crla.org>
Subject: [EXTERNAL] RE: Request for Inquiry Regarding Rent Stabilization and Deceptive Business Practices at South Peak Mobile
Home Park
Hello,
Thank you for reaching out to our office. While we evaluate your inquiry and consider next steps, I have a couple initial
questions:
You stated in your email, “The trailer has been her daughter’s primary residence since purchase and is
permanently installed and connected to park utilities.” Has the trailer also been Ms. Valentine’s primary
residence since then? If not, when did the trailer become Ms. Valentine’s primary residence?
It is my intention to contact South Peak Mobile Home Park to let them know we have received
information that suggests they may be in violation of the Mobile Home Rent Stabilization Ordinance. I do
not intend to initially name Ms. Valentine or her unit or otherwise provide details that would reveal her
identity. However, my investigation may be limited if I cannot ask specific questions about South Peak’s
treatment of this situation, given what your email has indicated about their reasons for the rent increase;
does Ms. Valentine authorize disclosure of details of her tenancy to South Peak?
Given Ms. Valentine’s vacate date, our office is treating this matter with due haste and diligence. Please reach out if
you have any further information that may be helpful to our investigation.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
1007
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Evan Harris <eharris@crla.org>
Sent: Monday, May 19, 2025 5:09 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Patsy Van Dyke <pvandyke@crla.org>; Mariah Thompson <mthompson@crla.org>
Subject: Request for Inquiry Regarding Rent Stabilization and Deceptive Business Practices at South Peak Mobile Home Park
Dear Ms. Symens,
I hope this message finds you well. My name is Evan Harris, and I’m an attorney in CRLA's SLO office
representing Linda Valentine, a resident of Space A28 at 145 South Street in the South Peak Mobile Home Park,
managed by Harmony Communities.
I was recently referred to you by Assistant District Attorney Ken Jorgensen after reaching out to his office about a
substantial rent increase imposed on my client that I believe may violate Chapter 5.44, Mobile Home Park Rent
Stabilization, of the City's Municipal Code.
I understand that SLOMC § 5.44.070 allows tenants to file a rent increase complaint with the City Clerk. I’ve
advised my client to pursue this option, and she is currently speaking with neighbors who have experienced
similar increases. However, it remains unclear whether Harmony is applying these rent hikes in a legally
consistent way that would support a coordinated complaint. What is clear is that Harmony’s tactics appear
intended to sidestep the City’s rent control ordinance, raising serious concerns about enforcement and tenant
protections. Given these circumstances, I believe the matter warrants prompt attention from your office.
Background
Ms. Valentine owns a 2018 Champion Redman Park Model RV—commonly referred to as a park trailer—located
at Space A28. She purchased the unit in July 2023 from California MHP Investors 3, LLC, a company affiliated
with Harmony Communities. The trailer has been her daughter’s primary residence since purchase and is
permanently installed and connected to park utilities. Harmony consistently represented the unit to her as a
mobile home—including in the lease, park rules, rent notices, and other materials.
In November 2024, Harmony Communities filed an unlawful detainer action against Ms. Valentine, alleging
violations of the park’s guest policy. The matter was resolved in March 2025 via a court-approved settlement.
Under the terms of that agreement, Ms. Valentine must vacate the premises by June 30, 2025, but she is
permitted to conduct an on-site sale of her unit through November 30, 2025. She is actively trying to sell the
home and has received interest from multiple prospective buyers, but each time they learn of the extraordinarily
high space rent, they back out.
April 2024 Rent Increase and Legal Dispute
On April 1, 2024, Harmony’s Senior Regional Manager informed Ms. Valentine that any buyer of her home would
be charged $1,595/month in space rent—more than double the current rent of $767.91. I objected on the
grounds that SLOMC § 5.44.060(C) limits rent increases to 10% when a mobile home is sold in place and the
space is not vacated.
1008
In response, Harmony’s attorney, Judy Tsai, argued that the City's ordinance does not apply because:
1. Ms. Valentine is not a “tenant.” Ms. Tsai asserts that my client lost her tenant status when her lease
terminated following the UD notice and settlement. While I don’t dispute the lease termination, I also
don’t believe tenancy status determines the applicability of SLOMC § 5.44.060(C). In fact, that chapter
contains a narrow exemption for residents on long-term leases—but not for licensees or occupants
under a court-approved settlement. By remaining in possession under the agreement and conducting a
sale, Ms. Valentine should still qualify for the ordinance’s protections.
2. Ms. Valentine does not own a “mobile home.” It is true that Ms. Valentine’s unit is a park trailer, not a
mobilehome under the technical definition in the Mobilehome Residency Law (MRL). However, the trailer
is permanently installed, used as her daughter's primary residence in a mobile home park, and—
crucially—was repeatedly represented by Harmony Communities as a mobil e home. Ms. Valentine made
her investment and long-term housing decisions in reliance on those representations. Furthermore, the
city ordinance does not make any attempt to carve out RVs and trailers from its rent protections.
Deceptive Practices and Potential B&P § 17500 Violation
These circumstances appear to mirror the deceptive practices alleged by the San Joaquin County DA, in
conjunction with the SLO DA, in People v. Harmony Communities, LLC, Case No. STK-CV-UBT-2024-0007043.
In that case, Harmony was accused of misrepresenting recreational vehicles and trailers as mobile homes, in
violation of Business and Professions Code § 17500. The complaint led to a stipulated judgment barring
Harmony from engaging in misleading sales and lease practices that obscure the legal distinction between
mobile homes and RVs.
Ms. Valentine’s experience suggests a similar pattern: Harmony leased a park trailer as a mobile home,
collected rent and administered rules under that classification, and is now disclaiming the classification to
avoid rent control protections. This misrepresentation has tangible harms—Ms. Valentine is struggling to find a
buyer due to the steep rent hike, and she reports that other residents attempting to sell have faced similar
increases that make on-site sales nearly impossible.
Request for Review
Given the potential implications for multiple households and the City’s ability to enforce its rent control laws, I
respectfully request that your office consider opening an inquiry into Harmony Communities’ rent-setting
practices and related misrepresentations at South Peak.
I would be happy to speak further or provide supporting documents. I’ve also copied CRLA attorneys Mariah
Thompson and Patsy Van Dyke who are monitoring this issue.
Thank you for your time and consideration.
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
Office: (805) 544-7994
1880 Santa Barbara Ave #240, San Luis Obipso, CA 93401
1009
CRLA.org
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any dissemination,
distribution, or copying of this communication is strictly forbidden. If you have received this communication in error, please
notify us immediately.
Rural Roots, Justice for All
1880 Santa Barbara Avenue, Suite 240 • San Luis Obispo, CA 93401• Tel: 805-544-7994• Fax: 805-544-3904• crla.org
Evan Harris
California Rural Legal Assistance
1880 Santa Barbara Ave #240
San Luis Obispo, CA 93401
April 28, 2025
Judy Tsai
Law Office of Judy Tsai
710 Lakeway Dr Ste 180
Sunnyvale, CA 94085-4048
Subject: Invalid Rent Increase – Space A28, 145 South Street, San Luis Obispo
Dear Ms. Tsai,
As you are aware, I represent Linda Valentine, the owner of the mobile home located at Space
A28 in your client’s park at 145 South Street, San Luis Obispo, CA 93401. I am writing
regarding the unlawful rent increase recently imposed by your client. You are already familiar
with the relevant facts, as you represented Harmony Communities in its settlement with Ms.
Valentine and were copied on the email correspondence between Ms. Valentine and your client’s
property management team regarding the rent increase.
Ms. Melissa Lawley, Senior Regional Manager for Harmony Communities, appears to
misunderstand both the terms of the settlement agreement and the applicable local rent control
ordinance. The agreement filed by your office on March 12 does not preserve or continue the
prior lease—it replaces it. A valid 60-day notice terminates the tenancy upon expiration of that
period. The agreement contains no lease terms and does not incorporate the prior lease by
reference. Instead, it grants a temporary right to occupy and complete an on-site sale, with rent
deducted from sale proceeds—not paid by the occupants as tenants, and explicitly replaces all
prior agreements. Additionally, nothing in the agreement requires Ms. Valentine to assign her
lease to a buyer. She is free to sell her mobile home to any buyer lawfully approved by the park,
and the park may then enter into a new lease directly with that buyer.
Accordingly, the long-term lease exemption under San Luis Obispo Municipal Code §
5.44.030(E) that Ms. Lawley referenced does not apply. The governing provision is instead §
5.44.060(C), which prohibits rent increases exceeding “ten percent of the then-existing space
rent” when a mobile home is sold in place and the space is not vacated. The proposed rent
Rural Roots, Justice for All
1880 Santa Barbara Avenue, Suite 240 • San Luis Obispo, CA 93401• Tel: 805-544-7994• Fax: 805-544-3904• crla.org
increase from Ms. Vale ntine’s current $767.91 space rent to $1,595 constitutes a 108% increase
and is therefore plainly unlawful.
Please confirm receipt of this letter within seven (7) business days and advise whether Harmony
Communities intends to comply with the terms of the settlement agreement and the local rent
control ordinance.
Sincerely,
Evan Harris
1010
From:Symens, Sadie
Sent:Thursday, May 22, 2025 5:22 PM
To:Evan Harris
Cc:Patsy Van Dyke; Mariah Thompson
Subject:RE: Request for Inquiry Regarding Rent Stabilization and Deceptive Business Practices at South
Peak Mobile Home Park
Hello,
Thank you for reaching out to our office. While we evaluate your inquiry and consider next steps, I have a couple initial
questions:
You stated in your email, “The trailer has been her daughter’s primary residence since purchase and is
permanently installed and connected to park utilities.” Has the trailer also been Ms. Valentine’s primary
residence since then? If not, when did the trailer become Ms. Valentine’s primary residence?
It is my intention to contact South Peak Mobile Home Park to let them know we have received
information that suggests they may be in violation of the Mobile Home Rent Stabilization Ordinance. I do
not intend to initially name Ms. Valentine or her unit or otherwise provide details that would reveal her
identity. However, my investigation may be limited if I cannot ask specific questions about South Peak’s
treatment of this situation, given what your email has indicated about their reasons for the rent increase;
does Ms. Valentine authorize disclosure of details of her tenancy to South Peak?
Given Ms. Valentine’s vacate date, our office is treating this matter with due haste and diligence. Please reach out if
you have any further information that may be helpful to our investigation.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
1011
From: Evan Harris <eharris@crla.org>
Sent: Monday, May 19, 2025 5:09 PM
To: Symens, Sadie <ssymens@slocity.org>
Cc: Patsy Van Dyke <pvandyke@crla.org>; Mariah Thompson <mthompson@crla.org>
Subject: Request for Inquiry Regarding Rent Stabilization and Deceptive Business Practices at South Peak Mobile Home Park
Dear Ms. Symens,
I hope this message finds you well. My name is Evan Harris, and I’m an attorney in CRLA's SLO office
representing Linda Valentine, a resident of Space A28 at 145 South Street in the South Peak Mobile Home Park,
managed by Harmony Communities.
I was recently referred to you by Assistant District Attorney Ken Jorgensen after reaching out to his office about a
substantial rent increase imposed on my client that I believe may violate Chapter 5.44, Mobile Home Park Rent
Stabilization, of the City's Municipal Code.
I understand that SLOMC § 5.44.070 allows tenants to file a rent increase complaint with the City Clerk. I’ve
advised my client to pursue this option, and she is currently speaking with neighbors who have experienced
similar increases. However, it remains unclear whether Harmony is applying these rent hikes in a legally
consistent way that would support a coordinated complaint. What is clear is that Harmony’s tactics appear
intended to sidestep the City’s rent control ordinance, raising serious concerns about enforcement and tenant
protections. Given these circumstances, I believe the matter warrants prompt attention from your office.
Background
Ms. Valentine owns a 2018 Champion Redman Park Model RV—commonly referred to as a park trailer—located
at Space A28. She purchased the unit in July 2023 from California MHP Investors 3, LLC, a company affiliated
with Harmony Communities. The trailer has been her daughter’s primary residence since purchase and is
permanently installed and connected to park utilities. Harmony consistently represented the unit to her as a
mobile home—including in the lease, park rules, rent notices, and other materials.
In November 2024, Harmony Communities filed an unlawful detainer action against Ms. Valentine, alleging
violations of the park’s guest policy. The matter was resolved in March 2025 via a court-approved settlement.
Under the terms of that agreement, Ms. Valentine must vacate the premises by June 30, 2025, but she is
permitted to conduct an on-site sale of her unit through November 30, 2025. She is actively trying to sell the
home and has received interest from multiple prospective buyers, but each time they learn of the extraordinarily
high space rent, they back out.
April 2024 Rent Increase and Legal Dispute
On April 1, 2024, Harmony’s Senior Regional Manager informed Ms. Valentine that any buyer of her home would
be charged $1,595/month in space rent—more than double the current rent of $767.91. I objected on the
grounds that SLOMC § 5.44.060(C) limits rent increases to 10% when a mobile home is sold in place and the
space is not vacated.
In response, Harmony’s attorney, Judy Tsai, argued that the City's ordinance does not apply because:
1. Ms. Valentine is not a “tenant.” Ms. Tsai asserts that my client lost her tenant status when her lease
terminated following the UD notice and settlement. While I don’t dispute the lease termination, I also
don’t believe tenancy status determines the applicability of SLOMC § 5.44.060(C). In fact, that chapter
contains a narrow exemption for residents on long-term leases—but not for licensees or occupants
1012
under a court-approved settlement. By remaining in possession under the agreement and conducting a
sale, Ms. Valentine should still qualify for the ordinance’s protections.
2. Ms. Valentine does not own a “mobile home.” It is true that Ms. Valentine’s unit is a park trailer, not a
mobilehome under the technical definition in the Mobilehome Residency Law (MRL). However, the trailer
is permanently installed, used as her daughter's primary residence in a mobile home park, and—
crucially—was repeatedly represented by Harmony Communities as a mobil e home. Ms. Valentine made
her investment and long-term housing decisions in reliance on those representations. Furthermore, the
city ordinance does not make any attempt to carve out RVs and trailers from its rent protections.
Deceptive Practices and Potential B&P § 17500 Violation
These circumstances appear to mirror the deceptive practices alleged by the San Joaquin County DA, in
conjunction with the SLO DA, in People v. Harmony Communities, LLC, Case No. STK-CV-UBT-2024-0007043.
In that case, Harmony was accused of misrepresenting recreational vehicles and trailers as mobile homes, in
violation of Business and Professions Code § 17500. The complaint led to a stipulated judgment barring
Harmony from engaging in misleading sales and lease practices that obscure the legal distinction between
mobile homes and RVs.
Ms. Valentine’s experience suggests a similar pattern: Harmony leased a park trailer as a mobile home,
collected rent and administered rules under that classification, and is now disclaiming the classification to
avoid rent control protections. This misrepresentation has tangible harms—Ms. Valentine is struggling to find a
buyer due to the steep rent hike, and she reports that other residents attempting to sell have faced similar
increases that make on-site sales nearly impossible.
Request for Review
Given the potential implications for multiple households and the City’s ability to enforce its rent control laws, I
respectfully request that your office consider opening an inquiry into Harmony Communities’ rent-setting
practices and related misrepresentations at South Peak.
I would be happy to speak further or provide supporting documents. I’ve also copied CRLA attorneys Mariah
Thompson and Patsy Van Dyke who are monitoring this issue.
Thank you for your time and consideration.
Best,
Evan Harris (he/him) | Staff Attorney
California Rural Legal Assistance, Inc.
eharris@crla.org
Office: (805) 544-7994
1880 Santa Barbara Ave #240, San Luis Obipso, CA 93401
1013
CRLA.org
NOTICE: If the reader of this message is not the intended recipient, you are hereby notified that any dissemination,
distribution, or copying of this communication is strictly forbidden. If you have received this communication in error, please
notify us immediately.
1021
From:Kenneth Jorgensen <kjorgensen@co.slo.ca.us>
Sent:Friday, May 9, 2025 12:57 PM
To:Amberg, Mark
Subject:Re: [EXT]RE: 5.44 Mobile Home Park Rent Stabilizer| South Peak MHP
Yes, thank you.
Sincerely,
Ken Jorgensen
Deputy District Attorney
San Luis Obispo County
1035 Palm Street │San Luis Obispo, CA 93408
(805) 781-5800 │kjorgensen@co.slo.ca.us
Book time to meet with me
From: Amberg, Mark <mamberg@slocity.org>
Sent: Thursday, May 8, 2025 3:53 PM
To: Kenneth Jorgensen <kjorgensen@co.slo.ca.us>
Subject: [EXT]RE: 5.44 Mobile Home Park Rent Stabilizer| South Peak MHP
ATTENTION: This email DID NOT originate from County Staff. Please proceed with caution when interacting with any
embedded links or attachments.
Hi Ken,
I am following up on some emails – has someone from our office gotten back to you on this?
Mark
From: Kenneth Jorgensen <kjorgensen@co.slo.ca.us>
Sent: Monday, April 28, 2025 11:07 AM
To: City_Attorney <City_Attorney@slocity.org>; Amberg, Mark <mamberg@slocity.org>
Subject: 5.44 Mobile Home Park Rent Stabilizer| South Peak MHP
Hi Mark and all,
Our office has received a couple of complaints from South Peak mobile home park residents contending that
when trying to sell their units, the management team advises potential buyers that the new space rent is going
from about $700 to more than $1200. It appears section 5.44 et al. may apply, creating a procedure for
increasing rent. Is there someone I can speak to about this?
1022
Just so you know, our office settled a state-wide consumer protection case against Harmony Communities,
Southpeak’s management team last year. https://www.slocounty.ca.gov/departments/district-attorney/latest-
news/2024/august/da-settles-civil-suit-with-mobile-home-park-operator-harmony-communities,-inc-and-
related-real-esta. This park owner is also the subject of many other lawsuits throughout the state.
Sincerely,
Ken Jorgensen
Deputy District Attorney
San Luis Obispo County
1035 Palm Street │San Luis Obispo, CA 93408
(805) 781-5800 │kjorgensen@co.slo.ca.us
1024
From:Kenneth Jorgensen <kjorgensen@co.slo.ca.us>
Sent:Wednesday, April 30, 2025 2:47 PM
To:Symens, Sadie
Subject:Re: [EXT]RE: 5.44 Mobile Home Park Rent Stabilizer| South Peak MHP
Thank you, Sadie! This is very useful information. 덞덛덟덜덝
Sincerely,
Ken Jorgensen
Deputy District Attorney
San Luis Obispo County
1035 Palm Street │San Luis Obispo, CA 93408
(805) 781-5800 │kjorgensen@co.slo.ca.us
Book time to meet with me
From: Symens, Sadie <ssymens@slocity.org>
Sent: Monday, April 28, 2025 9:14 PM
To: Kenneth Jorgensen <kjorgensen@co.slo.ca.us>
Subject: [EXT]RE: 5.44 Mobile Home Park Rent Stabilizer| South Peak MHP
ATTENTION: This email DID NOT originate from County Staff. Please proceed with caution when interacting with any
embedded links or attachments.
Hi Kenneth,
I took a closer look at Chapter 5.44 of the City’s municipal code. Chapter 5.44.040 appears to be an unintentional
remnant that should have been removed upon deletion of 5.44.030(F) (the exemption for spaces in a mobile home
park in which at least 66.67 percent of said spaces are governed by a lease with an initial term of more than one year)
under Ordinance No. 1228 in 1992, so that section is not helpful for this situation. I also don’t think 5.44.070-5.44.110
(application for rent adjustment) is quite appropriate since the existing tenants are not the ones who will be subject to
the threatened and objectionable space rent rate, and, as I understand it, the park owner has not actually noticed an
increased space rent.
In the situation at hand, in which the tenants are selling their mobile homes (rather than vacating the spaces), I agree
that Section 5.44.060(C) would govern. There does not seem to be a formal mechanism for the tenants to grieve the
threatened increase, but if they are able to provide information to the City that the park owner intends to violate that
section, the City may investigate and take appropriate action as necessary.
Information can be provided to the City Clerk’s office.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
You don't often get email from ssymens@slocity.org. Learn why this is important
1025
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Monday, April 28, 2025 11:36 AM
To: Kenneth Jorgensen <kjorgensen@co.slo.ca.us>; City_Attorney <City_Attorney@slocity.org>; Amberg, Mark
<mamberg@slocity.org>
Subject: RE: 5.44 Mobile Home Park Rent Stabilizer| South Peak MHP
Hello Kenneth,
As you could probably tell from reviewing Chapter 5.44, the applicability of that chapter is very fact-specific. We were
recently made aware of a change in state law that would allow (but not obligate) the City to remove the exemption for
long-term leases from the rent stabilization ordinance (see Section 5.44.030(E)), but the City has not begun the
process for any such amendment. I am available to discuss the South Peak situation. You may email me directly or
call me at (805) 781-7512.
Thank you,
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
1026
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Kenneth Jorgensen <kjorgensen@co.slo.ca.us>
Sent: Monday, April 28, 2025 11:07 AM
To: City_Attorney <City_Attorney@slocity.org>; Amberg, Mark <mamberg@slocity.org>
Subject: 5.44 Mobile Home Park Rent Stabilizer| South Peak MHP
Hi Mark and all,
Our office has received a couple of complaints from South Peak mobile home park residents contending that
when trying to sell their units, the management team advises potential buyers that the new space rent is going
from about $700 to more than $1200. It appears section 5.44 et al. may apply, creating a procedure for
increasing rent. Is there someone I can speak to about this?
Just so you know, our office settled a state-wide consumer protection case against Harmony Communities,
Southpeak’s management team last year. https://www.slocounty.ca.gov/departments/district-attorney/latest-
news/2024/august/da-settles-civil-suit-with-mobile-home-park-operator-harmony-communities,-inc-and-
related-real-esta. This park owner is also the subject of many other lawsuits throughout the state.
Sincerely,
Ken Jorgensen
Deputy District Attorney
San Luis Obispo County
1035 Palm Street │San Luis Obispo, CA 93408
(805) 781-5800 │kjorgensen@co.slo.ca.us
1032
From:Kenneth Jorgensen <kjorgensen@co.slo.ca.us>
Sent:Monday, April 28, 2025 11:07 AM
To:City_Attorney; Amberg, Mark
Subject:5.44 Mobile Home Park Rent Stabilizer| South Peak MHP
Hi Mark and all,
Our office has received a couple of complaints from South Peak mobile home park residents contending that
when trying to sell their units, the management team advises potential buyers that the new space rent is going
from about $700 to more than $1200. It appears section 5.44 et al. may apply, creating a procedure for
increasing rent. Is there someone I can speak to about this?
Just so you know, our office settled a state-wide consumer protection case against Harmony Communities,
Southpeak’s management team last year. https://www.slocounty.ca.gov/departments/district-attorney/latest-
news/2024/august/da-settles-civil-suit-with-mobile-home-park-operator-harmony-communities,-inc-and-
related-real-esta. This park owner is also the subject of many other lawsuits throughout the state.
Sincerely,
Ken Jorgensen
Deputy District Attorney
San Luis Obispo County
1035 Palm Street │San Luis Obispo, CA 93408
(805) 781-5800 │kjorgensen@co.slo.ca.us
1033
From:Zion, Sarah
Sent:Tuesday, August 6, 2024 3:52 PM
To:Amberg, Mark
Subject:RE: Phone Call: Mobile Home Rent Increase
Ok, thank you for letting me know.
From: Amberg, Mark <mamberg@slocity.org>
Sent: Tuesday, August 6, 2024 3:42 PM
To: Zion, Sarah <SZion@slocity.org>
Subject: RE: Phone Call: Mobile Home Rent Increase
It depends. You can always let them know they can file a complaint if they disagree with a proposed rent increase. If
they have general questions about how our ordinance works, feel free to refer them to me or another attorney in the
office.
From: Zion, Sarah <SZion@slocity.org>
Sent: Tuesday, August 6, 2024 3:38 PM
To: Amberg, Mark <mamberg@slocity.org>
Subject: RE: Phone Call: Mobile Home Rent Increase
Thank you for letting me know, I’ll create the task now. In the future, if someone calls regarding the rent stabilization
ordinance, since I believe we’ve received a couple, should I just direct them to file a complaint or should I still direct
them to you?
From: Amberg, Mark <mamberg@slocity.org>
Sent: Tuesday, August 6, 2024 3:36 PM
To: Zion, Sarah <SZion@slocity.org>
Subject: RE: Phone Call: Mobile Home Rent Increase
Sarah,
I called back today. I walked them through how rent increases work under the City’s
rent stabilization ordinance when a mobile home is sold but told them I can’t provide legal advice regarding their
specific situation. I also told them if there is a proposed rent increase which they don’t agree with, they can file a
complaint with the City clerks office and the City will follow the process outlined in the ordinance for resolving the
complaint and determining if the proposed rent increase is proper.
Can you please create a task for this – South Peak Mobilehome Park Rent Increase Inquiry - add these emails and
then close the task?
Thanks
From: Amberg, Mark
Sent: Monday, July 29, 2024 9:11 AM
To: Zion, Sarah <SZion@slocity.org>
Subject: RE: Phone Call: Mobile Home Rent Increase
Hi Sarah, thanks for letting me know. Can you let them know I am back next week and will get back to them after I
return? If they have something more urgent (unlikely) Markie or Sadie will need to follow up.
1034
Thanks
From: Zion, Sarah <SZion@slocity.org>
Sent: Friday, July 26, 2024 1:16 PM
To: Amberg, Mark <mamberg@slocity.org>
Subject: Phone Call: Mobile Home Rent Increase
Hi Mark,
Today we received a call regarding a mobile home rent increase. I know we’ve received calls about this in the past,
but I apologize I don’t remember the outcome and if there was somewhere else I should direct them. They are
specifically talking about the South Peak Mobile Homes and that the increase in rent is too high. The number to call
back is ( and who you would connect with is either did let them know
you were out, I did not say how long, but I’ll let you know if they call again.
Sarah Zion
Legal Assistant I
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
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