What are Pico Rivera's mobilehome space rent rules?

You’re buying a mobilehome that will stay in a Pico Rivera park, or you already own one and have received a space rent increase. The city’s page limits annual increases and lists “in-place transfers” among situations where increases are limited to the lesser of three-quarters of the CPI change or $3 for every $100 of space rent. It does not define that term, so buyers should ask the city or the park whether their purchase counts.

The City of Pico Rivera’s Mobilehome Rent Control page and its application forms explain those rules. The ordinance is where the exact wording lives.

This is general information, not legal advice.

What rules does the city’s page describe?

The city’s page describes its Mobilehome Rent Stabilization and Mobilehome Owner Protections regulation for mobilehome park space rents.

The City Council adopted Ordinance No. 1153 on January 11, 2022, according to the city’s page. It lists Ordinance No. 1190 as amending it on March 11, 2025.

The regulation seeks to address unreasonable space rent increases, preserve space affordability and allow park owners a fair return, according to the city’s page. It identifies base rent as the rent charged on October 13, 2020. The city’s Mobilehome Owner Petition / Application for Adjustment also uses that date as the rental and service base year.

For comparison, Hemet’s mobilehome space rent rules cover another city’s rules.

How much can the annual increase be?

The city’s page limits the annual increase to the lesser of three-quarters of the published Consumer Price Index increase or $3 for every $100 of space rent.

A park owner may implement an annual increase once every twelve months, according to the city’s page. An increase cannot exceed $3 for every $100 of space rent within any twelve-month period. If the park owner skips an allowable increase during that period, the right to that increase is waived.

The city’s 2025 Annual CPI Rent Increase Application adds that the calculation uses the Consumer Price Index, or CPI, change ending January 31. It says the annual allowable CPI increase is published each February on the city’s page.

The page we read did not show that figure, so check the city’s page for the current figure. The ceiling alone doesn’t tell you the applicable annual increase.

What paperwork and notice come before an increase?

The city’s page says park owners submit a Rent Increase Application when proposing to raise space rent.

The required city form identifies the proposed increase, affected space numbers and any changes to housing services, according to the city’s page. A fee applies, with the amount determined by city staff.

The city’s 2025 application form says the park owner must have completed initial registration. It then describes the review and notice steps:

• Within 30 days of submission, the Department decides whether the application is complete.
• Unless waived in writing, the Department approves the increase within 30 days after notifying the owner that the application is complete.
• After approval, the park owner must provide residents with 90 days’ written notice before increasing rent.

The city’s form also says park residents can request a copy of the application from the City. That gives you a document to compare with the proposed increase and affected space.

Does the limit apply when a mobilehome changes hands?

The city’s page lists “in-place transfers” among situations with limited increases but does not define the term, so a buyer should ask the city or the park whether a purchase that keeps the home in the park counts.

For those transfers, the city’s page limits increases to the lesser of three-quarters of the CPI change or $3 for every $100 of space rent. It lists the same limit for increases upon vacancy and expiration of previously exempt leases under Civil Code section 798.17.

The guide to buying a mobilehome in Hemet covers a purchase in another city; use Pico Rivera’s page and forms for the rules discussed here.

A buyer asked us why the monthly space rent mattered so much when she would own the mobilehome itself. We explained that buying the home does not mean buying the land underneath it and that Pico Rivera’s rent-stabilization rules affect how the space rent is handled. That became just as important to her budget as the purchase price of the home.

Can other adjustments add to space rent?

The city’s page describes a permanent Fair Return increase and a temporary capital improvement increase as separate application paths.

A park owner may apply for a permanent Fair Return increase if operating costs rose by more than the approved increase, according to the city’s page.

For capital improvements, the city’s page says the application must arrive within one year of completion. Improvements must primarily benefit mobilehome owners’ use and enjoyment, with costs spread over a useful life of at least five years.

Only half of the capital improvement cost can be recovered, according to the city’s page. A pass-through cannot increase monthly rent by more than $10 for every $100 of monthly rent unless the Board approves an exception because of extenuating circumstances.

The city’s page identifies the Mobilehome Park Rental Review Board as a five-member public body that rules on Fair Return increases and capital improvement pass-throughs. Its decisions are final and subject to judicial review.

Are all spaces covered, and what agreement is offered?

The city’s page lists exemptions and says park owners shall offer mobilehome owners a Rental Agreement.

Exemptions listed on the city’s page include spaces meeting Mobilehome Residency Law exemption requirements, spaces expressly exempt under state or federal law, nonresidential spaces and spaces owned, managed or operated by a government agency.

Newly built spaces can also be exempt for a period, according to the city’s page. Its statements about newly built spaces are worded differently, so a single construction cutoff date cannot be established from that page.

For rental agreements, the city’s page also says prospective residents may cancel within 72 hours.

The guide to selling a manufactured home in Oceanside covers another city’s rules.

What can you do about disputed charges or reduced services?

The city’s petition form gives mobilehome owners a way to seek an adjustment over specified charges or housing service reductions.

The form identifies unlawful rent or fees charged or passed through, and decreased housing services without a corresponding rent decrease, as grounds for a petition.

Before filing over reduced services, the city’s form requires written notice to the park owner identifying the reduction and a reasonable opportunity to correct it. Within five days of filing, the mobilehome owner must notify the park owner of the application through personal service or certified mail, return receipt requested.

The form says the City considers rent and service changes since October 13, 2020, among other factors. The city’s page also says a mobilehome owner may bring a civil action for a violation and describes an administrative fee of up to $1,000 for a violator.

The short version

The city’s page limits annual increases and lists “in-place transfers” among situations where increases are limited to the lesser of three-quarters of the CPI change or $3 for every $100 of space rent.

The page does not define “in-place transfers,” so ask the city or the park whether a purchase of a home that stays in the park counts. Check coverage, exemptions, adjustment applications and written notice. Read the ordinance for the exact wording.

For a separate home value estimate, use the home value tool.