Mobilehome Land Rent
Stabilization Ordinance
Camarillo City Council Meeting
April 22, 2026
Background
• March 2025: Resident concerns began
• May 2025: Ad Hoc Committee established
• March 25, 2026: City Council requested Ad Hoc Committee revise ordinance
• April 8, 2026: Ad Hoc Committee Meeting
• April 20, 2026: Urgency Ordinance expired for temporary moratorium on land rent increases above 4.2%
Revisions to Ordinance
• Vacancy Control/Decontrol – maximum 8% increase upon
re-rental of an existing Mobilehome to a new tenant
• No Vacancy Adjustment for transfers to certain immediate family members as defined
• Inclusion of Initial Anniversary Date Language to prevent delays in establishing date of rent increases in the first year Results of Research
$2,520.74
$3,200.58
$2,476.31
$3,144.17
$2,431.88
$3,087.76
$2,075
$2,298.59
$2,918.52
$2,075
$2,275
$2,475
$2,675
$2,875
$3,075
$3,275
2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036
Vacancy Control Comparison
10% Vacancy Adjustment Scenario 8% Vacancy Adjustment Scenario 6% Vacancy Adjustment Scenario Baseline Scenario (CPI) Recommendation
1. Find that the proposed Ordinance is exempt from the
California Environmental Quality Act (“CEQA”) under
the State CEQA Guidelines §§ 15060(c)(2) and
15060(c)(3); and
2. Introduce an Ordinance adding Chapter 10.55 to Title 10 of the Camarillo Municipal Code establishing
mobilehome park land rent stabilization.
3. Take other actions related to this Ordinance.
Additional Slides
$639 $677 $681 $703 $767 $780 $812 $818 $866 $915 $934 $981 $989 $1,003 $1,100 $1,132
$1,250 $1,279
$1,380 $1,400
$1,500
$1,600
$1,750 $1,783
$2,060 $2,075
$0
$500
$1,000
$1,500
$2,000
$2,500
Average Move-in Land Rent of MHP Units for Sale
$416
$512 $523 $525
$565
$599 $615 $642 $642
$692 $707 $730 $737 $743 $750 $756
$834 $841 $848 $858 $863 $864
$902
$951
$1,003 $1,007 $1,015 $1,028 $1,048
$1,143
$1,209
$1,542
$1,661
$-
$200
$400
$600
$800
$1,000
$1,200
$1,400
$1,600
$1,800
Average Park Rent
Ordinance Features
• Annual Ministerial Increases between 2% and 6%
allowed automatically based on CPI.
• Additional rent increases allowed with documentation
provided to homeowners for capital improvements,
capital replacements, or to maintain a fair rate of
return.
• Fair Rate of Return rent increases are intended to
ensure park owners have a way to maintain their net
operating income over time and maintain a fair return
Ordinance Features Continued
• Rent increases are subject to a noticing process and are eligible for petition.
• 50% + 1 Affected Homeowner signatures are required to successfully petition an increase.
• Petitions will be reviewed by a City-selected arbitrator for review. • If a petition is not filed, rent increases go into effect. • Ministerial rent increases in compliance with the ordinance cannot be petitioned.
Results of Research
Oxnard Santa Paula Ventura County Ventura City Thousand Oaks Annual Rent
Increases
CPI if under 4%, 75% of CPI if over 4%
but less than 9%, 67% of CPI if greater
than 9%
75% of CPI to a
maximum 7% increase
in rent
Social Security Cost of Living
Adjustment (COLA) between 2% and
8% each year
CPI, but rent increase
shall not exceed 5% CPI
City Admin Fee
$2.34 per month, 50% by tenant, 50%
by park
$2 per month, 100% by
tenant
$1.72 monthly, 46% by tenant, 54% by
park
$4.56 per month, 50%
by tenant, 50% by park
Discretionary Rent
Increases
Possible to permit a just and
reasonable return
Possible based on
maintaining a similar
NOI to the base year
(1984) or for capital
improvements
Possible in cases "where the facts and
circumstances… warrant such an
increase" or for capital improvements
Possible to permit a just
and reasonable return
and for capital
improvements
Possible to permit a just and
reasonable return or for capital
improvements/rehabilitation
Change of
Occupancy
Adjustment
15% of the average space rent or $80
whichever is less. Such a change of
occupancy increase may be applied
to a specific space no more than once
every five years.
No change of occupancy
adjustment, $25 move
in fee
No more than once every four (4)
years no more than fifteen (15)
percent of the average of the existing
space rent of the affected spaces or
seventy-two dollars ($72.00)
Rents do not go to
market rate even when
a new tenant moves in
10% upon rental of an existing
coach to a new tenant. No cap on
rent when a space is rented to a
new tenant who replaces the
existing Mobile home or an
existing tenant who has been a
resident for less than one year
replaces the existing mobile
home.
Utility and Other
Pass Through Costs
The park may pass on to the residents
any increase or decrease in utilities as
they occur.
Utility costs originally
paid for by the park are
considered part of the
rent and subject to the
increase restrictions
Parks may separate utilities from rent
and pass on actual costs to tenants.
Must be approved by a board and
when done the rent must be
decreased proportionally
Utility costs originally
paid for by the park are
considered part of the
rent and subject to the
increase restrictions
If the landlord bills the tenant for
utilities, it counts as part of rent.
If the utility company bills the
tenant directly, utilities don't
count as part of rent.
Maintenance of
Services
The park must deduct the cost for a
reduced or deleted or separately
billed service or utility from the rent.
A reduction in services
is deemed a rent
increase in violation of
the ordinance.
Substantial reductions in services
constitute a rent increase
Landlord may not effect a
prohibited rent increase through
the reduction of housing services
Further Research
• Staff consulted neighboring jurisdictions on the number of discretionary rent increase applications submitted.
• Discretionary rent increase applications were relatively rare, for example, Ventura County has not received
such an application since 2017 (which was denied).
• Thousand Oaks last received a Capital improvement
adjustment request in 2018. The last just and reasonable return request were submitted but rescinded in 2011.
Background for Scenarios
•New move in rate for rent was $1,275 in 2016 and
$2,060 in 2025 for Lamplighter
•The annual market rate increases have been
roughly 5% a year
•Average CPI Increase Yearly of 3.47% since 2016
•Average Social Security COLA increase of 3.38%
since 2016
•Assumed Market Rate increases of 5% for
projections moving forward
100% of CPI from 2016
$1,275
$1,731.37
$2,435.20
$0
$500
$1,000
$1,500
$2,000
$2,500
$3,000
2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 Rent with Stabilization from 2016
Actual Rent $2,060
100% of CPI from 2025 VS. Market Increases
$2,060
$2,131
$2,205
$2,282
$2,361
$2,443
$2,528
$2,616
$2,706
$2,800
$2,897
$2,163
$2,271
$2,385
$2,504
$2,629
$2,761
$2,899
$3,044
$3,196
$3,356
$1,000
$1,500
$2,000
$2,500
$3,000
$3,500
2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035
Rent with Stabilization from 2025 Rent without Stabilization $0 Difference
$32 Difference
$66 Difference
$103 Difference
$143 Difference
$186 Difference
$233 Difference
$283 Difference
$337 Difference
$395 Difference
$458 Difference
100% of Social Security COLA from 2016
$1,275
$1,716.43
$2,392.76
$0
$500
$1,000
$1,500
$2,000
$2,500
$3,000
2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 Rent with Stabilization from 2016
Actual Rent $2,060
100% of Social Security COLA from 2025
$2,060
$2,130
$2,202
$2,276
$2,353
$2,432
$2,514
$2,599
$2,687
$2,778
$2,872
$2,163
$2,271
$2,385
$2,504
$2,629
$2,761
$2,899
$3,044
$3,196
$3,356
$1,000
$1,500
$2,000
$2,500
$3,000
$3,500
2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035
Rent with Stabilization from 2025 Rent without Stabilization $356 Difference
$418 Difference
$484 Difference
$299 Difference
$246 Difference
$197 Difference
$151 Difference
$109 Difference
$70 Difference
$33 Difference
$0 Difference
Capital Improvements Example
Improvements / Rehabilitation Amount Months Number of Spaces at Casa Del Norte Monthly Cost
Street sealing $24,745.00 36 135 $5.09
Kitchen appliances (Club House) $6,147.53 60 135 $0.76
Clubhouse water heater $6,480.00 60 135 $0.80
Treadmill replacement $3,266.29 84 135 $0.29
Street overlay $30,970.00 120 135 $1.91
Retaining walls $10,430.00 240 135 $0.32
V drainage ditch replacement $6,125.00 240 135 $0.19
Sidewalk replacement $17,512.00 240 135 $0.54
Total $105,675.82 135 $9.90
Long-Term Lease Clarification
•Star Management offers MTM or one year leases
with the same terms.
•IPG (of Camarillo Mobile Home Estates and
Lamplighter)only allows long-term leases when
there is an existing long-term lease that a buyer
can assume. If there is no long-term lease in place,
a buyer is only offered a month-to-month lease
•Effective June 1st, 2026, buyers will no longer be
able to assume long term leases
Clarification from IPG
•IPG clarified their earlier statement that 54
residents were using the MHET-RAP program;
only two residents are currently using the MHET-
RAP program for a 10% discount on monthly
space rent
•54 residents have submitted applications over
the last 10 years
IPG Expenses
•Lamplighter
expenses add to
99% of increases
•Camarillo Mobile
Home Estates
Increases add to
82% of increases
Camarillo Mobile Estates Capital Improvements
Lamplighter Capital Improvements
5 Year Average Rent Increases
•Casa Del Norte – Rent Increases aligned with CPI
•Camarillo Mobile Home Estates
• 2022 & 2023 property tax passthroughs
• 6% increase on MTM leases
• 3.5% Increases on LTLs
• Lamplighter Mobile Home Park
• 5.94% increase on MTM
• 4.75% increase on LTLs
Annual Turnover
Lamplighter Mobile Home Park
Year Turnover Percentage
2022 8.8%
2023 4.8%
2024 7.5%
2025 (to Date) 2%
Camarillo Mobile Home Estates
Year Turnover Percentage
2022 6.7%
2023 4.8%
2024 7.5%
2025 (to Date) 8.1%