Mobile Home Rent Stabilization Ordinance .pdf — Corona City Council, October 15, 2025

Karen Roper
Housing & Homeless Solutions Manager
&
Dominique Clark
RSG Director
October 15, 2025
Provide staff direction on the components to include in the draft mobile home rent stabilization ordinance, which will be presented for first reading in late fall.

That the City Council:
2 3
• June 2022: In response to a new request from mobilehome residents for a rent stabilization ordinance (“RSO”), Council directs staff to develop an RSO and program. • November 2022: City Council directs staff to analyze mobile home parks to determine if a “legitimate government interest” exists for rent stabilization (“Phase 1 Study”). • October 2023: RSG presents findings from the Phase I Study to City Council. The findings indicate that a “legitimate government interest” does exist for rent stabilization. City Council directs staff to proceed with establishing a local RSO and program. • August 2024: RSG completes a “Phase II Study”, which details various options for structuring a rent stabilization program and best practices for City Council to consider. • September 2024: At City Council’s Fall Policy Workshop, RSG presents the findings from the Phase II Study. City Council directs staff to move forward with a mobile home RSO and explore an in-lieu agreement with park owners.
4 • November 2024: In a closed session, City Council creates an ad hoc committee to further analyze the in-lieu agreement concept and gather information from the community. • March and April 2025: The ad hoc committee holds two park owner workshops and two homeowner workshops to collect feedback on the in-lieu agreement concept. • June 2025: City Council directs staff to exclude an in-lieu agreement option from the RSO and directs the ad hoc committee to finalize its recommendations on key RSO provisions. • July 2025: The ad hoc committee holds one park owner workshop and one homeowner workshop to collect feedback on key RSO provisions.
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City of Corona 7
Summary of Recommendations

1. Annual Rent Increase Limits
 Objectives
• Allow park owners to increase rents to keep pace with rising operating costs • Prevent excessive and unreasonable rent increases
 Limits
• Rent cannot be increased more than once in a 12-month period • Maximum annual increase = 100% of change in CPI*, capped at 3% • No guaranteed minimum rent increase (“rent increase floor”) • No rent banking (“use it or lose it”)
*CPI = Consumer Price Index, which is one of the U.S. government’s official measures of inflation City of Corona 8
Historic Change in Local CPI
U.S. Bureau of Labor Statistics Data for Riverside-San Bernardino-Ontario, CA Month CPI Change
January 2025 135.215 2.94%
January 2024 131.358 2.88%
January 2023 127.683 7.33%
January 2022 118.963 8.59%
January 2021 109.550 2.25%
January 2020 107.143 3.03%
January 2019 103.991 3.05%
January 2018 100.916 --
Source:

City of Corona 9
Annual CPI Rent Increase Process
Date Action
Mid-February • U.S. Bureau of Labor Statistics releases January CPI • City calculates January-to-January CPI percentage change o Determines maximum rent increase for following July to June • City emails each park owner maximum allowable rents by space March to February • Park owners submit CPI Rent Increase Certification Forms for the City to certify rent increases by space for the following July to June period Upon City
Certification
for Each Park
• City emails park owner the certified July to June rents by space • City posts online the certified July to June rents by space • Park owners can start sending residents 90-day rent increase notices Upon New Rent
Increase
• Homeowners may request a City rent review for up to 2 years; if overcharges are confirmed, homeowner must file a Homeowner Petition City of Corona 10

2. Rent Adjustments Beyond Annual CPI Rent Increases
Summary of Recommendations
Fair Return Petition Capital Improvement
Petition
Homeowner Petition
Petitioner Park Owner Park Owner Homeowner
Purpose Request permanent increase
greater than the annual rent
increase limit only if needed
for the owner to earn
a “fair return”
(typically, defined as pre-RSO
profit adjusted for inflation)
Request temporary
increase to be reimbursed
for rehabilitation or
upgrades beyond ordinary
maintenance
(new improvements require
51% homeowner vote)
Request permanent or
temporary freeze or
decrease due to
reduced services or
amenities or noncompliance with the
ordinance
Frequency 1x per year per park As needed 1x per year per resident; City decisions on an issue
are valid for 1 year
Limitations Must be submitted within
6 months of the year in
question
Must be submitted within 2
years of substantial
completion
Must be submitted within
2 years of issue
City of Corona 14
 Park owners may increase rents to market upon turnover (“vacancy decontrol”). • However, rent cannot be increased in the following circumstances:
o Transfers among immediate relatives, provided the new owner(s) occupy the home o “Immediate relatives” include spouses, registered domestic partners, parents/stepparents, children/stepchildren, and siblings/stepsiblings o Transfers to a spouse or former spouse related to a dissolution of marriage or legal separation o Transfers between co-tenants, when both have occupied the mobilehome for at least one year and the new owner(s) continue to occupy the home
o Replacement of an existing mobilehome by the homeowner, with continued occupancy of the space
o Note: New owners must meet the park’s standard qualifications for occupancy (e.g., senior) Summary of Recommendations

3. Rent Increases Upon Turnover
City of Corona 15
 Park owners must annually report to the City the maximum rent that will be charged if a space becomes vacant in the upcoming year.
• Ensures that homeowners selling their homes can inform potential buyers of the maximum new rent that will be charged
Summary of Recommendations

3. Rent Increases Upon Turnover (continued)
City of Corona 16
Summary of Recommendations

4. Penalties for Non-Complying Park Owners
 General penalties per Municipal Code 1.08.025 would apply:
• $100 maximum for a first violation
• $200 maximum for a second violation of the same provision within 1 year • $500 maximum for each additional violation of the same provision within 1 year  If park ownership/management charges excessive rents, park ownership must pay 3x the overcharge to each affected household.
 If a park owner has unpaid RSO administration fees, the City will not approve or certify a rent increase until all fees are paid.

City of Corona 17
Summary of Recommendations

5. Oversight and Petition Authority
 City program staff would serve as the oversight and petition authority with the support of consultants.

6. Appeals Process
Appeals of the City’s decisions on petitions would be processed pursuant to Corona Municipal Code Section

1.09.060:
 A person objecting to the administrative decision has 10 days to file an appeal.  The City Clerk forwards appeal for assignment to a qualified hearing officer to set a hearing date.  To ensure the City recovers most of the costs of processing the appeal, the appealing party pays an appeal fee and half of the fees and costs charged by the hearing officer.  The hearing officer’s decision shall be final. No action by the City Council is required.

City of Corona 18
Summary of Recommendations
7A. City Roles & Responsibilities
 Create and maintain City webpage where updates, forms, and resources will be posted  Respond to general inquiries about the Ordinance, program, and City-approved rent increases  Collect and manage program fees
 Track base rents of all spaces subject to the Ordinance  Approve rent increases for complying park owners and provide notices for posting in the park  Email homeowners on distribution list updates on petitions affecting their park  Impose penalties on non-complying park owners
City of Corona 19
Summary of Recommendations
7B. Park Owner/Management Roles & Responsibilities
 At the start of the program in January 2026, submit 2025 monthly rent rolls to establish base rents  Upon space turnover, report updated tenant and rent information to City to establish new base rent  Pay annual RSO fees
• Up to $5 per space per month may be passed through to homeowners on rent bill  Pay petition fees with the submission of each capital improvement and fair return petition • Up to 50% may be passed through to homeowners as temporary rent increase  Obtain City approval or certification prior to noticing and implementing rent increases  Post City notices in the park upon request
City of Corona 20
Summary of Recommendations
7C. Homeowner Roles & Responsibilities
 Collectively identify one homeowner in your park to serve as a primary point of contact with the City  Pay your share of annual fees ($5 per month per space) • Will be charged as a monthly fee on your rent bill
 Pay your share of petition fees for each capital improvement and fair return petition for your park • Will be charged as a temporary monthly rent increase for a set period  Confirm that your rent increases match the City’s certified rent for your space • Certified rents will be posted in a common area at your park and on the City’s website • Certified rents = base rent (excludes additional charges, such as utility charges and RSO fees) 21 City of Corona 22
Fee Study
 Willdan is completing a fee study.
 Once completed, the fee study will be presented to City Council, and City Council will approve a fee schedule and determine how fees will be split between park owners and homeowners.  The fees shown on the following slides are estimates based on the Ordinance elements as recommended tonight. If the City Council changes any of these elements, these estimates will change accordingly.

City of Corona 23
Fee Type Recommended Payment Structure
RSO Administration
Fees
• Park owner pays entire fee to City annually
• Park owner collects $5 per space per month as fee on rent bill Capital Improvement
& Fair Return
Petition Fees
• Park owner pays entire fee to City with petition submission • If City approves a rent increase, City also approves a temporary rent increase to reimburse homeowners’ 50% portion to owner over time o No rent increase = no fee pass-through to homeowners
Homeowner
Petition Fee
• Homeowner pays City with petition submission
• City reimburses homeowner if petition results in rent decrease or freeze Fee Payment Structure
City of Corona 24
Fee Type Recommended Payment Structure
RSO Administration
Fees
• Park owner pays entire fee to City annually
• Park owner collects $5 per space per month as fee on rent bill Capital Improvement
& Fair Return
Petition Fees
• Park owner pays entire fee to City with petition submission • If City approves a rent increase, City also approves a temporary rent increase to reimburse homeowners’ 50% portion to owner over time o No rent increase = no fee pass-through to homeowners
Homeowner
Petition Fee
• Homeowner pays City with petition submission
• City reimburses homeowner if petition results in rent decrease or freeze Fee Payment Structure
City of Corona 25
Fee Type Recommended Payment Structure
RSO Administration
Fees
• Park owner pays entire fee to City annually
• Park owner collects $5 per space per month as fee on rent bill Capital Improvement
& Fair Return
Petition Fees
• Park owner pays entire fee to City with petition submission • If City approves a rent increase, City also approves a temporary rent increase to reimburse homeowners’ 50% portion to owner over time o No rent increase = no fee pass-through to homeowners
Homeowner
Petition Fee
• Homeowner pays City with petition submission
• City reimburses homeowner if petition results in rent decrease or freeze Fee Payment Structure
City of Corona 26
Fee Type Recommended Payment Structure
RSO Administration
Fees
• Park owner pays entire fee to City annually
• Park owner collects $5 per space per month as fee on rent bill Capital Improvement
& Fair Return
Petition Fees
• Park owner pays entire fee to City with petition submission • If City approves a rent increase, City also approves a temporary rent increase to reimburse homeowners’ 50% portion to owner over time o No rent increase = no fee pass-through to homeowners
Homeowner
Petition Fee
• Homeowner pays City with petition submission
• City reimburses homeowner if petition results in rent decrease or freeze Fee Payment Structure
City of Corona 27
Total Fee Recommended
Homeowners’ Portion
Recommended
Park Owners’ Portion
Year 1 $99.00 per space per year $60.00 per space per year (charged as $5.00 per month) $39.00 per space per year
Year 2 $62.16 per space per year $60.00 per space per year (charged as $5.00 per month) $2.16 per space per year
Year 3
& On To Be Determined Based on Review of Costs in Years 1 & 2 RSO Administration Fee Estimates
City of Corona 28
Total Fee Recommended
Homeowners’ Portion
Recommended
Park Owners’ Portion
Year 1 $99.00 per space per year $60.00 per space per year (charged as $5.00 per month) $39.00 per space per year
Year 2 $62.16 per space per year $60.00 per space per year (charged as $5.00 per month) $2.16 per space per year
Year 3
& On To Be Determined Based on Review of Costs in Years 1 & 2 RSO Administration Fee Estimates
City of Corona 29
Total Fee Recommended
Homeowners’ Portion
Recommended
Park Owners’ Portion
Year 1 $99.00 per space per year $60.00 per space per year (charged as $5.00 per month) $39.00 per space per year
Year 2 $62.16 per space per year $60.00 per space per year (charged as $5.00 per month) $2.16 per space per year
Year 3
& On To Be Determined Based on Review of Costs in Years 1 & 2 RSO Administration Fee Estimates
City of Corona 30
Total Fee Recommended
Homeowners’ Portion
Recommended
Park Owners’ Portion
Year 1 $99.00 per space per year $60.00 per space per year (charged as $5.00 per month) $39.00 per space per year
Year 2 $62.16 per space per year $60.00 per space per year (charged as $5.00 per month) $2.16 per space per year
Year 3
& On To Be Determined Based on Review of Costs in Years 1 & 2 RSO Administration Fee Estimates
City of Corona 31
RSO Administration Fee Estimates – Year 1
Park # of
Spaces
Year 1
Cost per
Space
Year 1
Recommended
Homeowner
Fee per Space
Year 1
Recommended
Park Owner
Fee per Space
Year 1
Total Fee
Year 1
Park Owner
Portion
Green River Village 333 $99.00 $60.00 $39.00 $32,967.00 $12,987.00 Villa Corona MHP 187 $99.00 $60.00 $39.00 $18,513.00 $7,293.00 Corona La Linda 132 $99.00 $60.00 $39.00 $13,068.00 $5,148.00 Corona West 98 $99.00 $60.00 $39.00 $9,702.00 $3,822.00 Flamingo Mobile Lodge 92 $99.00 $60.00 $39.00 $9,108.00 $3,588.00 Countrywood Estates 90 $99.00 $60.00 $39.00 $8,910.00 $3,510.00 Amberlite MH Estates 79 $99.00 $60.00 $39.00 $7,821.00 $3,081.00 La Corona MHP 52 $99.00 $60.00 $39.00 $5,148.00 $2,028.00 Rancho Corona MHP 49 $99.00 $60.00 $39.00 $4,851.00 $1,911.00 Corona MHP 31 $99.00 $60.00 $39.00 $3,069.00 $1,209.00
City of Corona 32
RSO Administration Fee Estimates – Year 2
Park # of
Spaces
Year 2
Cost per
Space
Year 2
Recommended
Homeowner
Fee per Space
Year 2
Recommended
Park Owner
Fee per Space
Year 2
Total Fee
Year 2
Park Owner
Portion
Green River Village 333 $62.16 $60.00 $2.16 $20,699.28 $719.28 Villa Corona MHP 187 $62.16 $60.00 $2.16 $11,623.92 $403.92 Corona La Linda 132 $62.16 $60.00 $2.16 $8,205.12 $285.12 Corona West 98 $62.16 $60.00 $2.16 $6,091.68 $211.68
Flamingo Mobile Lodge 92 $62.16 $60.00 $2.16 $5,718.72 $198.72 Countrywood Estates 90 $62.16 $60.00 $2.16 $5,594.40 $194.40 Amberlite MH Estates 79 $62.16 $60.00 $2.16 $4,910.64 $170.64 La Corona MHP 52 $62.16 $60.00 $2.16 $3,232.32 $112.32
Rancho Corona MHP 49 $62.16 $60.00 $2.16 $3,045.84 $105.84 Corona MHP 31 $62.16 $60.00 $2.16 $1,926.96 $66.96
City of Corona 33
Fee Type Fee
Estimates
(per petition)
Recommended
Park Owner’s
Portion
(per petition)
Recommended
Homeowners’
Portion
(per petition)
Notes
Capital
Improvement
Petition Fee
$12,000 $6,000 $6,000
(paid over time)
If the petition does
not result in a rent
increase, the petition
fee cannot be
passed through to
homeowners.

Fair Return
Petition Fee $25,000 $12,500 $12,500(paid over time)
Homeowner
Petition Fee
$100
(Total City Cost:

Up to $6,115)
No Fee $100
If the petition results in
a rent decrease or
freeze, City will
reimburse the petition
fee to homeowner(s).

Petition Fee Estimates – Years 1 & 2*
*Petition fees in Year 3 and beyond will be determined based on review of costs in Years 1 & 2. 34 City of Corona 35
Timing Action
November 12 • Link to draft ordinance will be made available to City Council and the public November 19 • First reading of ordinance
• Presentation of Willdan’s fee study
• City Council considers approval of fee schedule (effective with Ordinance) December 3 • Second reading of ordinance
MidDecember• City publishes webpage where updates, forms, and resources will be posted • City emails park owners about upcoming deadlines
January 3 • Ordinance is effective
• Park owners start notifying City of updated rents upon vacancy By January 30 • Park owners report maximum rent upon vacancy for 2026 (annual requirement) • Park owners submit 2025 rent rolls (one-time requirement) Tentative Schedule
City of Corona 36
Tentative Schedule (continued)
Timing Action
Mid-February • City calculates maximum rent increase percentage for July 2026 to June 2027 • City emails each park owner maximum allowable rents by space March 2 • Park owners can start submitting CPI Rent Increase Certification Forms April 1 • All rent increases taking effect April 1, 2026 or later must comply with the Ordinance
April to June • Transitional phase when no rent increases can take effect (2026 only) May 1 • Park owners can start submitting capital improvement and fair return petitions • Homeowners can start submitting homeowner petitions
June 30 • Deadline for park owners to pay Year 1 fees (due January 30 in future years) July 1 • Earliest date that the first CPI Rent Increase can take effect, provided that:
• Park owner has obtained City certification
• Park owner has provided 90-day notice to household after certification • It has been at least 12 months since the space’s last rent increase Provide staff direction on the components to include in the draft mobile home rent stabilization ordinance, which will be presented for first reading in late fall.

That the City Council:
37

Corona City CouncilOctober 15, 2025

Corona City Council
October 15, 2025