Mobile Home Living

  There are two types of mobile home parks or mobile home communities in the bay area.   

  • They are:  All-age or family parks that cater to residents of any age, and
  • Older persons or senior parks that cater to residents over age 55.  Most senior or older person parks allow additional residents to be as young as 18 as long as the primary resident and owner is at least age 55.  However, in some parks the additional residents need to be at least age 35 or 45 or 55 depending on the park.

Why people choose mobile home living in the San Francisco Bay Area…       

  • Mobile homes and manufactured homes provide affordable opportunities for people to own their own home.
  • Mobile homes and manufactured homes generally are larger in size and cost substantially less than conventional subdivision houses or condominiums.
  • Mobile home and manufactured home living in the San Francisco Bay Area is very affordable and enjoyable.   
  • Mobile home and manufactured home living provide a comfortable life style for empty nesters who sell their conventional homes and purchase mobile homes or manufactured homes.  Usually they will have a substantial amount of money left over to supplement their retirement.
  • Mobile homes and manufactured home living provide more privacy than apartments or condominiums.

How does mobile home living work in the San Francisco Bay Area…      

  • In the bay area mobile home parks own the land and maintain the infrastructure. Parks rent the spaces to the owners of the individual mobile homes or manufactured homes.  Parks do not all allow the homes to be rented out by the individual mobile home or manufactured home owners, which preserves the quality of a park’s overall environment.
  • Mobile home parks provide a sense of security and community, especially for those living alone.
  • In mobile home parks neighborhood issues are almost always resolved by the park’s management.
  • Mobile home parks provide recreational amenities usually found only in upscale housing developments.  For example, swimming pools, spas, Jacuzzis, exercise rooms, pool and billiards tables, large meeting rooms complete with kitchens for use of residents, common area maintenance by park management, etc.
  • Living in mobile home parks is usually a lot of fun.  There are activities and clubs available only to the residents and their guests such as, bingo, ice cream socials, movies, trips, women’s clubs, card clubs, ceramics club, writing clubs, bands, etc.  Luncheons, BBQs, pot luck dinners, catered affairs, holiday parties, etc. add to the enjoyment of all residents who choose to participate.  
  • Mobile home parks usually have income and credit requirements. Most parks require applicants to have gross income of at least three times the monthly rent and good credit.
  • Mobile home parks tend to be pet friendly, allowing at least one small pet per mobile home.  Usually the pet needs to be no more than 25 pounds.   Other parks allow two pets and some have no size restriction.  Each park has their own pet guidelines. 

Frequently asked questions about mobile home living…      

Q.  I’m not 55 yet, but I’m close, I’m 53.  Will the parks bend the 55 rule?
A.  Probably not because the older persons designation is granted by the federal government and enforced by HUD. The Housing for Older Persons Act of 1995 (HOPA)        

Q.  Where can I find out more information about housing for older persons?
A.  HOPA Questions and Answers        

Q.  When is the best time for me to move into a senior park?
A.  Any time after you turn age 55.  Since parks have income requirements it is easier to qualify for residency while you are employed because in most cases your income will be higher than your retirement income.  Thus, it is easier to meet the minimum income requirements of three times the space rent.           

Types of Factory Homes… 
 
 
 
 
 
 

 

A key to understanding today’s manufactured home is distinguishing it from other homes that are constructed in a factory. Most factory homes are comprised of three-dimensional modules.  These modules are transported to a home site and installed on a state approved foundation or support system. California law clearly distinguishes among the types of factory-produced homes by the building code to which the home must comply.      Manufactured homes are constructed to comply with the National Manufactured Home Construction and Safety Standards, a uniform building standard administered and enforced by the U.S. Department of Housing and Urban Development. About 97 percent of all factory homes constructed in California each year meet this code.      Factory-built homes, often called modular homes, are constructed to comply with the California Administrative Code. Some factory built homes employ panelized construction techniques. About three percent of all factory homes produced in California factories each year meet this code.        

The HUD Code…

Since June 1976, all manufactured homes in the United States have been built to the National Home Construction and Safety Standards (the HUD Code). The HUD Code, under federal law, preempts all local building codes for these single-family dwellings. The HUD label certifies that the home has been factory constructed, tested and inspected to comply with stringent, uniform federal standards which are periodically up-dated.      The HUD Code, administered by the Department of Housing and Urban Development, is the counterpart to national model codes for site-built housing. These model codes include the Uniform Building Code of the International Conference of Building Officials, upon which California local governments base their building codes.      While you purchase the mobile, modular or manufactured home you will more than likely pay monthly rent for the space where that home it sits.  In addition to the space rent, you can expect to pay for gas, electric and cable TV.  Some parks include water and trash service in their basic monthly rent, while others do not.   

 

Do you own a manufactured home?

Sell Your Home Today For Cash…

If you would like to sell your mobile home or manufactured home and save the time and expense of making everything just so, call Joanne today on her cell phone 510-589-4794 to find out what A.R.M. Homes will pay you for your home in “as-is” condition.   

Selling your home to A.R.M. Homes will allow you to move on with your life instead of waiting for the whim of this uncertain marketplace to smile down on you.  A.R.M. Homes   

Tips on Buying Mobile Homes and Manufactured Homes…

Financing:   Good credit scores are essential to buying a mobile home and renting a space in a mobile home park.For sake of brevity, mobile home shall also include manufactured homes and modular homes and vise-versa.  When you need to finance a mobile home or manufactured home, call me and I will put you in contact with lenders who would be most appropriate for your particular needs  By the way, the interest on a mobile home loan is tax deductible, assuming it is your primary residence.       

Down Payment:  Depending on the age and price of the mobile home and your credit score you will need a down payment of at least10% to 25% of the selling price.  

Prices:  Like in the purchase of regular houses, the prices for mobile homes vary dramatically.       

Age of mobile home is important to consider:  If buying a brand new manufactured home doesn’t fit your budget, I recommend buying one that best fits your budget.  Whether it is a newer home or an older one I recommend you get a termite inspection, roof inspection and a health and safety inspection (property inspection) before closing escrow.         

Financing:   Typically the interest rate is quite a bit higher for mobile or modular homes than conventional houses, today between 8.5% and 12% depending on ones FICO score.  The reason for the interest rates being higher than for conventional housing is because the a mobile or modular home could be moved from its site and there is a possibility the lender would not know about it or be able to recover it in the event of default by the borrower.  The length of the loan, called the term, will range between 15 and 20 years unless you’re purchasing a brand new manufactured home, then 30 year loans are available.       

Closing Costs:    You will need additional funds for closing costs, which typically run about $2,000 to $7,000.  This includes your escrow fees, title search and state transfer fees, lender fees, signing fees, notary, inspections, insurance, first month’s space rent typically $400 to $1,000.  Depending on the park’s policy, you may need to post a security deposit, typically $200 to $1000, which is refundable after one year of residency upon your written request. If the seller doesn’t provide a home warranty, buyers can purchase one at a cost of approximately $315 to $350 for a year.       

Property Taxes vs License Fee:   Hom built and first sold prior to 1981 usually are on the Department of Housing’s (DOH or HCD) license fee schedule.  If a home is on the license fee a buyer would pay sales tax at the close of escrow and an annual license fee that usually is approximately $100. The exception would be if someone voluntarily converted the home to the county tax rolls.   If a home was constructed in 1981 to the present it will automatically be placed on the county’s personal property tax roll.  The property taxes vary greatly depending on the year the home was built and the price paid for it.  Generally newer homes will have property taxes anywhere from $400 per year up.  I’ve seen many with property taxes exceeding $1,200 per year.  Homes on a county’s tax rolls are exempt from sales tax.        

 Qualifying to live in a mobile home park:  Even if you pay all cash for a mobile home you will need to have good credit, FICO Scores above 720, and gross income usually three times the monthly rent .Residents of mobile home parks in the San Francisco Bay Area are allowed to have a pet or two under the current state laws. Parks still restrict the number, size, and breed.Space rent typically runs between $400 and $1000 per month and in some areas more.  Remember, when you purchase a mobile home the land on which it is located is not included in the sale.  That land you rent from the park, which also provides the recreation facilities.In addition to the space rent you will be responsible for your utilities.  In some cases the park will pay for your water, while other parks also pay for your trash service. Each park varies.       

Outside Storage:  State code has increased the size of an allowable storage shed on a mobile home lot to 120 square feet.  However, some parks only allow 100 square foot sheds.         

Mobile Home and Manufactured Home Lenders…

Dave Shanklin
Mobile Brokers Acceptance
8522 Madison Ave
Fair Oaks, CA 95628
(916) 962-7128 or  (800) 401-3372    

——————————————
      

Mike Scheffler, Loan Officer
Land Home Financial Services
Direct Phone: 303-495-5066
Apply for a loan online  

  —————————————– 

  

Insurance for Mobile Homes and Manufactured Homes

Dallas Johnson
Insurance Agency, Inc.  More than 30 years of dedicated service.  Best rates for mobile home and manufactured home insurance. Dallas’ wife Doris runs the office. She is knowledgeable and friendly.Call Doris or Dallas at 510-792-8653     

 Dallas Johnson’s web site     

—————————————— 
   

Weible Insurance Agency

Scott Wilson is the senior member in this family owned agency.
800-653-5565 Get an insurance quote from Weibel   

——————————————    

California Department of Housing and Community Development

Mobilehome Park Maintenance Inspection Video

This video is designed to assist mobilehome park residents and owners prepare for a Mobilehome Park Maintenance Inspection (MPM) and points out common violations discovered.  This is a must see video for all residents.  Good tips to keep your home safe.   

Click here to watch the mobile home inspection video         

HCD Web News…

New Regulations beginning in 2009 Wildland Urban Interface (WUI) Regulations — (Adobe PDF)Mobilehome and Special Occupancy Parks Regulations — (Adobe PDF)Consumer Assistance HCD Foreclosure Avoidance Information     Credit Counseling Services Manufactured Home Water Heater Seismic Bracing, Anchoring or Strapping Regulations — (Adobe PDF )   

New Laws  SB 1234 Mobilehome Privacy (eff. 1/1/09) - This law prohibits the owners or management of a mobilehome park from entering an enclosed accessory structure to a mobilehome without the prior written consent of the resident, except in case of emergency or when the resident has abandoned the mobilehome or accessory structure. Amended Civil Code Section 798.26  AB 2050 Smoke Detectors & Water Heater Bracing in Mobilehomes (eff. 1/1/09) - Smoke Detectors:  This law requires all used manufactured homes, used mobilehomes, and used multifamily manufactured homes that are sold to have a smoke alarm installed in each room designed for sleeping that is operable on the date of transfer of title. 
 
The seller must sign a declaration regarding the presence of working smoke alarms in these specified homes within 45 days prior to the transfer of title. The law also shields real estate licensees from liability for errors, inaccuracies, or omissions relating to the disclosures required to be made by a transferor pursuant to this bill.  Water Heater Strapping:  The law also requires all fuel-gas-burning water heater appliances installed in new manufactured homes or new multifamily manufactured homes be seismically braced, anchored, or strapped and such work be completed before or at the time of installation of the homes.
 
In addition, any replacement fuel-gas-burning water heater appliances in existing mobilehomes, existing manufactured homes, or existing multifamily manufactured homes that are offered for sale, rent, or lease are required to be seismically braced, anchored, or strapped.
 
All used mobilehomes, used manufactured homes, and used multifamily manufactured homes that are sold must, on or before the date of transfer of title, have the fuel-gas-burning water heater appliance or appliances seismically braced, anchored, or strapped. This requirement is satisfied if, within 45 days prior to the transfer of title, the transferor signs a declaration stating that each water heater appliance in the used mobilehome, used manufactured home, or used multifamily manufactured home is secured pursuant to this section on the date the declaration is signed.
 
The Department of Housing and Community Development is to promulgate on or before July 1, 2009 rules and regulations that include standards for water heater seismic bracing, anchoring, or strapping. 
 
(Note: Section 3.5 in AB 2050 is not in effect.)
 
Amended Health and Safety Code Section 18031.7 and repealed and added Section 18029.6.    SB 1107   Accommodations for Disabled (eff. 1/1/09)This law requires mobilehome park management to allow an owner or resident to install accommodations for the disabled on their mobilehome or the site, lot, or space on which their mobilehome is located, as specified.  It authorizes the management to require that the accommodations installed be removed by the current homeowner at the time the mobilehome is removed from the park or pursuant to a written agreement prior to the completion of the resale of the mobilehome, as specified. The law also permits a mobilehome owner to share the home with a live-in caregiver who provides care pursuant to a written treatment plan without being charged a fee for that person by the park management.
 
Amended Civil Code Sections 798.34 and 799.9 and added Civil Code Sections 798.29.6 and 799.11. California Code of Regulations, Title 25, Chapter 3, Subchapter 2, and adopted by reference portions of the Califna Code of Regulations, Title 24, California Building Code, Part 2, Chapter 7A (25 Cal. Code Regs. Sections 4200-4214) Ignition resistant exterior design, construction, installation and alteration of any new or used manufactured home, multifamily manufactured home or commercial modular or used mobilehome designated for installation in Wildland Urban Interface Fire Areas (eff. 9/1/08) Emergency regulations were passed by the HCD that affect the exterior design, construction, installation and alteration of any new or used manufactured home, multifamily manufactured home or commercial modular or used mobilehome designated for installation in Wildland Urban Interface Fire Areas.    

Mobile Home Owners Associations

CMRAA was founded in 1996 to represent  mobilehome residents throughout the state of California who are concerned with protecting their rights; and actively interested in enhancing their mobilehome way of life.CMRAA is a non-profit organization that was founded to better meet the needs of the nearly two million residents of mobilehome communities in the state of California. All members of the mobilehome community have benefited from the continuous work of this organization.
CMRAA
Post Office Box 7468
San Jose, California 95150
Phone: (408) 244-8134 Visit CMRAA web site 		 Hayward Mobilehome
Owners Association The HMOA represent nine mobilehome parks in the Hayward area. These include: 
Continental
Hayward Mobile Country Club Eden Gardens
Eden Roc
Georgian Manor
New England Village
Pueblo Springs
Spanish Ranch I
Spanish Ranch II  Visit HMOA web site  		 Golden State Manufactured-Home Owners League, Inc., is a nonprofit charitable trust corporation, dedicated to preserving mobilehome ownership as affordable, quality housing through legislative efforts, and organization and education of individual home owners and dwellers.
 Visit GSMOL web site 

Other helpful information for mobile home and manufactured home owners

Mobilehome Park Inspection Resident Information Booklet
Contains Important Information For Residents of Mobilehome Parks Regarding Inspections, Violations and Code Requirements. 		  Mobilehome
Ombudsman
The Office of the Mobilehome Ombudsman is a complaint processing Office that primarily assists the public with questions or problems associated with the various aspects of manufactured home (mobilehome) living. 		  State of California
Department of Housing
Codes and Standards
The Division of Codes and Standards administers eight programs governing manufactured homes and mobile homes. 		  State of California
Housing and Community Development
As California’s principal housing agency, the mission of HCD is to provide leadership, policies and programs to expand and preserve safe and affordable housing opportunities and promote strong communities for all Californians. 
Manufactured Home and Mobilehome
Registration Renewal
Renew Your Mobile Home or Manufactured Home Annual Registration Online.  Does not apply for homes on the county property tax rolls. 		  Western Manufactured Housing Communities Association   California Manufactured Housing Institute   What Every Mobile Home Owner Should Know 

If you are thinking of retiring or downsizing you might have enough equity in your present conventional home to afford a brand new manufactured home and have money left over to invest or spend as you wish.    

Introducing… “Dream Homes”
By   

A.R.M. Homes
(Where details matter). 

Choose a brand new high quality customized manufactured homes from our sister company A.R.M. Homes.   They are attractive, energy efficient and can be ordered with all the bells and whistles you have longed for or they can be streamlined for a tight budget.  A.R.M. Homes   

● A stunning new A.R.M. Homes manufactured home costs less than a conventional “stick” house.   

● A.R.M. Homes manufactured homes features include:   

  • Architecturally attractive exteriors,
  • Old-fashioned covered front or side porches,
  • Comfortable floor plans with 2 or 3 bedrooms and 2 baths,
  • Insulated walls, ceilings and floors.
  • Sheetrock walls with rounded corners, and
  • Upgrades usually reserved for million dollar homes. 

● Today manufactured home living is upscale, and completely different from the old trailer parks of decades past.  Many parks today boast friendly and secure neighborhoods, and some cater to the over-55 set.   

A.R.M. Homes is licensed by the California Department of Housing.  Dealer License #DL1178088   

To learn more about manufactured home living, call the experts at A.R.M. Homes or Advantage Realty   
 

For information on buying or selling homes in the east bay, please call me or send me a note on the Contact Joanne form.     

Thank you,
Joanne
Assisting buyers and sellers throughout the San Francisco Bay Area for more than 30 years.    

Joanne L. Gardiner, Broker, e-PRO Realtor®California Department of Real Estate Brokers License Number: 00822285
California Department of Housing and Community Development Occupational License Number: SP1178511     

Office: 510-429-4800
Cell phone: 510-589-4794 Our Service Areas

We serve the greater San Francisco bay area.   Our primary service areas in the San Francisco Bay Area are: Hayward, Castro Valley, Pleasanton, Dublin, San Ramon, Danville, Fremont, Newark, Niles, San Leandro, San Lorenzo, San Ramon, Sunol, Oakland, Foster City, Burlingame, and San Mateo.  The types of real estate in which we specialize are: single family homes, duets, condominiums, townhomes, garden homes, PUDs, manufactured homes, mobile homes, income property, investment property, tri-plexes, four-plexes, apartment property, and special use properties such as churches and mobile home parks.     

Count on us for: Alameda County homes for sale, Contra Costa County homes for sale, San Mateo Country homes for sale. And now with our expanded Multiple Listing Services (MLS), we easily serve all bay area communities.      

              

Our web sites:
 http://www.californiasunshinehomes.com    

http://www.joannegardiner.com      

Our sister company A.R.M. Homes specializes in manufactured homes:  New customized manufactured homes, Meticulously rebuilt manufactured homes by master craftsmen, or Sell your existing mobile home or manufactured home to ARM Homes for all cash in as-in condition.  http://www.mobilehomelife.com     
Search: san francisco east bay home, san francisco east bay homes for sale, san francisco east bay real estate, san francisco east bay mobile home, san francisco east bay mobilehome, san francisco east bay manufactured home, advantage, advantage realty, advantage real estate, A.R.M. homes, ARM homes, rebuilt home, remodeled home, retirement housing, retirement community, manufactured, manufactured homes, new home, manufactured home, senior housing, senior park, senior community, older persons park, older persons community, adult community, all age park, all age mobile home park, all age community, family park, family community, mobile home, joanne, joan, joann, gardiner, gardner, gartner, garner, low rent, rent control, hayward, union city, san leandro, castro valley, pleasanton, livermore, spanish ranch, spanish ranch I mobile home park, spanish ranch II mobile home park, pueblo springs mobile home park, new england village, georgian manor, georgian manor mobile home community, mission bay mobile home park, mission bay, mission bay community for older persons, eden gardens estates, eden roc mobile home park, hayward mobile country club, hayward mobilehomes, san leandro mobilehomes, the tropics, tropics, besaro mobile home community, niles canyon moible home park, southlake mobile home park, continental mobile park, the hacienda mobile home park, vineyard mobile villa, The Franciscan Mobile Country Club, Canada Cove, Pillar Ridge, Pacific Skies Mobile Estates, Buena Vista Mobile Home Park, Palo Mobile Estates, Bay Shore Villa, Harbor Village Mobile Home Park, Redwood Mobile Estates, Sequoia Trailer Park, Treasure Island Trailer Court, Los Robles Mobile Home Park, Marin Valley Mobile Country Club, Novato Mobile Home Park, Contempo Marin, Paseo De Palomas, Timber Cove Mobile Home, Pacific Mobile Estates, Inc, Wagon Wheel Mobile Village, Friendly Village, Mobilodge of Milpitas, Pioneer Mobile Home Park, Hacienda Valley Mobile Estates, Inc., Madrone Mobile Estates, Woodlands Estates, Moorpark Mobile Home Park, New Frontier Mobile Home Park, Sahara Village Mobile Home Park, Santiago Villa Mobile Home Park, Sunset Estates Mobile Home Park, Travelodge Mobile Home Park, Arbor Point, California Hawaiian, Caribbees Mobile Home Park, Casa Alondra Moible Home Park, Casa Del Lage Mobile Home Park, Colonial Mobile Manor, County Fair Mobile Home Park, Coyote Creek Mpbile Home Community, Eastridge Mobile Estates, Golden Wheel Park, Hillview Mobile Home Park, Hilton Mobile Home Park, Imperial San Jose Mobile Estates, La Buona Vita Mobile Park, Lamplighter Mobile Home Park, Magic Sands, Mill Pond, Monterey Oaks, Moss Creek Mobile Home Community, Mountain Shadows, Mountain Springs, Oakcrest Estates, Old Orchard Mobile Home Park, Pepper Tree Estates, Quail Hollow Mobile Home Park, Rancho Santa Teresa Mobile Estates, Riverbend Mobile Home Park, River Glen Mobile Home Park, San Jose Trailer Park, San Jose Verde Mobile Home Park, Silver Creek Mobile Estates II, South Bay Mobile Home Park, Spanish Cove Mobile Home Park, Summerset Mobile Home Park, Sunshadow, Trailer Tel Mobile Manor, Town\Country Mobile Village, Villa Teresa, Village of the Four Seasons, Westwinds, Winchester Ranch Mobile Home Community, Whispering Hills Mobile Home Park, Woodbridge Mobile Home Community, Adobe Wells, Cape Cod Village, Casa De Amigos, El Dorado Mobile Park, Fairoaks Mobile Lodge, Fox Hollow Mobile Home Park, Mary Manor Moible Estates, Plaza Del Rey, Rancho La Mesa Mobile Home Park, Willow Ranch, mobile homes, mobile homes for sale, mobile home parks, mobile home listings, mobie home sales, manufactured home sales, real estate listings, real estate sales, hacienda mobile home park
Share

Comments are closed.