Selling a mobile home in a park? Your rights in California

The short answer: you can sell your mobile home where it sits. The park can't ban the listing or the sale, can't make you use its agent, and can't charge a selling fee unless it does a service you asked for in writing. It can approve your buyer, but it can only say no for three reasons, and if it doesn't answer in writing within 15 business days of getting the buyer's papers, the buyer counts as approved.

Rather just ask? Text your question to PJ, a real person in Cardiff, and he answers it. Asking is free. Selling, or handling a parent's home? Text PJ

• One sign: in the window, on the side facing the street, or in front facing the street, with your name, address and phone, no bigger than 24 by 36 inches (Civil Code 798.70). Open-house signs only if the park allows open houses.
• Your listing: the park "shall prohibit neither the listing nor the sale," and it can't show or list your home without your written authorization. It can ask you to tell it in writing that the home is for sale (798.71).
• No selling fee: only if the park performs a service you requested in writing (798.72).
• The disclosure: the sale uses the State's Manufactured Home and Mobilehome Transfer Disclosure Statement; give the park a copy if it asks in writing (798.74.4).

Not during your rental agreement, with these exceptions the park must spell out in a written notice (798.73):

• It isn't a "mobilehome" under the law.
• It's an older home (more than 20 years old, or 25 if built after September 15, 1971, and 20 feet wide or more; more than 17 or 25 years and under 20 feet wide) and an inspection by the enforcement agency finds it fails the State's health and safety standards.
• It's "significantly rundown," and the park "shall bear the burden" of showing that.

Repairs on resale: the park can require only exterior repairs that a law, or a park rule enforcing one, calls for. Ask for its written list: it has 10 business days to give it to you, citing the rule for each item, or it gives up the right to require them (except health and safety items) (798.73.5, as amended for 2026).

1. Tell the park before closing. Within 15 days it must give you and the buyer, in writing, its approval standards (including the minimum credit score) and the full list of documents it needs.
2. Only three reasons to say no: the buyer's past tenancies show they won't follow park rules, they can't afford the rent, utilities and charges, or fraud in the application. The park can't ask for tax returns.
3. 15 business days to decide after it has everything. If it rejects for money, the buyer can add savings, CDs, stocks, trust interests or property. If the park doesn't answer in writing in time, the buyer "shall be deemed" approved.
4. The credit-check fee goes toward the buyer's first month's rent, or comes back within 30 days if the buyer is rejected (798.74).

The rent your buyer sees: within two business days of a buyer asking, the park must hand them "INFORMATION FOR PROSPECTIVE HOMEOWNERS" with the starting space rent and fees (798.74.5). The state cap lets a park set a new owner's starting rent (798.30.5), so that number can move your price: ask for it early.

An heir, joint tenant or the estate's representative can sell the home to a buyer who keeps it in the park, as long as the rent, utilities and reasonable upkeep since the death keep getting paid until it sells. If they aren't, the park can require the home be removed. Before selling, the heir can repair the home to the State's standards or replace it (Civil Code 798.78).

Keep paying the space rent while you sort out the estate: that's what keeps the right to sell in place.

• The State's Mobilehome Assistance Center: (800) 952-8356, MHAssistance@hcd.ca.gov.
• Legal Aid Society of San Diego: 1-877-534-2524, weekdays 9am to 5pm.
• Senior Legal Hotline: (800) 222-1753, listed by the State for San Diego County.

The law, quoted from the State Senate's 2026 Mobilehome Residency Law Handbook (Article 7), read Oct 21, 2026. Facts, not legal advice. Space rent going up? The 90-day rule and what Encinitas is doing.

Send this to your family. The message is already written; you just pick who.

Text it to your family

"Selling a mobile home in a park, or handling a parent's: the park can't block the sale, and it has 15 business days to approve a buyer:"

• The paperwork and the dates: PJ puts the notice to the park in writing, tracks the 15-day and 15-business-day clocks, gathers the buyer's document list, and keeps every letter on one dated page. $30 an hour.

Text PJ (858) 461-8054

"It's about being nice and showing up." PJ, a real person in Cardiff and Solana Beach. He doesn't list or sell the home (that takes a license) and doesn't give legal advice. Prices are set in one place and shown before anything starts.

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