California Codes

Cal. Civil Code § 798.55 (2026)

✓ current as of May 2026

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(a)The Legislature finds and declares that, because of the high cost of moving mobilehomes, the potential for damage resulting therefrom, the requirements relating to the installation of mobilehomes, and the cost of landscaping or lot preparation, it is necessary that the owners of mobilehomes occupied within mobilehome parks be provided with the unique protection from actual or constructive eviction afforded by the provisions of this chapter.

(b)(1)The management may not terminate or refuse to renew a tenancy, except for a reason specified in this article and upon the giving of written notice to the homeowner, in the manner prescribed by Section 1162 of the Code of Civil Procedure, to sell or remove, at the homeowner’s election, the mobilehome from the park within a period of not less than 60 days, which period shall be specified in the notice. A copy of this notice shall be sent to the legal owner, as defined in Section 18005.8 of the Health and Safety Code, each junior lienholder, as defined in Section 18005.3 of the Health and Safety Code, and the registered owner of the mobilehome, if other than the homeowner, by United States mail within 10 days after notice to the homeowner. The copy may be sent by regular mail or by certified or registered mail with return receipt requested, at the option of the management.

(2)The homeowner shall pay past due rent and utilities upon the sale of a mobilehome pursuant to paragraph (1).

(c)If the homeowner has not paid the rent due within three days after notice to the homeowner, and if the first notice was not sent by certified or registered mail with return receipt requested, a copy of the notice shall again be sent to the legal owner, each junior lienholder, and the registered owner, if other than the homeowner, by certified or registered mail with return receipt requested within 10 days after notice to the homeowner. Copies of the notice shall be addressed to the legal owner, each junior lienholder, and the registered owner at their addresses, as set forth in the registration card specified in Section 18091.5 of the Health and Safety Code.

(d) If management obtains a court judgment against a homeowner or resident, the cost incurred by management in obtaining a title search for the purpose of complying with the notice requirements of this section shall be recoverable as a cost of suit.

(e)The resident of a mobilehome that remains in the mobilehome park after service of the notice to sell or remove the mobilehome shall continue to be subject to this chapter and the rules and regulations of the park, including rules regarding maintenance of the space.

(f)No lawful act by the management to enforce this chapter or the rules and regulations of the park may be deemed or construed to waive or otherwise affect the notice to remove the mobilehome.

Notes of Decisions

Cited in 16 cases (2 in the last 5 years), 1983–2023 · leading case: People Ex Rel. Kennedy v. Beaumont Inv., Ltd., 3 Cal. Rptr. 3d 429 (Cal. Ct. App. 2003).

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People Ex Rel. Kennedy v. Beaumont Inv., Ltd., 3 Cal. Rptr. 3d 429 (Cal. Ct. App. 2003). “, Civ. Code, § 798.55; Yee v. Escondido, supra, 503 U.”

De Anza Santa Cruz Mobile Estates Homeowners Ass'n v. De Anza Santa Cruz Mobile Estates, 2001 Cal. Daily Op. Serv. 10660 (Cal. Ct. App. 2001). “86, and no indication that the lawmakers contemplated that the phrase “damages afforded by law” would include punitive damages.”

Rancho Santa Paula Mobilehome Park, Ltd. v. Evans, 94 Cal. Daily Op. Serv. 5474 (Cal. Ct. App. 1994). · cites it 6× “" (Civ. Code § 798.55, subd. (a).) The MRL prohibits park management from evicting or refusing to renew a lease except for certain specified reasons.”

Andrews v. Mobile Aire Estates, 2005 Cal. Daily Op. Serv. 91 (Cal. Ct. App. 2005). “” (Civ. Code, § 798.55, subd. (b)(1), italics added.”

Gregory v. City of San Juan Capistrano, 142 Cal. App. 3d 72 (Cal. Ct. App. 1983). “Typically, mobilehome park operators refuse to give longer leases.” Under “comment” the Senate Committee on Judiciary Report on Senate Bill No.”

Keh v. Walters, 97 Cal. Daily Op. Serv. 5133 (Cal. Ct. App. 1997). · cites it 3× “” (Civ. Code, § 798.55, subd. (a).) Consistent with this purpose, the law provides that the management of a park “shall not terminate or refuse to renew a tenancy, except for a reason specified in this article .”

Azul Pacifico, Inc. v. City of Los Angeles, 740 F. Supp. 772 (C.D. Cal. 1990). · cites it 2× “Cal.Civ.Code § 798.55 (West 1982). In addition, a landlord may no longer require a mobile home to be removed from his park upon sale of the home to a third person.”

Adamson Companies v. Zipp, 163 Cal. App. 3d 1 (Cal. Ct. App. 1984). · cites it 2× “[13] (Civ. Code, § 798.55, subd. (b); see Palmer v.”

Adamson Companies v. Zipp, 163 Cal. App. Supp. 3d 1 (Cal. App. Dep’t Super. Ct. 1984). · cites it 2× “13 (Civ. Code, § 798.55, subd. (b); see Palmer v.”

Humphries Investments, Inc. v. Walsh, 202 Cal. App. 3d 766 (Cal. Ct. App. 1988). · cites it 2× “59 and Article VI, ‘Termination of Tenancy,’ of the Mobile Home Residency Law, California Civil Code Sections 798.55 et seq.”

Azul Pacifico, Inc. v. City of Los Angeles, 948 F.2d 575 (9th Cir. 1991). · cites it 2× “In California, a landlord may not terminate or refuse to renew a tenant’s lease except for cause (Cal.Civ.Code §§ 798.55, 798.56); generally cannot require removal of a mobile home from the park upon vacancy (id at § 798.”

Reyes v. Kutnerian CA5 (Cal. Ct. App. 2023). · cites it 4× “” The Reyeses maintained that “California Civil Code Section 798.55 required that a minimum of 60 days notice be used to terminate [their] tenancy” and “Kutnerian [Enterprises’] failure to serve the requisite 60-day notice never conferred the special jurisdiction for unlawful…”

Show all 16 citing cases →

— Cal. Civil Code § 798.55(b) — 1 case

Azul Pacifico, Inc. v. City of Los Angeles, 740 F. Supp. 772 (C.D. Cal. 1990). “Cal.Civ.Code § 798.55 (West 1982). In addition, a landlord may no longer require a mobile home to be removed from his park upon sale of the home to a third person.”

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