Assembly BillPassed first houseCivil
AB 2238: Mobilehome Residency Law: civil action: physical improvements.
What AB 2238 does, verified July 2, 2026
This bill aims to amend the mobilehome residency law to improve notice requirements for homeowners when commencing actions against a mobilehome park management. A prior written notice must be given to the park owner or designated management representative requesting a specific repair or service, which must be cured within 30 days. A subsequent written notice signed by all homeowners must include the prior notice and the causes of the claims. Homeowners must also provide the management with a written notice including specific allegations, remedies requested, and prior written notices. The management is authorized to hire a licensed contractor to prepare a report with recommendations for repairs, which must be completed within 30 days. Upon completion of the repair, the management must notify the homeowners, and the complaint is deemed resolved unless additional complaints are made. The b…
Bill journey
✓IntroducedComplete
✓In CommitteeComplete
✓First Chamber FloorComplete
4Second ChamberCurrent
5GovernorPending
6ChapteredPending
Last action: In committee: Set, first hearing. Hearing canceled at the request of author. (2026-06-29)Alert me
Author and sponsors
Full contact details, staff, and committees with Connect, $16/moUnlockRecent actions13 total · showing 5
| Jun. 29, 2026 | In committee: Set, first hearing. Hearing canceled at the request of author. |
| May. 20, 2026 | From committee chair, with author's amendments: Amend, and re-refer to committee. Read second time, amended, and re-referred to Com. on JUD. |
| May. 13, 2026 | Referred to Com. on JUD. |
| May. 05, 2026 | In Senate. Read first time. To Com. on RLS. for assignment. |
| May. 04, 2026 | Read third time. Passed. Ordered to the Senate. (Ayes 70. Noes 0. Page 4912.) |
Latest bill textAmended version, May 20, 2026 · 720 words
| Amended IN Senate May 20, 2026 |
| Amended IN Assembly April 29, 2026 |
CALIFORNIA LEGISLATURE— 2025–2026 REGULAR SESSION
Assembly Bill
No. 2238
| Introduced by Assembly Member Blanca Rubio (Coauthors: Assembly Members Macedo and Michelle Rodriguez) (Coauthors: Senators Grayson, Grove, and Ochoa Bogh) |
February 19, 2026 |
An act to amend Section 798.84 of the Civil Code, relating to mobilehome parks.
LEGISLATIVE COUNSEL'S DIGEST
AB 2238, as amended, Blanca Rubio. Mobilehome Residency Law: civil action: physical improvements.
Existing law, the Mobilehome Residency Law, prescribes various terms and conditions of tenancies in mobilehome parks. Existing law prohibits an action based upon the management’s alleged failure to maintain the physical improvement in the common facilities in good working order or condition or alleged reduction of service from being commenced by a homeowner unless the management has been given at least 30 days’ prior notice of the intention to commence the action.
This bill would authorize management to move to dismiss with prejudice a claim that alleges a failure to maintain, or a reduction of service regarding, a physical improvement, as described above, if that physical improvement is not actually present within the mobilehome park, nor provided or under the control of the park owner or manager. The bill would, upon petition by the management, require a court that grants a motion to dismiss for this reason to award the management reasonable attorney’s fees and impose a civil penalty and other sanctions to be paid by the attorney filing the action, as specified.
The people of the State of California do enact as follows:
SECTION 1.
Section 798.84 of the Civil Code is amended to read:798.84.
(a)(b) The notice shall be in writing, signed by the homeowner or homeowners making the allegations, and shall notify the management of the basis of the claim, the specific allegations, and the remedies requested. A notice by one homeowner shall be deemed to be sufficient notice of the specific allegation to the management of the park by all of the homeowners in the park.
(c) The notice may be served in the manner prescribed in Chapter 5 (commencing with Section 1010) of Title 14 of Part 2 of the Code of Civil Procedure.
(d) For purposes of this section, management shall be deemed to be notified of an alleged failure to maintain the physical improvements in the common facilities in good working order or condition or of an alleged reduction of services upon substantial compliance by the homeowner or homeowners with the provisions of subdivisions (b) and (c), or when management has been notified of the alleged failure to maintain or the alleged reduction of services by a state or local agency.
(e) If the notice is served within 30 days of the expiration of the applicable statute of limitations, the time for the commencement of the action shall be extended 30 days from the service of the notice.
(f) (1) Notwithstanding the contents of the notice or any other law, if an action is filed that alleges the management’s failure to maintain a physical improvement in the common facilities in good working order or condition or that alleges the management’s reduction of service regarding a physical improvement and that physical improvement is not actually present within the mobilehome park, nor provided by, or under the control of, the park owner or manager within the mobilehome park, the management may move for an immediate dismissal of the claim with prejudice.
(2) If the court grants a motion to dismiss under paragraph (1), the management may petition the court, and the court shall award the management, to be paid by the attorney filing the action and not the homeowner, all of the following:
(A) All reasonable attorney’s fees and costs.
(B) A civil penalty of five thousand dollars ($5,000) for each claim dismissed.
(C) Any other sanctions the court deems appropriate.
(g) This section does not apply to actions for personal injury or wrongful death.
Text of AB 2238 as amended, from the official record. Connect Plus keeps every version and highlights what changed.Compare versions