AB 2238 California Assembly · 2025-2026 Regular Session

Mobilehome Residency Law: civil action: physical improvements.

Summary

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.

Bill status passed 3 of 5 stages cleared

Introduction

Feb 2026

Committee Review

Jun 2026

Assembly Passage

May 2026

Senate Passage

Governor

Introduced Feb 19, 2026 Last action Jun 29, 2026

Maddy AI version diff · 3 comparisons

What changed between versions

02/19/26 - Introduced → 04/29/26 - Amended Assembly · 2 edits · Apr 29, 2026

MINOR

The amended version adds a new provision allowing mobilehome park management to move to dismiss with prejudice any claim alleging failure to maintain or reduce service regarding a physical improvement that is not actually present in the park or under the park's control. If the court grants dismissal, it must award management attorney's fees and a $5,000 civil penalty per claim, paid by the filing attorney rather than the homeowner. The amendment also narrows the deemed-notification provision from any 'state or local agency' to specifically the 'governmental entity for the jurisdiction in which the park is located.'

ENFORCEMENT

New provision allows management to move to dismiss with prejudice any claim about a physical improvement that is not actually present in the mobilehome park nor provided by or under the control of the park owner or manager. If granted, the court must award management all reasonable attorney's fees and costs, a civil penalty of $5,000 for each dismissed claim, and any other sanctions the court deems appropriate - all to be paid by the attorney who filed the action, not the homeowner.

SCOPE

The provision deeming management notified of allegations was narrowed. Previously, notification by any 'state or local agency' would count as deemed notice to management. The amendment limits this to notification by the 'governmental entity for the jurisdiction in which the park is located,' excluding other state or local agencies from triggering deemed notice.

04/29/26 - Amended Assembly → 05/20/26 - Amended Senate · 6 edits · May 20, 2026

MODERATE

The Senate stripped out most of the Assembly's amendments to AB 2238, reverting the bill close to existing law. The Assembly version had added a two-step notice process, a mandatory contractor hiring requirement with union membership, a repair resolution process, and removed the provision allowing one homeowner's notice to count for all. The Senate removed all of these additions and restored the simpler single-notice framework.

Scope change

The bill's scope narrowed significantly. The Assembly version had expanded obligations on mobilehome park management (mandatory contractor hiring with union requirements, two-step notice process, repair timelines). The Senate version largely reverts to existing law, keeping only the motion-to-dismiss provision for claims about physical improvements not present in or controlled by the park, and the associated attorney fee and civil penalty sanctions.

REQUIREMENT

Removed the requirement that the 30-day pre-suit notice be preceded by a prior written notice to the park owner or management representative requesting specific repairs or services. The bill reverts to a single 30-day notice requirement.

Removed the provision requiring management to hire a licensed California general contractor with a C-47 (General Manufactured Housing) designation and current union membership within 30 days of receiving notice, prepare a report within 30 days, and complete repairs within 30 additional days.

Removed the provision allowing management to notify homeowners in writing upon completion of repairs and deem the complaint resolved absent additional complaints within a reasonable time.

Removed the requirement that the notice be signed by 'each of' the homeowners making allegations, reverting to 'the homeowner or homeowners.' Also removed the requirement that the notice include the 'causes of the claims' and any reference to prior written notices in the specific allegations.

ELIGIBILITY

Restored the provision that a notice by one homeowner is deemed sufficient notice to management on behalf of all homeowners in the park. The Assembly version had removed this, requiring each homeowner to sign individually.

DEFINITION

Reverted the definition of who can notify management of alleged failures from 'a governmental entity for the jurisdiction in which the park is located' back to the existing law's 'state or local agency.'

Floor votes · Assembly May 4, 2026

How they voted

69–0

Passed · 10 other

Total votes 79

May 4, 2026

D Democratic59

50 Yea 9

84% Yea

R Republican20

19 Yea 1

95% Yea

Vote distribution

All Yea All Nay Mixed No data

Full legislative history

Actions timeline

Total actions

Key actions

Committee

Amendments

Jun 29, 2026

Upper · Passed

In committee: Set, first hearing. Hearing canceled at the request of author.

upper

May 20, 2026

Introduced

From committee chair, with author's amendments: Amend, and re-refer to committee. Read second time, amended, and re-referred to Com. on JUD.

upper

May 13, 2026

Committee

Referred to Com. on JUD.

upper

May 4, 2026

Lower · Passed

Read third time. Passed. Ordered to the Senate. (Ayes 70. Noes 0. Page 4912.)

lower

Apr 29, 2026

Lower · Passed

Read second time and amended. Ordered returned to second reading.

lower

Apr 28, 2026

Introduced

From committee: Amend, and do pass as amended. (Ayes 12. Noes 0.) (April 28).

lower

Mar 26, 2026

Committee

Re-referred to Com. on JUD. pursuant to Assembly Rule 96.

lower

Mar 9, 2026

Committee

Referred to Com. on H. & C.D.

lower

Feb 20, 2026

Lower · Passed

From printer. May be heard in committee March 22.

lower

1 primary · 5 co-sponsors