Camarillo council sends draft mobile-home rent-stabilization ordinance back to ad hoc committee after heated debate

Camarillo city leaders on March 25 debated a proposed mobile-home land rent-stabilization ordinance that would limit annual space-rent increases and create a process for owners to request higher increases for capital projects, then directed staff to send the draft back to the ad hoc committee for further work.

The ordinance, as presented by Senior Planner James Bauer, would replace a 180-day temporary moratorium expiring April 20, 2026, with a permanent chapter in the municipal code that allows ministerial annual increases tied to the Consumer Price Index (CPI) — with a 2% floor and a 6% cap — while permitting additional documented increases for capital improvements, replacements and a separate "fair rate of return" mechanism requiring documentation and notice. The draft also includes a 6% vacancy decontrol cap and a petition-review process requiring 50% plus one of affected homeowners to trigger arbitration review.

Bauer told council members the ad hoc committee and staff looked at regional comparables, move-in rents and park owner feedback, and that the city had refreshed rent data since the temporary moratorium was adopted. "We pulled average park land rent data and move-in rents across the county," Bauer said, describing the draft ordinance's mix of ministerial CPI increases and a petition path for increases above that standard.

City Attorney Rachel said courts do not endorse a single universal formula for a "fair rate of return," noting instead that judges evaluate whether a local ordinance, as applied to a specific owner, permits recovery of a reasonable return. "There is no particular formula the court has determined will always be right — it’s looked at case by case," Rachel said.

Park owners and their representatives urged the council to reject or substantially alter the draft. Laura Rivera, vice president representing Lamplighter and Investment Property Group, said the proposal "regulates a nonexistent problem" affecting only three parks and risks interfering with long-term leases and pass-throughs. Chris Hill, area manager for Lamplighter Camarillo Mobile Estates, said the draft would prevent parks from bringing space rents to market at turnover and cited sharp increases in payroll, insurance and utility costs that he said exceed CPI.

"Our parks have long-term leases in place, which provide consistent, stable increases," Rivera said. "This ordinance is not needed."

Residents and tenant advocates spoke in favor of the ordinance. Spencer Ritchie urged protections to prevent mobile-home parks from becoming "ungodly unaffordable places to live," and other residents described being on fixed incomes with significant rent burdens after ownership changes and park sales. Jordan Blank, a homeowner at Camarillo Mobile Estates, said he has renovated his home but cannot sell it because prospective buyers cannot afford current space rents.

"I'm at Camarillo Mobile Estates, and I cannot sell the property," Blank said. "My rent has increased exponentially; we're on fixed incomes and it's really difficult." Ed Blumenstock, who said he lives on Social Security, described rent increases eroding his disposable income.

Council debate focused heavily on the vacancy-control provision and the ordinance's implementation details. Several council members — including several who supported an RSO in principle — said they were uncomfortable with the 6% vacancy cap and with imposing a single annual anniversary date for all tenants without transitional flexibility. Council Member Kevin Kildee and Council Member Tremblay both recommended additional committee work; Vice Mayor Martinez Bravo and Council Member Santangelo said the draft represented a balanced compromise that protects vulnerable residents while allowing owners to seek a fair return.

Rather than adopt the ordinance, the council directed staff to return the draft to the ad hoc committee to consider alternatives and refinements — including looking at vacancy-control models used by Los Angeles and Thousand Oaks, anniversary-date language to avoid administrative problems in the first year, and clarification on exclusion for intra-family transfers — with the goal of producing a version that can win broader council support.

The meeting record shows the city will continue the deliberative process; no final adoption vote occurred. The council also heard that the temporary moratorium will expire April 20, 2026, unless further action is taken.

What happens next: city staff will work with the ad hoc committee to refine the draft ordinance and return to the council for additional deliberation. The council asked staff to explore language for the first-year anniversary-date transition and to examine vacancy-control alternatives used by other California cities.