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Fortuna adopts emergency rent‑stabilization ordinance for mobile home parks amid resident concern over pass‑throughs
Summary
The Fortuna City Council adopted urgency ordinance 2026‑784 and resolution 2026‑10 establishing fees for CPI, capital pass‑through, and fair‑return applications to regulate mobile home park rents; residents praised the protections but raised repeated concerns about pass‑throughs, hearing officer selection and utility charges.
The Fortuna City Council voted 4–1 to adopt an urgency rent‑stabilization ordinance for mobile home parks (ordinance 2026‑784) and a related fee resolution (2026‑10) after a lengthy staff presentation, extensive public comment from residents and advocates, and a defense of legal choices by city counsel.
Staff told the council the draft ordinance responds to months of public input and replaces an existing temporary moratorium on rent increases in mobile home parks. Major features cited in the staff presentation include a 5% cap on CPI‑based annual increases (section 11.02.03), a prohibition on rent increases when a unit is sold in place, a formal application and hearing officer process for fair‑return and capital improvement pass‑through petitions, and registration and posting requirements for park owners. Staff provided estimated application fees: $594 plus $10 per space for annual CPI applications; an estimated capital improvement application deposit of $9,217 (reconciled to actual cost); and an estimated fair‑return application cost of $12,311 plus $10 per space.
Residents and tenant advocates urged stronger protections. Hillilary Moer, volunteer regional manager for the Golden State Manufactured Homeowners League, asked the council to refer fair‑return hearings to the California Office of Administrative Hearings and warned that appointing hearing officers without mobile‑home experience could create problems. "We are pleading with you to please refer the petition to the California Office of Administrative Law," Moer said.
Several Royal Crest residents described what they said were opaque and high sewer and utility charges and urged the council to extend the moratorium until the ordinance was fully effective. "This is creating confusion, distrust and financial strain especially for the seniors on fixed incomes," Sandy Marlo said, citing specific billing examples.
Representatives of mobile‑home park owners (via Zoom) urged negotiation instead of an ordinance, warned of litigation risk and higher city costs, and recommended a memorandum of understanding. City Attorney Michael Colintano and staff responded in detail, saying capital pass‑throughs require an application and approval process and that, by design, the ordinance replaces the temporary moratorium immediately if adopted as an urgency ordinance. Colintano said the city used strong, litigated ordinance language modeled on established ordinances to avoid foreseeable legal challenges.
Council member roll call on the ordinance: Connley, yes; Diaz, yes; Stevens, no; Mayor Pro Tem Trent, yes; Mayor Johnson, yes. The fee resolution (2026‑10) passed by the same vote.
Why it matters: The ordinance sets a new regulatory framework for mobile home space rents in Fortuna, including limits on CPI increases, formal paths for capital‑cost pass‑throughs and fair‑return petitions, and new application fees. Supporters said it provides urgently needed protections for largely senior residents; opponents warned of administrative burdens, litigation risk and possible unintended pass‑throughs. Staff said an 18‑month review is included to reassess effectiveness and administrative capacity.
The ordinance and fee resolution take effect immediately as adopted emergency measures; the council’s vote replaces the prior temporary moratorium.
