City Council approved amendments to the city's Mobile Home Parks Rent Stabilization Ordinance Tuesday night, capping annual rent increases at 4% or 80% of the Consumer Price Index, whichever is lower.
The vote came after hours of public comment and debate, with many residents urging stronger protections for mobile home residents, particularly seniors on fixed incomes.
Councilmember Clarissa Cervantes, who chairs the Housing and Homelessness Committee, said the ordinance aims to prevent homelessness among vulnerable populations.
"Being able to assure that we can keep our seniors housed, that people are not ... increasing the number of unhoused individuals that have nowhere to go because our shelters are full, and that we are giving dignity to the people who choose and call Riverside their home," Cervantes said.
The amended ordinance includes several key provisions:
Caps annual rent increases at 4% or 80% of CPI, whichever is lower
Requires park owners to provide tenants with information about the ordinance
Prohibits retaliation against tenants for participating in the rent stabilization program
Limits rent increases to once per calendar year
Establishes a Rent Review Board to evaluate certain proposed increases
Many residents testified about struggling to afford rent increases on fixed incomes. Richard Price, a Villa Magnolia resident, said his space rent has risen from $860 to $964 in three years.
"At the end of five years if it remains this way, I will be paying $1,231 per month space rent and if it goes 10 years I'll be paying $1,572 space rent," Price said.
Mobile home park owners and industry representatives argued for higher caps to cover rising costs. Julie Paule of the Western Manufactured Housing Communities Association said the average space rent citywide is less than $870.
"Riverside's park owners have agreed to maintain the sub-inflationary annual increase set at 80% of CPI with the introduction of a new cap of 5 and a floor of 2," Paule said. "This approach ensures that both residents and park owners have the predictability they have requested."
The council ultimately settled on a 4% cap after debate. Councilmember Jim Perry, who represents the ward with the most mobile home parks, pushed for the compromise.
"I'm trying to find a happy medium here, to be quite honest with you," Perry said.
Some councilmembers expressed concern about pass-through fees for capital improvements, which residents said can significantly increase their costs beyond rent. The council did not take action on limiting those fees on Tuesday but may revisit the issue.
Michelle Davis, the city's Housing and Human Services Director, said seniors are one of the fastest-growing demographics becoming unhoused in Riverside. She noted long waitlists for affordable senior housing projects in development.
"The reality is we need this. We need a percentage that is reasonable that's going to keep people housed while we do our best to actually attempt to build," Davis said.
The ordinance will take effect in January 2026. Park owners will be required to register annually with the city and provide information on rents and other charges.
Advocates for stronger protections vowed to continue pushing for lower caps and limits on pass-through fees. But many expressed relief at having some new guardrails in place.
"We're not asking you to give us anything," said Carl Shalo, a longtime Riverside resident. "What we're asking you is to keep people from taking it away from us."
City Council will meet Tuesday to receive $9.3 million in grants for street safety improvements and discuss potential updates to mobile home rent control rules.
Patricia Lock Dawson highlights city's economic growth, public safety improvements, and leadership in green technology during her fourth annual address.
The Housing and Homelessness Committee reviewed successful programs in other cities as potential models for Riverside's provision of secure lots, basic amenities, and pathways to permanent housing for unhoused community members.
