AB-2238 • 2026

Mobilehome Residency Law: civil action: physical improvements.

Passed Legislature

This bill passed both chambers and reached final enrollment, even if later executive action is not shown here.

Sponsor: Blanca Rubio
Last action: 2026-05-20
Official status: From committee chair, with author's amendments: Amend, and re-refer to committee. Read second time, amended, and re-referred to Com. on JUD.
Effective date: Not listed

Plain English Breakdown

The bill summary and digest do not mention a requirement for homeowners to provide 30 days' notice before filing claims, which was present in the candidate explanation.

Mobilehome Residency Law: Physical Improvements

This law allows mobilehome park management to ask a court to dismiss homeowner claims about physical improvements that are not present in the park or under their control, and requires courts to award management reasonable legal fees and impose penalties on attorneys who file such claims without proper grounds.

What This Bill Does

Allows park management to request a court to dismiss homeowner claims if the claimed physical improvement is not present within the mobilehome park or provided/controlled by the park owner/manager.
Requires courts to award management reasonable legal fees and impose penalties on attorneys who file such claims without proper grounds.

Who It Names or Affects

Mobilehome park owners and managers
Homeowners in mobilehome parks

Terms To Know

Physical improvement: A feature or facility within a mobilehome park, like a playground or clubhouse.
Dismiss with prejudice: When a court ends a case in such a way that the same claim cannot be brought again.

Limits and Unknowns

The bill does not specify what happens if an improvement is present but not maintained properly.
It's unclear how this will affect homeowners who file claims based on misunderstandings or misinformation about park facilities.

Bill History

2026-05-20 California Legislative Information
From committee chair, with author's amendments: Amend, and re-refer to committee. Read second time, amended, and re-referred to Com. on JUD.
2026-05-13 California Legislative Information
Referred to Com. on JUD.
2026-05-05 California Legislative Information
In Senate. Read first time. To Com. on RLS. for assignment.
2026-05-04 California Legislative Information
Read third time. Passed. Ordered to the Senate. (Ayes 70. Noes 0.)
2026-04-30 California Legislative Information
Read second time. Ordered to third reading.
2026-04-29 California Legislative Information
Read second time and amended. Ordered returned to second reading.
2026-04-28 California Legislative Information
From committee: Amend, and do pass as amended. (Ayes 12. Noes 0.) (April 28).
2026-03-26 California Legislative Information
Re-referred to Com. on JUD. pursuant to Assembly Rule 96.
2026-03-09 California Legislative Information
Referred to Com. on H. & C.D.
2026-02-20 California Legislative Information
From printer. May be heard in committee March 22.
2026-02-19 California Legislative Information
Read first time. To print.

Official Summary Text

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.

Current Bill Text

Read the full stored bill text

Download Bill PDF