Orange County & South L.A Vol. 2 No. 5. May 2014
www.mobilehomemagazine.org
From the Staff of Mobilehome Magazine Serving the Mobile/Manufactured Home Community in California
April has been a busy month. MHMag attended the GSMOL Convention in Costa Mesa from April 11-13, a “cookie cutter” version of past Conventions - seminars on Friday afternoon, Saturday morning and Saturday afternoon. Then an awards banquet on Saturday evening and a business meeting on Sunday morning. Although we were not allowed to attend the Convention, we did meet many nice folks and handed out magazines. Most had never heard about the magazine and some volunteered to distribute in their park. Thank you for helping us grow! Congratulations to Seven Flags in Sonoma. They received the GSMOL park of the year award. Our friend Darryl Blanton has been passing out Mobilehome Magazine (MHMag) since July 2013 and Seven Flags was our Featured Park in the February 2014 issue of magazines. Many at the Convention were concerned about the lack of financial and membership information. Some also questioned why they were classified as an “Observer;” as if they had no say in the organization. This “air of unrest” is demonstrated by Lloyd Rochambeau’s article on page 4. Check it out. Few at the Convention knew about the Washington State Manufactured Housing Dispute Resolution Program. See page A for details. This is an important program and we feel GSMOL should make it their #1 priority in Sacramento. We need enforcement! MHMag made some suggestions for Convention topics three months prior to the Convention. GSMOL has a new president, the former Treasurer Jean Crowder, and a new Zone A-1 VP Miss Terri Pohrman. We congratulate them and make a few suggestions we believe would help GSMOL improve. See pages B-C. Donna Matthews continues her series of articles, this month writing about rental agreements. We feel everyone should read it, it is important! See page D-E. Our friends at California Hawiian in San Jose just won a terrific lawsuit. And take a look at how much they won!!! Unbelievable! Good work Joan. Details on page E. Another important topic is that of renting out your home. Lloyd Rochambeau writes about the latest developments. See page F. We are anxiously waiting to see any movement towards improvement by the new Board of Directors of GSMOL. They must now realize how critical positive change is after hearing many at the Convention express their concerns. Time is running out. We hope we get a phone call very soon.
Have a terrific May. See you in June.
P.O. Box 3774 Chatsworth, CA 91313
(818) 886-6479 Email Address
frank@mobilehomemagazine.org
Website www.mobilehomemagazine.org
MHMag is not responsible for content contained in advertising
PUBLISHER & EDITOR Frank A. Wodley
ADVERTISING SALES Rose Rosales
DESIGN
Greg Frazier
ARTICLE CONTRIBUTORS Donna Matthews Chuck Zenisek Bill Schlegel Lloyd Rochambeau
SPANISH TRANSLATOR Ruben Ibanez
PROOFREADER Open
TheMobilehome Magazine Staff Mobilehome Magazine - Orange County and South L.A.
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Volume 2 Number 5. May 2014
T A B L E
O F
CONTENTS From The Staff of Mobilehome Magazine. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 2 Table of Contents. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 3 Observations, Impressions and Challenges for GSMOL. . . . . . . . . . . . . . . . . . . . Page 4 $5 For An Attorney. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page A Mobilehome Magazine At The Convention. . . . . . . . . . . . . . . . . . . . . . . . . . . . Page B-C Mobilehome Park Rental Agreement. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Page D-E California Hawiian Lawsuit Victory. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page E Can A Mobilehome Owner Rent Their Home? . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page F Clarifications and Corrections. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page G Donation & FAQ Handbook Order Form. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page H Council Asked to Pursue Senior MH Park Rent Control. . . . . . . . . . . . . . . . . . Page 13 Earthquake Insurance. Do I Need It? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 14
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Volume 2 Number 5. May 2014
OBSERVATIONS, IMPRESSIONS AND CHALLENGES for GSMOL to pass the amendment. While my calculations of the voting results are not official, it is easy to see that the proposal faced a very difficult chance of gaining the 2/3 majority.
As a newcomer to GSMOL and after attending the GSMOL convention in Costa Mesa, I have some thoughts I want to share. While I have lived in mobile and manufactured homes for over 28 years, I only joined GSMOL a month or two ago. I had heard of GSMOL, but knew little about the organization. Not being a member and involved is partly my fault. However, I believe most of it is GSMOL’s fault for not getting its message and mission out to people like me.
I believe it was at the banquet where I heard compliments for a member selling memberships, and that more “sales” were needed to boost the membership. Any discussion about gaining new members should be about “recruiting” new members, which are the lifeblood of the organization.
After sending in my application for membership, I received a welcome letter from the President. I went on the website expecting to learn how the organization functions. I saw references to Chapters, Managers and Associate Managers, however, I could not find a description of Chapters and Delegates, nor how GSMOL functions. I saw where it said “Regular Members” could vote and hold office. Then I went to the convention.
There are many factors which can be the cause of declining GSMOL membership. Apathy, imposition of RSO’s, conversions to ROPs, aging of the base, etc., etc. to name a few. However, just perhaps some of the fault lies with the GSMOL structure. I realize it has been around many years, but times change and maybe GSMOL needs to look at how it needs to change in order to survive and thrive. I would suggest some changes that might be a part of the solution. Taking better care of the membership by disposing of the Delegate/Observer designations and giving all dues paying members the right to vote and speak their minds. I am not convinced that the Chapter concept is effective. Why not make each city with several parks a Chapter? Whether you call them a chapter or a region or by any other name needs to be considered.
Upon my arrival and checking in at the registration desk I received my convention packet. I was given a name badge with a ribbon attached identifying me as an “Observer”. I thought that must be a mistake, shouldn’t it read “Member” I asked. I was told we are all members and the observer ribbon meant that I could not vote on anything. I was perplexed and felt it was demeaning to be so identified.
Should GSMOL retain the Manager, Assistant Manager and Associate Manager designations or take a stab at other titles (Ambassador, Captains, or whatever). The whole structure or mechanics needs a brainstorming or strategic planning process to revamp it. Being more responsive to the members and being more transparent, including the provision of financial reports is essential.
I met a number of members (observers) and Delegates as well as Alternate Delegates. I began to learn that to be a delegate, you had to belong to a Chapter (or a Super Chapter). I discovered that there were no chapters in all of San Marcos, therefore there was no one eligible to vote other than the Zone Vice President. Seems like a crazy way to run a railroad, except to those in power.
A new president was elected and now the question is ...will she be a key to reforming GSMOL, or will it just continue as it has for the past several years? Is there a sincere effort and belief of the Board in the necessity of restoring the association to its former success?
I attended workshops which I found helpful and interesting. However, the very same complaints I have heard over and over again in my HOA and in SMMRA (San Marcos Mobilehome Residents Association) regarding the lack of enforcement for the MRL regulations were prevalent in most of the sessions. It was especially so in the HCD Panel’s presentation, which in fact was a bit hostile to these Department employees.
I am, of course, a novice when it comes to GSMOL and it may be presumptuous of me to offer my opinion and suggestions. But I do so as one who knows how much we need GSMOL and who wants it to thrive and once again to grow and become an even greater organization. The loss of membership requires it to “rebuild, renew, and restore” and not just give lip service to the convention slogan. My experience over the last 40 years with non-profit businesses and associations provides me with the nerve to openly advocate for a true reform of GSMOL. While my suggestions may seem drastic to many GSMOL members (BOD and Delegates), change is needed to make progress. Doing the same things over and over and not succeeding is only a sure road to failure.
The Sunday morning Board Meeting, with voting Delegates seated in the center sections and us “observers” seated in the wings off to the side. The only members speaking on the discussion of the proposed bylaws were the delegates. I do not have the voting results on all of the amendments, but was very much disappointed in the defeat of one amendment to the proposal which would have eliminated the power of the Zone Vice Presidents to appoint two delegates of their choice. While it had the most votes, it failed due to the 2/3 majority requirement. As I understand it, out of some 76 voting delegates present, the Board with its 10 or 11 members and their appointed delegates had a potential of 30 or more votes out of 76 votes. It would have taken about 50 of the 76 votes Mobilehome Magazine - Orange County and South L.A.
Article by Lloyd Rochambeau, President, SMMRA and Lakeview Mobile Estates. 4
Volume 2 Number 5. May 2014
Council asked to pursue senior mobile home park rent control WEDNESDAY, 16 APRIL 2014 ELIZABETH LARSON
The letter explained that on April 10 the owners met with park tenants to get input on a proposed lease for existing residents.
LAKEPORT, Calif. – The man who led the effort to place a senior mobile home park rent control initiative on the Lakeport and county ballots asked the Lakeport City Council on Tuesday night to consider instituting such a rent control law in the city to protect seniors.
“The objective of the lease would be to ensure affordability for existing residents, provide stability in the community while ensuring a fair rate of return for the property owner,” the letter explained.
During the meeting’s citizen input period, Lakeport resident Nelson Strasser made the request to the council, which could not take formal action on his request because it had not been agendized.
The form of that proposed lease is “substantially similar” to one endorsed unanimously by the Board of Supervisors in September 2008, the letter said. It includes a 10-year lease term, annual rent increases limited to the consumer price index or 3 percent – whichever is more – and in any event cannot exceed 8 percent. The lease is fully transferable upon sale of a park resident’s home with a one time increase to the highest rent in the park at the time of sale.
Strasser and the Save Our Seniors Committee gathered signatures last year and qualified to place senior mobile home rent control initiatives on the county’s ballot this June and on the city’s ballot this November, as Lake County News reports. However, a coalition of park owners sued the city and the county over the initiatives.
The park’s current residents pay between $312 and $330 a month for space rent, which the letter said is significantly below fair market value for quality senior mobile home parks in the Lakeport area. Tenants also are offered affordable rent credit of up to $25 per month for tenants whose rent is more than 30 percent of their monthly income.
At a March 14 hearing, Judge Richard Martin ruled the initiatives had to be removed from the ballots because they were unconstitutional, had no administrative mechanism for a rent control board and that the flaws with the initiatives were significant enough that he couldn’t fix them in order to have them go before voters, as Lake County News has reported.
Park residents seemed supportive of the proposal, with a larger meeting of residents planned, the letter explained.
Strasser told the council that similar laws are working all over California. He said he spoke with officials from Santa Rosa and Ukiah, where such laws are in place.
Strasser, who lives at Fairgrounds Village, was at the park meeting and there he announced his plans to ask the city council for a rent control ordinance. The park owners said they asked Strasser to hold off while they negotiated a lease, as they believed that could derail the lease effort.
In the case of Santa Rosa’s law, a copy of which he sent to interim City Attorney David Ruderman for consideration, Strasser concluded, “Tenants and owners are living very happily with that law.”
The letter ended by asserting that Lakeport does not need rent control, rents are affordable and increases historically have been reasonable, with the park owners doing their part to provide Lakeport’s seniors with affordable housing.
Strasser said the marketplace isn’t working when it comes to protecting mobile home park tenants. “We mobile home tenants are captive.”
“Mr. Strasser is acting prematurely and in bad faith,” the letter said, adding, “We urge you in the strongest possible terms not to give consideration to rent control in the City of Lakeport.”
During his comments, Strasser said he wasn’t interested in attempting the initiative process again, but wanted to propose a law in Lakeport like Santa Rosa’s.
Richard Forbes, who lives in the Sterling Shore Mobile Home Park in north Lakeport, said the proposal from Fairgrounds Village could put seniors in the poor house.
“I’m not revisiting the initiative process at this point,” he said, adding, “If I have to, I will.” He asked how to get the council’s consideration. Mayor Kenny Parlet said the process would need to start with city staff.
Seniors, he reminded the council, are retired and on fixed incomes. “This is a very reasonable thing that we’re asking,” he said, encouraging Parlet to have the matter agendized.
Ruderman explained that there is an ordinance process which would include staff review, council direction to pursue it and two readings by the council. He said the council could direct staff to meet with Strasser to discuss the proposal.
Parlet said he was directing staff to speak with Strasser.
Strasser asked the council if they would be willing to do that. Parlet said they could direct staff to meet with him but couldn’t take action at the meeting.
Council woman Stacey Mattina reported later in the meeting that she also had been in attendance at the April l0 meeting, noting that the park came up with “a lot of solutions for the tenants,” including a program to help widows and widowers.
The council also received a letter from the owners of Fairgrounds Village Mobile Home Park – McKay and LaRee Florence, Ralph and Barbara Beatty, and Jack and Lou Lefevre – read by the park manager during the meeting.
http://www.lakeconews.com/index.php?option=com_conte nt&view=article&id=36365:council-asked-to-pursue-seniormobile-home-park-rent-control-rv-dump-station-to-remainopen&catid=1:latest&Itemid=197
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Volume 2 Number 5. May 2014
Earthquake Insurance, Do I need it? How do you decide to whether to buy earthquake insurance or to take your chances without it? For many it’s a matter of money. Many simply can’t afford it, while others are afraid of the consequences to be caught without it.
owners. Another critical point I would like to make involves Additional Living Expense coverage (aka: Loss of Use coverage). Unless you have friends or family you can stay with after a devastating earthquake, you will need funds to pay for food and lodging while you’re out of your home. Basic quake policies only allow $1500 for this coverage. If you’re out of your home, you can bet that most of your neighbors are out of theirs too and places to stay will be extremely sparse. I recommend the purchase of a higher limit for this coverage. The length of time required to repair or replace a manufactured home is, at the very best, 3 to 6 months and, that’s a lot of rent to pay.
I want to give you some ideas to help you decide what’s best for YOUR situation. Please consider two things. Number one is the geology under your park and the second is how well you home is braces for such an event. Here in Orange County, as well as other coastal counties, we have areas which are subject to liquefaction. That’s a condition where high water table areas can turn into a sort of muddy jello when violently shaken by an earthquake. In an extreme earthquake, it will be hard to avoid damage as the mobile home and the pad that it’s on can sink into the muck. Homes in these areas are much more expensive to insure. Earthquake insurance is certainly recommended in these areas.
If you have questions, be sure to call your agent or, feel free to call us at Hughes West-Brook Insurance Agency 800-6600204. We are in our 41st year serving the manufactured housing community only!
In the aftermath of the 1994 Northridge quake, the State of California passed legislation requiring all manufactured homes built in 1996 and later to have an earthquake safety bracing system installed as a part of set up. Also, all homes relocated after 1996 had to have a bracing system installed as part of the move.
Myron Hughes, owner/broker See Myron’s Ad on the back page. Myron is very knowledgable and even knows much of the history of advocacy here in California. Give him a call at 800-660-0204 and tell him you appreciate his support of Mobilehome Magazine. Let him know that when your insurance is due, you will give him a chance to write your policy.
These bracing systems work! The primary cause of severe damage happens when the home comes off the piers that support it. When this happens all utility services are severed; electricity, phone/internet, water, sewerage & gas. The piers will poke up through the floor destroying the subflooring and floor coverings. The worst of it will that Red Tag placed on your door by ‘the powers that be’ which prohibits your occupancy.
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Unless it’s the “really big one”, manufactured homes with a qualified support system will remain on the piers. There may be broken dishes and TVs. There may be a separation in the roof and there might be other cosmetic damage. However, you will likely be allowed to sleep in your bed without interruption, while your neighbors may have to seek shelter elsewhere. This is a big deal. With that in mind, please think of earthquake insurance as a resource only for “The Big One”. Quake deductibles range from 10% to 15% of your home’s insured amount. That’s $10,000 to 15,000 on a $100,000 policy. So, for those who sustain cosmetic damage only, there may be nothing paid by your earthquake policy. However, if your home leaves the foundation, you will stand to collect 10s of thousands from your insurance to get you back into your home. In 1994 FEMA was very helpful those unable to handle their deductibles. In fact, FEMA (the Federal Emergency Management Agency) installed and paid for 38,000 EQ bracing systems in Orange, Ventura and Los Angeles counties to mitigate future earthquake damage for manufactured home Mobilehome Magazine - Orange County and South L.A.
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Volume 2 Number 5. May 2014
Thanks to My Parents My parents would have said “Why have somebody else fight your battles for you? Stand up, get involved and you will have that feeling of self-worth and accomplishment.”
I was seven years old during the war. Coming from a vegetarian family we never had any lard to save. Each week, all the kids on the block gathered to do their patriotic duty to the country (America) by carrying their lard filled cans to the local market.
Thanks for reading, Sonny Levinson, Canoga Mobile Estates
I felt so left out. On occassion, one of my playmates would give me an extra can to carry so that I could join in. I felt so good knowing that I too was “doing my duty.”
Editor’s Note: Sonny has been a big supporter of COMO-LAC, COMO-CAL and now Mobilehome Magazine. I can remember, now about 9 years ago, when I printed off a big stack of pages for one of our first COMO-LAC newsletters. A group of about 10 residents at Canoga Mobile Estates and I worked about 4 hours to colate and assemble 700 newsletters. What a task! Soon after I purchased a floor standing professional printer that printed, colated and stapled all in one operation. All that was required was to fold, stable and label each newsletter - still an arduous task!
At the age of ten I marched with other children carrying posters asking the public’s vote for school bonds. It made me feel so proud. When I was seventeen yeas old, many students right outside and in front of L.A. Community College and State College were getting hit by cars and ther were quite a few deaths. I volunteered with many other students who also got involved. Together we marched down the middle of Vermont Avenue in a mock cortege behind a casket. We finally got our point across and a signal was installed
Thank you Sonny and my friends in Canoga Mobile Estates. Let’s hope we never have to do that again, but that’s what it takes sometimes to try to help our friends and neighbors.
If you are having problems in your park, instead of complaining to other residents, get together. Do something constructive. Go together to your manager. Remember, managers cannot harass you!
Take Sonny’s advice, volunteer and you will have a feeling of self-worth and accomplishment. I have and I love it!
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Mobilehome Magazine - Orange County and South L.A.
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Volume 2 Number 5. May 2014
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