Raising space rent in California: the 90-day rule, local caps, and what's changing (2026)

California space-rent increases run on one statewide procedural rule, a patchwork of local caps, and — as of 2026 — a statewide cap bill worth watching. Here's the current state of play for a park owner.

Part of our state-by-state series — lot rent increase rules by state. Other states: Texas · Florida · Oregon · Washington

The 90-day rule (Civil Code §798.30)

Written notice at least 90 days before any space-rent increase takes effect, delivered in person or by U.S. mail. Two details owners lose on: taping the notice to a door doesn't satisfy the statute, and the 90 days should run from the tenant's receipt of the notice — mail early and keep proof of mailing.

The cap is usually local — and the lease escape hatch is gone

California has no general statewide cap on space rent today, but more than a hundred cities and counties have mobilehome rent-stabilization ordinances, each with its own formula. Two changes tightened this landscape recently:

• Since January 1, 2025, the old §798.17 exemption — long-term leases (over 12 months) escaping local rent control — is repealed. A lease term no longer takes a space out of the local ordinance.
• A narrow statewide cap already exists (Civil Code §798.30.5) for the unusual park that sits within two or more incorporated cities: the lower of 5% or 3% + CPI, at most twice a year.

Watch AB 1128: a statewide cap is moving

As of mid-2026, AB 1128 — which would extend that same cap (lower of 5% or 3% + CPI) to all California mobilehome parks starting January 1, 2027 — has passed the Assembly and is moving in the Senate. It is not law yet. If you own a California park, track it: if it passes, 2026 is your last year of uncapped planning, and the smart move is to model your 2027 numbers under the cap now.

Common California mistakes

• Posting or door-taping the notice instead of mailing or hand-delivering it
• Counting the 90 days from the mailing date with no cushion for delivery
• Assuming "no statewide cap" means no cap — the city ordinance is the one that bites
• Relying on a long-term lease to dodge a local ordinance after the 2025 repeal

The free lot rent increase calculator covers the capped-state math, and the notice generator drafts the 90-day letter. For the two states with hard statewide park caps, see Oregon and Washington rent caps for 2026.

Sources

• Civil Code §798.30 (90-day notice): https://law.justia.com/codes/california/code-civ/division-2/part-2/title-2/chapter-2-5/article-3-5/section-798-30/
• Civil Code §798.30.5 (existing narrow cap): https://codes.findlaw.com/ca/civil-code/civ-sect-798-30-5/
• AB 1128 (2025–26 session) status: https://leginfo.legislature.ca.gov/faces/billStatusClient.xhtml?bill_id=202520260AB1128
• Local mobilehome rent-stabilization ordinance tracker: https://mhphoa.com/ca/rso/

General information, not legal advice — and the AB 1128 status above is a snapshot. Check the bill's current status and your city's ordinance before you send an increase.