Home Buying in 92627>Question Details

Jaytee, Home Buyer in 92627

Lease expiration for Playport Mobile Home Park in Costa Mesa

Asked by Jaytee, 92627 Tue May 8, 2012

The lease on this property has been in effect over thirty years and could be close to expiration.

I don't know if the lease is renewable or would be renewed, therefore is there wisdom in a home

purchase in this park?

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Answers

4
John & Janis Arendsen’s answer
We certainly don't mind answering your questions, however, before you ever put down any money on a MH in a rent/lease park/community you will need to get accepted by the park management at which time they will disclose the space rent, utilities, all related fees and costs and disclose the rules and regulations. 



To put you mind at ease somewhat it is very difficult to change the use of a "Manufactured Home" park/community nowadays. In fact if there were any activities going in that direction it would be well known and publicized by now. Believe me you'd know about it.

If someone wants to change the use of a MH park/community it can take years if not decades. I've been through several as an owner and an expert witness. "The Mobilehome Parks Act" aka Title 25 is the California Housing and Community Development Department's (HCD) mandate. Within it is a section called the "Relocation Act" (refer to the link below) which specifically protects homeowners from being unfairly or inappropriately displaced or relocated.

http://www.opcservices.com/download/California_State_Guidelines_(Title_25).pdf

There are some other things you need to know about purchasing a manufactured home as well. If it's a pre HUD, built before June 15, 1976 there could be some issues with caustic and carcinogenic chemicals i.e. formaldahyde, asbestos, etc.

Additionally, trying to obtain financing for a Pre HUD home is very difficult. 

You also need to have the home thoroughly inspected by an experienced Manufactured Home inspector and not just any home inspector.

There are several nuances about manufactured homes that an inexperienced MH inspector doesn't even know to addresss. 

Make sure they check the understructure (crawl space area) to see what kind of condition all the piers and pads are in and if the home is level.

They also need to check for rips and tears in the vapor barrier (membrane seperating the ground from the floor and holding the insulation in place. 

They also need to look for any signs of drainage issues i.e. standing water, soil erosion, gaping cracks in the soil, etc. Many parks/communities were built in flood plains and have an inherent problem with drainage issues which can lead to instability of the piers and pads and mold issues. 



Finally make sure that the home has a Housing and Community Development Department (HCD) approved Earthquake Resistant Bracing System (ERBS) in place as that area is in a zone 4 seismic area and manufacture homes are extremely vulnerable to earthquakes. 



If you have any other questions or concerns please do not hesitate to contact us. Even though we do not service your area we would be more than happy to help you at no cost. We have been in the manufactured home business for almost 30 years and are a licensed general and manufactured home contractor, manufactured home dealer and developer and a real estate broker.

Costa Mesa is a little out of our direct path of service but do feel free to contact us should you need further assistance. We will be happy to consult with you on this matter at no charge as long as we can do it telephonically or through email. My number is 760 815-6977 and my email is 760 815-6977.

We have almost 3 decades of experience in all facets of this industry and would be happy to asset you. Take a few moments to check out our websites.

http://www.tagrealestatesales.com
http://www.chadofalltrades.com
http://www.intimatelivinginteriors.com
http://www.mh-processing.com
0 votes Thank Flag Link Tue May 8, 2012
It seems that you have some homework to do before you make a decision. Find out more of the history of this park, talk to the onsite manager, ask to see the lease. You may be able to find out more about the owner of the park and see what their history is - do they buy and sell parks or do they generally keep them. Contact some of the homeowners there and see what their experience is of the owner/management Also, you can check with the dominant agent that works the park and see what their opinion is of the future there. You may find a wealth of knowledge!
Finally check with the city and see if any changes are in the works for that property or if the owner has applied for use permit changes.
Hope that helps!
0 votes Thank Flag Link Tue May 8, 2012
Hi Jaytee,

I know this is a senior park and there is 1 that is for sale at $109,000. I do not see on the MLS that any has sold for over 1 year in that Mobile home park..

Ingrid Ski Realtor
949-874-0432
OCAreaHomes@gmail.com
0 votes Thank Flag Link Tue May 8, 2012
Hi Jaytee

Give me a call and I can help you and give you some ideas of what you can do..
Talk to you soon,,


Ingrid Ski Realtor
949-874-0432
OCAreaHomes@gmail.com
0 votes Thank Flag Link Tue May 8, 2012
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