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MHC Residents to Receive Assistance for Home Repairs

April 15th, 2017 Comments off
manufacturedhomecommunityresidentsprotestrentincreasecrediteastbaytimes-postedtothedailybusinessnewsmhpronewsmhlivingnews

Trailer Haven residents Maxine Ventura (right) with her daughter. Credit: East Bay Times.

In a follow up to a story that the Daily Business News originally covered in December, residents of the Trailer Haven community in San Leandro, California, will be receiving assistance for home repairs, via a one-time $150,000 grant, approved unanimously by the San Leandro City Council last month.

Per the East Bay Times, the grant is being funded by city tax revenue collected from the community, and it will be administered by Rebuilding Together Oakland East Bay.

Rebuilding Together plans to establish an on-site presence in the weeks to come,” said San Leandro Community Development Director Cynthia Battenberg.

They will be reaching out to all residents and handle all aspects of managing the program. The minor home repair program is being offered to the residents as a way to assist them in needed repairs.”

Cascade Corporate Management, a Sacramento, California-based manufactured home community and RV park Management Company that oversees the Trailer Haven operations, notified residents of the rent increase in September, which averages about $117 per site, along with a $45 sewer and water charge.

Based on the response and the communication between our resident meetings, I can understand the impact that it’s going to have,” said Cascade Corporate Management quality control director Brock Kaveny to the city council back in December.

I think it’s going to be nominal compared to some of the public concern. I think some of the concern was amplified with residents who weren’t even residents of our mobile home community.”

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Trailer Haven RV and Mobile Home Park (marked.) Credit: Google.

Almost $100,000 in city taxes collected from the property’s transfer to the new owners, along with almost $50,000 in projected property tax revenues for the next three years, will be used to fund the minor home repair program exclusively for Trailer Haven residents.

I think that people deserve to have help, and I think that folks who work in the nonprofit area, as well as people in government, are the new safety net,” said Rebuilding Together Oakland Executive Director Lisa Shulman Malul.

People do everything right; they bought their mobile home [sic] and they live there but then, all of a sudden, something happens — their savings goes away, they have health issues or whatever that is. People need help, and I think they’re really rightly entitled to it.”

manufacturedhomecommunityresidentsprotestrentincreasecreditapartmentscom-postedtothedailybusinessnewsmhpronewsmhlivingnews

Credit: Apartments.com

Malul says that the Rebuilding Together staff plans to meet with Trailer Haven residents in the coming weeks, and conduct assessments of possible repairs and make recommendations on the scope of the city’s home repair program and number of projects that can be done.

Repairs for individual mobile homes [sic] likely will be ranked based on available funds; there are no plans to subsidize the program beyond $150,000,” said Malul.

The Daily Business News covered resident protests at Trailer Haven, including the push for rent control as a solution. That story is linked here.

For an industry legal commentary on why rent control is the wrong move for local governments to enact, please click here. ##

 

(Image credits are as shown above.)

 

rcwilliams-writer75x75manufacturedhousingindustrymhpronews

RC Williams, for Daily Business News, MHProNews.

Submitted by RC Williams to the Daily Business News for MHProNews.

City Weighs Repair Assistance Options for MH Community Residents

December 14th, 2016 Comments off
CityWeighsRepairAssistanceOptionsForMHCommunityResidentscreditEastBaytimes-postedtothedailybusinessnewsmhpronewsmhlivingnews

Residents discuss their options in light of rent increases. Credit: East Bay Times.

Residents of a San Leandro, California manufactured home community are facing rent increases next month, but they may get assistance from city leaders through a proposed minor home repair program.

According to the East Bay Times, the proposal was presented by San Leandro staff at the City Council meeting on December 5th, and suggests partnering with nonprofit Rebuilding Together in nearby Oakland to exclusively help residents in the Trailer Haven Mobile Home and RV Park.

The program would be funded by $150,000 in city tax revenues from the 8.23-acre property and would focus on three key repair categories:

  • deferred maintenance,
  • health and safety fixes or upgrades,
  • and energy efficient upgrades, such as new windows or energy-efficient appliances.

 

The program’s goal is to cut key expenses for some residents and address potentially expensive fixes to their homes,” San Leandro Community Development Director Cynthia Battenberg told the council.

This is a way to assist owner-occupied mobile home [sic] units in taking care of their property and keeping their value.

manufacturedhomecommunityresidentsprotestrentincreasecreditgoogle-postedtothedailybusinessnewsmhpronewsmhlivingnews

Trailer Haven RV and Mobile Home Park (marked.) Credit: Google.

The proposal comes after Trailer Haven residents approached the city, stating that rent increases set to take effect in January are excessive and may force some of them to move out.

The East Bay Times reports that the increases were imposed by the property’s new owners, San Leandro Mobile Home & RV Park LP, but property management representatives have said the increases are needed to offset deferred maintenance costs as well as taxes and fees that rose when they bought the site.

manufacturedhomecommunityresidentsprotestrentincreasecreditcascasecorpmanagement-postedtothedailybusinessnewsmhpronewsmhlivingnews

Credit: Cascade Corporate Management.

Cascade Corporate Management, a Sacramento, California-based manufactured home community and RV park management company that oversees the Trailer Haven operations, notified residents of the rent increase in September, which averages about $117 per site, along with a $45 sewer and water charge.

Based on the response and the communication between our resident meetings, I can understand the impact that it’s going to have,” said Cascade Corporate Management quality control director Brock Kaveny to the city council.

I think it’s going to be nominal compared to some of the public concern. I think some of the concern was amplified with residents who weren’t even residents of our mobile home community.

Councilwoman Corina Lopez believes that a 15 to 25 percent rent increase is excessive and hopes the park’s new owners will adjust it.

Bring that amount down and smooth your increases over time so it’s more bearable for the people who are residing there,” said Lopez.

I understand that you have managing expenses and you’re looking to do some capital improvements, but this is quite significant for a population that we understand to be encumbered by poverty.

manufacturedhomecommunityresidentsprotestrentincreasecrediteastbaytimes-postedtothedailybusinessnewsmhpronewsmhlivingnews

Trailer Haven residents Maxine Ventura (right) with her daughter. Credit: East Bay Times.

San Leandro Mobile Home & RV Park LP is planning to extend a 10 percent discount on rent to income-eligible renters in the Trailer Haven community. Eligible households must not have incomes that exceed 50 percent of the area’s median income, or $32,200 for a single person, $36,800 for two people, and $46,000 for four people.

I support the city’s home repair program proposal,” said Councilman Ben Lee.

But I’m particularly concerned about those residents whose incomes are below those thresholds. I worry that rents may not be affordable for some residents even with a 10 percent discount.

manufacturedhomecommunityresidentsprotestrentincreasecreditapartmentscom-postedtothedailybusinessnewsmhpronewsmhlivingnews

Credit: Apartments.com

Let’s face it, even 10 percent off a 25 percent increase, if it was that, is still a 15 percent increase, and there’s going to be some of our long-term San Leandro residents who are going to be forced out of their homes,” said Councilman Jim Prola.

I’ve seen this too often in San Leandro lately, where people come in from outside, buy up property and then put the rents up to such an extreme level that our own homeowners can’t afford to stay here.

City staff plans to bring a formal grant program for the Trailer Haven community to the council in February or March. If approved, it could start as early as spring 2017, but it would take about a year for city staff to review residents’ applications and start improvements.

The Daily Business News recently covered resident protests at Trailer Haven, including the push for rent control as a solution. That story is linked here.

For an industry legal commentary on why rent control is the wrong move for local governments to enact, please click here. ##

(Image credits are as shown above.)

rcwilliams-writer75x75manufacturedhousingindustrymhpronews

RC Williams, for Daily Business News, MHProNews.

Submitted by RC Williams to the Daily Business News for MHProNews.

Manufactured Home Community Residents Protest Rent Increase

November 22nd, 2016 Comments off
manufacturedhomecommunityresidentsprotestrentincreasecrediteastbaytimes-postedtothedailybusinessnewsmhpronewsmhlivingnews

Maxine Ventura (right) with her daughter. Credit: East Bay Times.

In what community residents are calling an effort to push them out, the new ownership of the Trailer Haven RV and Mobile Home Park in San Leandro, California is raising rents in a part of the country that already boasts record high housing costs.

I understand many are concerned about our plans for the property and the recent rent increase; we are responsible mobile home [sic] and RV park operators,” Cascade Corporate Management quality control director Brock Kaveny told San Leandro City Council members.

We have every intention of operating this property as a mobile home [sic] and RV park and are committed to providing affordable housing solutions to all San Leandrans. To do this, our rent increase is 100 percent necessary.

manufacturedhomecommunityresidentsprotestrentincreasecreditcascasecorpmanagement-postedtothedailybusinessnewsmhpronewsmhlivingnews

Credit: Cascade Corporate Management.

Sacramento, California based Cascade Corporate Management purchased the property earlier this year from Bob and Lisa Granada, who had owned the community since 1937. In a letter to residents in July, the Granada’s explained their plans.

After a long discussion, we the owners of Trailer Haven have decided that it was time to move on to the next chapter of our lives,” the letter read.

With that said, Trailer Haven has been put up for sale and is in the process of being sold. We want to take this time to thank you for all the memories you’ve helped create with us over the 79 years of Trailer Haven’s existence.

manufacturedhomecommunityresidentsprotestrentincreasecreditapartmentscom-postedtothedailybusinessnewsmhpronewsmhlivingnews

Credit: Apartments.com

For 17-year resident Maxine Ventura, the sale presented challenges immediately, including an increase in rent and utilities from $595 to $750 per month.

I fear the rent increases will slowly push out Trailer Haven residents who cannot afford them, lower the value of homes in the area and take advantage of low- to very low-income earners,” Ventura told the East Bay Times.

Resident Bob Nelson is also concerned about being pushed out. He lives on a supplemental security income.

This is the only place that I could afford for now, but now I feel like I’m under siege,” Nelson told the San Leandro City Council on Nov. 7.

I’ve got a lot of stress, and now the $200 is just way too much for me to handle.

manufacturedhomecommunityresidentsprotestrentincreasecreditgoogle-postedtothedailybusinessnewsmhpronewsmhlivingnews

Trailer Haven RV and Mobile Home Park (marked.) Credit: Google.

Kaveny disagreed. He says the costs are necessary to address serious infrastructure issues and offset property tax increases and operational costs. He pointed out that the rents are still well below market rates in the San Leandro area, which does not have a rent control ordinance.

It’s not our goal to have anyone move out from Trailer Haven because of affordability issues,” Kaveny said.

We’re still the most affordable place to live in San Leandro, and we’re committed to keeping the community intact.

According to Kaveny, Cascade is also willing to offer a rental assistance program to families who cannot afford rent increases.

Some San Leandro residents say that this case shows the need for the city to consider rent control laws.

If you don’t protect these people, they’re going to be out on your streets, and we don’t need that,” said Golden State Manufactured Home Owners League regional vice president Karilee Shames.

As Daily Business News readers are aware, a number of MH industry professionals have commented on the issue of rent control, including the hotly contested Measure V in Humboldt County, California.

Paul Bradley. Credit: Fosters.

Paul Bradley. Credit: Fosters.

I think rent control is a symptom of a larger problem.  To my eye, these stories are always about both sides doubling down politically and legally,Paul Bradley, president of Resident Owned Communities (ROCUSA) told MHProNews.

I would like to think there are alternatives that don’t rely on third-party boards and local ordinances.  I approach things with a win/win mindset, and from what I’ve seen, courts and boards seem to satisfy neither party in most cases.  A fundamentally different value proposition and mindset is required to stem the tide of rent control,” said Bradley.

You can read the entire story on the outcome of the vote on Measure V here. ##

(Image credits are as shown above.)

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RC Williams, for Daily Business News, MHProNews.

Submitted by RC Williams to the Daily Business News for MHProNews.

Modular Builder Zeta Closes Facility

March 28th, 2016 Comments off

modular two story being sited  excel homesAs MHProNews last reported March 10, 2016, Zeta Communities of Sacramento, Calif. was partnering with non-profit BRIDGE to build an affordable modular apartment building in San Leandro, the first of its kind in the Bay Area.

The apartments were set to be available to people who earn half of the median income in the area. So far, 18,000 applications have been received, underscoring the fact that a new home in the Bay Area can cost $700,000 to $800,000.

Now, however, according to bizjournals, green builder Zeta shuttered its factory in McClellan Park in Sacramento Tue., March 22, laying off 122 employees, notifying the state employment office that the closing was permanent. It’s unknown whether the company is still operating, as neither officials from Zeta nor from McClellan Park were allegedly available for comment. The company leases 91,000 square feet at McClellan. ##

(Photo credit: Excel Homes–modular two-story being sited)

matthew-silver-daily-business-news-mhpronews-comArticle submitted by Matthew J. Silver to Daily Business News-MHProNews.

 

Modular Apartment Complex will be Bay Area’s First

March 10th, 2016 Comments off

calif__san_francisco_modular_houing_project__kalw_dot_org__creditWith the cost in San Francisco to build a new home running around $700,000 to $800,000, thereby pricing many middle-income and working class people out of the market, one company has begun building modular apartment buildings.

BRIDGE is a non-profit developer, and as such can receive government funding and tax credits to built affordable housing, and it is partnering with the Zeta factory in Sacramento to build the modules, as kalw.org informs MHProNews.

Howard Koenig, ZETA’s CEO, said, “I actually believe that we are a central solution to the affordable housing crisis.” He has seen a lot of modular builders come and go, often put off by banks that are reluctant to finance something unfamiliar.

Real estate, we’re a conservative industry, we move slow,” says Adhi Nagraj, director of development at BRIDGE housing. However, he said, “We felt like there were enough case studies of smaller modular projects that we could jump in and take the risks.” The two firms are partnering on an affordable development in San Leandro, the first of its kind in the Bay Area.

While developer Patrick Kennedy says, “There’s a large graveyard of bankrupt developers that pursued (modular),” he acknowledges the concept has a bright future but it is now in its infancy and mistakes are bound to happen. “When modular projects go wrong, they go wrong in a very big way and usually a very expensive way,” he says.

Meanwhile, the San Leandro project is moving forward for people who make half of the median income in the area. The housing will be home to families earning $40,000 a year. So far, 18,000 people have applied to live in this new development, which translates into thousands and thousands of residents in the Bay Area who continue to seek affordable housing. ##

(Photo credit: kalw.org–modular apartment building in San Leandro, Calif.)

matthew-silver-daily-business-news-mhpronews-comArticle submitted by Matthew J. Silver to Daily Business News-MHProNews.

San Fran going MOD…modular building poised to help area’s housing

December 18th, 2014 Comments off

larry-pace-cannon-constructors-credit-todd-johnson-biz-journals-posted-daily-business-news-mhpronews-San Francisco, California is about to discover the benefits of modular housing. The need for new housing in that area is acute and rents are increasing rapidly due to scarcity of housing units. Fortunately, several new modular projects are in the works that will help to alleviate this situation.

San Francisco Business Times’  Cory Weinberg explains that one of the first is a 136-unit multifamily project developed by Holliday Development in Oakland. The modular construction will save developers up to 30 percent of the costs, because 80 percent of the job will be done off-site at a factory in Sacramento.

As factory-building pros and aficionados know, the modules/components will be trucked to San Francisco and crane-lifted into place. That speeds up the progress of the project. Modular building can also mean that the return on investment is accelerated, because of the faster start-to-finish time line.

Modular has been tantalizing and teasing people for years,” said developer Rick Holliday. “It needs to be done at scale, which is what we’re doing. If we’re doing a repeat job a year from now, that’s an indicator that this works.

Holliday Development and three additional development companies plan to start modular projects of at least 70 units each in San Francisco, Oakland, Emeryville, and San Leandro in the next year.

The story in the Business Times points out thatthe potential cost savings that could be taken from more efficient labor and pre-bought materials are sorely needed in a market where it’s increasingly expensive to build.”

“What caused us to take the plunge is that the cost of housing has become so ridiculously high,” said Larry Pace, principal of Cannon Constructors, the general contractor on Holliday’s project and other modular projects in the Bay Area.

As in most new and innovative ideas, there is always some skepticism.  Will capital follow this trend?

However, many developers and builders feel that it is time for a change. Patrick Kennedy, owner of Panoramic Interests said,“It’s remarkable to me how little innovation has taken place in wood-frame construction. Balloon framing was invented in Chicago in 1833, and it hasn’t changed much in the intervening 200 years.”

Kennedy feels that if meaningful progress is going to be made in providing affordable housing for the middle class, then cities and developers need to experiment with new building prototypes. ##

(Editor’s note: This could make a nice book end to Sandra Lane’s earlier report on rising rental rates and the opportunities for factory home builders, linked here.)

(Photo Larry Pace, partner in Cannon Constructors. Photo Credit: Todd Johnson, Biz Journals)

sandra-lane-daily-business-news-mhpronews-com-75x75-Article submitted by Sandra Lane to – Daily Business News – MHProNews.

Affordable Housing News from Local California Jurisdictions

October 7th, 2014 Comments off

mhc santee calif  santeepatch  creditThe Del Mar City Council in San Diego County is considering a zoning code amendment that would establish a definition for a manufactured home (MH) and specify that an MH is subject to the same regulatory standards and review processes as other single-family residences.

The city council of Rancho Palos Verdes wants to exercise its right of access through the Palos Verdes Shores Mobile Home Park for construction traffic to work on the San Ramon Canyon Stormwater Flood Reduction Project.

On the agenda of the Sonoma County Board of Supervisors is consideration to allow a Restricted Sales Price approach to affordable housing.

On the San Jose City Council agenda is a directive to the city manager and city attorney to resolve the dispute with the county of Santa Clara over the City/County Pass-through agreement to use half of the disputed funds (approximately $20 million annually) for affordable housing and the other half for housing the homeless.

The city of San Leandro, CA is considering a resolution to approve the annual affordable housing trust fund report for fiscal year 2013-2014. The fund receives monies from condominium conversion fees and repayment of loan funds, and expends the funds in support of increasing and improving housing affordable for very-low, and low to moderate-income households in the city.

MHProNews has received these news briefs courtesy of Rick Robinson at the Manufactured Housing Institute (MHI). ##

(Photo credit: santeepatch.com–manufactured housing community in Santee, California)