Welcome back to the Mobile Home Park Lawyer Podcast! In this episode, Ferd sits down with John Pentecost, managing partner at Hart Kienle Pentecost, a California law firm with decades of experience representing mobile home and RV parks. John breaks down the realities of investing and operating in California—state and local rent control, vacancy control, conversion hurdles, and the growing exposure around “failure to maintain” lawsuits.

John explains how restrictive formulas (like 70% of CPI capped at 3% in some cities) and vacancy control impact revenue, why some owners still buy for long-term appreciation, and what you must vet during diligence (Title 25 compliance, CUPs and permits, infrastructure health, insurability, wells/septic, slopes, lift stations, and more). He also covers recent policy shifts removing prior exemptions, tenant right-of-first-refusal pushes, and the new California park manager education requirement.

Whether you own in California or are simply evaluating the market, this conversation is a masterclass in risk mitigation, compliance, and realistic underwriting for MHPs in pro-tenant jurisdictions. Tune in to learn exactly what to look for—and what to avoid—before you buy.

Highlights of the episode:

00:36 – Guest intro: Attorney John Pentecost

01:13 – From evictions to full-service MHP/RV counsel

03:02 – California rent control landscape

06:46 – Why investors still buy in CA

10:23 – When officials want MHPs to stay vs. redevelop

15:05 – “Failure to maintain” lawsuits and costs; why maintenance really matters

18:12 – Diligence checklist: Title 25 inspection, CUP/permits, and leases

21:49 – High-risk systems and why these get you sued

23:32 – Insurance realities and what’s not covered

30:50 – Long-term lease exemptions

37:01 – Tenant ROFR efforts; local skirmishes despite case law limits

38:45 – Which parks get covered: thresholds and small-park carve-outs in some cities

40:54 – New manager education requirement and why it matters

42:13 – Updating your residency docs, rules, and architectural standards

43:41 – Parting advice: do real diligence early, hire the right CA-savvy team

Connecting with MHP Law:

Website: https://themobilehomelawyer.com/

Facebook: https://www.facebook.com/The-Mobile-Home-Park-Lawyer-103814958118069

LinkedIn: https://www.linkedin.com/in/themhplawyer-ferdniemann6923147/

Instagram: https://www.instagram.com/themhplawyer

Connecting with Guest:

Website: https://www.hkplawfirm.com/

Linkedin: https://www.linkedin.com/in/john-pentecost-116331b/

#MobileHomePark #MHPInvesting #RealEstateLaw #RentControl #CaliforniaRealEstate #DueDiligence #ParkOperations #LandlordRisk #AffordableHousing #RealEstateInvesting

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