Welcome page * Mobile Home Remodels * Mobile Home Tips * East Bay Mobile Home Parks * Peninsula Mobile Home Parks * South Bay Mobile Home Parks |  * North Bay Mobile Home Parks  Contact Joanne About Joanne  Testimonials      Featured Listings Loan Calculator  Price Calculator Salary Calculator Real Estate News  Seniors and Retirees Buying Real Estate Selling Real Estate Forclosures, Short Sales, REOs  Outdoor Tips  Indoor Tips Home Improvements Hayward, CA  Union City, CA Coffee Break Cyber Kitchen  Kid's Korner  You and California Words Worth    Newsletter Over The Fence Newsletter    February 2010 What's Inside Love Your kitchen! Three Ways to Liven Up a Drab Kitchen Sweetheart of a Deal— Early Tax Planning Tips for Your 2009 Tax Return What Color are Your Roses? Valentine’s Day Fun Facts February 2nd: Groundhog Day February 14th: Valentine’s Day February 15th: President’s Day Holiday Recipe: RED VELVET CAKE— THE EASY WAY!   February 2010 View online or print a copy Prior Issues: January 2010 December 2009 November 2009 October 2009 September 2009 August 2009 July 2009 June 2009 May 2009 April 2009 March 2009 February 2009   Financing   Dave Shanklin Mobile Brokers Acceptance 8522 Madison Ave Fair Oaks, CA 95628 (916) 962-7128 or (800) 401-3372 FINANCING MOBILE HOMES & MANUFACTURED HOMES IN PARKS THROUGHOUT CALIFORNIA Click the image or call Ben Johnson at Cell: 925-759-3444   Mike Scheffler, Loan Officer Land Home Financial Services Direct Phone: 303-495-5066 Apply for a loan online   Carl Contrell Bank of the West Fremont 510-791-0763    Mobile home  and Manufactured home Insurance Dallas Johnson Insurance Agency, Inc. More than 30 years of dedicated service.  Best rates for mobile home and manufactured home insurance.  Dallas' wife Doris runs the office. She is knowledgeable and friendly. Call  Doris or Dallas 510-792-8653 Dallas Johnson's web site   Weible Insurance Agency 800-653-5565 Get an insurance quote from Weibel      Other helpful information for mobile home and manufacturreed home owners Renew Registration Online Manufactured Home & Mobilehome Registration Renewal   Mobilehome Park Inspection Resident Information Booklet Contains Important Information For Residents of Mobilehome Parks Regarding Inspections, Violations and Code Requirements.   State of California Housing and Community Development As California's principal housing agency, the mission of HCD is to provide leadership, policies and programs to expand and preserve safe and affordable housing opportunities and promote strong communities for all Californians.   State of California Department of Housing Codes and Standards The Division of Codes and Standards administers eight programs governing manufactured homes and mobile homes.    Western Manufactured Housing Communities Association   California Manufactured Housing Institute   Mobilehome Ombudsman The Office of the Mobilehome Ombudsman is a complaint processing Office that primarily assists the public with questions or problems associated with the various aspects of manufactured home (mobilehome) living.    What Every Mobile Home Owner Should Know  Factory-Built Housing Types of Factory Homes A key to understanding today's manufactured home is distinguishing it from other homes that are constructed in a factory. Most factory homes are comprised of three-dimensional modules. These modules are transported to a home site and installed on a state approved foundation or support system. California law clearly distinguishes among the types of factory-produced homes by the building code to which the home must comply. Manufactured homes are constructed to comply with the National Manufactured Home Construction and Safety Standards, a uniform building standard administered and enforced by the U.S. Department of Housing and Urban Development. About 97 percent of all factory homes constructed in California each year meet this code. Factory-built homes, often called modular homes, are constructed to comply with the California Administrative Code. Some factory built homes employ panelized construction techniques. About three percent of all factory homes produced in California factories each year meet this code. The HUD Code Since June 1976, all manufactured homes in the United States have been built to the National Home Construction and Safety Standards (the HUD Code). The HUD Code, under federal law, preempts all local building codes for these single-family dwellings. The HUD label certifies that the home has been factory constructed, tested and inspected to comply with stringent, uniform federal standards which are periodically up-dated. The HUD Code, administered by the Department of Housing and Urban Development, is the counterpart to national model codes for site-built housing. These model codes include the Uniform Building Code of the International Conference of Building Officials, upon which California local governments base their building codes. While you purchase the mobile, modular or manufactured home you will more than likely pay monthly rent for the space where that home it sits.  In addition to the space rent, you can expect to pay for gas, electric and cable TV.  Some parks include water and trash service in their basic monthly rent, while others do not

Mobile Home Living in the San Francisco Bay Area... There are two types of mobile home parks in the bay area:  All-age or family parks that cater to residents of any age, and Older persons or senior parks that cater to residents over age 55.  Most senior or older person parks allow additional residents to be as young as 18 as long as the primary resident and owner is at least age 55.  However, in some parks the additional residents need to be at least age 35 or 45 or 55 depending on the park. Why people choose mobile home living in the San Francisco Bay Area... Mobile homes and manufactured homes provide affordable opportunities for people to own their own home. Mobile homes and manufactured homes are larger homes for substantial less cost than conventional houses or condominiums. Mobile homes and manufactured homes make retirement living in the San Francisco Bay Area very affordable and enjoyable.  Mobile home and manufactured home living provide a comfortable life style for empty nesters who sell their conventional homes and purchase mobile homes or manufactured homes to have money left over to supplement their retirement. Mobile home parks own the land and maintain the infrastructure. Parks rent the spaces to the owners of the individual mobile homes or manufactured homes.  Parks do not all allow the homes to be rented out by the individual mobile home or manufactured home owners, which preserves the quality of a park's overall environment. Mobile home parks provide a sense of security and community, especially for those living alone. Mobile homes and manufactured home living provide more privacy than apartments or condominiums. In mobile home parks neighborhood issues are almost always resolved by the park's management. Mobile home parks provide recreational amenities usually found only in upscale housing developments.  For example, swimming pools, spas, Jacuzzis, exercise rooms, pool and billiards tables, large meeting rooms complete with kitchens for use of residents, common area maintenance by park management, etc. Living in mobile home parks is usually a lot of fun in that there are activities and clubs available only to the residents and their guests such as, bingo, ice cream socials, movies, trips, women's clubs, card clubs, ceramics club, writing clubs, bands, etc.  Luncheons, BBQs, pot luck dinners, catered affairs, holiday parties, etc. add to the enjoyment of all residents who choose to participate.   Mobile home parks usually have income and credit requirements. Most parks require applicants to have gross income of at least three times the monthly rent and good credit. Mobile home parks tend to be pet friendly, allowing at least one small pet per mobile home.  Usually the pet needs to be no more than 25 pounds.   Other parks allow two pets.  Each park has their own size limitations. Frequently asked questions about mobile home living... Q.  I'm not 55 yet, but I'm close, I'm 53.  Will the parks bend the 55 rule? A.  Probably not because the older persons designation is granted by the federal government and enforced by HUD. The Housing for Older Persons Act of 1995 (HOPA)  Q.  Where can I find out more information about housing for older persons? A.  HOPA Questions and Answers    Q.  When is the best time for me to move into a senior park? A.  Any time after you turn age 55.  Since parks have income requirements it is easier to qualify for residency while you are employed because in most cases your income will be higher than your retirement income.  Thus, it is easier to meet the minimum income requirements of three times the space rent. Q.  Do first time buyers of mobile homes get the tax credit? A.  Yes, all first time buyers may get the tax rebate up to $8,000.  The escrow must close before November 30, 2009.  More information on the tax rebate Sears Discount... Fidelity National Home Warranty company has made available through Sears special discounts for my clients and friends of JoanneGardiner.com.  You do not need to have a home warranty on your home or even be buying a home in order to use this discount.  The Sears Discount information is in PDF format.  You will need Adobe Reader. If you do not have it, you may download Adobe Reader free.   For information on buying or selling east bay real estate, mobile homes or manufactured homes, please contact me at 510-429-4800 or send me a note on the Contact Joanne form. Joanne L. Gardiner Your San Francisco Bay Area Real Estate Broker and e-PRO Realtor® Advantage Realty and A.R.M. Homes Office: 510-429-4800 ~ Cell phone: 510-589-4794 California Department of Real Estate Brokers License Number: 00822285 California Department of Housing Sales License Number: SP1178511 P.S. See what some of my past clients have to say about my service: Testimonials       Featured Mobile Homes and Manufactured Homes For Sale Like New Manufactured home in Hayward Mobile Country Club Near Southland Mall in Hayward - $119,950 Click image for more info and photos Located in the Hayward Mobile Country Club, an economy senior park located at 1200 W. Winton Avenue in Hayward near Southland Mall. All occupants must be at least 55 years old. More info  Interested in this cream puff?  Call Joanne today. More listings at: Featured Listings For those with champaign taste on a beer budget, this compact  manufactured home loaded with features.  $69,950.   Click image for more info and photos The meticulous craftsmen at A.R.M. Homes are putting the finishing touches on this totally refurbished manufactured home in Hayward Mobile Country Club, an older persons mobile home park in Hayward, CA. Still time to pick colors and upgrades - A bargain at $129,950   Click image for more info and photos The meticulous craftsmen at A.R.M. Homes are in the process of refurbishing this manufactured home in the Spanish Ranch I Mobile Home Park, an all-age park in Hayward, CA. One-step entry at this prime greenbelt location in the Tropics in Union City - Only $39,950   Click image for more info and photos This honey of a home with no front steps is in Union City at The Tropics Mobile Home Park, a designated older person's park operated by a non-profit organization. One occupant must be at least 55 years old and other occupants at least 35 years old. Awesome corner lot across from pool and clubhouse in Mission Bay Mobile Home Park in San Leandro, CA  $35,000.   Click image for more info and photos One resident must be at least age 55 and others at least age 18.  Prime location, gorgeous landscape, deck room, etc.   Located in Mission Bay Mobile Home Park for older persons Priced at only $28,950   Click image for more info and photos Retirement Paradise... The owner has fixed up this mobile home beyond belief. Improvements include, a new deck room with dual pane windows, custom window coverings, new roof, dual pane windows throughout home, new appliances, new carpeting, new vinyl floors, and the list goes on.  Mobile Home & Manufactured Home News New Regulations in 2009  Manufactured Home Water Heater Seismic Bracing, Anchoring or Strapping Regulations — (Adobe PDF) Wildland Urban Interface (WUI) Regulations — (Adobe PDF) Mobilehome and Special Occupancy Parks Regulations — (Adobe PDF) Consumer Assistance  HCD Foreclosure Avoidance Information Credit Counseling Services      New Laws  SB 1234 Mobilehome Privacy (eff. 1/1/09) - This law prohibits the owners or management of a mobilehome park from entering an enclosed accessory structure to a mobilehome without the prior written consent of the resident, except in case of emergency or when the resident has abandoned the mobilehome or accessory structure.  Amended Civil Code Section 798.26.   AB 2050 Smoke Detectors & Water Heater Bracing in Mobilehomes (eff. 1/1/09) -   Smoke Detectors: This law requires all used manufactured homes, used mobilehomes, and used multifamily manufactured homes that are sold to have a smoke alarm installed in each room designed for sleeping that is operable on the date of transfer of title.    The seller must sign a declaration regarding the presence of working smoke alarms in these specified homes within 45 days prior to the transfer of title. The law also shields real estate licensees from liability for errors, inaccuracies, or omissions relating to the disclosures required to be made by a transferor pursuant to this bill. Water Heater Strapping: The law also requires all fuel-gas-burning water heater appliances installed in new manufactured homes or new multifamily manufactured homes be seismically braced, anchored, or strapped and such work be completed before or at the time of installation of the homes.   In addition, any replacement fuel-gas-burning water heater appliances in existing mobilehomes, existing manufactured homes, or existing multifamily manufactured homes that are offered for sale, rent, or lease are required to be seismically braced, anchored, or strapped.   All used mobilehomes, used manufactured homes, and used multifamily manufactured homes that are sold must, on or before the date of transfer of title, have the fuel-gas-burning water heater appliance or appliances seismically braced, anchored, or strapped. This requirement is satisfied if, within 45 days prior to the transfer of title, the transferor signs a declaration stating that each water heater appliance in the used mobilehome, used manufactured home, or used multifamily manufactured home is secured pursuant to this section on the date the declaration is signed.   The Department of Housing and Community Development is to promulgate on or before July 1, 2009 rules and regulations that include standards for water heater seismic bracing, anchoring, or strapping.    (Note: Section 3.5 in AB 2050 is not in effect.)   Amended Health and Safety Code Section 18031.7 and repealed and added Section 18029.6.    SB 1107   Accommodations for Disabled (eff. 1/1/09) This law requires mobilehome park management to allow an owner or resident to install accommodations for the disabled on their mobilehome or the site, lot, or space on which their mobilehome is located, as specified.  It authorizes the management to require that the accommodations installed be removed by the current homeowner at the time the mobilehome is removed from the park or pursuant to a written agreement prior to the completion of the resale of the mobilehome, as specified.    The law also permits a mobilehome owner to share the home with a live-in caregiver who provides care pursuant to a written treatment plan without being charged a fee for that person by the park management.   Amended Civil Code Sections 798.34 and 799.9 and added Civil Code Sections 798.29.6 and 799.11.  California Code of Regulations, Title 25, Chapter 3, Subchapter 2, and adopted by reference portions of the California Code of Regulations, Title 24, California Building Code, Part 2, Chapter 7A (25 Cal. Code Regs. Sections 4200-4214) Ignition resistant exterior design, construction, installation and alteration of any new or used manufactured home, multifamily manufactured home or commercial modular or used mobilehome designated for installation in Wildland Urban Interface Fire Areas (eff. 9/1/08) Emergency regulations were passed by the HCD that affect the exterior design, construction, installation and alteration of any new or used manufactured home, multifamily manufactured home or commercial modular or used mobilehome designated for installation in Wildland Urban Interface Fire Areas.    Affordable Factory-Built Housing For information on buying or selling east bay homes, please contact Joanne at 510-429-4800 or send her a note on the Contact Joanne form. Joanne L. Gardiner, Broker, e-PRO Realtor® California Department of Real Estate Brokers License Number: 00822285 California Department of Housing and Community Development Occupational License Number: SP1178511 Advantage Realty  A.R.M Homes 3205 Whipple Rd., Union City, CA 94587-1218 510-429-4800

Buying Q & A's Good credit scores are essential to buying a mobile home and renting a space in a mobile home park. For sake of brevity, mobile home shall also include manufactured homes and modular homes and vise-versa. Down Payment:  Depending on the age and price of the mobile home and your credit score you will need a down payment of at least10% to 25% of the selling price.  Prices:  Like in the purchase of regular houses, the prices for mobile homes vary dramatically. Age of mobile home is important to consider:  If buying a brand new manufactured home doesn't fit your budget, I recommend buying one that best fits your budget.  Whether it is a newer home or an older one I recommend you get a termite inspection, roof inspection and a health and safety inspection (property inspection) before closing escrow.   Financing:   Typically the interest rate is quite a bit higher for mobile or modular homes than conventional houses, today between 8.5% and 12% depending on ones FICO score.  The reason for the interest rates being higher than for conventional housing is because the a mobile or modular home could be moved from its site and there is a possibility the lender would not know about it or be able to recover it in the event of default by the borrower.  The length of the loan, called the term, will range between 15 and 20 years unless you're purchasing a brand new manufactured home, then 30 year loans are available. When you need to finance a mobile home or manufactured home, call me and I will put you in contact with lenders who would be most appropriate for your particular needs  By the way, the interest on a mobile home loan is tax deductible, assuming it is your primary residence. Closing Costs:    You will need additional funds for closing costs, which typically run about $2,000 to $7,000.  This includes your escrow fees, title search and state transfer fees, lender fees, signing fees, notary, inspections, insurance, first month's space rent typically $400 to $1,000.  Depending on the park's policy, you may need to post a security deposit, typically $200 to $1000, which is refundable after one year of residency upon your written request. If the seller doesn't provide a home warranty, buyers can purchase one at a cost of approximately $315 to $350 for a year. Property Taxes vs License Fee Homes built and first sold prior to 1981 usually are on the Department of Housing's (DOH or HCD) license fee schedule.  If a home is on the license fee a buyer would pay sales tax at the close of escrow and an annual license fee that usually is approximately $100. The exception would be if someone voluntarily converted the home to the county tax rolls.   If a home was constructed in 1981 to the present it will automatically be placed on the county's personal property tax roll.  The property taxes vary greatly depending on the year the home was built and the price paid for it.  Generally newer homes will have property taxes anywhere from $400 per year up.  I've seen many with property taxes exceeding $1,200 per year.  Homes on a county's tax rolls are exempt from sales tax. Qualifying to live in a mobile home park:  Even if you pay all cash for a mobile home you will need to have good credit, FICO Scores above 720, and gross income usually three times the monthly rent . Residents of mobile home parks in the San Francisco Bay Area are allowed to have a pet or two under the current state laws. Parks still restrict the number, size, and breed. Space rent typically runs between $400 and $1000 per month and in some areas more.  Remember, when you purchase a mobile home the land on which it is located is not included in the sale.  That land you rent from the park, which also provides the recreation facilities. In addition to the space rent you will be responsible for your utilities.  In some cases the park will pay for your water, while other parks also pay for your trash service. Each park varies. Outside Storage:  State code has increased the size of an allowable storage shed on a mobile home lot to 120 square feet.  However, some parks only allow 100 square foot sheds.     Selling? Buying? Rain or shine Call Joanne Office: 510-429-4800 Cell Phone: 510-589-4794   One Of East Bay's Largest Mobile Home Parks Sold Spanish Ranch, one of the East Bay's largest mobile home parks, was sold to Monterey Coast LP for $39,500,000. Hayward, California - December 10, 2007 -- Spanish Ranch Mobile Home Park, a 462-space mobile home park, has been acquired by San Francisco-based Monterey Coast LP for $39,500,000.  The price equates to a 4.8 CAP based on trailing 12-month expenses, and 12-month proforma income based on allowable increases per Hayward Mobile Home Rent Stabilization Ordinance. Spanish Ranch is a 5-Star park on 52 acres of land and is one of the largest mobile home parks in the East Bay.  The sale closed escrow on August 30, 2007. The buyer, Monterey Coast LP, is a private group specializing in the acquisition and management of apartment buildings and mobile home parks.  Update: Since the sale of this park many improvements have taken place including reconstructing the swimming pool and spa.  The new onsite management team headed by Ms. Teresa Cruz has turned Spanish Ranch I into a very desireable and friendly community.      Simple Truths Greeting Cards - $ 15.95 Introducing The Simple Truths Greeting Cards. These cards were inspired by the beautiful photography and inspirational quotes found in our book, “Finding Joy”, by Mac Anderson. 10 cards per package.    For Seniors Senior Seasons was founded by Kaye Sharbrough to provide the highest quality services to help seniors and their families identify, evaluate, and choose the best senior housing to improve well-being and happiness. Just like many of her clients, she got involved because of her mother's altered housing needs. And because that move was so successful and her Mom is so delighted with her new situation, Kaye has established Senior Seasons in order to help others be just as happy. Senior Seasons Elder Abuse What Everyone Should Know Elder Abuse Brochure View online or print your own copy free.   The "E-cyclopedia" of housing options and information for retirement, finance, insurance and care. Senior Resources    Mobile Home Owners Associations Hayward Mobilehome Owners Association The HMOA represent nine mobilehome parks in the Hayward area. These include: Continental Hayward Mobile Country Club Eden Gardens Eden Roc Georgian Manor New England Village Pueblo Springs Spanish Ranch I Spanish Ranch II Visit their web site Golden State Manufactured-Home Owners League, Inc., is a nonprofit charitable trust corporation, dedicated to preserving mobilehome ownership as affordable, quality housing through legislative efforts, and organization and education of individual home owners and dwellers.  Visit the GSMOL web site