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Frequently Asked Questions
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Who owns Marineland Mobile Home Park?
Marineland is owned by
Millennium Housing.
Who operates Marineland Mobile Home Park?
The Property Management for Marineland is Haven Management Services.
Does Marineland Mobile Home Park have a Home Owners Association?
Yes. Click here for a list of HOA Board Members.
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What are the current Rules & Regulations for Marineland tenants? How may I get
a copy of them?
The current (as of October 2005) Rules & Regulations can be obtained from the MHP Office. Or,
click here to view or download.
Read also the Summary of Rules Changes between
Current 2005 Rules and Regulations and the previous rules from 1997.
Who changes the Rules & Regulations?
The Marineland HOA may suggest changes to the Rules & Regulations. Ultimately, however,
Haven Management and Millennium Management will approve any changes to the Rules & Regulations.
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Why is it important for homeowners to complete
MARINELAND MOBILE HOME PARK INCOME CERTIFICATION ?
"The park gets a property tax exemption for each space qualifying as low income.
This is free money for the park. Millennium can either write a big check to the County Tax
Assessor or to the Marineland Repair & Replacement fund."
George Turk, President, Millennium Housing (August 2004 Newsletter)
Where do I get a copy of the survey?
- Click here to print a PDF version of survey.
- Copies are available from MHP office.
- Call the Millennium Housing offices: 949-515-5100.
What is considered "low income" ?
The 2005 Very Low income levels for Los Angeles county are:
- 1 person household, less than $22,950/year
- 2 person household, less than $26,200/year
- 3 person household, less than $29,500/year
- 4 person household, less than $32,750/year
- 5 person household, less than $35,500/year
The 2005 Low income levels for Los Angeles county are:
- 1 person household, less than $36,700/year
- 2 person household, less than $41,900/year
- 3 person household, less than $47,150/year
- 4 person household, less than $52,400/year
- 5 person household, less than $56,600/year
How many residents need to low income for MHP to receive tax breaks?
The deal with the City of Hermosa Beach requires 12 very low income households and 18 at
lower or below, for a total of 30 targeted spaces. The park gets a property
tax exemption of about $1,200 for each space that responds as a low or very
low income household, so more is better. If we have more than
the 30 minimum, it makes it less likely that we would have to turn down
a home buyer who makes "too much."
Are the completed survey forms audited?
No.
My situation has changed since the "last calendar year" on the survey form.
Last year I was working full time but am now only working part time. This year I will be low income.
What income do I use? Can the survey form be revised?
(no answer yet)
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Revised 1/30/06
What is the rent per space at Marineland?
The current rent, since September 2005, is $1030 per lot. There is
an increase of about 3% a year.
The previous rent was set at $995 per lot was set in Sept 2004.
Exceptions are those tenants
with existing leases and those tenants eligible for Rental Assistance.
Refer to FAQ Topic: Rental Assistance.
It does not seem fair that homeowners with small lots to pay the same rent as
those with larger lots. Can this be changed?
Millennium Housing has stated that they are willing to adjust the rents if most
homeowners (majority) agree. However, the average rent must still be $995.
What actions have been taken to change the rents?
In Spring 2004, a "Rent Committee" was formed by five MMHP residents. Worked done
by this committee included:
conducting homeowner surveys regarding rent per lot size. The survey
results indicated that most homeowners were interested in rent per lot size.
A spreadsheet was created showing estimated lot sizes for each space.
Based on the average $995 rent and estimated lots sizes, a rent per square foot and rent per
space was calculated. It came to between 65 and 67 cents per square foot.
These findings were shared with the homeowners and with Millennium Housing.
The biggest obstacle in implementing a rent per lot size scheme is
that the lot size for many spaces is unknown. Over the years,
the lot line markers have been moved, removed, or covered over by asphalt.
Accurate lot sizes for every space are very important to
any Rent Per Lot size Plan that can be voted on by the homeowners and
approved by Millennium.
When will the lot lines be marked? How much will it cost?
Summer 2005. The estimated cost for doing a lot-line survey is between $10,000 and $15000.
At the time they purchased the park, July 2004, Millennium Housing
agreed to having an engineering survey done to
reset the lot markers and revised the lot map.
However, they also said this would not be done until second year
due to other, higher priority, maintenance issues including
utility safety upgrades, drainage hook-up into the county sewer system, and street
repairs.
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What Rental Assistance is available from Millennium?
"Regarding rental assistance...if we sound a little vague, it's because we
are still feeling our way. As noted, we have funds to keep 6 spaces at the
County's "affordable" rent level for very low income households, which I
believe is currently about $595/month. We have now determined which 6
spaces will qualify for that program."
"I also promised to try to help any low income households that faced an
increase of more than, say, $250/mo; I believe we are going to be able to do
that, at least for the first year."
"Finally, there is a third program which is a little more subjective, in
which we look at an applicant's total picture and sees if we can afford to
help that person further. This is not strictly based on income; a given
person might not qualify for help when someone else with a somewhat higher
income might, if the second person had more mouths to feed, high medical
expenses, sporadic ability to work, disability or other circumstances deemed
appropriate to consider. Because we consider so many factors for this
limited program, I can't come up with the simple grid of criteria or amount
of assistance you would like for your web site."
"We are not obligated to offer any assistance (other than for a total of 6
very low income households), but as a non-profit we try to go beyond merely
the minimum expected of us. I hope this brief memo describes our thinking
but, of course, we review all of our programs every year, depending upon how
much we have in the way of available funds and depending on other needs of
the park. Given that rents in Marineland, while comparatively low for
Hermosa Beach, can be a challenge for lower income households, I would
assume we will always have some sort of program for Marineland, but from
year to year the nature of assistance may vary."
George Turk, President, Millennium Housing (8/17/2004)
How can I apply for Rental Assistance if it becomes available?
- First, complete the "MARINELAND MOBILE HOME PARK INCOME CERTIFICATION SURVEY".
- Send survey to Millennium:
Address: Millennium Housing, 660 Newport Center Drive, Suite 1020 Newport Beach, 92660
Fax: 949-515-5101
- Millennium will notify you regarding rent assistance. If you do not hear from Millennium
and believe you are for eligible for assistance then contact
Diana Welsh at Millennium. Diana administers the rental assistance programs:
Phone: 949-515-5100
Email: dwelsh@millenniumhousing.net
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Revised 5/9/05.
Answers supplied by John Davis,Haven Mgmt.
If a resident homeowner repeatedly causes disturbances in the
park that are severe enough to cause police visits, can the homeowner be
evicted?
In the end, the ability to get an eviction for a rule violation depends on the judge. The key is to document repeated violations that disrupt the quiet enjoyment of the park by more than one other resident.
Can Marineland residents do anything that would help get rid of
neighbors causing repeated disturbances? For example, if several residents
signed a petition urging the "bad" resident be evicted?
Marineland residents are the key to getting rid of neighbors that are violating the rules.
However petitions do no good. What we need are documented instances of rule violations
that describe how the "good" residents have been impacted.
If the resident is NOT the homeowner but are sub-letting
or family members and they are causing disturbances, can they
be evicted more easily than a resident homeowner?
The homeowner could probably give a thirty or sixty day notice to their tenant without cause.
The park does not usually have a legal relationship with the subtenant. The park would have to institute proceedings against the homeowner and they would have to evict the subtenant so it is not easier for the park.
Can someone who has been convicted of a crime and "done the
time" be barred from owning or sub-letting a home in Marineland?
Probably not. We can only decline applications if we believe the applicant cannot pay or will
not follow the rules. Incidentally, the current state of the law with regard to child molesters
is that even if we discover the applicant in the Megan’s law database,
we cannot use that as grounds to turn them down.
What is the Civil Code regarding tenant evictions?
Following is a portion of the relevant Civil Code section:
798.56. A tenancy shall be terminated by the management only for one or more
of the following reasons:
(a) Failure of the homeowner or resident to comply with a local ordinance or state law or regulation relating to mobile homes within a reasonable time after the homeowner receives a notice of noncompliance from the appropriate governmental agency.
(b) Conduct by the homeowner or resident, upon the park premises, that constitutes a substantial annoyance to other homeowners or residents.
(c) Conviction of the homeowner or resident for prostitution, for a violation of subdivision (d) of Section 243, paragraph (2) of subdivision (a), or subdivision (b), of Section 245, Section 288, or Section 451, of the Penal Code, or a felony controlled substance offense, if the act resulting in the conviction was committed anywhere
on the premises of the mobile home park, including, but not limited to, within the homeowner's mobile home.
(d) Failure of the homeowner or resident to comply with a reasonable rule or regulation of the park that is part of the rental agreement or any amendment thereto. No act or omission of the homeowner or resident shall constitute a failure to comply with a reasonable rule or regulation
unless and until the management has given the homeowner written notice of the alleged rule or regulation violation and the homeowner or resident has failed to adhere to the rule or regulation within seven days. However, if a homeowner has been given a written notice of an alleged violation of the same rule or regulation on three or more occasions within a 12-month period after the homeowner or resident has violated that rule or regulation, no written notice shall be required for a subsequent violation of the same rule or regulation. Nothing in this subdivision shall relieve the management from its obligation to demonstrate that a rule or regulation has in fact been violated.
(e) Nonpayment of rent, utility charges, or reasonable incidental service charges; provided that the amount due has been unpaid for a period of at least five days from its due date, and provided that the homeowner shall be given a three-day written notice subsequent to that five-day period to pay the amount due or to vacate the tenancy.
(f) Condemnation of the park.
(g) Change of use of the park or any portion thereof.
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