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HomeMy WebLinkAboutStudy Session - Mobile Home Park Study by Cal State Fullerto P- �1665, I cW,WV, O�G ' CITY OF HUNTINGTON BEACH InterOffice Communication 07A-o 1 Economic Development Department �Epok Per P TO: Honorable Mayor and City Council Members ti s FROM: Ray Silver, City Administrator o a L ~ PREPARED BY: David C. Biggs, Director of Economic Development o— ,- C-.a C r. y C. DATE: July 11, 2001 rco(Z - SUBJECT: Study Session on July 16, 2001 on Market Study of Mobile Homes in Huntington Beach 00 a Attached for your review is a copy of the final report prepared by the.California State University Fullerton Center for Demographic Research on mobile home parks in Huntington Beach. This report was requested by and will be presented to the Council by the Center's director, Dr. Bill Gayk, at a Study Session on Monday, July 16, 2001. were interrupted during the study because of inclement weather and two holidays (Easter and Mother's Day). Resident Mail Survey - Following the completion of the resident face-to- face survey, the resident mail survey was conducted. Every resident (2,451), excluding those who completed a face-to-face survey, was mailed a questionnaire and a self-addressed stamped return envelope with a cover letter containing instructions. The same questions used for the face-to-face resident survey were also used for the mail survey. Residents were asked to return the survey and mail it back to the CDR in the postage paid envelope within two weeks. Out of 2,451, a total of 387 questionnaires were returned. This rate of return (16%) is slightly below the response rate for similar types of mail surveys. However, the margin of error with a sample size of 387 is approximately plus or minus 4.5%. When combined with the 500 respondents from the face-to-face survey, the margin of error is less than plus or minus 3%. This is well within an acceptable level of precision for this type of study. Resident Mail Survey Response Rate Number Percent TotalNumber Mobile Home Park Responded Responded of Spaces Beachview 25 2.8% 82 Brookfield 37 4.2% 139 Cabrillo 17 1.9% 45 Del Mar 38 4.3% 142 Huntington by the Sea 76 8.6% 306 Huntington Harbor 40 4.5% 129 Huntington Mobile Estates 31 3.5% 105 Huntington Shorecliffs 93 10.5% 304 Los Amigos 53 6.0% 145 Mariner's Pointe 30 3.4% 98 Ocean View Estates 11 1.2% 40 Pacific 66 7.4% 262 Rancho Del Rey 142 16.0% 379 Rancho Huntington 62 7.0% 193 Sea Aira 67 7.6% 227 Sea Breeze 16 1.8% 65 Skandia 49 5.5% 167 Villa Huntington 34 3.8% 123 Total 887 100% 2,951 3 Huntington Beach Mobile Home Park Owner/Operator Survey Introduction letters were mailed to all Huntington Beach mobile home park managers and owners in December 2000 with a list of information that would be covered in the study. In January 2001, meetings were scheduled by phone with the manager or owner of each mobile home park located in Huntington Beach. These face-to-face meetings were held at sixteen mobile home parks in January 2001 to collect and discuss the requested information. Due to busy schedules of the remaining two park managers, the final meetings were completed by phone in January and March 2001. Orange County Mobile Home Park Survey A list of all mobile home parks in Orange County was compiled from two websites: The California Department of Housing and Community Development Mobile Home & RV Parks Listing (http://www.hcd.ca.gov). This was supplemented with the Alta Vista search site's results for Mobile Home Site Operators in Orange County using a 10 mile radius for Anaheim, Cypress, Irvine, and San Clemente and using only results from Orange County. Over 220 mobile home parks were identified through these two sources. This data was compared to the California State Department of Finance 2000 estimates of mobile home residences in Orange County to determine if these sources captured the majority of mobile homes in the county. The result of the comparison indicated that the list of Orange County mobile home parks was comprehensive. Orange County Mobile Home Park Manager Phone Interview - A sample of 25 mobile home parks was drawn from a list of 203 parks in Orange County, excluding all Huntington Beach Parks. The parks were sampled using a systematic sampling procedure. A random number was generated using Excel. The mobile home park corresponding to this randomly selected number was the first park selected. Thereafter, every 81h mobile 4 home listed from the first selected park was then selected for inclusion in the sample. This systematic selection continued until 25 parks were selected for inclusion in the sample. The first round of introduction letters was sent to the sample of 25 mobile home park managers and owners in early April 2001. Twelve phone interviews were completed in April. A second round of letters was sent in late April to the remaining 13. Four of the initial parks selected were replaced by taking the next mobile home park on the list that followed each park that was replaced. Parks were replaced after three phone attempts and two letters went unanswered. Twenty-three of twenty-five interviews were completed by June 2001. Two of the parks replaced were replaced a second time after another three phone attempts and two letters sent. Orange County Mobile Home Park Mail Survey- Cover letters and information checklists were mailed to the remaining 178 mobile home parks in Orange County that were not selected for the phone interview. The surveys were sent with a prepaid postage return envelope. Of the 178 mailed, 25 were returned completed. Ten packages were returned by the Post Office. A second mailing was completed in the middle of June to all the parks that did not respond to the first mailing. In total, 38 (21.3%) mobile homes parks participated in the survey. III. Survey Results Huntington Beach SUMMARY OF PARK CHARACTERISTICS There are 18 mobile home parks located in Huntington Beach. The parks are located throughout the city. Five mobile home parks are located in the northern section of the city; .2 are located in the west section of the city, 4 are located in the central section of the city, and 7 are located in the 5 Mobile Home Park.Sizes and Long Term Leases, January 2001 Number of Leases Over Park Spaces One Year Beach View Mobile Home Park 82 0 Brookfield Manor Mobile Estates 139 0 Cabrillo Mobile Home Park 45 0 Del Mar Estates 142 0 Huntington by the Sea 306 296' Huntington Harbor Mobile Home Park 130 0 Huntington Mobile Estates 105 95 Huntington Shorecliffs Mobile Home Park 304 302 Los Amigos Mobile Home Park 145 2 Mariner's Pointe 982 I 22 Ocean View Estates I 44 41 Pacific Mobile Home Park 264 0 Rancho Del Rey Mobile Home Park 379 0 Rancho Huntington Mobile Home Park 193 176 Sea Aira Mobile Home Park 230 206 Sea Breeze Mobile Estates 65 2 Skandia Mobile Home Park 167 2 Villa Huntington Mobile Castles 125 1 0 Total 2,963 1,124 'Number approximated. 2Reported March 2001. southeast section of the city (See Map). Cabrillo is owned by CALTRANS, Ocean View is owned by the City of Huntington Beach, and Huntington Harbor is resident-owned. A total of 2,963 spaces are located in these 18 mobile home parks. The size of the parks varies from 44 to 379 spaces. Approximately 38% of the reported leases are longer than one year. The park managers reported that there were eleven spaces available, yielding a vacancy rate of less than 0.4%. In addition, the park managers estimated there were 18 (0.6%) mobile homes for sale. 6 Vacancies and Known Mobile Homes For Sale, January 2001 Number of Number of Spaces Mobile Homes Park Available for Sale Beach View Mobile Home Park 3 3 Brookfield Manor Mobile Estates 0 2 Cabrillo Mobile Home Park 0 NA Del Mar Estates 0 NA Huntington by the Sea 1 0 0 Huntington Harbor Mobile Home Park 0 NA Huntington Mobile Estates 4 0 Huntington Shorecliffs Mobile Home Park 0 NA Los Amigos Mobile Home Park 0 3 Mariner's Pointe 01 1 Ocean View Estates 0 ! 3 Pacific Mobile Home Park 0 I NA Rancho Del Rey Mobile Home Park 0 NA Rancho Huntington Mobile Home Park 0 3 Sea Aira Mobile Home Park 1 1 Sea Breeze Mobile Estates 1 0 Skandia Mobile Home Park 2 2 Villa Huntington Mobile Castles 0 NA Total 11 18 NA-Data not available. 'Reported March 2001. Note: Mobile Home Park Managers are typically not involved in the sale of mobile homes. These are estimates reported by the Park Managers. . Most of the parks offer a variety of amenities and conveniences. The amenities include swimming pools, jacuzzis, clubhouses, barbecues, washers and dryers, public or common restrooms, tennis or basketball courts, and other sports equipment, such as billiards/pool table or shuffleboard. Distance to the beach ranges from across the street (50 yards) to less than 4 miles. Distance to grocery stores/shopping centers range from 1 block to 2 miles. 7 Park Rent and Amenities q\j 0 Q Park 0- Beach View 384�! 38411 $ 394.00: x ± x I x x x 1 x Brookfield 4651 500i $ 482.50 11 x x x x x x X Cabrillo 51011 516 $ 510.00 i x x x X x x x Del Mar 475, 5001 $ 487.50 x x X X x x i x Huntington by the Sea 825. 925; $ 875.00 x x x x x x x Huntington Harbor i 550 6601: $ 605.00 x x x x x x x Huntington Mobile Estates 500 600 $ 550.00 x x x x x x Huntington Shorecliffs 410. 645: $ 527.50 x x x x x x x Los Amigos 475! 503; $ 489.00 x x x x x x x Mariners Pointe 411; 5451 $ 478.00 x x x x x x x Ocean View 220;1 431.36. $ 325.68 x x Pacific 330.751 525 $ 427.88 x x x X X Rancho Del Rey 460i 5881; $ 524.00 x x x x x x —--------- Rancho Huntington 4051 500 i $ 452.50 X x x x x x Sea Aira 535 699: $ 617.00 x x x x x x Sea Breeze 444 466: $ 455.00 x x x x x Skandia 4231: 440: $ 431.50 x x x x x x Villa Huntington 401! 500! $ 450.50 x x x x x x x ASSISTANCE PROGRAMS The mobile home park managers reported they do not keep track of the number of residents using rental assistance programs and were not aware of the numbers of residents using rental assistance programs. They reported that the residents are responsible for the applications to participate in the various assistance programs. However, 89% (16 of 18) of the park managers reported they were aware of the availability of rental assistance programs and fourteen (78%) park managers reported they were aware that at least one program was being utilized in their park. Four different assistance programs were mentioned by the managers. These include the Section 8 Rental Assistance Program administered by the County of Orange Housing and Community Development Department; the Manufactured Housing Educational Trust (MHET); and Community Development Block Grant (CDBG). A gas and electric utilities assistance 8 MARKET STUDY OF MOBILE HOMES IN HUNTINGTON BEACH SURVEY OF MOBILE HOME PARKS AND MOBILE HOME RESIDENTS IN HUNTINGTON BEACH AND A SURVEY OF MOBILE HOME PARKS IN ORANGE COUNTY FINAL REPORT Submitted to CITY OF HUNTINGTON BEACH Economic Development Department Huntington Beach, California By Center for Demographic Research California State University, Fullerton Y Fullerton, California 92834 July 2001 TABLE OF CONTENTS Tableof Contents ................................................................................... Table of Contents: Appendices ......................................................................... ii List of Tables "' Executive Summary .......................................................................................... iv 1. Introduction.............................................................................................. 1 II. Methodology ...................................................................... Mobile Home Resident Survey................................................................ 1 Resident Face-to-Face Survey............................................................ 2 ResidentMail Survey........................................................................... 3 Huntington Beach Mobile Home Park Owner/Operator Survey............... 4 Orange County Mobile Home Park Survey.............................................. 4 Phone Interview................................................................................... 4 Mobile Home Park Mail Survey ....................... 5 .................................... III. Survey Results ........................................................................................ 5 HuntingtonBeach ................................................................................... 5 Summary of Park Characteristics ........................................................ 5 Assistance Programs........................................................................... 8 Sale and Foreclosure of Mobile Homes............................................... 9 Mobile Home Costs ............................................................................. 9 Resident Characteristics...................................................................... 12 MobileHome Costs ............................................................................. 17 OrangeCounty........................................................................................20 Park Characteristics.............................................................................20 Mobile Home Costs .............................................................................21 MobileHome Market ..............................................................................23 i TABLE OF CONTENTS APPENDICES Appendix I: Resident Survey Form Huntington Beach Mobile Home Resident Face-to-Face & Mailout Survey Appendix II: Mobile Home Park Survey Form Huntington Beach Mobile Home Park Owner/Manager Checklist Orange County Mobile Home Park Owner Checklist Market Study of Mobile Home Parks in Orange County: Manager Mailout Checklist (Mailout) Appendix III: Tables Is the Mobile Home Your Primary or Secondary Residence? Income of Residents by Mobile Home Park in Huntington Beach Years Lived in Current Mobile Home by Park- Huntington Beach Mobile Home Foreclosures Sample of Mobile Home Parks Included in Face-to-Face Resident Survey Orange County Mobile Home Park Phone Sample Appendix IV: Map Mobile Home Parks in Huntington Beach ii LIST OF TABLES Huntington Beach Resident Mail Survey Response Rate .................................................... 3 Mobile Home Park Sizes and Long Term Leases, January 2001 ........... 6 Vacancies and Known Mobile Homes for Sale, January 2001................ 7 ParkRent and Amenities........................................................................ 8 Reported Rent Increases ....................................................................... 10 Estimated Percent Increases of Yearly Rental Amounts by Park ........... 11 Average Total Housing Costs for Mobile Homes in Huntington Beach ... 12 Resident Marital Status........................................................................... 13 Age of Residents in All Parks..................................................................13 Average Age of Mobile Home Residents................................................14 Years Lived in Current Mobile Home...................................................... 14 Residents Who Own/Rent Their Home or Space.................................... 15 Huntington Beach Mobile Home Owner Assistance Program Usage ..... 16 EmploymentStatus................................................................................. 16 HouseholdIncome.................................................................................. 17 Resident Reported Rent Increases for the Last Two Years.................... 18 Resident Reported Percentage Rent Increases...................................... 19 Orange County ParkAmenities........................................................................................20 Reported Rent Increases, June 2001 .....................................................22 Consumer Price Index Chart.............................................................................23 iii EXECUTIVE SUMMARY ❑ Of the 2,963 mobile home spaces in the City of Huntington Beach, 11 (0.4%) are available or vacant. ❑ Of the 2,951 spaces with units in place, 18 (0.6%) mobile homes were estimated for sale by the managers at the time of the survey. ❑ The rental rates for spaces range from $220 per month to $925 per month. This varies from park to park with a range of average rents $325 to $875. The citywide average is $535. For almost all the parks, these rates do not include any utilities with the exception of sewer in 12 parks, trash in 11 and water in 8. Most of the parks offered a package of amenities that includes pools, Jacuzzi, clubhouse, BBQ, laundry room, and some recreational equipment. ❑ In addition to the cost of renting a space, the total reported monthly cost of housing including mortgage payments, water and sewer, electricity, gas or propane, homeowners insurance, and other fees ranges from $407 to $1,183. ❑ Since 1990, seventeen parks raised the rent at least once. On the average, about 10 parks raised the rents each year. The average increases ranged from $26.43 in 1990 to $12.59 in 1995. The pattern of price increases followed the Consumer Prince Index. The rate of increase for most years were above the CPI, but have recently been below the CPI. It should be noted that some of the rent increases are included in the lease. ❑ Mobile home park residents tend to be an older adult population. The reported median age of the residents is 64.7 years and the single largest age cohort of mobile home park residents is the 75 years and older. The average income level of mobile home residents is $29,053, which is about 45% of the Orange County median household income. Only 16% of the mobile home household incomes are at or above the County's median. ❑ Fourteen parks reported that at least one assistance program is being utilized in their park. These programs include Section 8 Rental Assistance, iv the Manufactured Housing Educational Trust, Community Development Block Grant, California Alternate Rates for Energy, and two parks reported having their own programs. Most .residents were not aware of any assistance programs. ❑ Park management indicated that they are not typically involved in the sale of mobile homes. They estimated that at the time of the survey, 18 homes were for sale. Between 1990 to present, 1,589 units had been sold. The sales included both purchases of new mobile homes and transfers of ownership. In addition, since 1990 they estimated 35 units (1.18%) as being foreclosed and 7 sold in lieu of foreclosure (Orange County Default Notice Rate for single family homes 1990-99: 7.25%). ❑ Approximately 38% of the reported leases are longer than one year. Nine of the parks indicate that there are no or a very minimal number of leases over one year. ❑ A total of 19 (2.2%) of the mobile home residents that responded to the survey indicated that their mobile home was not their primary residence. ❑ Eighteen (2.0%) residents reported they own their home and own their space; 95.8% responded they own their home and rent the space; and 0.8% said they rent their home and their space. v Market Study of Mobile Homes in Huntington Beach I. INTRODUCTION The City contains 18 mobile home parks, which include 2,963 mobile home spaces. The Huntington Beach City Council requested a market study of mobile home parks in the City focusing on the factors associated with the cost of mobile home housing. This California State University Fullerton Center for Demographic Research was commissioned to obtain information and to prepare an analysis on mobile home rents and the mobile home market in the City of Huntington Beach. The study was later expanded to include a survey of mobile homes in the remainder of Orange County. This report details the results of three separate but related surveys conducted for the City of Huntington Beach, California: a survey of mobile home residents in Huntington Beach, a survey of mobile home park owners/operators in Huntington Beach, and a survey of mobile home park owners/operators in Orange County. Ill. Methodology Mobile Home Resident Survey The survey of the Huntington Beach mobile home residents was designed to be in two phases: a face-to-face survey of a random sample of mobile home residences followed by mail survey of all remaining mobile home residences. Before the survey could be conducted, it was necessary to develop a comprehensive list of the addresses of each mobile home in the mobile home parks. The Center for Demographic Research (CDR) was provided a list and maps of 18 mobile home parks in Huntington Beach and the estimated number of mobile homes in each park by the City. CDR staff canvassed each of the eighteen mobile home parks in the city. The address of each mobile home was recorded and compiled into a list for each park. There were some instances where an on-site manager 1 provided staff a list of addresses. These lists served as the frame for sampling the mobile homes. A letter was written by the City to announce to the residents that the survey was being conducted and staff from CDR may be contacting them. Resident Face-to-Face Survey — An initial sample of 500 mobile homes was selected randomly from the list of mobile homes using Statistical Package for the Social Sciences (SPSS) which is an industry standard software used in survey research. The sample was stratified by park to ensure that surveys were representatively conducted in each and every park (See Appendix III). The survey was conducted by a team of interviewers, often working in pairs. Prior to going to the parks, the interviewers were trained by the project manager to administer the survey properly. The interviewers were instructed to speak with an adult who is a resident of the mobile home visited. If an adult resident was not available to complete the survey, the mobile home was revisited on another day and time. If a qualified household member could not be reached after three attempts, the mobile home was dropped from the sample. Other reasons for dropping a mobile home from the sample included the resident's refusal to participate in the survey, if there were unsafe conditions such as an unleashed dog, or if the residents were not able to speak English (The survey did not provide for non-English speaking respondents). There were a couple of incidents where the respondent was too ill to be interviewed on all visits. Finally, some mobile homes were vacant. In these situations, the mobile home would be "retired" and replaced in the sample with another randomly selected mobile home. The survey commenced in January 2001 and continued into May 2001. Most of the fieldwork was conducted during the weekends, based on the premise that more residents would be present. A total of nine weekends 2 program, California Alternate Rates for Energy program (CARE) was also mentioned. Finally, two parks reported having their own assistance program which residents used. SALE AND FORECLOSURE OF MOBILE HOMES It was indicated by the park owners and managers that they do not sell mobile homes and are typically not involved in any way with the sale of mobile homes in their parks. The managers stated that the parks do not keep track of the number of mobile homes that are sold or how long mobile homes are for sale. In general, the mobile home owner sells the mobile home or it is sold and bought through a mobile home retailer. The park managers rent the spaces for mobile homes to the residents. Foreclosures are handled by the bank as are homes sold in lieu of foreclosure. For the reasons stated above, the data collected regarding the sale of mobile homes was usually approximated by the park managers (See Appendix III). Eighteen homes were reported as known to be for sale (as of March 2001). Since 1990, managers reported 35 homes as being foreclosed upon; 9 as sold in lieu of foreclosure and 1,589 sold. Sales included both purchases of new mobile homes or transfer of ownership. MOBILE HOME COSTS Space rental amounts in Huntington Beach vary throughout the city. The lowest space rental amount is $220 and the highest is $925. Some parks have a uniform amount for all space rentals. Other parks have rental amounts that vary due to lot size, location of lot, proximity to water, and length of residency at park due to lease agreements. The greatest difference within a single park between the low and high rent was about $194. The average rental amount for the City is $535 (See Table page 7). 9 • Information on the amounts of rents and rent increases was not available from every park for every year since 1990. Park managers indicated that they typically only had information beginning from the time they began their position as manager- not all managers were in their positions at their park since 1990. Seven parks could not give specific rental increase amounts because the information was not available. Some space rental/lease agreements have rent increases written into the contract. These vary from a specified dollar amount to a percentage above the Reported Rent Increases Number of Average Parks with Year Increase Increase 1990 $ 26.43 7 1991 $ 22.52 9 1992 $ 18.89 9 1993 $ 22.00 12 1994 $ 15.12 12 1995 $ 12.50 10 1996 $ 19.91 11 1997 $ 15.15 10 1998 $ 18.39 9 1999 $ 13.95 10 2000 $ 17.14 11 2001 $ 18.83 9 Consumer Price Index (CPI). Single year rent increases varied from no increase to a high of $90 per year. Seventeen parks raised the space rental amount at least once since 1990. The table below shows the average dollar increase for all parks reporting increases in a given year. 10 Estimated Percent Increase of Yearly Rental Amounts by Park (Midpoint Rent Baseline) Percent Increase Current Midpoint Space Park 1990 1991 i 1992 1993 1994 1995 1996 1997 j 1998 1999 2000 i 2001 Rent Beach View 8.6% 10.5% 4.4%1 3.8%; 3.7%1 3.5%' 3.4% 2.3%1 4.8% 2.8%1 7.5%! 7.0% $ 384 Brookfield NA NA NA 2.9%1 3.1%: 2.7% 4.0% 3.1%. 3.7% 7.2%. 7.8% # $ 483 Cabrillo NA 0 0 50.0% 11.1%1 0 126.7%1 17.1%1 14.6%i 0. 0 0-- $ 510 Del Mar 0 1 5.8%1 3.5%1 3.9%1 2.4%i 2.4%i 3.4%. 2.7% 0.0% J' 5.4%1 0 0 $ 488 Huntington by the Sea Increased 3%each year,but 3-4 years no increases $ 875 Huntington Harbor NA NA NA NA NA NA NA NA NA 0 0 7.3% $ 605 Huntington Mobile Estates NA NA NA NA NA NA NA NA NA 3.00/6 3.9% 2.810 $ 550 Huntington Shorecliffs 0 0 0 0 0 0 0 0- .0 0- 0-- 528 Los Amigos 7.8%1 7.3%. 5.4%i 3.1%. 2.0%; 2.4%1 2.4%i 1.9W 3.4%; 2.0%j 2.4%1 3.6% $ 489 Mariner's Pointe 24.2%1 2.2% 2.2% 2.1%. 2.1%. 2.0%: 2.0% 2.0%! 1.9% 1.9%: 11.8%' 1.8% $ 478 Ocean View 5.0% 5.0% 5.0% 5.0%: 5.0% 5.0% 5.0%. 5.0% 5.0% 5.0%! 5.0%. 5.0% $ 326 Pacific NA NA NA 8.3% 7.6% 7.1%; 6.6%; 0 0 0 6.2%1 # $ 428 Rancho Del Rey 7.1%J 116.7% 14.3% 7.5% 2.9%. 1.0%. 2.3%: 3.1%. 3.6% 2.0% 2.6%. 2.5% $ 524 Rancho Huntington 3.0%1 2.9%! 2.8%11 2,8W 2.7% 2.6%1 2.5%1 2.5%i 2.4% 2.4% 2.3%1 2.3% $ 453 Sea Aira NA NA , NA NA NA -NA NA 617 Sea Breeze 0 9.9%. 7.1%:1 5.0%! 3.5%i 3.6% 3.5W 0 0 0 2.9%' 0 $ 455 Skandia 9.1% 5.8%;! 5.8% 7.0% 6.0% 2.3% 0 2.5%. 2.7%; 3.4% 5.1% 4.9% $ 432 Villa Huntington 4.5%ii 4.9%. 4.4%! 3.411/6: 2.7%. 2.7%1 2.6%J 1.5%' 2.5%1 2.4%1 1.9%; 4.6% $ 451 Consumer Price Index Percent Change 4.5 2.9 1.2 0.2 0.2 -0.4 1.0 1.5 2.8 3.6 4.1 NA NA-Not available. #Rent increase not determined at time of survey. *Based on CPI;those not on lease-$25. The following numbers of parks include these utilities in the space rental amount: water- 8, sewer- 12, trash-1 1, electricity- 1, gas- 1, and cable-1. Only one manager was able to report a specific dollar amount dedicated to a utility included in the rent (Huntington Shorecliffs- trash $13.89). The rest reported there is no dedicated or specified amount that is broken out for each utility included in the rental fee. Average Total Housing Costs for Mobile Homes In Huntington Beach' (In Dollars) Qr y a yC (y� Qi • C t Oj' C C t OQ 3 Cu yy Op y wy Mobile Home Park Beachview 387.96 443.51 15.91 28.78 23.09 28.021 19.06 $651.09 Brookfield 497.33 259.35 16.92 34.59 53.74 34.04 185.74 $720.76 Cabrillo 510.00 797.67 17.60 19.50 29.70 28.14 0.00 $725.93 Del Mar 482.58 451.76 17.87 42.90 54.66 34.97 3.60 $694.05 Huntington by the Sea 778.00 451.54 26.48 46.69 38.69 42.02 16.97 $1,182.74 Huntington Harbor 613.61 462.42 0.00 53.35 61.26 54.19 296.73 $869.89 Huntington Mobile Estates 577.80 490.68 13.88 41.20 37.76 22.23 116.57 $910.39 Huntington Shorecliffs 542.39 297.85 19.01 38.58 51.48 28.70 24.69 $744.57 Los Amigos 504.07 632.80 15.27 54.38 53.59 30.44 18.01 $738.37 Mariner's Pointe 522.04 470.00 17.54 43.61 40.24 29.50 134.36 $684.97 Ocean View Estates 279.78 315.00 18.78 28.56 22.00 30.15 272.50 $407.25 Pacific 428.26 330.25 12.92 29.65 43.93 27.59 21.25 $598.34 Rancho Del Rey 557.13 389.891 19.35 40.151 45.87 34.081 71.35 $754.06 Rancho Huntington 472.00 218.71 12.25 35.31 52.99 28.58 47.44 $602.40 Sea Aira 667.08 414.70 22.91 45.53 45.46 30.79 36.49 $1,042.52 Sea Breeze 433.13 592.32 15.90 23.23 36.58 22.10 7.60 . $641.62 Skandia 467.63 484.74 25.59 47.86 45.94 37.18 81.171 $762.16 Villa Huntington 400.691 457.251 15.561 47.62 58.05 30.09 47.40 $673.29 'As reported by mobile home park residents. "Other fees include trash collection and R.V. parking. RESIDENT CHARACTERISTICS The residents of the mobile home parks vary as much as the parks themselves. All 2,951 mobile home park spaces that had residents were given an opportunity to participate in the survey. Of these, 887 households completed the survey. The following results are taken from 500 respondents who participated in the face-to-face survey and 387 residents who responded to the same questionnaire via mail. The residents were asked about their marital status and 876 residents replied to this particular question. Of those that answered, 340 (38.8%) 12 are married and 252 (28.8%) are widowed. One hundred-sixty (18.3%) are divorced, while 116 are single and have never been married. Less than 1% of the mobile home residents reported not to fit in one of the above categories without specifying a reason. Resident Marital Status Number Percent Married 340 38.8% Widowed 252 28.8% Divorced 160 18.3% Single, Never Married 116 13.2% Does not apply 8 0.9 7 Total 876 100.0% Forty-eight percent (422) who responded live in their mobile home alone and 41.6% (365) live with one other person. There are 57 (6.5%) mobile homes with 3 people living in them and 3.8% (33) with 4 or more people living in them. On average, 1.68 people live in each mobile home in Huntington Beach. The mobile home residents were asked about their age and the ages of the people living with them. There are a total of 1,444 people comprising the 877 households that participated in the survey. In general, the mobile home residents are older adults. The most common age category of the residents (26.3%) is over the age of 75. It can be noted that 950 (65.8%) of the residents are over the-age of 55. Age of Residents in All Parks Age Categories Number Percent 0-18 years 88 6.1% 18-34 years 121 8.4% 35-44 years 118 8.2% 45-54 years 167 11.6% 55-64 years 234 16.2% 65-74 years 336 23.3% 75 or older 380 26.3% Total 1 1,444 1 100% 13 Some of the parks in Huntington Beach require residents to be at least 55 years of age. Looking at the average age of the residents in each park, only three out of the eighteen parks had an average age under 50 years, while twelve had an average age over 60. Average Age of Mobile Home Residents Mobile Home Park Average Age Beach View 61 Brookfield 70 Cabrillo 45 Del Mar 67 Huntington by the Sea 40 Huntington Harbor 69 Huntington Mobile Estates 37 Huntington Shorecliffs 72 Los Amigos 72 Mariner's Pointe 70 Ocean View 62 Pacific 52 Rancho Del Mar 69 Rancho Huntington 71 Sea Aira 46 Sea Breeze 65 Skandia 65 Villa Huntington 38 The most common length of time lived at a park is 5-10 years (15.8% of all residents). Almost as many have lived in their mobile homes for 10-15 years. Thirty-one percent of residents have lived in their current mobile home for 5-15 years. Years Lived in Current Mobile Home Number Percent 1 Year or Less 102 11.6% 1-3 Years 162 18.4% 3-5 Years 0 12.7% 5-10 Years 139 15.8% 10-15 Years 138 15.7% 15-20 Years 70 7.9% 20-25 Years 59 6.7% More than 25 Years 99 11.20/( Total 881 100°l0 14 Ninety-six percent . of the surveyed Huntington Beach mobile home residents own their mobile homes and rent their spaces. Two percent reported that they own their mobile home and own their space. Residents Who Own/Rent Their Home or Space Own Home and Own Home and Rent Home and Own Space Rent Space Rent Space Other` Total Mobile Home Park # % # % # % # % # j % - Beachview 1 4.2% 23 95.8% 0 0.0% 0 0.0% 24 100% Brookfield 0 0.0% 36 97.3% 0 0.0% 1 2.7% 37 100% Cabrillo 0 0.0% 16 94.1% 0 0.0% 1 5.9% 17 100% Del Mar 0 0.0% 37 97.4% 1 2.6% 0 0.0% 38 100% Huntington by the Sea 0 0.0% 74 98.7% 1 1.3% 0 0.0% 75 100% Huntington Harbor 9 23.1% 27 69.2% 0 0.0% 3 7.7% 39 1_00%_ Huntington Mobile Estates 0 0.0% 29 93.5% 0 0.0% 2 6.5% 31 100% Huntington Shorecliffs 0 0.0% 92 98.9% 0 0.0% 1 1.1% 93 i 100% Los Amigos 2 3.8% 51 96.2% 0 0.0% 0 0.0% 53 100% Mariner's Pointe 1 3.3% 29 96.7% 0 0.0% 0 0.0% 30 100% Ocean View Estates 0 0.0% 11 100.0% 0 0.0% 0 0.0% 11 100% ------- ---- ----- ----- - - ------------------- Pacific 1 1.5% 64 97.0% 1 1.5% 0 0.0% 66 100% Rancho Del Rey 2 1.4 137 96.5% 2 1.4% 1 0.7% 142_j_100%_ /0 Rancho Huntington 2 3.3% 56 93.3% 0 0.0% 2 3.3% 60 100% Sea Aira 0 0.0% 65 97.0% 1 1.5% 1 1.5% 67 100% --. _. .. - - - ---Sea Breeze Breeze 0 0.0% 16 100.0% 0 0.0% 0 0.0% 16 100% Skandia 0 0.0% 47 97.9% 1 2.1% 0 0.0% 48 100% ------------ -- --------- ------- ------------- Villa Huntington 0 0.0% 34 100.0% 0 0.0% 0 0.0% 34 100%- 2.0% 1 844 95.8% 1 7 0.8% 1 12 i 1.4% 1 881 100.0% 'Other category was selected in mailed resident survey without specifying what was meant by"other." The overwhelming majority of the residents (97.8%) who live in a mobile home park in Huntington Beach consider their mobile home as their primary residence. Only 2.2% of the residents who answered this question lived somewhere else and own their mobile home as a secondary residence. Even though there are assistance programs available to help the residents with rent and utilities, the majority of residents (80%) are not aware of such programs. Some of the programs that were identified by residents are electricity rebates from Southern California Edison (8), gas rebates (10), CA Housing and Urban Development (HUD) funding (3), City of 15 Huntington Beach low/no interest loans (3), Section 8 funding (3), and CARE (1). The breakdown by park is as follows: Huntington Beach Mobile Home Owner Assistance Program Usage h 0 4 ,per -W .prD`' O Mobile Home Park tv�� �J CU _ Beachview 0 0 0 0 0 0 0 Brookfield 0 0 1 0 0 1 0 Cabrillo ------------------�------- - --�---- �----�-----0----O-- - - - r ------- -- --- 0 __0_- ­0 - - - -- ---0 ------ 0---- --- --- Del Mar 0 0 0 0 0 0 0 Huntington by the Sea 0 0 0 0 0 0 0 Huntington Harbor 0 0 0 0 0 0 0 Huntington Estates 0 0 0 0 0 0 0 Huntington Shorecliffs 3 3 1 1 0 0 0 Los Amigos 0 0 0 0 0 0 0 Mariner's Pointe 0 0 1 1 0 0 0 Ocean View 0 0 0 0 0 0 0 Pacific 0 1 0 0 0 0 0 Rancho Del Rey 3 3 0 1 2 0 0 Rancho Huntington 1 2 0 0 0 0 1 Sea Aira 0 0 0 0 1 0 0 Sea Breeze 0 0 0 0 0 0 0 Skandia 1 1 0 0 0 0 0 Villa Huntington 0 0 0 0 0 0 0 Total 8 10 3 3 3 1 1 Fifty-six percent (493) of the residents are retired from the workforce and 29% (255) are employed full-time. Ten- percent (88) of residents have Employment Status Number Percent Employed Full-Time 255 29.1% Employed Part-Time 88 10.0% Unemployed or Disabled 40 4.6% Retired 4931 56.30/( Total 8761 100.0% some form of part-time employment, while 4.6% (40) of the residents are unemployed or disabled. Combining the retired, unemployed, and disabled categories, a total of 60.8% of the 876 residents who answered this question can be classified as not working. 16 Response rates for questions dealing with income are typically lower than that of other questions. Surprisingly, 785 (90%) of the mobile home residents answered this question. Almost one-third (32.9%) of mobile home households in Huntington Beach make less than $20,000 a year before taxes. The median household income for Huntington Beach mobile home residents ($29,053) is less than half that for Orange County households ($64,000). Only about 16% of the mobile home household incomes are at or above the County's median. Household Income Income Number of Percentage of Categories Residents Residents Less Than $10,000 76 9.7% $10,000-$19,999 182 23.2% $20,000-$29,999 148 18.9% $30,000-$39,999 115 14.6% $40,000-$49,999 77 9.8% $50,000-$59,999 65 8.3% $60,000-$69,999 37 4.7% $70,000-$79,999 32 4.1% $80,000-$89,999 16 2.0% $90,000-$99,999 17 2.2% $100,000 or Above 20 2.5% Total 785 100% MOBILE HOME COSTS The residents of the 18 mobile home parks were willing to provide information on their cost of housing. Unfortunately, many mobile home residents had difficulty recalling the amounts of rent increases over the last couple of years. Out of 860 people who were asked if they can remember the rent being raised in the last two years, 90.9% of the residents recall an increase in rent during that time period. The averages for 1999-2001 are as follows: in 1999, the average rent increase reported across all parks was $18.91. In 2000, there was an average increase of $22.07. Finally, this year to date has seen an average increase of $29.86. 17 Most of the residents reported their rent increased the first month of the year. Resident Reported Rent Increases for the Last Two Years Mobile Home Park 2001 2000 1999 Beachview $23.33 $22.08 $25.00 Brookfield $40.63 $31.18 $17.20 Cabrillo $0.00 $15.00 $0.00 Del Mar $25.00 $23.42 $15.00 Huntington by the Sea $32.69 $30.63 $30.12 Huntington Harbor $22.77 $27.63 $29.78 Huntington Estates $19.74 $18.16 $16.50 Huntington Shorecliffs $77.33 $31.12 $8.29 Los Amigos $20.68 $18.85 $21.24 Mariner's Pointe $11.68 $12.14 $8.33 Ocean View $15.00 $12.93 $6.00 Pacific $23.02 $24.07 $25.00 Rancho Del Re $15.43 $16.64 $18.81 Rancho Huntington $13.04 $15.60 $11.88 Sea Aira $25.05 $24.78 $31.29 Sea Breeze $13.00 $14.00 $13.00 Skandia $20.10 $19.21 $20.00 Villa Huntington $15.54 $14.24 $11.86 All Parks Total $29.86 1 $22.07 1 $18.91 Note: Residents only responded to knowledge of rent increases since 1999. Not all of the residents were able to answer the specific questions dealing with how much they spend on rent, mortgage, water and sewer, electricity, gas or propane, and homeowner's insurance. Averages were developed based upon the information given. According to the residents, the average rent paid on a monthly basis is $542.49. The average monthly mortgage payment is $419.77. The residents pay an average of $18.99 for water and sewer. The average electricity bill is $40.49. The average gas/propane bill is $46.46. The average monthly homeowner's insurance bill is $32.56 a month, or$390.72 a year. Based on the $542.49 average citywide rent reported by residents, the rent increases have been 3.49% in 1999, 4.07% in 2000, and 5.27% so far 18 in 2001. The latest information in the Consumer Price Index (CPI) in 1999 shows a 3.6% increase for LA, Anaheim, Riverside and a 4.1% increase for 2000. This information shows the mobile home park rent increase in 1999 was below the CPI, while the increases for 2000 and 2001 were 0.06% to 1.17% higher than the 2000 CPI. There were seven out of eighteen parks where the residents reported an average rate increase above CPI for 1999. There were also seven parks, not necessarily the same parks, which reported an increase above CPI in 2000. The CPI numbers are not yet available for 2001. Resident Reported Percentage Rent Increases Percent Percent Percent Increase Increase Increase Mobile Home Park 2001 2000 1999 Beachview 6.0% 5.7% 6.4% Brookfield 8.2% 6.3% 3.5% Cabrillo 0.0% 2.9% 0.0% Del Mar 5.2% 4.9% 3.1% Huntington by the Sea 4.2% 3.9% 3.9% Huntington Harbor 3.7% 4.5% 4.9% Huntington Mobile Estates 3.4% 3.1% 2.9% Huntington Shorecliffs 14.3% 5.7% 1.5% Los Amigos 4.1% 3.7% 4.2% Mariner's Pointe 2.2% 2.3% 1.6% Ocean View Estates 5.4% 4.6% 2.1% Pacific 5.4% 5.6% 5.8% Rancho Del Rey 2.8% 3.0% 3.4% Rancho Huntington 2.8% 3.3% 2.5% Sea Aira 3.8% 3.7% 4.7% Sea Breeze 3.0% 3.2% 3.0% Skandia 4.3% 1 4.1% 4.3% Villa Huntington 3.9% 3.6% 1 3.0% 19 • Orange County Mobile Home Park Managers PARK CHARACTERISTICS There are 203 mobile home parks in Orange County, excluding Huntington Beach, with approximately 30,000 spaces. Sixty-two of these parks responded to CDR's request for information. These parks represent a total of 9,942 spaces. Two of the 62 parks reported being resident- owned. The park managers reported 91 spaces available, for a vacancy rate of .92%. The reported number of leases longer than one year is 4,515 of 9,835 (45.9%). Amenities at the 62 parks include: pools (50 of 62), jacuzzi (33), sauna (13), clubhouse (55), barbecues (23), washing machine/dryer (59), public or common restrooms (54), tennis or basketball courts (8), billiards/pool table (43), shuffleboard (18) and other sports equipment (9). Distance to grocery stores/shopping centers range from across the street to 3 miles. Park Amenities Amenity Number Percent Swimming Pool 50 81% Jacuzzi 33 53% Sauna 13 21% Clubhouse 55 89% Barbecue 23 37% Washer/Dryer 59 95% Public/Common Restroom 54 87% Tennis or Basketball Court 8 13% Billiards/Pool Table 43 69% Shuffleboard 18 29% Other Sports Equipment 9 15% Sixty-nine percent of parks (43 of 62) reported awareness of rental assistance programs. Forty-two parks (68%) reported awareness of the usage of at least one rental assistance program in the park. The programs named were the Orange County Rental Assistance Program (OCRAP) Section 8; the Manufactured Housing Educational Trust 20 (MHET); Community Development Block Grant and programs from the cities of Anaheim, Brea, Placentia, San Juan Capistrano, Seal Beach and Stanton. A gas and electric utilities assistance program, California Alternate Rates for Energy program, (CARE) was also mentioned. These programs were mentioned by park managers although the validity of programs was not confirmed. Six parks reported having their own assistance program for residents in need. The mobile home park managers reported they do not keep track of the number of residents using the various rental assistance programs and were not aware of the numbers of residents using rental assistance programs. As with parks in Huntington Beach, mobile home park managers.do not sell mobile homes and are typically not involved in any way in the selling of mobile homes in their parks. Managers stated that they do not keep track of the number of mobile homes that are sold or how long mobile homes are for sale. The mobile home owner that sells their home or it is sold through a Mobile Home retailer. The park managers rent the spaces for mobile homes to the residents. The bank handles foreclosures and sales in lieu of foreclosure. Two hundred-nineteen homes were reported as known to be for sale (as of June 2001). Over a ten year period, since 1990, managers reported 134 (1.35%) homes as being foreclosed upon; 127 (1.28%) as sold in lieu of foreclosure and 2,909 (3.01%) sold (either a new home brought in or transfer of ownership). Park managers approximated this data. MOBILE HOME COSTS Space rental amounts vary greatly throughout Orange County. The lowest space rental amount found is $109 (at a senior park) and the highest is 21 $3580 (near the ocean). Rental amounts varied due to lot size, location of lot, proximity to water, number of bedrooms, number of stories, length of residency at park due to lease agreements and other reasons. The greatest difference at a single park between the low and high rent was about $2510. The average rent reported from 62 parks and for 9438 spaces is $680. Information on rent increases was not available from every park for every year since 1990. Thirteen parks did not provide specific rental increase amounts. Some space rental/lease agreements have rent increases written into the contract. These vary from a specified dollar amount to a percentage of rent plus CPI. Single year rent increases varied from no increase to a high of $150. Forty-eight parks raised the space rental amount at least once since 1990. The table below shows the average dollar increase for all parks reporting increases in a given year. Reported Rent Increase, June 2001 Year Average Number of Parks Increase with Increase 1990 $ 16.37 11 1991 $ 17.54 11 1992 $ 15.90 12 1993 $ 17.89 12 1994 $ 11.26 13 1995 $ 13.97 13 1996 $ 13.56 13 1997 $ 14.70 18 1998 $ 21.34 17 1999 $ 22.29 17 2000 $ 22.66 22 2001 $ 29.20 23 The following numbers of parks include these utilities in the space rental amount: water- 25, sewer- 32, trash- 31, electricity- 2, gas- 1, and cable-1. Two managers were able to report a specific dollar amount dedicated to a utility included in the rent. The other managers could not give a specific 22 _1 • • amount charge within the rental fee for each utility included in the rental payment. Mobile Home Market Although it was indicated above that the. information on the cost of mobile home housing was sometimes incomplete, estimates of the rate of price increase were calculated and then compared to the Consumer Price Index. Generally speaking, the pattern of price increase in both Huntington Beach and Orange County follow the Consumer Price Index for both "All Items" and "Residential Rent." These data also suggest that from 1990 to 1997, the increases were at a higher.rate in Huntington Beach but were at or below the Orange County average the last three years. Percentage Rates of Space Rent Increases for Huntington Beach and Orange County Mobile Home Parks and the Consumer Price Index, 1990 -2000 6.0I Wri , ;1 1 N � t j , N Hill, IN ns MENEM--WN IN, 3.0 u - a 2.0 - 1.0 0.0 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 Year --#—LA-Anaheim-Riverside Area Average CPI Huntington Beach Percent Increase - 'A - Orange County Percent Increase Source: U.S. Department of Labor, Bureau of Labor Statistics,Consumer Price Index. 23 APPENDIX RESIDENT SURVEY FORM i Huntin,aton -Beach Mobile Home Resident Survey Name: (Head of Household) Address: (Number) (Street) Phone No: ) Gender of Respondent a) Male b) Female Date of Survey: Interviewer: Notes: i Huntington Beach Mobile Home Survey 1. How long have you lived in your current mobile park home? a) One Year or Less e) More than 10 years, less than 15 years b) More than 1 year, less than 3 years. fl More than 15 years,less than 20 years c) More than 3 years, less than 5 years g) More than 20 years, less than 25 years d) More than 5 years, less than 10 years h) More than 25 years 2. Are you: a) Single (Never Married) b) Married c) Divorced d) Widowed e) Other 3. What is your age? a) _years old 4. Not including yourself, what are the ages of the people living in your home? a) ls` Person e) 5`h Person b) 2nd Person f) 61h.Person c) 3`d Person g) 71h Person d) 4`h Person h) 81h Person 5. Including yourself, how many.people currently live in your home? a) 1 Person e) 5 Persons b) 2 Persons f) 6 Persons c) 3 Persons g) 7 Persons d) 4 Persons h) 8 Persons or more 6. Is this mobile home your primary or secondary residence? a).Primary Residence b) Secondary Residence 1 1 7. I am going to read a list of amenities that mobile home parks may offer. Please tell me if your mobile home park offers these amenities. a) Pool/Jacuzzi Yes No b) Clubhouse/Meeting Room Yes No c) Transportation Yes No d) Barbecue Pits Yes No e) Washing Machines/Dryers Yes No f) Public Restrooms Yes No g) Tennis/Basketball Courts Yes No h) Sports Equipment Yes No i) Proximity to the Beach Yes No j) Proximity to Shopping Yes No S. Are there any other amenities that are offered to you by the mobile home park that were not mentioned? If yes, please list. a) b) c) d) 9. Do you currently... a) Own your mobile home and your space (pad) b) -Own your mobile home and rent your space (pad) c) Rent your mobile home and rent your space (pad) d) Other 10. In the past two years, have there been any rent.increases? a) Yes b)No 11. If yes to Question 10, please specify when and how much? Month/Year Amount a) 1 S` Increase b) 2"d Increase c) 3rd Increase d) 4t' Increase 12. Approximately, how much do you pay monthly for the following items? Please specify if the items are included in your mortgage/rent payment. Amount Included in Mortsaae Rent a) Rent for Home & Space (Pad) $ Yes No Yes No b) Rent for Space (Pad) Only $ Yes No Yes No c) Mortgage Payment $ Yes No Yes No d) Water and Sewer $ Yes No . Yes No e) Electricity $ Yes No Yes No f) Gas/Propane $ Yes No Yes No g) Homeowner's Insurance $ Yes No Yes No (Fire, Hazard, Flood) h) Other fees $ Yes No Yes No Total S 13. Are you familiar with any assistance programs offered to Mobile Home Park residents in Huntington Beach? a) Yes b) No 14. Are you currently using any assistance programs offered to Mobile Home Park residents in Huntington Beach? a) Yes b) .No 15. What assistance programs are you currently using? a) b) c) d) 16. Are you currently... a) Employed Full-time d) Retired b) Employed Part-time e) Unemployed c) Day laborer f) Disabled 17. During the past 12 months, was the total income of your household before taxes... a) Less than $10.000 g) $60,000 to $69,999 b) $10,000 to $19,999 h) $70,OOO.to $79,999 c) $20,000 to $29,999 i) $80,000 to $89,999 d) $3..0,000 to $39,999 j) $90,000 to $99,999 e) $40,000 to $49,999 k) $100,000 or above f) $50,000 to $59,999 18. Is the total income of your household composed of any of the following: a) Social Security Yes No b) Pension/Retirement Funds Yes No c) Disability Benefits Yes No d) Wages Yes No e) Income from Assets Yes No f) Alimony Yes No g) Child Support .Yes . No h) Government Assistance Programs (Calworks, Welfare, etc) Yes No i) Other Yes No Thank you for your time. APPENDIX II MOBILE HOME PARK SURVEY FORM Huntington Beach Mobile Home Park Owner/Manager Checklist Mobile Home Park: Meeting Date Met with: 1. Number of park spaces/pads: Total Number of homes for Sale Occupied Available 2. Range of space/pad rental amounts- different sizes? Locations? reason for cost? reason for cost? reason for cost? reason for cost? 3. Amenities a) Pool/Jacuzzi/Sauna Yes No b) Clubhouse/Meeting Room Yes No c) Transportation Services Yes No Rodgers/OCTA/busstop nearby? Y N d) Barbecues Yes No e) Washing Machines/Dryers Yes No f) Public/Common Restrooms Yes No g) Tennis/Basketball Courts Yes No h) Sports Equipment Yes No Billards/Shuffleboard i) Proximity to the Beach Yes No Distance? j) Proximity to Shopping Yes No Distance? 4. Which are included in the mortgage/rent payment. Amount Included in Rent a) Water and Sewer $ Yes No b) Electricity $ Yes No c) Gas/Propane $ Yes No d) Homeowner's Insurance $ Yes No (Fire, Hazard, Flood) e) Trash $ Yes No f) Other fees $ Yes No Total $ 5. How many long-term leases (over one-year) do you currently have? 6. Have there been any rent increases for spaces or pads since 1990? Y N when and how much? Amount 1990 1994 1998 1991 1995 1999 1992 1996 2000 1993 1997 2001 7. Are you familiar with any assistance programs offered to Mobile Home Park residents in Huntington Beach? Y N 8. Please list the assistance programs that you are aware of... 1. 2. 3. 4. 5. 6. 7. 9. What assistance programs are currently used at your park? 1. 2. 3. 4. 5. 6. 7. 10.Number of foreclosures since 1990? 11. Number of mobile homes sold since 1990? Total New brought in Transfer ownership 12. Number of mobile homes sold in lieu of foreclosure since 1990 Orange County Mobile Home Park Owner Checklist Mobile Home Park: Meeting Date Met/Spoke with: Address: City: Zip: 1. Number of park spaces/pads: Total Number of homes for Sale Occupied Available 2. Range of space/pad rental amounts- different sizes? Locations? reason for cost? reason for cost? reason for cost? reason for cost? 3. Amenities a) Pool/Jacuzzi/Sauna Yes No b) Clubhouse/Meeting Room Yes No c) Transportation Services Yes No OCTA/busstop nearby? Y N d) Barbecues Yes No e) Washing Machines/Dryers Yes No f) Public/ Common Restrooms Yes No g) Tennis/Basketball Courts Yes No h) Sports Equipment Yes No Billards/ Shuffleboard j) Distance to nearest grocery store Distance? 4. Which are included in the mortgage/rent payment. Amount Included in Rent a) Water and Sewer $ Yes No b) Electricity $ Yes No c) Gas/Propane $ Yes No d) Homeowner's Insurance $ Yes No (Fire, Hazard, Flood) e).Trash $ Yes No f) Other fees $ Yes No Total $ 5. How many (long-term) leases over one-year do you currently have? 6. Have there been any rent increases for spaces or pads since 1990? Y N when and how much? Amount 1990 1994 1998 1991 1995 1999 1992 1996 2000 1993 1997 2001 7. Are you familiar with any assistance programs offered to Mobile Home Park residents? Y N 8. Please list the assistance programs that you are aware of... 1. 2. 3. 4. 5. 6. 7. 9. What assistance programs are currently used at your park? 1. 2. 3. 4. 5. 6. 7. 10. Number of foreclosures since 1990? 11. Number of mobile homes sold since 1990? Total New brought in Transfer ownership 12. Number of mobile homes sold in lieu of foreclosure since 1990 Market Study of Mobile Home Parks in Orange County: Manager Checklist Mobile Home Park: Park Phone: City: Name of person completing this checklist: 1. Number of spaces/pads in park: Total Occupied Available Number of homes for sale 2. Range of space/pad rental amounts: Low $ High $ Reason for difference? 3. Amenities: Circle all that apply a) Pool Jacuzzi Sauna b) Clubhouse/Meeting Room c) Barbecues d) Washing Machines/Dryers e) Public/Common Restrooms 0 Tennis Basketball Courts Other(please specify): g) Billiards/Pool Table Shuffleboard Other(please specify): 4. How far is the nearest grocery store? miles 5. Does the park provide any transportation services for its residents? Yes No 6. Does OCTA provide services that are used in the park? Yes No 7. Is there a bus stop near the park? Yes No If yes, how far is the bus stop from the park? 8. Number of leases over one-year at the park: Please turn checklist over. l 9. Which are included in the space rental payment? Included in Amount of Rent Rent Dedicated to: a) Water Yes No $ b) Sewer Yes No $ c) Electricity Yes No $ d) Gas/Propane Yes No $ e) Homeowner's Insurance Yes No $ f) Trash Yes No $ g) Other fees Yes No $ 10. Amount and year of rent increases for spaces/pads since 1990: Amount Amount Amount 1990 $ 1994 $ 1998 $ 1991 $ 1995 $ 1999 $ 1992 $ 1996 $ 2000 $ 1993 $ 1997 $ 2001 $ 11. List the assistance programs offered to Mobile Home Park residents that you are aware of- 1. 2. 3. 4. 5. 12. Assistance programs currently used at the park: 1. 2. 3. 4.. 5. 13. Number of foreclosures since 1990: 14. Number of mobile homes sold in lieu of foreclosure since 1990: 15. Number of mobile homes sold since 1990: Total New brought in Transfer of ownership Thank you for completing our information checklist! Please enclose your completed form in the prepaid postage envelope and mail it back to: Center for Demographic Research P.O. Box 6850, Fullerton, CA 92834-6850 or fax to 714-278-5091 THANK YOU! 2 APPENDIX III TABLES Is the Mobile Home Your Primary or Secondary Residence? Primary Secondary Residence Residence Mobile Home Park Number Percent Number Percent Beachview 24 96.0% 1 4.0% Brookfield 37 100% 0 0.0% Cabrillo 17 100% 0 0.0% Del Mar 37 97.4% 1 2.6% Huntington by the Sea 75 98.7% 1 1.3% Huntington Harbor 40 100% 0 0.0% Huntington Mobile Estates 31 100% 0 0.0% Huntington Shorecliffs 90 96.8% 3 3.2% Los Amigos 52 98.1% 1 1.9% Mariner's Pointe 29 100% 0 0.0% Ocean View Estates 10 90.9% 1 9.1% Pacific 62 95.4% 3 4.6% Rancho Del Rey 140 98.6% 2 1.4% Rancho Huntington 59 95.2% 3 4.8% Sea Aira 67 100% 0 0.0% Sea Breeze 15 100% 0 0.0% Skandia 47 97.9% 1 2.1% Villa Huntington 32 194.1% 1 2 5.9% Income of Residents by Mobile Home Park Huntington Beach Less than $10,000- $20,000- $30,000- $40,000- $50,000- $60,000- $70,000- $80,000- $90,000- More than Mobile Home Park $10,000 $19,999 $19,999 $39,999 $49,999 $59,999 $69,999 $79,999 $89,999 $99,999 $100,000 # % # % # % # j % # % # % # % # %._... ..#....il-% # ..i_ .% . . # % Beachview 0 0 4 1 18.2 8 36.4 0 0 7 31.8 2 9.1 0 0 1 4.5 O 0 0 ! 0 0 0 � Brookfield 3 9.7 10 32.3 7 22.6 3 9.7 5 ! 16.1 2 6.5 0 0 0 0 0 0 1 3.2 0 0 ! Cabrillo 3 j 18.8 9 56.3 1 6.3 1 6.3 0 0 0 0 0 0 0 0 2 1 12.5 0 0 0 0 1 •. Del Mar 7 ! 19.4 12 it 33.3 9 25 2 5.6 3 18.3 0 � 0 1 2.8 1 ; 2.8 O i 0 1 1 2.8 O i 0 Huntington by the j Sea 1 1.4 4 5.6 7 9.9 13 18.3 4 ! 5.6 10 14.1 8 11.3 3 1 4.2 6 8.5 5 7 10 ! 14.1 Huntington Harbor 3 8.3 7 19.4 4 11.1 4 11.1 13 36.1 2 5.6 1 i 2.8 1 i 2.8 0 ; 0 0 0 1 2.8 Huntington Mobile 3 10 7 !, 23.3 5 16.7 5 16.7 6 20 1 3.3 0 0 3 i 10 0 j 0 0 ! 0 0 0 Estates ! Huntington 8 9.5 20 ' 23.8 24 28.6 10 11.9 8 9.5 9 10.7 3 3.6 1 1.2 0 ! 0 1 1.2 0 0 Shorecliffs I I Los Amigos 4 i 8.9 7 15.6 8 17.8 13 28.9 3 6.7 3 6.7 3 6.7 2 4.4 1 2.2 1 2.2 0 0 ! Mariner's Pointe 1 { 3.8 9 ! 34.6 8 30.8 3 11.5 2 7.7 2 7.7 0 0 0 0 0 0 0 i 0 1 1 3.8 Ocean View Estates 5 50 3 30 0 0 1 10 1 10 0 0 0 0 0 0 0 0 0 0 0 j 0 Pacific 5 8.3 14 23.3 6 10 13 21.7 5 8.3 5 8.3 5 8.3 4 6.7 2 3.3 0 0 1 1.7 Rancho Del Rey 13 10.7 34 27.9 18 ! 14.8 21 17.2 8 6.6 12 9.8 6 4.9 2 1.6 2 ! 1.6 3 2.5 3 2.5 • Rancho Huntington 6 13.6 12 27.3 11 25 10 22.7 1 2.3 1 2.3 0 0 1 2.3 0 0 1 2.3 1 2.3 Sea Aira 2 3.1 7 10.9 14 21.9 9 14.1 5 7.8 9 14.1 6 9.4 9 ! 14.1 1 1.6 0 0 2 3.1 i Sea Breeze 4 25 5 31.3 3 18.8 1 6.3 0 0 2 12.5 0 0 1 6.3 0 0 0 j 0 0 0 Skandia 7 115.6 9 20 10 22.2 4 8.9 5 11.1 4 8.9 3 6.7 1 2.2 1 2.2 1 2.2 0 0 I i i i i i i Villa Huntington 1 i 3.7 9 ' 33.3 5 `! 18.5 2 7.4 1 3.7 1 3.7 1 3.7 2 7.4 1 3.7 3 1 11.1 1 3.7 Total 76 10% 1 182 i 23% 148 ! 19% 1151 15% 77 10% 65 8% 1 37 5% 1 32 i 4% 1 16 2% 1 17 2% 1 20 i 3% I I 1 I Note:Total number of parks reported is 785;total percent=100% Years Lived in Current Mobile Home by Park Huntington Beach 1 Year or 1-3 Years 3-5 Years 5-10 Years 10-15 Years 15-20 Years 20-25 Years More than Total Mobile Home Park Less 25 Years # % # % # % # % # % # % # /o # /o # /o Beachview 3 12.0% 8 32.0% 5 20.0% 5 20.0% 0 0.0% 1 4.0% 2 8.0% 1 4.0% 25 i 100% Brookfield 5 13.5% 4 10.8% 6 : 16.2% 5 13.5% 5 13.5% 6 16.2% 1 2.7% 5 13.5% 37 1100% • Cabrillo 3 17.6% 7 i 41.2% 2 11.8% 0 0.0% 1 5.9% 2 11.8% 0 0.0% 2 11.8% 17 100% Del Mar 4 10.5% 4 10.5% 8 21.1% 6 15.8% 8 21.1% 0 0.0% 3 7.9% 5 13.2% 38 1100% Huntington by the Sea 14 18.4% 13 17.1% 16 21.1% 18 23.7% 6 7.9% 2 2.6% 5 6.6% 2 2.6% 76 1100% i Huntington Harbor 5 13.2% 7 1 18.4% 7 18.4% 7 18.4% 5 13.2% 4 10.5% 2 5.3% 1 2.6% 38 1100% Huntington Mobile Estates 6 19.4% 6 19.4% 1 3.2% 3 % 9.7% 9 ! 29.0% 0 0.0% 3 i 9.7% 3 9.7% 31 100% Huntington Shorecliffs 7 ! 7.5% 11 11.8% 14 15.1% 16 17.2% 11 11.8% 6 6.5% 10 10.8% 18 19.4% 93 100% r Los Amigos 6 11.3% 14 26.4% 2 3.8% 8 15.1% 7 13.2% 8 15.1% 4 7.5% 4 7.5% 53 100% Mariner's Pointe 5 1.6.7% 4 13.3% 5 16.7% 2 6.7% 8 26.7% 2 6.7% 1 3.3% 3 10.0% 30 1100% Ocean View Estates 2 18.2% 3 27.3% 0 0.0% 0 0.0% 6 54.5% 0 0.0% 0 0.0% 0 0.0% 11 1100% Pacific 6 j 9.2% 7 10.8% 8 12.3% 13 20.0% 7 10.8% 8 12.3% 2 3.1% 14 'i 21.5% 65 1100% Rancho Del Rey 18 12.7% 23 16.2% 13 9.2% 15 10.6% 24 16.9% 11 7.7% 11 7.7% 27 19.0% 142 1 100% Rancho Huntington 5 8.1% 12 19.4% 10 16.1% 10 16.1% 15 : 24.2% 3 4.8% 2 3.2% 5 8.1% 62 100% • Sea Aira 7 10.4% 19 28.4% 9 13.4% 12 17.9% 9 13.4% 7 10.4% 4 6.0% 0 0.0% 67 1100% Sea Breeze 0 0.0% 3 21.4% 1 7.1% 2 14.3% 4 28.6% 2 14.3% 1 7.1% 1 7.1% 14 100% Skandia 3 6.3% 15 31.3% 4 8.3% 12 25.0% 1 5 10.4% 1 1 2.1% 1 1 2.1% 7 14.6% 48 1100% Villa Huntington 3 8.8% 2 5.9% 1 2.9% 5 14.7% 1 8 j 23.5% 7 20.6% 1 7 j 20.6% 1 2.9% 34 j 100% Total 11021 11.6% 1621 18.4% 112 12.7% 139 15.8% 11381 15.7% 70 7.9% 1 591 6.7% 99 11.2% 881 11100% Mobile Home Foreclosures Huntington Beach Sold in Lieu of Foreclosure Park Foreclosures Since 1990 Since 1990 Beach View Mobile Home Park N/A N/A Brookfield Manor Mobile Estates 6 4 Cabrillo Mobile Home Park 0 N/A -. .........__..._..._... _. ... .. ..._ - Del Mar Estates 1 N/A Huntington by the Sea N/A N/A Huntington Harbor Mobile Home Park 0 0 Huntington Mobile Estates 1 0 Huntington Shorecliffs Mobile Home Park 13 N/A Los Amigos Mobile Home Park 0 2 Mariners Pointe 4 N/A Ocean View Estates 0 0 Pacific Mobile Home Park 0 1 --- y - _ ._._... ...._.._. _.. . ------._ _._... .......--- Rancho Del Re Mobile Home Park 3 N/A ...._.. . . -.—. -. .. . _.. _.. . ..-- - -- _ ...._ . . _ . .. . . --. Rancho Huntington Mobile Home Park N/A N/A Sea Aira Mobile Home Park 1 N/A Sea Breeze Mobile Estates 1 1 Skandia Mobile Home Park 0 1 Villa Huntington Mobile Castles 5 N/A Total 35 1.18% 9 0.30% Note: Banks handle mobile home foreclosures and sales in lieu of foreclosure. Park managers and owners are not involved in foreclosures,thus,the information is based on their estimates. Orange County Single Family Dwelling Units Notices of Default Recorded 1990-1999 Housing Units 1/1/2000 43,134 595,069 Rate of Default= 7.25% Source: Compiled by the Real Estate Research Council from data supplied by County Recorders. CA State.Department of Finance,January 2000. Sample of Mobile Home Parks Included in the Face-to-Face Resident Survey Number of Percent of Stratified Mobile Home Park Homes Sample Sample Beachview 82 3 15 Brookfield 139 5 25 Cabrillo Mobile Home Park 45 2 10 Del Mar Estates 142 5 25 Huntington By the Sea 306 10 50 Huntington Harbor 129 4 20 Huntin ton Mobile Estates 105 4 20 Huntington Shorecliffs 304 10 50 Los Amigos 145 5 25 Mariners Pointe 98 3 15 Ocean View Estates 40 1 5 Pacific 262 9 45 Rancho Del Rey 379 13 65 Rancho Huntington 193 6 30 Sea Aira 227 8 40 Sea Breeze 65 2 10 Skandia 167 6 30 Villa Huntington 123 4 20 Total 2,951 100% 500 Orange County Mobile Home Park Phone Interview Sample Park City -Spaces Anaheim Mobile Estates Anaheim 139 Del Ray Mobile Estates Anaheim 114 Plantation Mobile Estates Anaheim 122 Sunkist Gardens MHP Anaheim 215 Rancho Brea MH Estates Brea 100 Hoosier Trailer Ct Costa Mesa 41 Sea Breeze Villas" Costa Mesa 60 Starlite Village Costa Mesa 55 Cypress MP Cypress 56 Cedarhill Mobile CC* Fullerton 281 Fullerton Mobile Estates Fullerton 40 Del Prado MHP Club Garden Grove 169 Thunderbird Mobile Lode Garden Grove 103 El Morro Village Laguna each 294 Del Prado Bolsa MHP Midwa ity 189 Newport Terrace TP Newport each 56 Park Royal Orange 203 Orange Village MHP* Oran a 146 Capistrano Shores Inc. San Clemente 90 San Juan Mobile Estates San Juan Capistrano 312 Country Club MHP Mobile Manor Santa Ana 114 Liberty MH Court Santa Ana 99 Stonerid a Harbor Santa Ana 136 St. Andrews MHP* Santa Ana 34 Seal Beach TP Seal Beach 126 Katella MH Estates Stanton 279 New Villa Valencia Mobile Estates Tustin 148 Bolsa Verde Estates MHP Westminster 85 Regency Villa Westminster 127 Note:These mobile home parks,not including those replaced,represent a total of 3,412 mobile home spaces. This represents approximately 12%of all mobile homes in Orange County,excluding those in Huntington Beach. 'These mobile home parks were replaced. APPENDIX IV MAP r} �J I >n l: l I I I IItp Community Analysis Areas tllfots^ lii I II IS I 1{j: Ir.I.I III IC,I WS MOblle Home Pa rk sHuntington Beach 1. Rancho Del Rey Mobile Home Park i� .III I I II Motile Home Parks rrIr I ,IIJ( 2 Skandia Mobile Home Park _ ..I NOrthi ,:f n 1, 3. Huntington Harbor Mobile Horne Parkis �11 jn I, t �11i1, . Park I 5 I I I Sea Aira Mobile Home Park LI L 'r.��(3�,, +/t+,`t(•;:�,�{{i�J+(r J J2,i",d'-`II•tI'i,I TiI���1i1�pp�1I d�I.j r i 11i1 f-T�7(gI:c J�I$I�{ 6 BeachVieW Mobile Home Park 7 Villa Huntington Mobile Home Parklf,Lull' i.I;, �i J] I. 8. Ocean Vie Estates r 1-F. (— III- Amigos Los eomear IW! .Lrn 0. Brookfield Manor l 6 _i.„ill , • 11. Del Mar Mobile Homes t +I —�- ; I + 12. Mariners Points 3: 13. Rancho Huntington Mobile Home I ,r 4 I I .ie�tTw !tr IIJ �,I 14. HuntingtonShorediff 11 I 15. Pacific Trailer Park I'��I I ,r h ._ 18 Huntington Cabrillo Management Group 8 III III, µtsaly _iII�IIIrF 17. Hunti ngton by to Sea II i' i Mobile Estates lI � Mobile Home Parks ;8'; ! tfr,, Crlii �trI ,III III Iin Huntington Beach t ,LIL�I rt TIP- AI., I III Ir,lIll� l+ I I; } t,l tt 11. ,�,„�•v � I I, I, "s;' r l I ll lllJ %� Il , il,l I., .. F r T1, 1rl l f l { I6 .,, �� I: If 11 ,IFI 1, II Iri1. l �-II �i _I� � 1 _•, II ) �: Ir; N '. -1 1 115Or: el'.:l',vtiBB'a"tE vlTplill III { Y' )9 Ii r, i I P'll,I I I ,t!:{,IIIl,lC:( I 7 , y • ff 0 1 1 Mlles r1r IL V i g�h77 �I�I,�f�llirtll 1 II,I I IIII {I 1 t I � � � ,I •c}\ f I,_, ltl�lil{i. i. II� It Canter fur tknurgraphic Reseash Portions of this map are copyrighted,and mprod"d with Dermission gmrded by Thomas Bros.Maps. ,1 46 CITY OF HUNTINGTON BEACH InterOffice Communication Economic Development Department TO: Honorable Mayor and City Council Members FROM: Ray Silver, City Administrator PREPARED BY: David C. Biggs, Director of Economic Development DATE: July 16, 2001 SUBJECT: Study Session on July 16,2001 on Market Study of Mobile Homes in Huntington Beach Attached for your review is a copy of the PowerPoint Presentation that will be used to present the findings of the California State University Fullerton Center for Demographic Research market study of mobile home parks in Huntington Beach. This presentation will be given to the Council by the Center's director, Dr. Bill Gayk, at a Study Session this afternoon. o c o Z -1 c_ C n c�or� w = E 0JrTHE T MIM OFF 7 / ERO"AY,aW dam( . MW �y �r7 J !M7arketStudy of Mobile HHuntington Beach July 2001 7 Methodology • Face-to-Face Interviews of Huntington Beach Mobile Home Residents (500) • Mail Survey of Huntington Beach Mobile Home Residents (Mailed=2451 Returned=387) • Interviews of Huntington Beach Mobile Home Park Managers (18) • Interviews of Orange County Mobile Home Park Managers (24) • Mail Survey of Orange County Mobile Home Park Managers (38) 1 Major Findings 7 op"l Occupancy • High Occupancy Rate 2,963 Mobile Home Spaces • Conversely, Low 11 Vacant Spaces(0.4%) Vacancy Rate 18 Units For Sale (0.6%) OA- Lease Terms • Most leases are less Less than 1 yr than 1 year • 38% of the leases are longer than 1 year (1124) • 13 parks indicated that there are a very minimal 4LO number of leases over 1 year (1,839) More than 1 yr Residency • The Mobile Home is the Secondar Residence Primary Residence • Primary Residence — 97.8 • Secondary Residence 2.2% 40 Primary Residence 3 Ownership Status • Most Mobile Home Residents Own their 95.8%Own Home, Rent Space home but rent the space 2.0% Own Home, Own Space 0.8% Rent Home, Rent Space Turnover • Robust Turnover Rate 1,589 Mobile Homes • Foreclosures Below Sold Since 1990 (54%) County Rate 35 Units Foreclosed (1.2%) 7 Units Sold in Lieu of Foreclosure (0.2%) Orange County Foreclosures Rate (7.25%) 4 Age of Residents • An Older Adult Population •75+ ■64-74 � d ■55-64 ■45-54 ■35 44 ■18-34 ■0-18 0.0% 20.0% 40.0% OA— Gender of Respondents • Majority Female Female Male 5 Household Income • Lower Income Households ■s90,000+ ■s40,000- $59,999 to$20,000- Md $39,999 ■Less than $19,999 0 200 400 Space Rent • Wide Variation 10 - Rental Rates$220-$925 g - Average Rents$325- B $875 4 - Citywide Average $535 - Utilities included: sewer in 2 12 parks, trash in 11 and 0 water in 8 00 00 00 00 %N Jcaea 400•%N aboo S 6 Monthly Housing Costs • Components of Costs - Space - Mortgage - Water and Sewer - Electricity - Gas/Propane - Homeowners Insurance - Other Fees (trash, RV parking) Average Total Housing Costs Parks 14 12 10 - 8 - 6 4 2 0 $400-$600 $600-$800 $800-$1,000 $1,000+ Average Monthly Costs 7 Rate of Increase • Increases are Regular - 17 of 18 Parks _ - 10 Parks Per Year cvm.m.. • Dollar Amounts Low to Moderate - $26.43 (1990)- $12.59 (1995) _ • Pattern Follows CPI • Generally Above CPI - avg Assistance Programs . Little Awareness or Use of Assistance Programs - 14 park managers reported at least one program used in their park. Not all programs mentioned were assistance programs - Most Residents did not report using programs nor were aware of programs. Owl- Conclusions • Strong Demand for Mobile Homes • Older Population on Fixed Incomes below County Median • Mobile Home is Primary Residence • Predominately Owner Occupants • Most Leases Less than 1 Year • Regular Increases • Low to Moderate Dollar Amounts • Rates Above the CPI • Very Minimal Use or Awareness of Assistance Programs 9