California AB1128: Mobilehome parks: rent caps: City of Torrance.

What the bill says

An act to amend Section 798.30.5 of the Civil Code, relating to housing. housing Mobilehome parks: rent caps: City of Torrance. Existing law, the Mobilehome Residency Law, prescribes various terms and conditions of tenancies in mobilehome parks. The law defines “mobilehome park” for these purposes to mean an area of land where 2 or more mobilehome sites are rented, or held out for rent, to accommodate mobilehomes used for human habitation…

From the committee substitute text, August 17, 2026:

An act to amend Section 798.30.5 of the Civil Code, relating to housing. housing Mobilehome parks: rent caps: City of Torrance. Existing law, the Mobilehome Residency Law, prescribes various terms and conditions of tenancies in mobilehome parks. The law defines “mobilehome park” for these purposes to mean an area of land where 2 or more mobilehome sites are rented, or held out for rent, to accommodate mobilehomes used for human habitation. The law caps the amount by which management of a qualified mobilehome park may increase the gross rental rate for a tenancy over the course of any 12-month period. The cap is the lower of 5% of the lowest gross rental rate charge for a tenancy at any time during the preceding 12 months or 3% of that amount plus the percentage change in the cost of living. Under that law, a mobilehome park is subject to that cap if it is located within and governed by the jurisdictions of 2 or more incorporated cities. The law repeals these rent cap provisions on January 1, 2030. This bill would additionally make any mobilehome park that is located in the City of Torrance subject to that cap, as specified, and would extend the repeal of these rent cap provisions to January 1, 2036. For a mobilehome park that is located …

Read the full official text

Sponsors

• Al Muratsuchi (D, AD66) · primary sponsor
• Sharon Quirk-Silva (D, AD67) · primary sponsor

Latest actions

1. September 1, 2026: Assembly refused to concur in Senate amendments. (Ayes 28. Noes 18. Page 7081.)
2. September 1, 2026: Assembly refused to concur in Senate amendments. (Ayes 28. Noes 18.)
3. September 1, 2026: Assembly refused to concur in Senate amendments.
4. August 27, 2026: From committee: That the Senate amendments be concurred in. (Ayes 7. Noes 4.) (August 27).
5. August 26, 2026: Joint Rule 62(a), file notice suspended. (Page 6646.)
6. August 26, 2026: Joint Rule 62(a), file notice suspended.
7. August 26, 2026: Re-referred to Com. on H. & C.D. pursuant to Assembly Rule 77.2.
8. August 26, 2026: In Assembly. Concurrence in Senate amendments pending.
9. August 26, 2026: Read third time. Passed. Ordered to the Assembly. (Ayes 25. Noes 10.).
10. August 18, 2026: Read second time. Ordered to third reading.

Votes

• AB 1128 Muratsuchi Concurrence in Senate Amendments (September 1, 2026): 28 yea, 18 nay, failed
• With recommendation: That Senate amendments be concurred in. (August 27, 2026): 7 yea, 4 nay, passed
• Assembly 3rd Reading AB1128 Muratsuchi et al. By Allen (August 26, 2026): 26 yea, 10 nay, passed
• Do pass (June 30, 2026): 8 yea, 2 nay, passed
• AB 1128 Muratsuchi Assembly Third Reading (June 2, 2025): 79 yea, 0 nay, passed
• Do pass. (May 23, 2025): 14 yea, 0 nay, passed

Common questions

What is AB1128?

AB1128 is a bill in the California Legislature (2025-2026 Regular Session): Mobilehome parks: rent caps: City of Torrance.

What does AB1128 do?

In its own words: An act to amend Section 798.30.5 of the Civil Code, relating to housing. housing Mobilehome parks: rent caps: City of Torrance. Existing law, the Mobilehome Residency Law, prescribes various terms and conditions of tenancies in mobilehome parks. The law defines “mobilehome park” for these purposes to mean an area of land where 2 or more mobilehome sites are rented, or held out for rent, to accommodate mobilehomes used for human habitation…

What is the status of AB1128?

In committee as of September 1, 2026. Latest action: Assembly refused to concur in Senate amendments. (Ayes 28. Noes 18. Page 7081.) (September 1, 2026).

Who sponsored AB1128?

Al Muratsuchi (D, AD66), with 1 co-sponsor.

Where is the official record for AB1128?

On the California Legislature website: https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202520260AB1128