History of AAMHO

1975 – The Arizona State Legislature passed the first Mobile Home Parks Residential Landlord and Tenant Act.

1976 – The first mobile home owners association, Mobile Home Owners of Arizona (MHOA), was formed in Tucson.

1979 – Mobile home owners in the Greater Phoenix area formed Central Arizona Mobile Home Owners Association (CAMOA).

1984 – Rent control was petitioned for by MHOA and CAMOA. The effort was unsuccessful.

1985 – The Arizona state legislature formed a Study Committee made up of legislators, manufactured home owners and park owners to review the entire Landlord and Tenant Act. Both residents and landlords went in with proposed changes to the law and were told not to introduce any further changes unless all parties could agree to them.

1987 – After working a total of 3,000 hours, the Study Committee proposed many changes to the Act which were all adopted by the State Legislature. Among these were the Park Hearing Officer function and the Relocation Fund.

On January 1. 1987, MHOA and CAMOA merged to become AAMHO.

1991 – AAMHO was successful in expanding the definition of what constitutes retaliatory action. The retaliatory section of the law is important because it protects residents from eviction.

1994 – Salt River Project decided that manufactured home owners were not paying their fair share for electricity and tried to impose a special rate which was higher that the rate for site-built homes. Because AAMHO members turned out in force at public hearings, the special rate was not adopted.

1994-1995 – The U.S. Department of Housing and Urban Development (HUD) was adopting rules for the Fair Housing Amendment Act passed by Congress – a law which states all communities (including manufactured home parks) must decide whether they are a 55+ or 62 + community. HUD chose Phoenix as one of the five locations to hold a public hearing regarding their rules for age 55+ and age 62+ communities. Over 2000 AAMHO members attended the meething to speak against some of the proposed requirements, especially a requirement that they offer significant services and facilities especially designed for the elderly. AAMHO realized this would increase rent, and in 1995 AAMHO was successful in having this requirement removed from the law.

1995 – The mediation process was developed – residents and park owners can sit with a representative from AMMHO to discuss problems. Mediation is available to all AAMHO members and both the resident and the landlord must agree to a solution.

1996 – Caregiver guidelines were developed and passed into law.

1998 – Reasonable rent increases were introduced but not passed by the Legislature.

1999 – Legislation was finally passed for reigning in rent increases (10% plus change in CPI). Landlords must present prospective tenants with a history of previous rent increases. All Landlords must give a 90-day notice of a rent increase. Also, a landlord must, upon request, provide a four-year lease with rent increases clearly defined.

Park managers are required to have six hours of continuing education every two years.

Legislation was also passed regarding dealer walk-through of a new home. AAMHO worked with the Manufactured Housing Industry and had a home set up in the State Capital to show legislators the actual appearance of manufactured homes.

2000 – State legislation was passed regarding that section of the law expanding the Relocation Fund. It also increased the amount of money available to homeowners from the Fund. Also added that landlords must disclose to prospective residents their responsibility to carry homeowners insurance.

AAMHO also had the law clarify that a landlord could not evict persons on a month-to-month lease without just cause and proper notice.

In Arizona, if a person working on your home does not charge more than $750 for a job, that person does not have to be a licensed contractor. AAMHO successfully opposed legislation that would have increased the amount a person could charge without being licensed. State rules were also adopted regarding installers of manufactured homes. Most new homeowner problems are the result of improper installation, so AAMHO supported the changes.

2001 – AAMHO supported legislation that now makes it mandatory for all non-licensed contractors to state that they are not licensed in all of their advertising.

AAMHO worked on many “distressed mobile home park” ordinances in different cities.

2003 – AAMHO filed a suit against the State of Arizona regarding the misuse of the Relocation Fund and won the case. The Relocation Fund monies were replaced into the fund with the passing of SB 1049.

With the passing of SB 1049, there were changes in the dealing with the removal of mobile homes from parks. Under that bill, a landlord cannot require removal of a mobile home built before June 15, 1976 from the park solely because of the age of the home. The June 15, 1976 date was chosen because all homes built after that date are built in accordance with manufactured housing standards established by HUD.

AAMHO formed a Legislative Committee and hired a part-time lobbyist. Because of her extensive activity, we defeated some very bad pieces of Legislation that would have negatively affected manufactured home owners. The Legislative Committee has been hard at work ever since.

2004 – AAMHO stopped a bill concerning manufactured home park utilities. This bill would have made it so utility companies would have had no guidelines as to how much they may charge manufactured home owners for their utilities.

The City of Mesa tried to remove and condemn any homes more than 20 years old, no matter their condition. AAMHO successfully stopped this ordinance from passing and the language of the ordinance was changed to say that condemning a home must be based on condition only, regardless of whether it was a manufactured or a site-built home.

AAMHO started tenant workshops on the Landlord and Tenant Act.

2005 – State Legislation was passed allowing any park resident to file a complaint with the Director of the Department of Fire, Building and Life Safety if a park manager fails to produce proof of the education requirement for managers. This new legislation requires the Deirector to issue an order directing the Landlord to provide the necessary proof within 30 days and prescribes an initial $500 civil penalty for unsatisfactorily providing the evidence. Also, and additional penalty of $500 per month may be assessed for continuing non-compliance.

The same legislation also requires that notice to a prospective purchaser must identify specific reasons for disapproval. These reasons must be consistant with Federal and State Consumer Protection Laws.

This new legislation also provides that, if a landlord adopts a policy to permit subleasing, the landlord cannot reasonably withhold approval for prospective leasers of current homeowners’ units.

Under this legislation and additional $2500 may be collected from the Relocation Fund for incremental costs involved in moving a ground-set home from one community to another if all other requirements are met.

AAMHO began presenting manager training workshops so that the education requirements for management could be fulfilled.

2006 – State legislation was passed amending Section 33-2122 of the A.R.S. Relating to the Arizona Vehicle Long Term Rental Space Act. Managers of R.V. Parks are now required to provide the prospective tenant a copy of the Arizona Vehicle Long Term Rental Space Act before entering into a rental agreement.

2008 – Through the efforts of AAMHO, HB 2123 passed the State Legislature and was signed into law by the Governor. As a result of passing this bill, effective October 1, 2008, RV Parks will begin charging utility rates for park-supplied utilities that do not exceed the “prevailing single-family or residential charge, fee or rate” of the local provider.

** AAMHO has worked on many issues – fair water rates for residents, sales use taxes; assisting tenants to move when the park is closed; placement garbage dumpsters and zoning laws discriminating against manufactured home owners. Our main goal is to protect the manufactured home and RV owners living on leased land. With the help of our knowledgeable lobbyist, we are working diligently to continue improving this protection.

GC 23 - Copy-SM500

Picture: Grand Canyon, Arizona