AB 768: Why Malibu Mobilehome Residents and Renters Should Pay Attention

Whether you are a homeowner who lives here full-time or part-time, or a renter leasing from a homeowner, AB 768 could directly affect your housing costs and property value.

What is AB 768?

AB 768 is a California bill that has already passed the State Assembly by a 64–1 vote and is now in the State Senate. On January 20, 2026 As of mid-April, it was read in the Senate and referred to the Senate Rules Committee for assignment.

The bill would change how rent-control protections apply to mobilehome spaces. Under the current version, a space could lose local rent-control protection if park management determines the space is not being used as “permanent housing.”

Why this matters

If AB 768 becomes law, some mobilehome spaces may no longer be protected by local rent-control rules if they are found not to be used as permanent housing. That could expose homeowners and renters to substantial space-rent increases.

For homeowners, that may also affect resale value and equity, because buyers may discount homes that carry greater uncertainty about future space rents.

For renters, higher space rents may be passed through in the form of higher monthly rent, which may lead to needing to move! That means families might be forced to pull their kids from Malibu’s schools.

What does “permanent housing” mean?

The current bill shifts the legal standard away from whether the home is the owner’s “principal residence” and instead focuses on whether it is being used as “permanent housing.”

Residents are concerned this could create uncertainty for homes used in ways such as:

• a second home for seasonal or periodic use which homeowners are already paying a 15% premium

• a home rented for income, also paying a 15% space rent premium

• a home used by family members

• a home purchased now for retirement later

• a home vacated for an extend medical need or for transitioning to a long-term care facility

How will it Work?

The current bill text says park management must provide a written explanation of its determination that a home is exempt from rent control and provide relevant documents they used to make their determination. The homeowner then has 90 days to respond. If the homeowner disputes management’s claim, the bill creates a rebuttable presumption in favor of the homeowner’s statement unless management proves otherwise. These decisions will not be reviewable by the local Malibu Rent Stabilization Commission. Instead disputes will be litigated in a court of law, meaning expensive legal fees!

Why are people still concerned?

Even with those procedural protections, opponents argue that AB 768 could still weaken local rent-control protections and create uncertainty about who qualifies.

The Malibu City Council has publicly opposed AB 768 and discussed concerns about its effect on local residents and mobilehome values.

What happens next?

AB 768 is now in the Senate. The next steps are:

1. assignment to a Senate policy committee, likely Judiciary and Housing

2. committee hearings and votes

3. possible Senate floor vote

4. possible consideration by the Governor if passed

Why this page exists?

This page is intended to help Malibu mobilehome homeowners, residents, and renters understand what AB 768 could mean in practical terms: higher costs, less certainty, and potential downward pressure on home values if local protections are weakened. We are organizing as a unified coalition to fight this bill. We have hired lobbyists, lawyers and policy experts. We need your help to fund this extensive effort in order to maintain the status quo, and a stable mobilehome market in Malibu at the PDC and Paradise Cove.

Stay informed

As AB 768 moves through the Senate, residents should monitor the bill text and hearing schedule closely and consider contacting local and state representatives.