California 20252026 Regular Session Status: Introduced 2 D cosponsors

AB 1128 — Mobilehome parks: rent caps: City of Torrance.

Last action — Assembly refused to concur in Senate amendments.

  1. 1
    Introduced
  2. 2
    In Committee
  3. 3
    Passed Assembly
  4. 4
    Passed Senate
  5. 5
    To Executive
  6. 6
    Enacted

This bill has been introduced in the Assembly. Introduced February 20, 2025. It must pass committee before a floor vote.

Next likely step: a committee referral and hearing.

Odds of enactment

Low chance

Based on the sponsor, cosponsors, and committee posture, this bill has a low chance of becoming law.

Upgrade to see the exact probability and what's driving it.

A statistical estimate from our own model of past outcomes — an insight, not a guarantee. Policymaking is volatile.

Prognosis

Stalled 14% · moderate confidence

  • Introduced

    Current position in the legislative process.

  • 2 sponsors

    1 primary, 1 co-sponsors signed on.

  • Single-party support

    Sponsorship is currently within one party (2 D).

  • Mixed recorded votes

    8 passed, 1 failed in recorded votes so far.

Based on stage, sponsorship breadth, committee status, recorded votes, and cross-state momentum — a description of the observable signals, not a prediction.

In plain language

This bill establishes rent caps for mobilehome parks in Torrance.

AB 1128 sets limits on how much rent can increase in mobilehome parks located in the City of Torrance. This aims to provide stability for residents by preventing significant rent hikes.

What this means for you
  • Families: This bill may help families in mobilehome parks by limiting how much their rent can increase.

Summary

Mobilehome parks: rent caps: City of Torrance.

Bill Text

How this bill changes current law

1 change Share ↗

AI-generated reading aid from the bill's amendatory text — verify against the official bill.

This bill amends 1 section(s) of the California codes: Section 798.30.5 of the Civil Code.

  • Section 798.30.5 of the Civil Code

    subdivision (b), Except as not described in subdivision (g) not described in subdivision (g) Notwithstanding (⟦INS⟧i⟦/INS⟧) Bernardo-Ontario (2), (2) Sections 798.17, 798.45, → subdivisions (b), (f), and (g), qualified In addition to the application of this section as that is located in the City of Torrance that is located in the City of Torrance that is located in the City of Torrance In addition to the application of this section as provided in i (i) Bernardino-Ontario (3), (2) “Management” means the management, as defined in Section 798.2, of a qualified mobilehome park. (3) (4) “Qualified mobilehome park” means a mobilehome park, as defined in Section 798.4, that is located in the City of Torrance or within and governed by the jurisdiction of two or more incorporated cities. Section 798.45 SEC. 3.

    amended

Action History

  1. Assembly refused to concur in Senate amendments.

  2. From committee: That the Senate amendments be concurred in. (Ayes 7. Noes 4.) (August 27).

  3. Joint Rule 62(a), file notice suspended.

  4. Re-referred to Com. on H. & C.D. pursuant to Assembly Rule 77.2.

  5. In Assembly. Concurrence in Senate amendments pending.

  6. Read third time. Passed. Ordered to the Assembly. (Ayes 25. Noes 10.).

  7. Read second time. Ordered to third reading.

  8. Read third time and amended. Ordered to second reading.

  9. Read second time. Ordered to third reading.

  10. From committee: Do pass. (Ayes 8. Noes 2.) (June 30).

  11. Re-referred to Com. on JUD.

  12. Withdrawn from committee.

  13. Re-referred to Com. on RLS.

  14. From committee chair, with author's amendments: Amend, and re-refer to committee. Read second time, amended, and re-referred to Com. on ED.

  15. In committee: Hearing postponed by committee.

  16. Referred to Com. on ED.

  17. In Senate. Read first time. To Com. on RLS. for assignment.

  18. Read third time. Passed. Ordered to the Senate. (Ayes 79. Noes 0. Page 1878.)

  19. Read second time. Ordered to third reading.

  20. From committee: Do pass. (Ayes 14. Noes 0.) (May 23).

  21. In committee: Set, first hearing. Referred to suspense file.

  22. From committee: Do pass and re-refer to Com. on APPR. with recommendation: To Consent Calendar. (Ayes 9. Noes 0.) (March 26). Re-referred to Com. on APPR.

  23. Re-referred to Com. on ED.

  24. From committee chair, with author's amendments: Amend, and re-refer to Com. on ED. Read second time and amended.

  25. Referred to Com. on ED.

  26. From printer. May be heard in committee March 23.

  27. Read first time. To print.

Sponsors

Sponsorship breakdown

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1 sponsors · 1 co-sponsors · 120 not signed on · 27 voted No

Sponsors (1)

Co-sponsors (1)

Not signed on (120)

120 members have not signed on to this bill.

Show all 120 →

"Not signed on" means a member has not sponsored or co-sponsored this bill — it does not imply opposition. Members flagged Voted No have a recorded No vote on this bill.

Whip count is in markup. Polling the chamber and every recorded vote this session. Only the first open is slow. It’s instant for you after this. Calling the roll · Tallying · Engrossing

Votes

AB 1128 Muratsuchi Concurrence in Senate Amendments

Failed 28 Yea · 18 Nay · 33 Other
Party YeaNayPresentNot Voting
Republican 01503
Democratic 251028
Unaffiliated 3202
Total 2818033
% of votes cast 35%23%0%42%
How each member voted (79)
Member Party Vote
Patterson — Nay
Ávila Farías — Nay
Rivas — Not Voting
Carrillo — Not Voting
Fong — Yea
Garcia — Yea
Lowenthal — Yea
Addis, Dawn Democratic Yea
Aguiar-Curry, Cecilia M. Democratic Not Voting
Ahrens, Patrick Democratic Not Voting
Alvarez, David Democratic Not Voting
Arambula, Joaquin Democratic Yea
Bains, Jasmeet Democratic Not Voting
Bauer-Kahan, Rebecca Democratic Not Voting
Bennett, Steve Democratic Yea
Berman, Marc Democratic Yea
Boerner, Tasha Democratic Yea
Bonta, Mia Democratic Yea
Bryan, Isaac G. Democratic Yea
Calderon, Lisa Democratic Not Voting
Caloza, Jessica Democratic Not Voting
Connolly, Damon Democratic Not Voting
Elhawary, Sade Democratic Yea
Gabriel, Jesse Democratic Not Voting
Gipson, Mike A. Democratic Not Voting
González, Mark Democratic Yea
Haney, Matt Democratic Yea
Harabedian, John Democratic Yea
Hart, Gregg Democratic Yea
Irwin, Jacqui Democratic Not Voting
Jackson, Corey A. Democratic Yea
Kalra, Ash Democratic Yea
Krell, Maggy Democratic Not Voting
Lee, Alex Democratic Yea
McKinnor, Tina Democratic Yea
Muratsuchi, Al Democratic Yea
Nguyen, Stephanie Democratic Not Voting
Ortega, Liz Democratic Yea
Pacheco, Blanca Democratic Not Voting
Papan, Diane Democratic Not Voting
Patel, Darshana R. Democratic Not Voting
Pellerin, Gail Democratic Yea
Petrie-Norris, Cottie Democratic Not Voting
Quirk-Silva, Sharon Democratic Yea
Ramos, James C. Democratic Not Voting
Ransom, Rhodesia Democratic Not Voting
Rodriguez, Celeste Democratic Yea
Rodriguez, Michelle Democratic Not Voting
Rogers, Chris Democratic Not Voting
Rubio, Blanca E. Democratic Not Voting
Schiavo, Pilar Democratic Not Voting
Schultz, Nick Democratic Yea
Sharp-Collins, LaShae Democratic Yea
Solache, Jr., José Luis Democratic Not Voting
Soria, Esmeralda Democratic Not Voting
Stefani, Catherine Democratic Yea
Valencia, Avelino Democratic Nay
Ward, Christopher M. Democratic Yea
Wicks, Buffy Democratic Not Voting
Wilson, Lori D. Democratic Not Voting
Zbur, Rick Chavez Democratic Not Voting
Alanis, Juan Republican Nay
Castillo, Leticia Republican Not Voting
Chen, Phillip Republican Nay
Davies, Laurie Republican Nay
DeMaio, Carl Republican Nay
Dixon, Diane Republican Nay
Ellis, Stan Republican Nay
Flora, Heath Republican Not Voting
Gonzalez, Jeff Republican Nay
Hadwick, Heather Republican Nay
Hoover, Josh Republican Nay
Johnson, Natasha Republican Nay
Lackey, Tom Republican Not Voting
Macedo, Alexandra Republican Nay
Sanchez, Kate Republican Nay
Ta, Tri Republican Nay
Tangipa, David J. Republican Nay
Wallis, Greg Republican Nay

Official roll call →

With recommendation: That Senate amendments be concurred in.

Passed 7 Yea · 4 Nay · 1 Other
Party YeaNayPresentNot Voting
Democratic 7001
Unaffiliated 0100
Republican 0300
Total 7401
% of votes cast 58%33%0%8%
How each member voted (12)
Member Party Vote
Ávila Farías — Nay
Caloza, Jessica Democratic Yea
Garcia, Robert Democratic Yea
Haney, Matt Democratic Yea
Kalra, Ash Democratic Yea
Lee, Alex Democratic Yea
Quirk-Silva, Sharon Democratic Yea
Wicks, Buffy Democratic Yea
Wilson, Lori D. Democratic Not Voting
Patterson, Joe Republican Nay
Ta, Tri Republican Nay
Tangipa, David J. Republican Nay

Official roll call →

Committee vote — Committee CX10 — Committee vote

Passed 7 Yea · 4 Nay · 1 Other
Party YeaNayPresentNot Voting
Democratic 6001
Unaffiliated 1200
Republican 0200
Total 7401
% of votes cast 58%33%0%8%
How each member voted (12)
Member Party Vote
Patterson — Nay
Ávila Farías — Nay
Garcia — Yea
Caloza, Jessica Democratic Yea
Haney, Matt Democratic Yea
Kalra, Ash Democratic Yea
Lee, Alex Democratic Yea
Quirk-Silva, Sharon Democratic Yea
Wicks, Buffy Democratic Yea
Wilson, Lori D. Democratic Not Voting
Ta, Tri Republican Nay
Tangipa, David J. Republican Nay

Official roll call →

Assembly 3rd Reading AB1128 Muratsuchi et al. By Allen

Passed 26 Yea · 10 Nay · 4 Other
Party YeaNayPresentNot Voting
Unaffiliated 5100
Republican 0801
Democratic 21103
Total 261004
% of votes cast 65%25%0%10%
How each member voted (40)
Member Party Vote
Allen — Yea
Gonzalez — Yea
Ochoa Bogh — Nay
Pérez — Yea
Rubio — Yea
Weber Pierson — Yea
Archuleta, Bob Democratic Not Voting
Arreguín, Jesse Democratic Yea
Ashby, Angelique V. Democratic Yea
Becker, Josh Democratic Yea
Blakespear, Catherine S. Democratic Yea
Cabaldon, Christopher Democratic Nay
Caballero, Anna M. Democratic Yea
Cervantes, Sabrina Democratic Yea
Cortese, Dave Democratic Yea
Durazo, Maria Elena Democratic Not Voting
Grayson, Timothy S. Democratic Yea
Hurtado, Melissa Democratic Yea
Laird, John Democratic Not Voting
Limón, Monique Democratic Yea
McGuire, Mike Democratic Yea
McNerney, Jerry Democratic Yea
Menjivar, Caroline Democratic Yea
Padilla, Stephen C. Democratic Yea
Reyes, Eloise Gómez Democratic Yea
Richardson, Laura Democratic Yea
Smallwood-Cuevas, Lola Democratic Yea
Stern, Henry I. Democratic Yea
Umberg, Thomas J. Democratic Yea
Wahab, Aisha Democratic Yea
Wiener, Scott D. Democratic Yea
Alvarado-Gil, Marie Republican Nay
Choi, Steven S. Republican Nay
Dahle, Megan Republican Nay
Grove, Shannon Republican Nay
Jones, Brian W. Republican Not Voting
Niello, Roger W. Republican Nay
Seyarto, Kelly Republican Nay
Strickland, Tony Republican Nay
Valladares, Suzette Martinez Republican Nay

Official roll call →

3rd Reading AB1128 Muratsuchi et al. By Allen

Passed 26 Yea · 10 Nay · 4 Other
Party YeaNayPresentNot Voting
Democratic 26103
Republican 0901
Total 261004
% of votes cast 65%25%0%10%
How each member voted (40)
Member Party Vote
Allen, Benjamin Democratic Yea
Archuleta, Bob Democratic Not Voting
Arreguín, Jesse Democratic Yea
Ashby, Angelique V. Democratic Yea
Becker, Josh Democratic Yea
Blakespear, Catherine S. Democratic Yea
Cabaldon, Christopher Democratic Nay
Caballero, Anna M. Democratic Yea
Cervantes, Sabrina Democratic Yea
Cortese, Dave Democratic Yea
Durazo, Maria Elena Democratic Not Voting
Gonzalez, Lena A. Democratic Yea
Grayson, Timothy S. Democratic Yea
Hurtado, Melissa Democratic Yea
Laird, John Democratic Not Voting
Limón, Monique Democratic Yea
McGuire, Mike Democratic Yea
McNerney, Jerry Democratic Yea
Menjivar, Caroline Democratic Yea
Padilla, Stephen C. Democratic Yea
Pérez, Sasha Renée Democratic Yea
Reyes, Eloise Gómez Democratic Yea
Richardson, Laura Democratic Yea
Rubio, Susan Democratic Yea
Smallwood-Cuevas, Lola Democratic Yea
Stern, Henry I. Democratic Yea
Umberg, Thomas J. Democratic Yea
Wahab, Aisha Democratic Yea
Weber Pierson, M.D., Akilah Democratic Yea
Wiener, Scott D. Democratic Yea
Alvarado-Gil, Marie Republican Nay
Choi, Steven S. Republican Nay
Dahle, Megan Republican Nay
Grove, Shannon Republican Nay
Jones, Brian W. Republican Not Voting
Niello, Roger W. Republican Nay
Ochoa Bogh, Rosilicie Republican Nay
Seyarto, Kelly Republican Nay
Strickland, Tony Republican Nay
Valladares, Suzette Martinez Republican Nay

Official roll call →

Committee vote — Committee CS53 — Committee vote

Passed 8 Yea · 2 Nay · 3 Other
Party YeaNayPresentNot Voting
Republican 0200
Democratic 7003
Unaffiliated 1000
Total 8203
% of votes cast 62%15%0%23%
How each member voted (13)
Member Party Vote
Weber Pierson — Yea
Allen, Benjamin Democratic Yea
Ashby, Angelique V. Democratic Not Voting
Caballero, Anna M. Democratic Yea
Durazo, Maria Elena Democratic Not Voting
Laird, John Democratic Not Voting
Reyes, Eloise Gómez Democratic Yea
Stern, Henry I. Democratic Yea
Umberg, Thomas J. Democratic Yea
Wahab, Aisha Democratic Yea
Wiener, Scott D. Democratic Yea
Niello, Roger W. Republican Nay
Valladares, Suzette Martinez Republican Nay

Official roll call →

AB 1128 Muratsuchi Assembly Third Reading

Passed 79 Yea · 0 Nay
Party YeaNayPresentNot Voting
Democratic 59000
Republican 19000
Unaffiliated 1000
Total 79000
% of votes cast 100%0%0%0%
How each member voted (79)
Member Party Vote
Ávila Farías — Yea
Addis, Dawn Democratic Yea
Aguiar-Curry, Cecilia M. Democratic Yea
Ahrens, Patrick Democratic Yea
Alvarez, David Democratic Yea
Arambula, Joaquin Democratic Yea
Bains, Jasmeet Democratic Yea
Bauer-Kahan, Rebecca Democratic Yea
Bennett, Steve Democratic Yea
Berman, Marc Democratic Yea
Boerner, Tasha Democratic Yea
Bonta, Mia Democratic Yea
Bryan, Isaac G. Democratic Yea
Calderon, Lisa Democratic Yea
Caloza, Jessica Democratic Yea
Carrillo, Juan Democratic Yea
Connolly, Damon Democratic Yea
Elhawary, Sade Democratic Yea
Fong, Mike Democratic Yea
Gabriel, Jesse Democratic Yea
Garcia, Robert Democratic Yea
Gipson, Mike A. Democratic Yea
González, Mark Democratic Yea
Haney, Matt Democratic Yea
Harabedian, John Democratic Yea
Hart, Gregg Democratic Yea
Irwin, Jacqui Democratic Yea
Jackson, Corey A. Democratic Yea
Kalra, Ash Democratic Yea
Krell, Maggy Democratic Yea
Lee, Alex Democratic Yea
Lowenthal, Josh Democratic Yea
McKinnor, Tina Democratic Yea
Muratsuchi, Al Democratic Yea
Nguyen, Stephanie Democratic Yea
Ortega, Liz Democratic Yea
Pacheco, Blanca Democratic Yea
Papan, Diane Democratic Yea
Patel, Darshana R. Democratic Yea
Pellerin, Gail Democratic Yea
Petrie-Norris, Cottie Democratic Yea
Quirk-Silva, Sharon Democratic Yea
Ramos, James C. Democratic Yea
Ransom, Rhodesia Democratic Yea
Rivas, Robert Democratic Yea
Rodriguez, Celeste Democratic Yea
Rodriguez, Michelle Democratic Yea
Rogers, Chris Democratic Yea
Rubio, Blanca E. Democratic Yea
Schiavo, Pilar Democratic Yea
Schultz, Nick Democratic Yea
Sharp-Collins, LaShae Democratic Yea
Solache, Jr., José Luis Democratic Yea
Soria, Esmeralda Democratic Yea
Stefani, Catherine Democratic Yea
Valencia, Avelino Democratic Yea
Ward, Christopher M. Democratic Yea
Wicks, Buffy Democratic Yea
Wilson, Lori D. Democratic Yea
Zbur, Rick Chavez Democratic Yea
Alanis, Juan Republican Yea
Castillo, Leticia Republican Yea
Chen, Phillip Republican Yea
Davies, Laurie Republican Yea
DeMaio, Carl Republican Yea
Dixon, Diane Republican Yea
Ellis, Stan Republican Yea
Flora, Heath Republican Yea
Gallagher, James Republican Yea
Gonzalez, Jeff Republican Yea
Hadwick, Heather Republican Yea
Hoover, Josh Republican Yea
Lackey, Tom Republican Yea
Macedo, Alexandra Republican Yea
Patterson, Joe Republican Yea
Sanchez, Kate Republican Yea
Ta, Tri Republican Yea
Tangipa, David J. Republican Yea
Wallis, Greg Republican Yea

Official roll call →

Do pass.

Passed 14 Yea · 0 Nay · 1 Other
Party YeaNayPresentNot Voting
Democratic 11000
Republican 3001
Total 14001
% of votes cast 93%0%0%7%
How each member voted (15)
Member Party Vote
Arambula, Joaquin Democratic Yea
Calderon, Lisa Democratic Yea
Caloza, Jessica Democratic Yea
Elhawary, Sade Democratic Yea
Fong, Mike Democratic Yea
González, Mark Democratic Yea
Hart, Gregg Democratic Yea
Pacheco, Blanca Democratic Yea
Pellerin, Gail Democratic Yea
Solache, Jr., José Luis Democratic Yea
Wicks, Buffy Democratic Yea
Dixon, Diane Republican Yea
Sanchez, Kate Republican Not Voting
Ta, Tri Republican Yea
Tangipa, David J. Republican Yea

Official roll call →

Do pass and be re-referred to the Committee on [Appropriations] with recommendation: To Consent Calendar

Passed 9 Yea · 0 Nay
Party YeaNayPresentNot Voting
Democratic 7000
Republican 2000
Total 9000
% of votes cast 100%0%0%0%
How each member voted (9)
Member Party Vote
Addis, Dawn Democratic Yea
Alvarez, David Democratic Yea
Bonta, Mia Democratic Yea
Garcia, Robert Democratic Yea
Lowenthal, Josh Democratic Yea
Muratsuchi, Al Democratic Yea
Patel, Darshana R. Democratic Yea
Castillo, Leticia Republican Yea
Hoover, Josh Republican Yea

Official roll call →

Subjects

housing labor education
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Frequently asked questions

What does AB 1128 do?
Mobilehome parks: rent caps: City of Torrance.
Who sponsors AB 1128?
AB 1128 is sponsored by Muratsuchi, Al (Democratic) and Quirk-Silva, Sharon (Democratic).
What is the current status of AB 1128?
This bill has been introduced in the Assembly. Introduced February 20, 2025. It must pass committee before a floor vote.
Where can I track AB 1128?
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