Fee petition mechanics · Updated July 2026
California mobilehome residency law attorney fee petition mechanics: date of mobilehome park operator unlawful act as primary Welch anchor, Civ. Code § 798.86 mandatory attorney fees to prevailing party
California Mobilehome Residency Law enforcement (Civ. Code §§ 798–799.11 — MRL; § 798.86: 'In any action arising out of the provisions of this chapter the prevailing party shall be entitled to reasonable attorney's fees and costs' — bilateral mandatory attorney fees to prevailing party; § 798.55 MRL just-cause eviction protections requiring one of fourteen exclusive grounds for termination of tenancy; § 798.17 90-day advance written notice requirement for any rent increase; § 798.25 6-month advance written notice for changes to park rules and regulations; § 798.75 unlawful removal of mobilehome from park — the park operator may not remove a resident's mobilehome from the park except as authorized by court order; § 798.56 fourteen exclusive grounds for termination of tenancy in a mobilehome park; § 798.61 abandoned mobilehome procedures; § 798.88 mobilehome park resident right to purchase the park (Mobilehome Park Resident Opportunity to Purchase Act); ONLY page in the fee-petition-mechanics series where the primary Welch temporal anchor is in the MOBILEHOME PARK MANAGEMENT SOFTWARE INSTITUTIONAL CALENDAR DATE (Yardi Voyager Affordable Housing module, Rent Manager, AppFolio Property Manager mobilehome park module, RealPage OneSite, StoragePug Park Management, RMS Utility Billing and Tenant Management — each records rent increase notice generation dates, notice-to-quit dates, eviction notice dates, utility billing dates, park rule change notification dates, and annual registration renewal dates on the park operator's own institutional park management calendar entirely outside resident attorney's scheduling control); no federal mobilehome residency rights statute with private attorney fee-shifting for park operator MRL violations exists (the federal Manufactured Housing and Safety Standards Act [42 U.S.C. § 4541] governs manufacturing safety standards for mobilehome construction; the HUD Manufactured Housing Program provides regulatory oversight; neither creates private attorney fee-shifting for California MRL violations → pure Ketchum multiplier eligible with no Dague constraint); DISTINCT from Civ. Code § 1946.2 Tenant Protection Act AB 1482 [tier_hhh — conventional residential rental apartments, houses, and condominiums; § 798 MRL exclusively governs mobilehome parks as defined in § 798.4; different regulatory agencies (HCD for MRL vs. local rent boards); different statutory frameworks; § 798.86 bilateral mandatory fees vs. § 1946.2 no mandatory fee provision], Civ. Code § 789.3 tenant lockout [tier_jjj — general residential lockout; § 798.75 MRL unlawful removal of mobilehome has its own MRL framework], Civ. Code § 1940.2 landlord harassment [tier_uuu — conventional residential tenancy; § 798 MRL has its own park-specific harassment prohibitions]; Ketchum v. Moses 24 Cal.4th 1122 (2001); PLCM Group Inc. v. Drexler 22 Cal.4th 1084 (2000); Hensley v. Eckerhart 461 U.S. 424 (1983) lodestar from DATE OF MOBILEHOME PARK OPERATOR'S UNLAWFUL ACT; Missouri v. Jenkins 491 U.S. 274 (1989) fees-on-fees) — solos billing hourly on mandatory attorney fees — in actions where the primary Welch temporal anchor is the DATE OF MOBILEHOME PARK OPERATOR'S UNLAWFUL ACT (the ONLY primary anchor in the fee-petition-mechanics series in a MOBILEHOME PARK MANAGEMENT SOFTWARE INSTITUTIONAL CALENDAR DATE; Yardi Voyager, Rent Manager, AppFolio, RealPage OneSite, RMS — park's own institutional calendar records rent increase notice dates, notice-to-quit dates, eviction notice dates, utility billing dates entirely outside resident attorney's scheduling control; no federal MRL attorney fee parallel → pure Ketchum no Dague) — generate three billing gaps driven by § 798 MRL violation analysis and notice defect documentation advisory calls, the concurrent mobilehome park management software calendar and HCD park registration and inspection calendar and local mobilehome rent stabilization board calendar advisory calls on external institutional calendars entirely outside attorney control, and the § 798.86 attorney fee petition and pure Ketchum multiplier advisory calls: § 798 MRL violation analysis and notice defect documentation advisory calls (7 clients × 2 calls × 42 min × 55% untracked ≈ 5.39 hrs = $1,617–$2,695/year at $300–$500/hr), mobilehome park management software calendar advisory and HCD park registration and inspection calendar advisory and local mobilehome rent stabilization board calendar advisory (6 clients × 3 calls × 44 min × 55% ≈ 7.26 hrs = $2,178–$3,630/year), and § 798.86 attorney fee petition and pure Ketchum multiplier advisory calls (5 clients × 2 calls × 44 min × 55% ≈ 4.03 hrs = $1,210–$2,017/year). For a solo California mobilehome residency law practice, the annual billing gap from advisory call underlogging is $5,005–$8,342.
TL;DR
ClaimHour captures every § 798 MRL violation analysis and notice defect documentation advisory call that starts the § 798.86 fee documentation period from the DATE OF MOBILEHOME PARK OPERATOR'S UNLAWFUL ACT (in the park's own Yardi Voyager/Rent Manager/AppFolio/RealPage OneSite/RMS park management software calendar — ONLY anchor in series in mobilehome park management software institutional calendar; § 798.86 bilateral mandatory attorney fees to prevailing party; § 798.55 fourteen exclusive just-cause termination grounds; § 798.17 90-day rent increase notice requirement; § 798.25 6-month park rule change notice requirement; § 798.75 unlawful mobilehome removal prohibition; no federal MRL attorney fee parallel → pure Ketchum no Dague; DISTINCT from § 1946.2 Tenant Protection Act — § 798 exclusively governs mobilehome parks, not conventional rental housing), every concurrent mobilehome park management software calendar advisory and HCD mobilehome park registration and inspection calendar advisory and local mobilehome rent stabilization board calendar advisory on external institutional calendars entirely outside the attorney's scheduling control, and every § 798.86 attorney fee petition and pure Ketchum multiplier advisory call on the post-judgment fee petition calendar — passively, no timer, no audio, no call contents. $29–$59/mo. No PMS required.
§ 798 MRL violation analysis and notice defect documentation: calls on the mobilehome park's own management software calendar
The DATE OF MOBILEHOME PARK OPERATOR'S UNLAWFUL ACT is the primary Welch temporal anchor for § 798.86 attorney fee billing documentation in a Civ. Code § 798 MRL action. This date is in the mobilehome park's own park management software calendar — recording rent increase notice generation dates, notice-to-quit dates, eviction notice dates, utility billing dates, park rule change notification dates, and annual registration renewal dates on an institutional calendar entirely outside resident attorney's scheduling control. The Hensley lodestar starts from this date for five reasons: (1) the park's own management software records the rent increase notice generation date: Yardi Voyager, Rent Manager, AppFolio, RealPage OneSite, and RMS Utility Billing each record the date the park operator generated and sent the rent increase notice — § 798.17 requires 90 days advance written notice; the notice generation date in the park's own system establishes the starting date for the 90-day notice period; the 90-day notice must be served by personal delivery or first-class mail with certificate of mailing — the service date in the park's own correspondence management system is on the park's own institutional calendar entirely outside resident attorney's scheduling control; (2) the park's own management software records the eviction notice date: the termination of tenancy notice date under § 798.55(b)(1) (60-day written notice for termination) or § 798.56 (notice based on just-cause ground) is generated in the park's own management system — the notice date establishes the earliest date from which § 798.86 attorney fees run; (3) the park's own billing system records the utility billing date: if the park operator bills residents separately for water, sewer, electricity, or gas, the utility billing date in the park's RMS Utility Billing or Yardi residential utility management module is on the park's own institutional calendar; a utility billing that violates § 798.41 (utility billing limitations for master-metered parks) creates a separate MRL violation dated from the bill generation date in the park's own system; (4) the park's own management system records the park rule change notification date: § 798.25 requires 6-month advance written notice for changes to park rules and regulations; the rule change notification date in the park's management system is on the park's own institutional calendar; if the park failed to provide 6 months' advance notice, the notification date establishes the violation date; (5) the park's own system records the annual registration renewal date: all mobilehome parks must register annually with HCD under Health & Safety Code § 18500; the registration renewal date is on HCD's own institutional calendar — if the park failed to maintain current HCD registration, the registration expiration date is on HCD's own calendar entirely outside resident attorney's scheduling control.
Three initial advisory call types generate untracked billing from the unlawful act date: (1) § 798 MRL eligibility and violation identification advisory — arrives when mobilehome park resident retains § 798 counsel (MRL eligibility analysis: [a] confirm the tenancy qualifies as a mobilehome park tenancy under § 798.4: the park must rent spaces in a mobilehome park (as defined in Health & Safety Code § 18214) for mobilehomes used for human habitation — a recreational vehicle park (§ 18010) or a floating home marina are governed by different statutes; [b] identify whether the park's conduct violates one of the MRL's specific provisions: § 798.17 (unlawful rent increase without 90-day advance written notice); § 798.25 (unlawful park rule change without 6-month advance written notice); § 798.37.5 (prohibition on park owner entering the mobilehome space without prior written notice under § 798.26); § 798.41 (unlawful utility billing in master-metered parks); § 798.55 (termination of tenancy without one of the fourteen § 798.56 just-cause grounds); § 798.75 (unlawful removal of the mobilehome from the park without a court order); [c] identify the specific notice defect: the 90-day rent increase notice requirement under § 798.17 is a bright-line requirement — if the notice was served fewer than 90 days before the effective date of the increase, the notice is void and the rent increase is ineffective regardless of the amount; the notice service date in the park's own management system establishes the notice date; [d] identify whether local mobilehome rent stabilization ordinance (MHRSO) applies: unincorporated Los Angeles County, City of San Jose, City of Carson, City of Daly City, and City of Santee each have MHRSOs capping rent increases for mobilehome park residents — a rent increase above the MHRSO cap is separately unlawful; [e] identify whether the park's conduct also constitutes retaliatory eviction under § 798.56(g): if the park served a notice of termination within 180 days of the resident's exercise of a right under the MRL (filing a complaint with HCD, contacting a governmental agency, organizing other residents), the notice is presumed retaliatory; 42–48 min per call); (2) park rule enforcement analysis and discriminatory treatment advisory — arrives when park is selectively enforcing rules (park rule enforcement analysis: [a] identify the specific park rule the resident allegedly violated under § 798.56(d): § 798.56(d) permits termination only for violation of a lawful park rule after the resident received a 7-day notice to cure (for curable violations) or a 30-day notice (for non-curable violations); [b] identify whether the park rule itself is lawful under § 798.23: park rules must be reasonably related to the preservation and promotion of the health, welfare, and safety of the residents of the park and must not discriminate against residents in the exercise of their rights; [c] identify whether the rule was consistently enforced against all residents or selectively against this resident: selective enforcement of park rules is an affirmative defense to termination under MRL case law; the park's own management system records may show other residents with the same violation who were not served notice; [d] identify the park's rule change notification history: if the park amended the rule within the last 6 months without 6-month advance notice under § 798.25, the new rule is not enforceable; [e] identify whether the conduct also constitutes harassment under § 798.35: § 798.35 prohibits the park from harassing residents for exercising rights under the MRL — if the park's selective rule enforcement is designed to pressure a resident into vacating, § 798.35 creates an independent MRL claim; 42–48 min per call); (3) § 798.56 just-cause termination analysis and notice defect advisory — arrives before filing (termination analysis: [a] identify which of the fourteen § 798.56 just-cause grounds the park is invoking and whether the park's notice satisfies the specific notice requirement for that ground: § 798.56(a) failure to pay rent (3-day notice required); § 798.56(b) substantial violation of law requiring criminal sentencing (notice requirement varies); § 798.56(c) failure to comply with a local ordinance or state law relating to mobilehomes within a reasonable time (notice and cure opportunity required); § 798.56(d) substantial and repeated failure to comply with reasonable park rules (7-day or 30-day notice depending on violation type); § 798.56(e) condemnation or change of use (notice requirements detailed in § 798.56(e)(1)–(e)(4)); § 798.56(f)–§ 798.56(n) other just-cause grounds; [b] identify whether the notice was personally served or sent by first-class mail with certificate of mailing: § 798.55(b)(1) requires 60 days written notice and § 798.55(b)(2) specifies service methods — the service method and service date in the park's correspondence management system establish the notice date; [c] identify the park's HCD registration status at the time of termination: a park that has not renewed its annual HCD registration may not lawfully operate as a mobilehome park — lack of valid HCD registration creates a defense to eviction; [d] identify whether the resident has a right of first refusal to purchase the park under § 798.80 (Mobilehome Park Resident Opportunity to Purchase Act — SB 510, 2021): if the park owner has offered to sell or transfer the park, § 798.80 et seq. requires written notice to the residents' association and a 60-day purchase opportunity; 42–48 min per call). At 55% untracked: 7 clients × 2 calls × 42 min × 55% = 323.4 min / 60 = 5.39 hours = $1,617–$2,695/year at $300–$500/hr.
Mobilehome park management software calendar and HCD park registration calendar and local rent stabilization board calendar: calls on external institutional calendars entirely outside attorney control
A California Civ. Code § 798 MRL case typically involves three concurrent external institutional calendars that run entirely outside the resident attorney's scheduling control: the mobilehome park management software calendar [Yardi Voyager Affordable Housing, Rent Manager, AppFolio Property Manager mobilehome park module, RealPage OneSite, RMS Utility Billing and Tenant Management each record: (a) the rent increase notice generation date and 90-day notice expiration date: the date the park's management system generated the rent increase notice establishes the start of the 90-day notice period under § 798.17; the 90-day notice expiration date — the earliest permissible effective date of the increase — is calculated from the notice service date in the park's own management system and runs on the park's own institutional calendar entirely outside resident attorney's scheduling control; (b) the notice-to-quit date and just-cause termination notice date: the date the park's management system generated and served the notice of termination of tenancy under § 798.55(b)(1) is on the park's own institutional calendar; the 60-day notice period runs from this date; (c) the utility billing date: if the park uses RMS Utility Billing or Yardi residential utility management for separate utility billing, the utility billing date for each billing period is on the park's own institutional billing calendar entirely outside resident attorney's scheduling control; (d) park rule change notification date: if the park used its management system to generate and send the required § 798.25 6-month advance notice of rule changes, the notification generation date in the park's system is on the park's own institutional calendar; (e) annual rent schedule effective date: the date the new rent schedule became effective (after the required 90-day notice period) is on the park's own institutional management calendar]; the California Department of Housing and Community Development (HCD) mobilehome park registration and inspection calendar [HCD's own institutional calendar records: (a) the annual registration renewal date: all mobilehome parks must register with HCD annually under Health & Safety Code § 18500, § 18508; the registration renewal date and fee payment date are on HCD's own institutional calendar entirely outside resident attorney's scheduling control; an operator who fails to renew HCD registration operates unlawfully under Health & Safety Code § 18500(b); (b) the HCD inspection date: HCD inspects mobilehome parks for compliance with Health & Safety Code Title 25 standards — substandard water and sewer infrastructure, inadequate lighting, drainage problems, and structural deficiencies are documented in HCD inspection reports on HCD's own institutional inspection calendar; (c) the HCD complaint investigation initiation date: if a resident files a complaint with HCD about substandard park conditions or MRL violations, HCD's investigation initiation date is on HCD's own institutional calendar; (d) the Notice of Violation (NOV) issuance date: if HCD found violations and issued a Notice of Violation, the NOV date is on HCD's own institutional calendar — an HCD NOV for the same condition that caused the resident's injury creates independent evidence of the park's violation; (e) the California state park closure proceeding calendar: if HCD initiated proceedings to close the park or revoke its license under Health & Safety Code § 18705, the closure proceeding calendar is on HCD's own institutional calendar]; and the local mobilehome rent stabilization board calendar [unincorporated Los Angeles County (Mobilehome Rent Stabilization Program), City of San Jose (Mobilehome Rent Ordinance), City of Carson, City of Daly City, City of Santee, and other jurisdictions with MHRSOs each maintain a rent stabilization board with its own institutional calendar: (a) rent increase hearing date: if the park operator seeks a rent increase above the local MHRSO annual cap, the rent increase hearing date is set by the rent stabilization board on the board's own institutional calendar entirely outside resident attorney's scheduling control; (b) capital improvement pass-through petition filing date and hearing date: if the park operator filed a capital improvement pass-through petition to increase rents for facility improvements, the petition filing date and hearing date are on the rent board's own institutional calendar; (c) dispute resolution hearing date: if a resident filed a complaint about an MRL violation with the local rent board's dispute resolution program (where available), the dispute resolution hearing date is on the rent board's own institutional calendar; (d) MHRSO registration and annual reporting date: some MHRSOs require annual registration of the park and submission of rent schedule information — the registration date and reporting deadline are on the local rent board's own institutional calendar entirely outside resident attorney's scheduling control]. Ketchum v. Moses 24 Cal.4th 1122 (2001). PLCM Group 22 Cal.4th 1084 (2000). Hensley 461 U.S. 424 (1983). Missouri v. Jenkins 491 U.S. 274 (1989) fees-on-fees.
Three concurrent external institutional calendar advisory call types generate untracked billing: (1) mobilehome park management software calendar monitoring advisory — arrives when park's institutional calendar controls case deadlines (park calendar analysis: [a] 90-day rent increase notice compliance monitoring: the 90-day notice period begins on the notice service date in the park's own management system and ends on the notice expiration date — monitoring the park's notice service record in Yardi/Rent Manager/AppFolio to verify that service was made at least 90 days before the effective date creates an advisory call at the notice service date; [b] § 798.56 just-cause notice cure period monitoring: for violations of park rules, § 798.56(d) requires a 7-day notice and opportunity to cure for curable violations and a 30-day notice for non-curable violations — monitoring the cure period end date in the park's management system creates an advisory call at each cure period deadline; [c] § 798.88 resident opportunity to purchase park notice monitoring: if the park owner offered to sell the park, § 798.80 requires written notice to the residents' association — monitoring whether the park's management system recorded a residents' association notice creates an advisory call at the notice date; [d] utility billing adjustment period monitoring: if the park agreed to a utility billing adjustment (or if HCD required a retroactive utility billing correction), the adjustment billing date in the park's management system is on the park's own institutional calendar; 44–50 min per call); (2) HCD mobilehome park registration and inspection calendar monitoring advisory — arrives when HCD inspection is relevant to litigation (HCD calendar analysis: [a] HCD registration expiration monitoring: if the park failed to renew its annual HCD registration, the registration expiration date on HCD's own institutional calendar creates an affirmative defense to eviction — an unlawfully operating park may not lawfully terminate a resident's tenancy; [b] HCD Title 25 inspection results monitoring: HCD's inspection reports are public records obtainable under the California Public Records Act — the most recent inspection date and deficiency findings on HCD's own institutional calendar establish the park's condition at the time of the resident's dispute; [c] HCD Notice of Violation enforcement calendar monitoring: if HCD issued a Notice of Violation requiring correction within a specified period, the correction deadline is on HCD's own institutional enforcement calendar; the park's failure to correct violations within the HCD deadline creates a concurrent regulatory violation timeline; [d] HCD mobilehome park closure or conversion calendar: if HCD initiated proceedings to close the park, the park closure proceeding calendar is on HCD's own institutional calendar — a park closure proceeding concurrent with an eviction proceeding creates a rent abatement and compensation claim under § 798.56(e); 44–50 min per call); (3) local mobilehome rent stabilization board calendar monitoring advisory — arrives when MHRSO applies (rent board calendar analysis: [a] MHRSO annual rent increase cap calculation: the MHRSO annual cap (often pegged to CPI) creates a hard ceiling on permissible rent increases — if the park's proposed increase exceeds the MHRSO cap, the rent board's own institutional calendar records the permitted increase amount and the cap calculation dates; [b] capital improvement pass-through petition monitoring: if the park filed a capital improvement pass-through petition, the petition filing date and the rent board's hearing date are on the rent board's own institutional calendar — the hearing outcome determines whether the improvement cost may be passed through to residents; [c] MHRSO exemption determination calendar: some MHRSOs exempt newly constructed parks or parks with residents who have exercised an option to purchase — if the park claims an MHRSO exemption, the exemption determination date is on the rent board's own institutional calendar; [d] dispute resolution proceeding monitoring: if a resident filed a complaint with the local rent board's dispute resolution program, the dispute resolution hearing date is on the rent board's own institutional calendar; 44–50 min per call). At 55% untracked: 6 clients × 3 calls × 44 min × 55% = 435.6 min / 60 = 7.26 hours = $2,178–$3,630/year at $300–$500/hr.
§ 798.86 attorney fee petition and pure Ketchum multiplier: calls on the post-judgment fee petition calendar
Civ. Code § 798.86 provides bilateral mandatory attorney fees to the prevailing party: 'In any action arising out of the provisions of this chapter the prevailing party shall be entitled to reasonable attorney's fees and costs.' The § 798.86 fee petition requires a Hensley lodestar from the DATE OF MOBILEHOME PARK OPERATOR'S UNLAWFUL ACT through § 798 MRL violation analysis, notice defect documentation, mobilehome park management software calendar monitoring, HCD registration and inspection calendar monitoring, local mobilehome rent stabilization board calendar monitoring, litigation, and fee petition. Because no federal mobilehome residency rights statute with private attorney fee-shifting for park operator violations exists, no Ketchum/Dague split is required — the pure Ketchum five-factor multiplier applies to the entire § 798.86 state claim. The bilateral fee structure — both the resident and the park operator may recover — means that bilateral fee risk is itself one of the five Ketchum contingency factors at inception. Ketchum v. Moses 24 Cal.4th 1122 (2001). PLCM Group Inc. v. Drexler 22 Cal.4th 1084 (2000). Hensley v. Eckerhart 461 U.S. 424 (1983). Missouri v. Jenkins 491 U.S. 274 (1989) fees-on-fees.
Two § 798.86 post-judgment advisory call types generate untracked billing: (1) § 798.86 damages calculation and fee petition component assembly advisory — arrives at judgment (§ 798 damages and fee components: [a] actual damages — rent increases paid under a void § 798.17 notice (restitution of unlawfully collected rent increase amounts), costs of finding alternative housing if the resident relocated in response to a defective termination notice, and statutory damages for unlawful utility billing under § 798.41; [b] § 798.85 civil penalty: Civ. Code § 798.85 provides a civil penalty of $500 per violation for willful violations of the MRL — each unlawful rent increase notice, each unlawful park rule enforcement, and each unlawful utility billing constitutes a separate violation; [c] § 798.86 attorney fees Hensley lodestar from DATE OF UNLAWFUL ACT through MRL violation analysis, notice defect documentation, park management software calendar monitoring, HCD calendar monitoring, local rent board calendar monitoring, and fee petition; [d] Missouri v. Jenkins fees-on-fees: attorney fees for preparing the § 798.86 fee petition are recoverable as part of the lodestar; [e] costs of suit including service of process, filing fees, and expert witness fees; 44–50 min per call); (2) pure Ketchum five-factor multiplier analysis advisory — arrives at fee petition (Ketchum five-factor multiplier for § 798.86 fee petition [Ketchum v. Moses 24 Cal.4th 1122 (2001)]; pure Ketchum — no Dague constraint — because no federal MRL analog with attorney fee-shifting exists: [a] § 798.86 bilateral fee risk at inception: the bilateral fee structure (both resident and park operator may recover) means that at case inception, there was meaningful bilateral fee risk — if the resident does not prevail, the park operator may recover attorney fees; this bilateral fee risk is itself a positive Ketchum contingency factor at inception; [b] § 798.56 just-cause ground classification uncertainty: whether the park's stated just-cause ground was valid under § 798.56 required analysis of the park's own management records and notice history at inception; [c] local MHRSO applicability and exemption uncertainty: whether the local mobilehome rent stabilization ordinance applied to this park (or whether the park qualified for an exemption) required analysis of the park's HCD registration records and MHRSO exemption criteria at inception; [d] 90-day notice defect calculation uncertainty: calculating whether the park's rent increase notice was served at least 90 days before the effective date required analysis of the park's own management system records at inception; [e] HCD registration lapse and unlawful operation uncertainty: whether the park had maintained current HCD registration (or whether any lapse in registration created a defense to eviction) required investigation of HCD's own institutional registration calendar at inception; PLCM Group 22 Cal.4th 1084 (2000); Missouri v. Jenkins 491 U.S. 274 (1989) fees-on-fees; 44–50 min per call). At 55% untracked: 5 clients × 2 calls × 44 min × 55% = 242 min / 60 = 4.03 hours = $1,210–$2,017/year at $300–$500/hr.
How ClaimHour fits California § 798 mobilehome residency law practice
California Mobilehome Residency Law Civ. Code § 798 solos billing hourly on mandatory attorney fees — with § 798 MRL violation analysis and notice defect documentation advisory calls arriving when mobilehome park resident retains § 798 counsel (DATE OF MOBILEHOME PARK OPERATOR'S UNLAWFUL ACT = primary Welch anchor; in park's own Yardi Voyager/Rent Manager/AppFolio/RealPage OneSite/RMS park management software calendar — ONLY anchor in series in mobilehome park management software institutional calendar; § 798.86 bilateral mandatory attorney fees to prevailing party; § 798.55 fourteen exclusive just-cause termination grounds; § 798.17 90-day rent increase notice requirement; § 798.25 6-month rule change notice requirement; § 798.75 unlawful mobilehome removal prohibition; no federal MRL attorney fee parallel → pure Ketchum no Dague; DISTINCT from § 1946.2 Tenant Protection Act — § 798 exclusively governs mobilehome parks), mobilehome park management software calendar monitoring advisory calls on the park's own institutional management calendar entirely outside resident attorney's scheduling control, HCD mobilehome park registration and inspection calendar monitoring advisory calls on HCD's own institutional calendar entirely outside resident attorney's scheduling control, local mobilehome rent stabilization board calendar monitoring advisory calls on the local rent board's own institutional calendar entirely outside resident attorney's scheduling control, and § 798.86 attorney fee petition and pure Ketchum multiplier advisory calls arriving at judgment — and if your § 798.86 lodestar documentation must satisfy the Hensley contemporaneous-record standard from the DATE OF UNLAWFUL ACT through MRL violation analysis, notice defect documentation, park management software calendar monitoring, HCD calendar monitoring, local rent board calendar monitoring, and § 798.86 damages, pure Ketchum multiplier, and fee petition, ClaimHour was built for that gap.