— UPDATE — at the bottom — UPDATE — at the bottom — UPDATE —
Seems that life in the Shangri-La Mobile Home Park is anything but heaven on earth.
Shangri-La is a 12-acre mobile home park along the far north end of Cascade Avenue, among a cluster of parks in the bottoms along Monument Creek. Old-timers say it was a drive-in theater before being converted into a 129-space mobile home park in 1968.
At the center of the park is an old church building, which serves as the office, surrounded by nine rows of trailers.
It’s nothing fancy. Not like the newer park adjacent to the west off Sunflower Road. Check out the FlashEarth.com image below.
Last March, Shangri-La got a new owner, North Carolina transplant Dale Osborn, who paid $4.38 million to buy it.
Since taking over, Osborn has imposed harsh rules and used the threat of increased rent to intimidate and force compliance. Some experts say he may be violating Colorado law with some of his rules, such as a charging $25 per month for each pet a home owner has.
Here is an example of some of the new Shangri-La rules posted by Osborn:
Take a look at the park. There aren’t many places BUT the street for kids to play.
A judge in Adams County has thrown out pet rent in parks that don’t provide any pet services and the American Mobilehome Association said the Adams County precendent applies elsewhere in Colorado.
In response to Osborn’s rules, some residents are rallying their neighbors to unite in opposition, led by nine-year resident Debbie Fales. She started a petition demanding an end to the pet rents and already has 30 signatures. Fales also has invited Sherry Armstong, president of the American Mobilehome Association to speak to a rally in her home at 7 p.m., Saturday, Feb. 21.
In addition, Fales and her allies are passing out copies of the Colorado Mobile Home Park Act passed 35 years ago to educate her neighbors about their rights. It’s a landlord-tenant law that spells out the rights of park owners vs. mobile home owners vs. mobile home renters.
A great resource for information is at ColoradoLegalServices.org where low-income folks can find solutions to civil legal problems. Here’s a particularly interesting link regarding mobile home parks.
Here’s some more interesting reading about mobile homes, parks and state regulations from a 1999 review done by the Colorado Department of Regulatory Agencies.
— UPDATE — UPDATE — UPDATE — UPDATE — UPDATE —
Dale Osborn doesn’t feel his side of the story was represented. Here is a fax he sent me Thursday:
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I am saddened to see this happening to the community that my husband and I used to manage. The park used to be filled with all kinds of people, young and old. It is, and has been a family park as long as I know of. There is very little room for children to play. I miss everything about the Shangri-La,,,, The beautiful view of Pikes Peak. It never looked the same. Sometimes there was fog early in the morning. Sometimes the sun was shining bright on the mountain side. The wonderful office building that used to be the Corpus Christi Church. Up in the attic of the building, it had the original wood banisters and railings where the balcony was and the choir used to sit and sing. When you have approximately 125 families, there are never any cut and dry situations. Yes, rules have to be followed and one sure can ruin it for others. I am happy to hear that Debbie Fales is going to be the speaker for the home owners. The “Landlord-Tenant” laws helped me learn when I first became the manager. I wish I were there to help. My husband and I have moved to Michigan because the investment company from Denver who purchased the park in 2006, brought in their own management people. They illegally evicted us and we lost both of our mobile homes. With no jobs, we couldn’t afford an attorney to take on the case. So to you Debbie,,,,, I say Hurray for you!! Tenants have rights, too. Good Luck. If anyone cares to comment, my e-mail address is tootsie3396@yahoo.com . Would love to hear how this turns out. Diana Lane
I live in this park and I do go by the rules and I pay my pet fee,but that doesnt mean I think its fair. The pet fee was in place true, but it was in place for the tenants that were just moving in to the park, not for the people that have been here for years. The pet fee was not $25 in 1979. I dont want choas, I just want a fair deal. I am a responsible pet owner, and I feel that Im being punished for the few that arent. I also take care of the lot that I rent. Base your fee on that. Sometimes whats good for the goose isnt always good for the gander. Instead have security deposit that can be paid over time. Dale you are getting $300 extra dollars a year from people and over time it adds up to more than just a flat security deposit. Yoy claim you want to face your accusers well maybe after Saturday you may just get that chance. You do such fast talking and it all sounds so good, but when when it comes right down to it,as you say “If we dont like it, MOVE” and you know that for some of us thats not possible.
Mr Osborn,
Please get your facts straight. My lease does not require a pet fee I paid a damage deposit 9 years ago. I have 2 pit bulls on my property not 4. They have never been allowed to run loose. I have kids playing here all the time and they are not afraid of my pits.
My 11 year old grandson has never been allowed to run the park between 12-2am. How sad it is when you blame damage to a sidewalk from a 50 pound boy on a skateboard one time, not that the sidewalk has been falling apart for years. You have singled out my grandson concerning malicious damage, several children were in fact on a trailers roof , not one child.
Concerning mattresses, it was not me or anyone in my home, not my issue.
I am retired and legally blind. But, I am learning my rights as a home owner and only attempting to educate/bring awareness to fellow home owners.
The majority of the above mentioned 90% people are intimidated and afraid of you because of the scare tactics used. For instance ” if you don’t like it move out” for many this is impossible.
Why is it that the sign in front of this park states “new home sales” yet there are no new homes anywhere within this park.
Sir, LET’S BE HONEST HERE! D. FALES
Wow! Great rebuttal! Dale’s letter changes my perspective completely.
If I were in his shoes, I think I’d tighten the rules, too.
After reading his list of rules – (is that all of them?) the ones published really aren’t unreasonable, although I do think that if there is no place for the kids to play or hang out then it would be nice to have one created.
The issue, though, is whether the kids will destroy it or whether parents will actually be responsible enough to supervise their children while there. A picnic area and playground can be purchased through a company who will help raise funds through fundraising efforts, by the way. I’ve dealt with that company before and while the apartment complex I tried to help ended up not following through, I’d be happy to pass along whatever information about that there is for Mr. Osborne. He apparently paid a heck of a lot more money than I think it’s worth for that place, may as well add a nice playground to it, but not if there are that many irresponsible people there.
I can sympathise with Mr. Osborne after reading his letter, although I will stress that he has to comply with state laws concerning leases. As per his rules that say, “move out”, what is he willing to offer to anyone who doesn’t wish to follow the rules and wants to move out? For those who’ve been there, he should offer to let them out of their lease. Or, for new comers and for people at lease renewal time he should have them sign a document that plainly tells the rules and that they agree to abide by them or they’ll face eviction. Such an addendum to a lease can still cause the tenant to be accountable for the full lease if they move because they don’t like the rules, but the addendum should explain that.
For those who’ve been there and are on month to month leases, he CAN require, with 30 days notice, that tenants sign the document or he may be able to evict them.
He should see an attorney about that. One very aggressive attorney who has been on the landlord side of things is Dennis Rupp (719) 633-7877. I don’t know if he’s still practicing, and I don’t usually refer people to him, but for something as serious as what Mr. Osborne is dealing with, I think Dennis is a wise choice. If he can’t help, I’m sure he can refer Mr. Osborne to someone who can.
Mr. Osborne, good luck to you, and I sincerely mean that. I wouldn’t have paid that much money for that hell hole – I think you’ve been ripped off.
Hello world, and welcome to our little battle.
I’m a many year resident of this park, and frankly, this story is crap. Let me break it down for you all.
Diana Lane WAS the manager here until some new company came in. When we’d complain that so and so was doing/using/selling drugs, she’d wait til the complaints got too much and then evict the person… straight to another lot in the park! She’d send out “How are we doing?” forms so tenants could rate her performance. Good idea? Well, no. By the third round of forms, the forms had to have the names and lot numbers of the person on them, and ‘any forms without a name and lot number will be discarded.’ Sure, let me complain about the manager’s friends and sign my name so they know who to harass! I’m sure she got glowing reviews from her friends, and the rest of us never got heard. The property she ‘lost’ was gutted by druggies who sold the copper wiring, plumbing, appliances, and literally everything but the walls so that they could buy drugs. Who would want an old trailer that had to have all new wiring, plumbing, and complete new interior installed before it’s livable? She praises Debbie Fales, but what she doesn’t mention is that they were good friends when she was here.
As for Debbie, she’s part of the problem here. Her pit bulls ARE scary! I saw her son, a decent sized teen, walking the dog (only one of them) as I drove by. The dog was barking wildly and straining against the leash so much so that the strong teen could barely keep the dog in check!
So what about the rules here? If you look at the rules listed above, they’re not really out of line. True, there are not a lot of places for kids to play, but it’s not a surprise. Not one person has moved in here, only to wake up the next morning and look outside and exclaim, “Why is my yard so small?! Why is my neighbor’s house only 15 feet away?! How did that happen?!” No one moves in here because of the large yards and kid amenities, because there are none! There was a knock on my door. When I opened it up, there was a kid from the park. “Our ball broke this,” he said as he handed me the side rearview mirror off my car. I paid for that. I had a BMX bike imprint show up in the side of my car too. No one claimed that one. I paid for that too. Toys in the streets make driving like a MasterDrive slolom course. The ‘stray’ animals were horrible before Dale showed up. Tired of the poo smell from my yard, I started having strays trapped and sent to the pound. I got 6 stray cats in 2 months, and last count was 14. Do the rules make sense yet?
I will admit that I question the MONTHLY pet rent, but people just let their animals run free here so as to avoid it. I should get some of that pet money for cleaning up everyone else’s dog/cat doo out of MY yard!
The complaints are from people who are used to being lawless, and are angry that they might have to clean up and act decently, which bothers them. The analogy of 10% ruining it for the other 90% is actually quite accurate. Well, maybe 15%/85%.
Dale has done a fantastic job of bringing in new homes and people. Lot vacancy was high when he bought this place. Some of the people he moved in were kinda questionable, but he’s learning, and he’s already done a better job than Diana ever did. He’s cleaned up the park, both the people and the property. He’s making improvements as he can. It’s still a work in progress. It’s no Shangri-La yet, but …oh, well, I guess it is. Anyway…
If you don’t like it, you can move. Really. Yes, older homes can be difficult to move, so sell it where it is, buy another one and move on. Use it as a trade on a new one somewhere else. The fact of the matter is: He’s the owner, and he can do what he wants, within reason. If he chooses not to renew a lease, hey, it’s his choice. If he decided to sell the park for industrial sites, that’s his option too. Dale has been completely fair to me and my ‘people’ within the park. Rent went up because prices go up. Period. He’s caught a lot of flak from the whiners in the park, but he’s doing what management SHOULD be doing and that hasn’t been done in this park for a long, long time!
As for the writer of this article, this was completely biased against Dale. It’s in poor taste to disclose how much the property was sold for. It’s not really relevant to the story, and it’s not general public information. Yes, we can look it up, I suppose, but it’s not posted on a sign. How much did YOU pay for YOUR house, Mr Writer? Nunya Bizniss. Same goes here. He paid a lot, and he deserves a return on his investment, without his finances being aired out in your biased story. He’s taking better care of this investment that any of the other FIVE management changes we’ve had in the recent past. And where are the comments from the non-bitchy tenants? I was never interviewed. Where’s my side of the story? Well, it’s written above.
I hope this sheds a bit of light on the real situation.
You go Dale!
Yes,, it’s me again! I feel the need to say HURRAY to Dale, the new owner. We never had the pleasure of meeting because I left the Shangri-La before he purchased the park. In fact, the park changed hands a few times after I managed the office. I have been gone for 3 years now. I said hurray for Debbie because she has talked about the mobile home owners association for many years. When I was in the office, I met with some of the people in the association. My point was, both the owners of the mobile homes and the management MUST know the laws that the association teaches. If everyone knows their rights on both sides of renting and owning a mobile home,,,, the living situation in a park becomes much easier on both you…. and the manager.
The problems with the children and the limited space for them to play has been an issue as long as the park has been in existance. It has always been a family park. Things were broken and damaged from the kids for years. Not because they are bad kids but, because they are just kids and they would play in a playground if there were one there.
The pet fee issue was not an issue when I was there. The fee for a dog was $3.00 and that was the only fee. We did not charge for cats because most people had indoor cats.
Also, I had nothing to do with anyone who purchased either one of the mobile homes that I used to own in the park.
When I took over, I was hired on my office administrative and accounting experience and being able to manage an office. I had no property management background. And most of all, I had NO training. I made many mistakes because of my compassionate personality. I gave too many people a chance who didn’t deserve second chance.
It was such a large step in my life when I accepted the job. I learned so much and I wouldn’t change anything about it. I did not own the park, I just managed it and most of the time, I had no one to help me make decisions. The owner lived in Germany and I had to make alot of the park decisions on my own. I did my very best to protect the owners investment and to manage all of the 150 residents who live there.
I say HURRAY to Dale and best wishes in protecting his investment!!!
Diana Lane
Some facts:
Dale and I agreed in front of a judge that the best thing to do would be to move out of the park. I was not evicted as the sign in the mailroom states
I own the trailer, not Dale. He has NO right to enter my property. He has no legal right to rent my property or try to sell.
I would love to remove my trailer but do not have the $6,800 that it requires to move my home. The first home I have ever OWNED.
I am 55 and legally blind. I am being harrassed because I can not read all the new rules that he feels he should impose.
I just want to live in my own home and be left alone. But thanks to the “mayor” of Shangri La, I have nowhere to live.
Dale needs to get a book on the laws about owning a park, study them and then try to implement.
Be aware that he has held peoples lot rent for months and then evicted people for not paying rent. He will evict you if you personally don’t own your home. He sells homes that he has no title too which is against the law. You can’t do that with a car! Residents are afraid to stand up for themselves because they can’t afford to leave. It seems the easy targets are the elderly or disabled.
Dale- why dont you meet with the people who pay your mortgage to find out what their needs are and what would make this a great place to live. There is a nice empty lot to put a playground in and picnic table. What about a neighborhood bbq. You bought this place now it is your place to make it a home to all the residents.
Buyers and Renters beware- do your homework and understand what you are getting into.
Debra Fales, I tip my hat to you for what you are attempting to do. I live in a mobile home park in Durango, CO that employs a manager who totally disregards the mobile homeowners’ legal rights. We have a HOA with many members, but these members lay low and the manager doesn’t know who they are. We have received the assistance of the AMA on a few occaisions and, I’d like to let you know that Sherry Armstrong is a brilliant person with loads of information on mobile homeowner’s rights. I would encourage every mobile homeowner to join the AMA so they can be educated on the legal rights. This re-enforces their right to stand up for themselves instead of allowing park owners and their managers to walk all over them. Yes, I agree that there are some homeowners who are of the undesirable category who ruin it for others, but then again, that’s when your HOA steps in and facilitates communication. I would advise all mobile homeowners to stand up and be heard, by forming a HOA in their park. This will create unity, strength and a voice in their community. I know landlords/managers don’t like this idea of unity and stregnth in numbers, but let’s face it…INTIMIDATION AND RETALIATION IS ILLEGAL!
I am glad I found this site. I live in a park that this guy just purchased and I think we are going to have the same problems. I have to watch what I say here but I want to tell you to fight for your rights. Mobile Home Owners have rights and homestead rights because you plan to live in that home for the rest of your lives. I would love to hear more about this guy. Good luck to you all. If I may ask….what color is the new manager? Not that I am in any way prejudice but I have a feeling I know what this guy wants as a manager. Again good luck and God Bless. I will check back and see how this goes for you all.
What a wonderful BBQ on Sep 12, 2009 for Shangri-La MHP! Christian Hip-Hop band playing live, bouncy house for the kids and food provided by a catering company! It is not everyday you get to enjoy such a treat for FREE! He may be a BIG black and green ogre, but no owner I know of has done such a thing before! I appreciate you getting rid of the trouble-makers from the park. It is so much quieter, peaceful and safer than it was before – keep on truckin’ Dale!
Denise
Could some one e mail me some of the information regarding the court ruling about pet rent i live in firestone,co. Eagle Crest MH owned by sun homes which is tryinr to charge $25.00 a month per pet even to home owners we are on our way to be in the same situation as you are and we are trying to stop it before it gets to far.