A mobile or manufactured home community is a neighborhood. People wave from their porches, know each other’s dogs, and keep an eye out for one another. For a lot of folks it’s the home they worked hard for, and the place that makes life possible. That means a great deal to us.
So when a street goes dark, or a pedestal starts to buzz, we know it isn’t just a work order. Behind it might be someone who depends on medical equipment, a retired couple keeping medicine cold, or a family with little ones. We come out any hour, and we’re kind and patient with everyone we meet, because you never know what someone is carrying.
A community like this is different from a single house. The wiring under the streets, the pedestals at each lot and the lights along the roads usually belong to the park, and much of it has been in the ground a long time. We take the time to understand your system, explain what we find in plain words, and help you plan without pressure. IES is family-run by Walter and Karolyn, and we would be honored to help look after your community. Managing apartments too? See how we help apartments and property managers.
What we do
- Park electrical distributionThe park-owned service, distribution panels, transformers and feeders that carry power through the park.
- Lot pedestals and lot service equipmentRepairing and replacing pedestals, meters and breakers at each space, marked with the lot number and protected where vehicles pass.
- The feeder to each homeThe connection from the pedestal to the home, sized and protected to match the home’s rating.
- Underground runsTracking down faults, trenching, and new conduit and conductors when old underground wiring gives out.
- Grounding and bondingGrounding electrodes at the pedestals and bonding checked and corrected, so a fault has a safe path.
- Street and common-area lightingStreetlights, entrances and walkways, with LED fixtures and photocells so residents get home safely after dark.
- Clubhouse, laundry and poolPanels, lighting, laundry circuits, and power and bonding for pool and spa equipment.
- Outages and emergencies, 24/7A street without power, a sparking or damaged pedestal, or a home with no power. Call any hour.
- Planning aheadLoad checks before adding homes, EV chargers or heat pumps, and plain-words help understanding a utility conversion.
When it’s worth a look
- Pedestals that are rusted, damaged, leaning, buzzing or warm to the touch
- Lights dimming or flickering in several homes at once
- Pedestal breakers that trip or won’t reset
- Dark streets, entrances or walkways at night
- Old underground wiring with repeat faults
- Electrical equipment that isn’t clearly marked with its lot number
How we treat your residents
When we’re working in a community, we’re guests in somebody’s neighborhood. Residents see our truck, they see us at the pedestal by their steps, and they wonder what’s going on. So we act like good neighbors:
- We say helloWe introduce ourselves, explain why we’re there and how long the power may be off, and take the time to answer questions.
- No surprisesWe help you give residents notice, keep shutoffs as short as we can, and check that every home has power again before we leave.
- Cleaner than we found itEvery lot and every home we step into. Trenches are backfilled, spoils hauled off and the area left tidy.
- Extra care for those who need itIf someone relies on medical equipment or can’t be without power, tell us. We’ll plan around them.
How power moves through a park
A house has one service and one panel. A park is more like a small utility: power comes in at the park’s service, travels through the park’s own distribution and underground feeders, and ends at a pedestal at each lot. Knowing where the park’s equipment ends and each home’s begins makes every conversation easier.
- 1Master meter. In many older parks the utility meters the whole park in one place, and the park owns what comes after it.
- 2Park main and distribution. Panels, transformers and feeders owned and maintained by the park.
- 3Underground feeders. Usually along the streets, and often decades old.
- 4Lot pedestal. Marked with the lot number, with clear working space in front, a breaker matched to the home and a grounding electrode nearby.
- 5Street lighting. The park’s streets, entrances and walkways.
- 6Common buildings. Clubhouse, laundry and pool equipment, fed from the park system.
- 7The home’s feeder. A short run from the pedestal to the home. Title 25 generally keeps the lot equipment, or a disconnect, within about 4 feet of the home.
Title 25 rules we work with every day
Park electrical follows the Title 25 park regulations, enforced by HCD or the park’s local enforcement agency, alongside the California Electrical Code. Here are a few of the rules that come up most at the lot, in plain words. They’re summarized from HCD’s installation guidelines, which cite the Title 25 sections; your enforcement agency has the final word.
| At the lot | In plain words | Title 25 |
|---|---|---|
| Where the equipment goes | The lot service equipment, or a disconnect for the home, is generally within about 4 feet of the home’s outside wall. | section 1184 |
| Room to work | A clear space in front of the equipment at least 30 inches wide, 36 inches deep and 78 inches high. | section 1183 |
| Labels | Each pedestal marked with its lot number, and each breaker clearly labeled. | section 1151 |
| A solid base | Self-supporting pedestals set in a concrete base, not asphalt. | section 1182 |
| Grounding | Lot equipment grounded per the electrical code, with the grounding electrode close to the pedestal. | section 1162 |
| Protection from cars | Bollards or another approved barrier where a vehicle could hit the equipment, without blocking the working space. | section 1178 |
| Outdoor-rated | Equipment outside the home rated for damp or wet locations. | section 1170 |
For bigger changes to the park’s system, HCD asks for plans that include a single-line diagram, the park lighting, and load calculations that keep the total voltage drop within 5 percent on any run (HCD: park electrical plans). Long underground runs are exactly where voltage drop shows up as dim lights at the far end of the street. Good grounding and bonding matters here too, because every pedestal sits outdoors, in the weather, near people.
Master meters and the utility conversion program
Many older California parks are master-metered: the utility sells power to the park at one meter, and the park owns, maintains and bills for everything after it. The CPUC’s Mobilehome Park Utility Upgrade Program is a voluntary program that moves eligible parks to direct service from the utility. It’s set to run through 2030, and applying doesn’t guarantee a park is selected. In PG&E territory, Electric Rule 28 describes how it works: after cutover, PG&E owns and maintains the system up to the meter at each home, and the “beyond the meter” side stays with the park or the homeowner. Cutover only happens after the beyond-the-meter work passes inspection. PG&E’s program page has the details.
| Question | Master-metered park | After conversion to direct service |
|---|---|---|
| Who meters and bills each home? | Usually the park | The utility |
| Who owns the distribution to each home? | The park | The utility, up to the meter at each home |
| Past the new meter | The park | The park or the homeowner |
| The home’s own feeder or power cord | Part of the home | Still part of the home |
IES doesn’t run the program and can’t speak for the CPUC, HCD or PG&E. Whether your park converts or not, we’re glad to help you understand your system and keep it safe.
A simple park walk checklist
You know your park better than anyone. Here’s a short list to keep in mind on your next walk. If anything on it looks off, give us a call; there’s no charge to come take a look and give you an estimate.
0 of 8 done
What working with us looks like
A community needs someone who will still be answering the phone next year. That’s what we want to be for you:
- Answered, 24/7Walter answers his own phone nearly all the time. When he can’t, our answering service takes the call.
- We find the real problemUnderground faults and tired pedestals can hide. We track them down instead of guessing.
- Records you can useNotes, updated labels and a clear picture of your system, so the next decision is easier.
- Permits and inspectionsWe help with the Permit to Construct, meet the inspector, and coordinate with PG&E where needed.
Call (530) 401-7419 any time, day or night, or request a free estimate. A single pedestal or the whole community, we’d be honored to help. Managing apartments too? See our apartments and property management page.
How the job goes
- 1Call, any hour
Call (530) 401-7419, 24/7, or send a request. If it’s an outage or anything unsafe, call. We’ll talk you through keeping people safe until we arrive.
- 2Walk the park together
We walk the system with you: the main service, the distribution, the pedestals and the lighting, and listen to what residents have been noticing. Estimates are free.
- 3A plan in plain words
What needs attention now, what can be planned for, and what permits the work needs from the park’s enforcement agency.
- 4Work with residents in mind
We help you give residents notice, keep shutoffs short, check that every home is back on, and leave every lot cleaner than we found it.
- 5Inspection and records
We meet the inspector, then give you notes and updated labels so the next person can understand the system.
Permits, HCD and Title 25
Mobile home parks follow their own rules. The Mobilehome Parks Act and the Title 25 park regulations cover how parks are built, maintained and lit. The California Department of Housing and Community Development (HCD) enforces them in most parks, but some cities and counties have taken over that job as a local enforcement agency; HCD keeps the list and a park search that shows which agency covers a park.
Changes to a park’s electrical system, or to a permanent building such as the clubhouse, generally need a Permit to Construct from that enforcement agency before the work starts, followed by inspection. Bigger electrical changes need plans, and HCD lists what park electrical plans and calculations should include. Work on a resident’s own home can have its own permit path, and we’ll help you sort out which is which. Where the utility is involved, we coordinate with PG&E.
From our Google reviews
Responded fast, very friendly did excellent job we’re very pleased.
Walter was great and kept me informed throughout the visit on his progress. Plus he was super nice.
5.0 on Google · 108 reviews Read all our reviews on Google →
Common questions
Do you work for mobile home parks and manufactured home communities?
Yes, for owners and managers of both, and it’s work we care about deeply. We help with the park’s distribution, pedestals, underground wiring, lighting, common buildings and outages. Call (530) 401-7419 any time, 24/7, or request a free estimate.
Who is responsible for the electrical: the park or the resident?
It depends on the park and the equipment. In many parks, the park owns the system from its main service through the streets to the pedestal at each lot, and the home’s own feeder and wiring belong with the home. We’ll help you understand where your park’s lines are.
Who issues permits for work in a park?
Usually HCD, which enforces the Mobilehome Parks Act and Title 25 in most parks. Some cities and counties have taken that over as a local enforcement agency. Changes to the park’s electrical system generally need a Permit to Construct from that agency first.
What is the utility conversion program?
The CPUC’s Mobilehome Park Utility Upgrade Program is a voluntary program that moves eligible master-metered parks to direct service from the utility. It’s set to run through 2030, and applying doesn’t guarantee a park is selected. IES doesn’t run the program, but we’re happy to help you understand your system.
Can you help during a power outage in the park?
Yes. Call us any hour. If the outage is on the utility’s side, we’ll tell you and help you get PG&E involved. If it’s on the park’s side, we’ll find it and make it safe.
Will you be respectful of residents and their homes?
Always. We introduce ourselves, explain why we’re there, keep residents in the loop, and leave every lot and every home cleaner than we found it.
Are estimates free?
Yes. Estimates are free. We’re licensed C-10 electrical contractor #1081222, and we work throughout California.
Request a free quote
Free estimates, no pressure. Tell us a little about the job and we’ll get back to you. Or call (530) 401-7419, answered 24/7.
Sources
- California HCD: Mobilehome park laws and regulations (Mobilehome Parks Act, Title 25) www.hcd.ca.gov
- California HCD: Local enforcement agencies for mobilehome parks www.hcd.ca.gov
- California HCD: Park construction and alterations (Permit to Construct) www.hcd.ca.gov
- California HCD: Park electrical distribution system, plans and calculations www.hcd.ca.gov
- California HCD form MP 400: Mobilehome Park Utility Upgrade Program installation and inspection guidelines (rev. 07/24) www.hcd.ca.gov
- CPUC: Mobilehome Park Utility Upgrade Program, frequently asked questions www.cpuc.ca.gov
- PG&E Electric Rule 28 (mobilehome park utility upgrade program) www.pge.com
- PG&E: Mobile home park utility conversion program www.pge.com
Title 25, HCD and utility rules are summarized in plain words, not quoted, and they change. Your park’s enforcement agency has the final word for your park. IES doesn’t run, and can’t speak for, any HCD, CPUC or PG&E program. Checked against the sources above in November 2026.