This is a factual directory of companies offering submetering and utility billing relevant to California manufactured housing — what most searchers call mobile home parks. Every entry below is drawn from the vendor's own published materials or public record, accessed August 13, 2026, including our own entry. Where something is stated as absent, we say exactly what we checked. If you represent one of these companies and something is outdated, tell us and we'll correct it.
Two Facts About the Whole Category
Checking ten vendors on August 13, 2026, two patterns held across all of them:
- Nobody publishes pricing. Zero of ten vendors show dollar pricing anywhere we checked — including the two with dedicated “Pricing” pages. Quotes are individual across the category.
- Nobody publishes California-statute content. None of the ten cites Civil Code § 798.40, § 798.41, PUC § 739.5, or the Mobilehome Residency Law anywhere we checked. Compliance language, where present, is generic (“we track regulations state by state” class). The statutes governing your bills are real and specific — here are the fourteen rules any vendor should be checking.
The Directory
| Company | Model (their own description) | Claims manufactured housing? | Base | Notes |
|---|---|---|---|---|
| Conservice | National utility management platform — expense management, resident billing, meter management, waste, energy procurement | Yes — dedicated manufactured housing market page | River Heights, Utah (founded 2000) | The category's largest player by its own description (~7.9M managed service points). ManageAmerica partnership announced April 2025 for MH integration. |
| ManageAmerica | Property management software built for manufactured housing, with utility billing and monthly rate recertification as published features | Yes — MH-exclusive by their own description | Founded 1999 | Tiered per-property plans (Core/Signature/Premier); utility billing rides the PMS. |
| VCS Billing (Valley Computer Service) | Submetered utility billing services; optional on-site meter reading across many California regions | Yes — California manufactured housing specialists by their own description | Hemet, California (since 1981) | States integration with Rent Manager Online. |
| Livable | Utility billing, RUBS, and cost recovery for rental properties; allocation by occupancy, square footage, submetered usage, or custom | Not stated — site language is multifamily | Operating since 2009 by their own description | AppFolio Stack partner. |
| Metron (Metron-Farnier) | Submeter hardware + data software (WaterScope MHP) + billing options and API | Yes — dedicated mobile home park segment | Louisville, Colorado (30+ years) | Names ManageAmerica and Rent Manager integrations. |
| Zego | Utility expense management and cost recovery via RUBS or submeters | Yes — manufactured housing listed under who they serve | San Diego area (founded 2003; part of Global Payments) | Generic integration claim (all major property management software). |
| Synergy Utility Billing | Submetered billing and RUBS; free park assessments | Yes — dedicated mobile home parks page | Since 2007 | Names six PMS integrations incl. Rent Manager, RealPage, AppFolio. |
| Park Billing Company | Submetered utility billing for mobile home parks and apartments; meter-reading app; rate-tracking department | Yes — mobile home parks named in their core description | California-area signals (PST hours); address not published | States Rent Manager, Yardi, MRI, AMSI file compatibility. |
| Guardian Water & Power | Submeter system design, installation, billing, collections, and utility management | Yes — dedicated manufactured housing submetering page | Columbus, Ohio (founded 1983); California offices in San Jose and Orange | Names Yardi, OneSite, AppFolio, Entrata, Rent Manager. |
| AmCoBi | Billing services for multifamily owners and water utilities; RUBS and submetered billing | Not claimed as a served segment | Colorado Springs, Colorado | Pricing page exists; no dollar amounts published. |
| Sentinel Utilities | California manufactured housing utility billing and compliance — certified rates, deterministic billing, full provenance; Platform through Full Service tiers | Yes — California manufactured housing only | California | Fourteen California compliance rules checked on every bill, each statutory check citing its code section; approved Rent Manager integration partner. |
Vendor facts from each company's own published site or public record, accessed 2026-08-13. Absences (“not stated,” “not published”) reflect the pages we checked on that date, not a claim about anything unpublished.
How to Evaluate Any of Them
The vendors above span three models — hardware companies that also bill, billing services that ride your property management system, and platforms that run the whole operation. Whichever model fits, a California manufactured housing operator's evaluation runs through the statutes:
- Name the checks. Ask which specific Civil Code and Public Utilities Code sections their compliance process enforces, and where the results are recorded.
- Ask the water question. Since 2022, the property's actual purveyor bill is the only lawful basis for submetered water (Civ. Code § 798.40(c)). A vendor pricing water from a rate schedule is creating your exposure.
- Ask the CARE/FERA question. The discounts must reach enrolled residents at 100%, as separate line items, at the utility's published rates.
- Ask for the evidence. When a resident disputes a charge, what can the vendor hand you — the reads, the rate, the source document, the compliance result — for that specific bill?
Our buyer's guide walks these questions in depth: Utility Billing Software for Manufactured Housing.
Frequently Asked Questions
What companies do submetering and utility billing for mobile home parks in California?
Vendors that publish manufactured housing offerings include Conservice, ManageAmerica, VCS Billing, Metron, Zego, Synergy Utility Billing, Park Billing Company, Guardian Water & Power, and Sentinel Utilities. Others, like Livable and AmCoBi, serve multifamily utility billing without claiming manufactured housing specifically. They differ widely in model — hardware, software, full service — and in whether their compliance is specific to California's Mobilehome Residency Law and Public Utilities Code.
Do utility billing companies publish their pricing?
Generally no. Of ten vendors checked on August 13, 2026 — including two with dedicated 'Pricing' pages — none published dollar pricing; quotes are individual. Budgeting in this category typically starts with a sales call.
How should a California manufactured housing operator choose a utility billing company?
Start from the statutes your bills answer to: Civil Code §§ 798.40–798.43.1 and Public Utilities Code § 739.5. Ask each vendor to name the checks they run against those sections, what the billing basis for submetered water is (the property's actual purveyor bill is the only lawful basis since 2022), how CARE and FERA reach enrolled residents, and what evidence they can produce when a charge is disputed.