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d. All other income or consideration received or receivable for or in <br />connection with use or occupancy of mobilehome/mobilehome spaces and related <br />services; minus <br /> <br /> e. Actual uncollected rents due to vacancy and bad debts to the extent that <br />same are beyond the park owner's control. Where uncollected rents must be <br />estimated, the average percentage of the preceding three (3) years' experience <br />shall be used or another comparable and reliable method. <br /> <br />3. Operating expenses shall include and exclude the following: <br /> <br />a. The following may be included as operating expenses: <br /> <br /> (1) Utility costs, including water, sewer and refuse, to the extent <br />that such costs are included in space rent; provided, however, that there <br />shall be no pass through of the cost to maintain or rehabilitate utilities if <br />the park owner is accepting a rebate from the utility company for that <br />purpose. <br /> <br /> (2) Management expenses including the compensation of <br />administrative personnel, including the value of any mobilehome space <br />offered as part of compensation for such services, reasonable and <br />necessary advertising to ensure occupancy only, legal and accounting <br />services as permitted herein, and other managerial expenses; provided, <br />however, asset management fees shall be excluded. <br /> <br /> (3) Repair and maintenance expenses, including painting, cleaning, <br />fumigation, landscaping, and repair of all standard services, including <br />electrical, plumbing, carpentry, furnished appliances, drapes, carpets, <br />furniture, pool, laundry, and recreational equipment. <br /> <br /> (4) Employee salary and benefits and owner-performed labor upon <br />documentation provided showing the date, time and nature of the work <br />performed. There shall be a maximum allowable expense for this <br />subsection B3a(4) of this Section of five percent (5%) of gross income, <br />unless the owner documents additional expenses for the benefit of <br />residents. <br /> <br /> (5) Legal expenses which include attorney fees and costs incurred <br />in connection with good faith attempts to recover rents owing, good faith <br />unlawful detainer actions not in derogation of applicable law, to the extent <br />such expenses are not recovered from residems, compliance with the <br />Mobilehome Residency Law, and all other legal costs directly related to <br />the operation, maintenance and improvement of the park and legal costs <br />related thereto. Attorney fees and costs incurred related to proceedings <br /> <br />14 <br /> <br /> <br />