Oregon Mobile Home Park Laws

Oregon Mobile Home Park Laws — Lot Rent and Evictions (2026)

By Oleg Kachko · Updated August 22, 2026

✓ Law Verified August 2026

Oregon mobile home park laws are their own world: you own the home, you rent the ground, and a separate set of rules, different from ordinary landlord-tenant law, decides what the park can charge, when it can evict, and what happens if the land is sold out from under the whole community. This guide covers those rules in plain English, verified against official Oregon sources as of August 2026.

Oregon Mobile Home Park Laws at a Glance

The law that governs parks Oregon does not have a stand-alone mobile home park act; park-specific protections are built into the Oregon Residential Landlord and Tenant Act, ORS Chapter 90, in the manufactured dwelling and floating home facility sections ORS 90.505 through 90.850, plus park sale rules at ORS 90.842 through 90.850 and park construction/safety rules at ORS Chapter 446
Notice before a lot rent increase 90 days written notice before the effective date of a space rent increase, and rent may be raised only once in any 12-month period (ORS 90.600)
Cap on lot rent increases 6 percent per year for parks and marinas with more than 30 spaces or slips, under HB 3054 (2025), effective for increases taking effect on or after January 1, 2026. Parks with 30 or fewer spaces stay under the general cap of the lesser of 10 percent or 7 percent plus CPI, published annually by the Oregon Department of Administrative Services. Facilities less than 15 years old are exempt from the percentage cap but still owe the 90-day notice and the once-per-year limit
Eviction notice periods Nonpayment of space rent: at least 10 days written notice, which the landlord may not serve before the 8th day of the rental period (ORS 90.394); if the notice is mailed, 3 extra days are added, making 13. Conduct or rule violations: 30 days written notice with a 30-day right to cure (ORS 90.630). Repeated late payment of rent after three valid nonpayment notices in 12 months: 30 days (ORS 90.630(8)). Disrepair or deterioration of your home’s exterior: 60 days, extendable by another 60 days for weather or the amount of work and by 6 months if the landlord knowingly allowed the condition for more than 12 months; 30 days only where the condition creates a risk of imminent and serious harm (ORS 90.632). Serious immediate threat or intentional serious damage: 24 hours (ORS 90.396). Park closure: 365 days (ORS 90.645). If the notice period or the cure right is wrong, many tenants can get the eviction case dismissed, so check the notice against the statute with your court or a legal aid office

Why Park Living Has Its Own Rulebook in Oregon

Oregon calls the park a “facility” and treats the resident as a tenant who rents only the space while owning the dwelling, so the extra ORS 90.505-90.850 rules apply on top of ordinary tenant rights.

The practical differences: the landlord must maintain the space and common areas but has no duty to maintain your home (ORS 90.730), month-to-month facility tenancies cannot be ended without cause (ORS 90.630(5)), rent-increase notice is 90 days instead of the usual 90/30, you may generally sell your home in place and the buyer may stay if they qualify under park screening (ORS 90.680),

and closure of the park triggers a year of notice plus relocation payments (ORS 90.645)

Owning the home while renting the ground under it creates a kind of leverage no apartment landlord has: moving a manufactured home typically costs thousands of dollars, and many older homes cannot be moved at all without falling apart.

Lawmakers know that “just move” is not a real option for park residents, which is exactly why Oregon mobile home park laws give lot renters protections apartment tenants never get, limited eviction grounds, longer notice periods, and rules about what happens when the park itself changes hands.

Lot Rent Increases: Your Rights Before You Pay More

Required notice: 90 days written notice before the effective date of a space rent increase, and rent may be raised only once in any 12-month period (ORS 90.600)

Is there a cap? 6 percent per year for parks and marinas with more than 30 spaces or slips, under HB 3054 (2025), effective for increases taking effect on or after January 1, 2026. Parks with 30 or fewer spaces stay under the general cap of the lesser of 10 percent or 7 percent plus CPI, published annually by the Oregon Department of Administrative Services.

Facilities less than 15 years old are exempt from the percentage cap but still owe the 90-day notice and the once-per-year limit

Whatever the number on the notice, read it against the rules above before paying. An increase served with short notice, or one that violates a cap where Oregon has one, is challengeable, and park residents who organize respond far more effectively than neighbors acting alone. Many states saw lot-rent fights turn into new legislation in the last two years for exactly this reason.

The Park Cannot Evict You for Just Any Reason

Oregon limits facility evictions to cause. Under ORS 90.630(1) the grounds are nonpayment of rent, violation of a law or ordinance related to the tenant’s conduct as a tenant, violation of a rental agreement provision or park rule related to the tenant’s conduct, and being classified as a level three sex offender.

Separate grounds are the physical disrepair or deterioration of the exterior of your home (ORS 90.632), a serious and immediate threat or intentional serious damage (24-hour notice, ORS 90.396), repeated late payment of rent (ORS 90.630(8)), park closure or conversion (ORS 90.645, ORS 90.643), and abandonment.

A landlord may not end a month-to-month facility tenancy for no cause, so “we just want the space back” is generally not a lawful reason

This list matters enormously: it means a park in Oregon cannot simply non-renew you to free up the lot the way an apartment landlord might. If an eviction notice arrives, check it against the legal grounds first, park evictions fail in court most often because the stated reason is not on the list, or the notice skipped a required warning step.

If the Park Sells or Closes

When the park is sold: Under ORS 90.842 the owner must give written notice of intent to sell to every tenant, to any tenants committee, and to the Oregon Housing and Community Services Manufactured and Marina Communities Resource Center before listing or publicly marketing the park, or upon receiving an offer the owner intends to consider.

Under ORS 90.844 tenants then have 15 days to notify the owner in writing that they want to compete to purchase, to form or identify a single tenants committee, and to name a representative, and during that window the committee may request the financial information a seller would customarily give a prospective buyer.

This is a right to compete and negotiate in good faith, not a guaranteed right of first refusal, and the owner may still sell to another buyer.

Notices are valid for one calendar year, after which an updated notice is required. A related state income tax break under ORS 317.147 encourages sales to tenant groups and nonprofits; a resident-owned purchase can be financed through OHCS programs, so you may be able to get technical help by contacting MMCRC early

When the park closes: 365 days written notice before the termination date when the park or part of it is closed and converted to another use (ORS 90.645), with a copy to the local government and to OHCS.

The landlord must pay each tenant whose agreement is terminated 6000 for a single-wide, 8000 for a double-wide, and 10000 for a triple-wide or larger home; these base figures are adjusted annually for CPI by OHCS rule, so ask MMCRC for the current-year figure, and the exact 2026 indexed amounts are UNVERIFIED.

Payment is due at least 31 days before the termination date, or earlier if you move out sooner, and the landlord may not charge any penalty, fee, or unaccrued rent for leaving before the 365 days run. Tenants who receive a closure payment may also claim a state tax credit or subtraction under ORS 316.090.

Conversion of the park to a manufactured dwelling subdivision follows ORS 90.643, and local governments may add their own closure requirements under ORS 90.660

Fees the Park Can and Cannot Charge in Oregon

Fees must be described in a written rental agreement and may only be charged for the specific purposes ORS 90.302 allows; a landlord may not charge a fee at the start of the tenancy for an anticipated expense, may not charge liquidated damages, and a fee for violating a written rule may not exceed 50. Nonpayment of a fee is not grounds for a nonpayment-of-rent eviction.

Under ORS 90.680 the park may not take a commission, fee, or any share of the sale proceeds when you sell your home on the space unless it acted as your representative under a written consignment contract, which is what blocks the classic entry and exit fee.

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Utility and service charges are governed by ORS 90.532 to 90.543: the park must bill by an allowed method, may pass through only the actual provider charge plus limited disclosed costs, and parks built after June 23, 2011 must use submeter billing for water. If a park charges an unlawful fee, you may be able to recover twice your actual damages or 300, whichever is greater

The park’s side of the bargain: Under ORS 90.730 the park must keep your rented space, the vacant spaces, and the common areas habitable at all times, while having no duty to maintain your home itself.

That duty covers sewage disposal and any connection to a public sewer, a water supply approved under state law and its connection to your space, an electrical supply and connection, a storm water drainage system where required by law, common area buildings, grounds, and appurtenances kept safe for normal and foreseeable uses and clean, sanitary, and free of debris, filth, rubbish, garbage, rodents, and vermin,

excavations and other hazards maintained in a safe condition, and roads and walkways maintained for normal use, including access for emergency vehicles.

Trees in common areas and hazard trees on your space are addressed in ORS 90.727. If the park fails, you may be able to give written notice and use tenant remedies under ORS 90.360 and 90.365 — get advice before withholding rent

The Trapped-Equity Problem and How to Protect Yourself

The economics of a mobile home park in Oregon are unlike any apartment: you own the home, but moving it typically costs thousands of dollars, often more than an older home is worth, and many parks will not accept a home past a certain age. That is why lot-rent disputes feel so different here: walking away is rarely a real option, and park owners know it.

The law is what balances that power gap, which makes knowing the exact notice rules, fee limits, and eviction grounds in Oregon worth more to a park resident than to almost any other kind of tenant.

Protect yourself the way the long-time residents do: keep every rent notice and rule change in writing, photograph the condition of your lot and the park’s common areas a couple of times a year, and read the community rules before signing anything, in most states the written rules you were given are what a court will hold both sides to.

Selling Your Home Without Losing Its Value

When it is time to leave, most residents sell the home in place rather than move it, and this is where park rules matter most.

Many states limit a park’s power to block an in-place sale: the park can usually screen the buyer the way it screens any new resident, but it generally cannot force you to remove a home just because you are selling, and it cannot demand a cut of your sale price unless it actually acted as your sales agent.

Get the park’s buyer-approval requirements in writing early, keep the lot rent current through the sale, and never sign a rule change mid-sale without reading it, a home that can stay on its lot is worth far more than one that has to be moved.

The Strongest Protection Is the Lot Next Door

Everything about park life is shared, the roads, the water lines, the rent schedule, the fate of the land itself. That is why the single most effective move a park resident in Oregon can make is joining or forming a residents association. A park owner can ignore one complaint about a rent increase; ignoring a letter signed by sixty households is a different decision.

Associations are also how residents use park-sale rights in the states that grant them, organized communities have bought their own parks across the country, usually with help from nonprofit lenders who specialize in exactly this.

Keep your own records the same way any tenant should: the lease for your lot, every rent notice, every rule change, photos of anything the park fails to maintain. Oregon mobile home park laws reward the resident who can show a judge dates and documents, and most disputes never reach a judge once the park realizes you have them.

Recent changes in Oregon: HB 3054 (2025), signed by Governor Kotek with a September 1, 2025 effective date, cut the annual space-rent cap to a flat 6 percent for parks and marinas with more than 30 spaces starting with increases effective January 1, 2026, after a fight in which park owners pushed for a CPI-linked figure and residents pushed for lower.

Smaller parks of 30 or fewer spaces remain under the general SB 611 (2023) cap of the lesser of 10 percent or 7 percent plus CPI. OHCS revised its park and marina sale-notice rules in OAR chapter 813, division 65 in August 2023, tightening who must be notified and requiring an updated notice if the park is not sold within one calendar year.

Oregon Mobile Home Park Laws: Quick Answers

Can the park raise lot rent whenever it wants? The Oregon mobile home park laws above set the notice rules, and any cap, that apply before an increase is valid.

Can the park make me remove my home? Only for the legal grounds listed in the Oregon mobile home park laws, and only through the court process, never by padlock or tow truck.

Do apartment tenant rights apply to me? Partly. The Oregon mobile home park laws are their own chapter, and this page plus the state guides linked below cover both layers.

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Official Oregon Sources & Resources

Making Oregon Mobile Home Park Laws Work for You

The Oregon mobile home park laws only protect residents who use them, and parks count on most residents never reading the act. Read your lot lease against this page, calendar every notice deadline the moment a letter arrives, and talk to your neighbors, nearly every protection in the Oregon mobile home park laws gets stronger when residents act together.

If the park ignores the rules, the state agency and local legal aid both handle park disputes, and a written complaint citing the act gets a very different response than a phone call. Under the Oregon mobile home park laws, the resident with documents and neighbors is never as trapped as the park hopes.

This guide to oregon mobile home park laws was last verified against official sources in August 2026. Lot-rent caps and park-sale laws are moving fast in many states, re-check before acting on a deadline.

More Oregon Tenant Rights Guides

Disclaimer: This guide is informational only and is not legal advice. Landlord-tenant laws change and vary by city and county within a state. Verify current rules with your state, your local court, or a free legal-aid office before acting. If you are facing eviction, contact a local tenant attorney or legal-aid organization right away.

Renting? Protect your belongings — compare renters insurance at Home Insure Guide. Divorce involving a lease? See Divorce Help Guide. Unsafe housing / toxic mold injury? Some cases qualify — see Mass Tort Info.