Oregon Mobile Home Park Laws
Oregon regulates manufactured-home park space tenancies through ORS 90.505 to 90.850, which require 90 days' notice of a lot-rent increase capped at 6% a year in parks with more than 30 spaces (the lesser of 10% or 7% plus inflation in smaller parks), allow termination only for the statutory causes, and require 365 days' notice plus an owner-paid relocation payment to close a park.
Cited to ORS 90.505 and 6 more sources · Verified August 18, 2026
A park is four or more homes on rented spaces; the sections cover a resident who owns the home and rents the space, while a home rented from the park is an ordinary Oregon tenancy. Every landlord must give a written rental agreement and a statement of policy, may charge only the fees the statute lists, and must register annually with Oregon Housing and Community Services. Rules may change only after 60 days' notice unless residents of 51% of spaces object; either side may require no-cost mediation. A resident may sell the home in place, post a for-sale sign and pass the space to an approved buyer whom the park may not unreasonably reject or charge a commission on; a home may not be rejected for its age, size or style. Before marketing the park the owner must tell residents, who may compete to buy it through a committee and a good-faith negotiation, though there is no right to match another buyer's offer. Local governments may not regulate space rents or park closures.
| Governing act | Oregon Residential Landlord and Tenant Act — manufactured dwelling and floating home facilities — ORS 90.505–90.850 |
|---|---|
| General law that also applies | ORS 90.100–90.465 (the general residential act) applies to park-space tenancies except where ORS 90.505–90.850 provides otherwise (ORS 90.505(2)). |
| Federal lender protections already required by state law | 5 of 8 (see the table) |
Each row below is a state rule (with its citation) or an honest "no state rule" with what governs instead — lease terms and the general landlord-tenant law still apply where the park act is silent. This page covers a resident who owns the home and rents the lot; a home rented from the park is an ordinary Oregon tenancy.
On this page: Scope · Lot rent, fees and utilities · Lease, rules and disclosure · Termination and eviction · Closure and change of use · Sale of the park · The resident's home · Federal lender protections · Common questions · Citations
A. Scope — who and what the act covers
| Rule | Oregon law | Source |
|---|---|---|
| State agency with a role in park tenancies | Oregon Housing and Community Services Department (Manufactured Communities Resource Center): annual landlord registration, manager continuing-education oversight, civil penalties up to $1,000, the mediation referral program, and the notices it must receive on park closure and park sale. The department does not adjudicate rent or eviction disputes; those go to court or to mediation. Every facility landlord must register annually ($100 for more than 20 spaces, $50 for 20 or fewer). | ORS 90.732 (1); ORS 90.736 (1); ORS 90.767 (2)(b) |
| Resident may sue under the act | Yes Anyone aggrieved by a violation of the sections on rules changes, termination for cause, sale of the home, or retaliation may sue for actual damages or $500, whichever is greater ($1,000 for a third violation of the home-sale section within 24 months). A tenant denied a written rental agreement may recover damages or $100. | ORS 90.710 (1)–(2) |
| Minimum park size for the act to apply (lots) | 4 lots A manufactured dwelling park is a place where four or more manufactured dwellings are located, the primary purpose of which is to rent space. A tenant-owned home on a rented space outside a park is not covered by the park sections; such a tenancy may be ended without cause only on 180 days' notice. | ORS 90.100 definition of "manufactured dwelling park"; ORS 90.429 (1) |
| Other size thresholds that switch rules on |
| ORS 90.324 (1); ORS 90.600 (3)(c); ORS 90.732 (1) |
| Park-owned rental homes | Ordinary landlord-tenant law applies The park sections apply to a transaction in which the owner of a manufactured dwelling secures the right to locate it on another's land. A home rented from the park owner is an ordinary residential tenancy under ORS 90.100 to 90.465. | ORS 90.505 (1)(c), (2) |
| RVs and park-model homes | Excluded A manufactured dwelling is a residential trailer, mobile home or manufactured home as defined in ORS 446.003, or a prefabricated structure; recreational vehicles are defined separately and a space rented for one is outside ORS 90.505 to 90.850. | ORS 90.100 definitions of "manufactured dwelling", "recreational vehicle" |
| Local rent regulation of park lots | Preempted — local governments may not regulate lot rents No city or county may control the rent charged for any dwelling unit, and for a rented park space the dwelling unit is the space itself. Local governments also may not enforce park-closure ordinances adopted or amended after the 2007–2010 cutoff dates. | ORS 91.225 (2), (6); ORS 90.100 definition of "dwelling unit"; ORS 90.660 |
B. Lot rent, fees and utilities
| Rule | Oregon law | Source |
|---|---|---|
| Notice before a lot-rent increase | 90 days Written notice at least 90 days before the increase takes effect, stating the amount of the increase, the new rent, the effective date and, for an increase above the statewide limit, the facts supporting the exemption. A fixed-term tenancy carries the same 90-day rule through its renewal terms. | ORS 90.600 (1)(a), (2) |
| How often rent may be raised | No more than one increase in any 12-month period. The one-per-year rule and the percentage limit apply together; the infrastructure exception is in lieu of, not in addition to, the annual increase. | ORS 90.600 (1)(b), (3)(c)(C) |
| Statewide limit on lot-rent increases |
| ORS 90.600 (1)(c), (3), (4); ORS 90.324 (1)–(4) |
| How a resident can challenge an increase | Statutory damages of three months' rent plus actual damages for an increase above the limit; either party may also invoke the facility's mandatory no-cost mediation. The statute expressly does not require a landlord to justify or compromise an increase within the limit. The statement of policy and written-agreement requirements are not grounds to challenge an increase. | ORS 90.600 (4), (6), (7); ORS 90.767 (1) |
| Entrance fee prohibited | Yes A landlord may not charge a fee at the beginning of the tenancy for an anticipated expense and may charge only the fees the statute lists (late rent, dishonored check, smoke-alarm tampering, pet-rule violations, and repeat rule violations after warning). Installation charges must be disclosed in the statement of policy. | ORS 90.302 (1)–(3); ORS 90.510 (1)(e), (5)(e) |
| Exit or removal fee prohibited | Yes Fees are limited to the statutory list, which contains no removal or move-out fee; on a park closure the landlord may not charge any penalty, fee or unaccrued rent for leaving before the end of the notice period. | ORS 90.302 (1); ORS 90.645 (6)(a) |
| Undisclosed fees uncollectible | Yes A fee must be described in a written rental agreement, and the rental agreement must list all deposits, fees and installation charges. | ORS 90.302 (1); ORS 90.510 (5)(e) |
| Utility billing rules | Five billing methods are defined (direct, rent-included, pro rata, submeter and park-specific), each with its own rules; a landlord who switches methods or begins pro rata billing must give 60 days' notice, and cable, satellite and Internet charges are separately limited. The statement of policy must disclose which utilities are provided, who furnishes them and the billing method used. | ORS 90.560; ORS 90.562; ORS 90.570; ORS 90.510 (1)(i)–(j) |
| Submetering required or regulated | No Submetering is permitted and regulated, not required: a landlord may install submeters (with entry notice), must protect water submeters from freezing, and may enter without notice only to read them. | ORS 90.580 (1)–(3) |
| Lot security deposit rules | The general residential security-deposit statute applies to park spaces: the landlord must give a receipt, hold the deposit for the tenant, and account for it under the same rules as any Oregon rental (see the Oregon security-deposit page on this site). All deposits must be listed in the written rental agreement. | ORS 90.300 (2); ORS 90.505 (2); ORS 90.510 (5)(e) |
C. Lease, rules and disclosure
| Rule | Oregon law | Source |
|---|---|---|
| Written lease | Required Every facility landlord must provide a written rental agreement signed by both parties, plus a separate written statement of policy given before signing; a tenant denied a written agreement may sue for damages or $100. | ORS 90.510 (1), (4), (5); ORS 90.710 (2) |
| Minimum lease term that must be offered | No state rule No minimum term must be offered. A space tenancy must be either month-to-month or a fixed term of at least two years; a fixed term that expires renews automatically month-to-month unless the landlord offers a new agreement at least 60 days before it ends. | ORS 90.550; ORS 90.545 (1)–(2) |
| Notice to end a tenancy without cause | No state rule A park-space tenancy cannot be ended without cause: the general no-cause termination section expressly does not apply to tenancies under the park sections, and termination is limited to the statutory grounds. A fixed term ends without further notice only if the tenant fails to accept, or unreasonably rejects, a compliant new agreement. | ORS 90.427 (13); ORS 90.545 (4), (6) |
| Notice before park rules change | 60 days A proposed rule change takes effect no sooner than 60 days after notice unless tenants of at least 51% of eligible spaces object in writing within 30 days; the notice must show the old and new language and use the statutory form. | ORS 90.610 (2), (6) |
| Disclosure document | A disclosure document with state-prescribed contents The statement of policy has statutorily prescribed contents — space size, zoning and age classification, rent-adjustment policy with a five-year rent history for the space, installation charges, utilities and billing method, closure and sale policies, mediation policy, and any tenants-association summary — with the rental agreement and rules attached. | ORS 90.510 (1)–(3) |
| Residents' right to meet and organize | Yes No rule or agreement may bar residents from meeting in common areas between 8 a.m. and 10 p.m., canvassing other residents, or discussing park matters; the landlord may set reasonable place and scheduling rules. Political speech and signs are separately protected. | ORS 90.750; ORS 90.755 |
| Owner entry onto the lot or into the home | 24 hours' actual notice to enter the rented space at reasonable times for inspection, repairs, tree care, services, agreed yard work, showing the space or utility work; no notice to serve notices, read a submeter, or in an emergency (with notice within 24 hours after an emergency entry). The right of entry does not extend into the home or an accessory building. A tenant may deny consent to a noticed entry by giving actual notice. | ORS 90.725 (2)–(3); ORS 90.580 (3) |
| Retaliation prohibited | Yes In addition to the general anti-retaliation section, a facility landlord may not raise rent, cut services, serve a termination notice or sue for possession after a tenant complains in good faith, contacts an agency, files a civil-rights complaint or asserts any legal right; the tenant has the statutory remedy and a defense to possession. | ORS 90.765 (1)–(2) |
D. Termination and eviction
| Rule | Oregon law | Source |
|---|---|---|
| Just cause required to end a tenancy | Yes The landlord may end a space tenancy only for the causes the chapter lists; the general no-cause termination section does not apply to park tenancies. | ORS 90.630 (1), (8); ORS 90.427 (13) |
| Grounds for termination |
| ORS 90.630 (1)–(11); ORS 90.632 (1)–(3); ORS 90.394 (2); ORS 90.396 (1); ORS 90.398 (1); ORS 90.645 (1)–(2); ORS 90.545 (1), (6) |
| Notice for nonpayment of lot rent | 10 days At least 10 days' written notice given no sooner than the eighth day of the rental period, or at least 13 days' notice given no sooner than the fifth day; the notice must state the amount due and the deadline, and payment within the notice period cures. Rent mailed within the period is timely unless the notice was personally served or the agreement names an on-premises payment place. | ORS 90.394 (2)–(4) |
| Notice for a rule or lease violation | 30 days At least 30 days' written notice stating the facts, a correction date at least 30 days out (or at least three days for a separate, non-ongoing act), and a way to correct; the tenancy ends on the termination date only if the violation is not corrected. The physical condition of the home is handled separately under the disrepair section. | ORS 90.630 (1)–(5) |
| Repeat-violation rule | If substantially the same violation recurs within six months after the termination date in the original notice, the landlord may terminate on 20 days' notice with no right to correct. Three nonpayment notices within 12 months, each carrying the required warning, allow a 30-day termination for repeated late payment with no right to correct. The repeated-late-payment notice may be copied to the home's lienholder. | ORS 90.630 (6), (10)–(12) |
| Time to sell or remove the home after termination | No state rule No fixed period after termination is set for selling or removing the home; a home left in the facility is handled under the abandoned-property procedure, and a tenant whose fixed term ended for rejecting a new agreement may enter a written storage agreement of up to six months. | ORS 90.675 (1); ORS 90.545 (7) |
| Abandoned-home procedure | Yes A detailed procedure governs a manufactured dwelling left in the facility: notice to the tenant and any lienholder, storage, sale, disposal, tax cancellation and storage agreements, with limits on the landlord's liability. | ORS 90.675 |
| Mediation or dispute-resolution requirement | Every facility landlord must maintain a mediation policy; if either party initiates mediation of a dispute over compliance with the agreement or the chapter, conduct in the facility, or a rule change, mediation is mandatory, no-cost through the state referral program, confidential, and resolves nothing without agreement of all parties. The policy and how to start mediation must appear in the statement of policy and the rental agreement. | ORS 90.767 (1)–(3); ORS 90.510 (1)(h), (5)(n) |
E. Closure and change of use
| Rule | Oregon law | Source |
|---|---|---|
| Notice before closure or change of use | 12 months Not less than 365 days' written notice to close a park, or the affected part of it, and convert the land to another use, with the closure date and the statutory tax notice; rent may not be raised after the notice is given. A copy goes to the state department and to any non-tenant home owner or lienholder. | ORS 90.645 (1)(a)(A), (3), (7); ORS 90.655 (1) |
| Variants (by trigger or park size) |
| ORS 90.645 (1)(a), (2), (9); ORS 90.660 |
| Relocation payment required | Yes The landlord must pay each space whose agreement is terminated for a voluntary closure, whether the tenant relocates or abandons the home — half within seven days after the tenant gives 30 to 60 days' notice of the move-out date, the rest within seven days after the space is vacated. Unpaid amounts owed by the tenant may be deducted. | ORS 90.645 (1)(a)(B), (4)–(6) |
| Relocation amounts |
| ORS 90.645 (1)(a)(B), (1)(b) |
| Who pays relocation | The park owner The landlord pays directly; there is no state relocation fund for voluntary closures. A landlord may not charge to store, sell or dispose of a home abandoned after a closure notice. | ORS 90.645 (1)(a)(B), (5)(b) |
| Notice to a government body on closure | Yes A copy of the closure notice goes to the Housing and Community Services Department when it is served, and within 60 days after closing the landlord reports how many owners moved their homes and how many abandoned them. | ORS 90.655 (1)–(2) |
F. Sale of the park
| Rule | Oregon law | Source |
|---|---|---|
| Residents must be told the park is for sale | Yes Written notice of the owner's interest in selling goes to all tenants (or to an existing tenants committee the owner has met with in the past 12 months) and to the state department, stating that tenants may compete to buy and how. | ORS 90.842 (1)–(4) |
| What triggers the notice | Before the owner markets the facility for sale, or when the owner receives an offer it intends to consider, whichever comes first. The owner may keep seeking and negotiating with other buyers during the tenant process. | ORS 90.842 (1); ORS 90.846 (4) |
| Residents' purchase right | Notice plus an opportunity to negotiate a purchase Tenants may compete to purchase: the owner must give notice, supply basic financial information on request, and consider and negotiate any tenant offer in good faith. There is no right to match a third-party offer. | ORS 90.842 (4)(b); ORS 90.844 (1)–(6); ORS 90.846 (1) |
| Time for residents to respond | 15 days Within 15 days after the notice the tenants must say they will compete and name a single committee and its representative (and may request financial information, due from the owner within 14 days); within 45 days after receiving that information (or after the 15-day period if none was requested) they must form or associate with an entity able to buy real property and submit a written offer. | ORS 90.844 (1)–(3), (5) |
| Resident-association threshold | No state rule No percentage of residents is required; a single tenants committee formed for the purpose of purchasing speaks for the tenants. | ORS 90.844 (1)(b) |
| Transfers exempt from the sale rules |
| ORS 90.848 (1) |
| Residents may assign the right to a nonprofit or municipality | Yes The tenants committee may associate with a nonprofit corporation or a housing authority that is legally capable of purchasing, and that entity may buy the facility on the tenants' behalf; state park-purchase loans and grants are also authorized. | ORS 90.844 (5)(a); ORS 90.846 (1)–(2); ORS 90.840 (1) |
| Penalty for violating the sale rules | If the owner substantially fails to give notice, supply information or negotiate so that tenants cannot compete, tenants may enjoin a sale to anyone else (where no compliance affidavit is recorded) or recover 10% of the sale price, half of which goes to the Department of Justice for the state parks account. Minor errors do not block a sale. An owner records an affidavit of compliance before closing a sale to a non-tenant buyer. | ORS 90.846 (3), (5)–(6); ORS 90.850 |
G. The resident's home
| Rule | Oregon law | Source |
|---|---|---|
| Right to sell the home in place | Yes A landlord may not deny a tenant the right to sell the home on the rented space or require its removal solely because of the sale, and may not require consignment as a condition of occupancy. | ORS 90.680 (2)–(3) |
| Park may not take a commission on the sale | Yes No commission, fee or share of proceeds unless the landlord acted as the seller's representative under a written consignment contract (licensed dealer, 180-day maximum, stated compensation, proceeds paid within 10 days). | ORS 90.680 (4) |
| Park may screen the buyer | Yes The rental agreement may require up to 10 days' notice of a sale and a written application from the buyer, who may not occupy the home until accepted as a tenant; the buyer must be given the statement of policy, agreement, rules and any outstanding disrepair notices. | ORS 90.680 (8)–(9) |
| Buyer-approval standard and deadline | The landlord must accept or reject a complete application within seven days (10 if the seller gave no advance notice), apply credit and conduct criteria substantially similar to those used for buyers of the landlord's own homes, may not unreasonably reject, and must give written reasons for a rejection. Reasonable cause includes failing the conditions stated in the rental agreement or references that do not respond in time. | ORS 90.680 (10); ORS 90.510 (5)(i) |
| Home may not be rejected for age, size or style alone | Yes A home may not be treated as in disrepair or required to be removed because of its age, size, style, original construction material or pre-1976 construction, and a new rental agreement may not impose terms based on those characteristics. | ORS 90.632 (2); ORS 90.545 (3)(c) |
| Park may require repairs before sale | Yes With the buyer's application the landlord may hand over any outstanding disrepair notices and lists of deferred maintenance and state that the buyer may be required to complete those repairs. | ORS 90.680 (9)(a) |
| Right to post a For Sale sign | Yes The landlord may not deny a tenant the right to place a for-sale sign on or in the home, subject to reasonable rules on size, placement and character; if the landlord advertises its own homes inside the facility, tenants may advertise in a similar manner and location. | ORS 90.680 (5) |
H. The eight federal lender protections — which ones Oregon law already requires
Fannie Mae and Freddie Mac require eight tenant site lease protections in every manufactured housing community loan they buy. Where state law already requires a protection of every park, a resident has it whether or not the park has agency financing. Oregon law requires 5 of 8. All 50 states are compared in our research study, including the 2018 federal survey baseline.
| Protection | Oregon law | Basis |
|---|---|---|
| One-year renewable lease term unless there is good cause for non-renewal | Partly | Oregon does not require a one-year lease offer — a space tenancy may be month-to-month or a fixed term of at least two years — but tenure is stronger than the protection asks: a fixed term renews automatically month-to-month and a space tenancy can be ended only for the statutory causes. (ORS 90.550; ORS 90.545; ORS 90.427) |
| 30-day written notice of rent increases | Required | State law requires 90 days' written notice of any space-rent increase, three times the 30 days the protection asks. (ORS 90.600) |
| 5-day grace period for rent payments and the right to cure defaults on rent payments | Partly | A tenant may cure by paying within the 10- or 13-day nonpayment notice, but the earliest a nonpayment notice may issue is the fifth day of the rental period — a four-day floor before notice rather than a five-day grace period. (ORS 90.394) |
| Right to sell the manufactured home without having to first relocate it out of the community | Required | A landlord may not deny a tenant the right to sell the home on the rented space or require removal solely because of the sale. (ORS 90.680) |
| Right to sell the manufactured home in place within 30 days after eviction by the community owner | Not required | No section gives an evicted homeowner a period to sell the home in place after eviction; a home left behind is handled under the abandoned-dwelling procedure, and the six-month storage agreement applies only when a fixed term ended over a rejected renewal. (ORS 90.675; ORS 90.545) |
| Right to sublease or assign the pad site lease for the unexpired term to the new buyer of the home without unreasonable restraint | Required | The buyer of a tenant's home may apply to become the tenant of the space and may not be unreasonably rejected; the landlord must decide within seven days on criteria no stricter than it applies to buyers of its own homes. (ORS 90.680) |
| Right to post "For Sale" signs that comply with the community's rules | Required | The landlord may not deny a tenant the right to place a for-sale sign on or in the home, subject only to reasonable rules on size, placement and character. (ORS 90.680) |
| Right to receive at least 60 days' notice of a planned sale or closure of the community | Required | Tenants must be told of the owner's interest in selling before the park is marketed or an offer is considered, and a voluntary closure requires 365 days' notice — both beyond the 60 days the protection asks. (ORS 90.842; ORS 90.645) |
Notes and caveats
- Which spaces the rules reach — The park sections apply where a resident owns the home and rents the space in a park of four or more homes. A tenant-owned home on a single rented lot outside a park is not covered, but that tenancy may be ended without cause only on 180 days' notice (ORS 90.429). Recreational-vehicle spaces are outside these sections.
- Two rent-limit tiers — Parks with more than 30 spaces are limited to 6% a year; parks with 30 or fewer follow the statewide formula the Department of Administrative Services publishes each September (the lesser of 10% or 7% plus CPI). Newer spaces (first certificate of occupancy under 15 years old) and regulated affordable housing are exempt, and a larger park may take one infrastructure increase of up to 12% every five years with a 51% resident vote.
- Closure payments move each year — The $6,000, $8,000 and $10,000 figures are the statutory base amounts; Oregon Housing and Community Services recalculates them annually for inflation by rule, so the amount owed in a given year comes from the department's published figure.
- Nonpayment timing — A landlord may choose a 10-day notice served no sooner than the eighth day of the rental period, or a 13-day notice served no sooner than the fifth day; either way the resident may cure by paying within the notice period.
- Buying the park — Residents' purchase opportunity is a right to be notified, receive basic financial information and negotiate in good faith through one committee — not a right of first refusal. Transfers to family, affiliates, lenders and a few others are exempt, and the owner may negotiate with other buyers at the same time.
- Home condition and sale — A park may require an unsafe or deteriorated exterior to be repaired on at least 60 days' notice and may hand a buyer the outstanding repair list, but may not reject a home for age, size, style or original construction material.
- Local rules — Oregon preempts local rent control for all dwelling units, and for a park space the unit is the space; the state also bars enforcement of local park-closure ordinances adopted after mid-2007 or amended after 2009.
Common questions: Oregon mobile home park law
Each answer is the verified value from the tables above, restated as a direct answer. Free to quote with a link to this page.
- How much notice must an Oregon park give before raising lot rent?
- 90 days. Written notice at least 90 days before the increase takes effect, stating the amount of the increase, the new rent, the effective date and, for an increase above the statewide limit, the facts supporting the exemption.
- Is there a limit on how much lot rent can go up in Oregon?
- Yes — 6% (over 30 spaces); lesser of 10% or 7% + CPI (30 or fewer). A landlord who exceeds the limit owes three months' rent plus actual damages.
- Can an Oregon park owner end a lot tenancy without cause?
- No — an Oregon park may end a lot tenancy only for a listed cause. The landlord may end a space tenancy only for the causes the chapter lists; the general no-cause termination section does not apply to park tenancies.
- How much notice must an Oregon park give before closing or changing use?
- 12 months. Not less than 365 days' written notice to close a park, or the affected part of it, and convert the land to another use, with the closure date and the statutory tax notice; rent may not be raised after the notice is given.
- Does an Oregon park have to pay residents' relocation costs when it closes?
- Yes — Oregon law requires a relocation payment when a park closes or changes use. The landlord must pay each space whose agreement is terminated for a voluntary closure, whether the tenant relocates or abandons the home — half within seven days after the tenant gives 30 to 60 days' notice of the move-out date, the rest within seven days after the space is vacated.
- Do Oregon residents get a chance to buy the park when it is sold?
- Yes — notice plus an opportunity to negotiate a purchase. Tenants may compete to purchase: the owner must give notice, supply basic financial information on request, and consider and negotiate any tenant offer in good faith.
- Can an Oregon resident sell the home in place without moving it out of the park?
- Yes — an Oregon resident may sell the home in place. A landlord may not deny a tenant the right to sell the home on the rented space or require its removal solely because of the sale, and may not require consignment as a condition of occupancy.
Cite this page: "Landlord Atlas, Oregon Mobile Home Park Laws (verified August 18, 2026), landlordatlas.com/laws/mobile-home-parks/oregon/" — free to cite and quote with a link (how these records are verified).
Citations
- ORS 90.505 (verified 2026) Official source
- ORS 90.100 definitions (verified 2026) Official source
- ORS 90.600 (verified 2026) Official source
- ORS 90.630 (verified 2026) Official source
- ORS 90.645 (verified 2026) Official source
- ORS 90.680 (verified 2026) Official source
- ORS 90.842 (verified 2026) Official source
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