How much can mobile home lot rent go up in Oregon?

There is a statewide cap. Under ORS 90.600(1), a manufactured dwelling park may not raise rent 'by a percentage greater than the maximum calculated under ORS 90.324 (1).' Under ORS 90.324(1), that maximum is 'six percent' a year for a facility 'with more than 30 spaces,' and for a facility with 30 or fewer spaces it is 'the lesser of' 'ten percent' or 'seven percent plus CPI.' This is general information, not advice about a specific increase — consider consulting a licensed attorney in Oregon.

Mobile home lot rent rules in Oregon

Q: How much notice does Oregon require before a park rent increase?

At least 90 days. Under ORS 90.600(1), a park may not increase rent 'without giving each affected tenant notice in writing at least 90 days prior to the effective date of the rent increase,' and may not raise rent 'more than once in any 12-month period.' The notice must state the increase, the new rent, and the effective date.

Q: What happens if an Oregon park raises rent above the cap?

It owes damages. Under ORS 90.600(4), a landlord that increases rent over the cap 'shall be liable to the tenant in an amount equal to three months' rent plus actual damages suffered by the tenant.' The Oregon Department of Administrative Services publishes the maximum allowable percentage each September (ORS 90.324).

Oregon is one of the most protective states for manufactured dwelling park residents. Its dedicated park law — ORS 90.505 to 90.850 — caps annual rent increases, requires long notice, and limits increases to once a year. The information below describes how the law generally works; anyone dealing with a specific increase should consider consulting a licensed attorney in Oregon.

What the statute says

ORS 90.600(1) sets three limits on a month-to-month park tenancy. A landlord may not increase the rent:

(a) Without giving each affected tenant notice in writing at least 90 days prior to the effective date of the rent increase; (b) More than once in any 12-month period; or (c) By a percentage greater than the maximum calculated under ORS 90.324 (1).

ORS 90.324(1) fixes that maximum: "six percent" a year "for tenancies subject to ORS 90.600 (1) in facilities with more than 30 spaces," and "the lesser of" "ten percent" or "seven percent plus CPI" for facilities "with 30 or fewer spaces." The Department of Administrative Services calculates and publishes the figure by September 30 each year.

A landlord that exceeds the cap "shall be liable to the tenant in an amount equal to three months' rent plus actual damages suffered by the tenant" (ORS 90.600(4)). There is a narrow exception for a large infrastructure project (capped at 12%, no more than once every five years, approved by a 51% vote of occupied spaces, and refundable if the project isn't completed).

How it works in general

An Oregon park can raise lot rent only once in any 12-month period, only after at least 90 days' written notice stating the new amount and effective date, and only up to the statewide cap — 6% a year in a park with more than 30 spaces, or the lesser of 10% or 7%-plus-CPI in a smaller park. Because the cap is a flat percentage published annually by the state, residents can check whether a proposed increase is legal before it takes effect, and a park that goes over owes three months' rent plus actual damages. A park can pursue a larger one-time increase only through the strict infrastructure-project process, which requires a documented estimate, a tenant meeting, and a 51% vote.

Common scenarios

General examples Oregon park residents commonly encounter:

A rent increase is announced. It needs 90 days' written notice, can happen only once in 12 months, and can't exceed the published cap (ORS 90.600).
A resident wants to check the cap. The Department of Administrative Services publishes the maximum percentage each September (ORS 90.324).
A park raises rent above the cap. It owes three months' rent plus actual damages (ORS 90.600(4)).

Other authorities that may apply

The manufactured dwelling park law (ORS 90.505–90.850) governs rent increases and notice; ORS 90.324 sets the cap and ORS 90.600 the procedure. Oregon Housing and Community Services administers park-resident programs, and a tenants' committee has a statutory right to meet with the landlord on non-rent concerns (ORS 90.600(8)). Federal law such as the Fair Housing Act can apply to how an increase is administered.