Not legal advice. OSTA is educational advocacy, not a law firm. This page is general information for Oregon manufactured dwelling park and marina tenancies — you own the home and rent the space (ORS 90.505–90.850). It does not apply to apartment or other standard ORS 90.100–90.465 rentals. It is not legal advice. Talk with an attorney about your situation.
ORS Chapter 90 statutory guide
Oregon Rent Control, Fee Limits & Utility Billing Rights
Comprehensive guide for Oregon manufactured home and floating home residents regarding legal rent increase limits, mandatory notice timelines, and utility pass-through protections.
Last updated: September 2026. Verified against current ORS Chapter 90 (including HB 3054 / 2025 c.387) and the DAS 2026 rent-stabilization publication. This guide is only for manufactured dwelling park and marina space tenancies (you own the home and rent the space). It does not apply to apartment or other standard rentals under ORS 90.100–90.465.
Resident Protection Notice
Oregon Tenant Bill of Rights: 4 Core Pillars
1. Rent & Cost Caps
Strict statewide percentage cap on space rent; only 1 rent hike permitted in any 12-month period.
2. For-Cause Eviction Only
No “no-cause” evictions for home-owners on leased land. Landlords must provide specific statutory cure notices.
3. Right to Organize (ORS 90.750)
Tenants have the legal right to form park associations, distribute flyers, and meet peacefully without landlord interference.
4. Home Sale & Transfer
Tenants retain the right to sell their manufactured or floating home on-site. Landlords cannot unreasonably withhold lease assignment.
Section 1
Statewide Annual Rent Increase Cap (ORS 90.600 & 90.324)
Park and marina space rent is capped by ORS 90.600 and ORS 90.324. The Oregon Department of Administrative Services (DAS) publishes the maximum percentages by September 30 for the following calendar year. Confirm the current figures on the DAS Rent Stabilization page before relying on a percentage. Apartment rent-increase rules are a different statute and are not covered here.
2026 · facilities with more than 30 spaces
6%
Fixed cap under ORS 90.324(1)(a) for ORS 90.600(1) tenancies in larger parks and marinas.
2026 · parks and marinas with 30 or fewer spaces
9.5%
Lesser of 10% or 7% plus West Region CPI for ORS 90.600(1) tenancies in smaller parks and marinas (ORS 90.324(1)(b)). DAS published 9.5% for 2026; 2025 was 10.0%.
Frequency Limit
1x / Year
A landlord may not raise rent more than once in any continuous 12-month period (ORS 90.600(1)(b)).
Note: Every 5 years a landlord may submit to residents a planned increase, for that year, of up to 12% to cover major infrastructure improvements. Residents must receive notice of what improvements are to be made. The planned increase must receive an affirmative vote from 51% of households. See Chapter 90.600
Example Calculation: How to Verify Your Rent Increase
Suppose your current monthly base lot rent is $600.00 in a facility with more than 30 spaces, so the 2026 DAS cap is 6%:
- Current monthly base rent: $600.00
- Maximum allowed increase ($600 x .06): + $36.00
- Maximum legal new rent: $636.00 / month
If your landlord sends a notice demanding $675.00, the excess is unlawful under ORS 90.600 unless a statutory exemption applies (for example a qualifying tenant-approved infrastructure increase under ORS 90.600(3)(c)). Keep your notice and contact an attorney. Respond in writing to your landlord. You may want to try one of our Letters to Landlord templates. A landlord who exceeds the ORS 90.324 cap is liable for three months’ rent plus actual damages (ORS 90.600(4)).
Applicable to all rental agreements, including fixed-term leases, regardless of any prior agreements made which do not comply with the new rent increase cap; in facilities with 30 or more spaces, in parks and marinas over 15 years old.
Section 2
Strict 90-Day Written Notice Requirement
A rent increase is legally invalid in Oregon if the landlord fails to satisfy strict statutory delivery and timing rules. Verbal notices, text messages, or notices delivered less than 90 days before the effective date are completely void.
1. Formal Written Notice Delivered at Least 90 Days Early
The notice must be written and delivered at least 90 full calendar days prior to the effective date (ORS 90.600(1)(a)). If served by first class mail only, ORS 90.155(2) adds three calendar days (not business days), so mail-only service needs 93 days.
2. Mandatory Statutory Disclosures
The notice must specify the amount of the increase, the new rent, the date it becomes effective, and (if the landlord claims an exemption from the percentage cap) facts supporting that exemption (ORS 90.600(2)).
3. Notice of an Illegal Increase = No Notice
An notice is void which does not comply with Oregon Statute, such as a notice for an amount that is more than the allowed 6%, for parks with 30+ spaces, and is equivalent to receiving no notice at all. Speak with an attorney about your options.
Section 3
Utility Billing & Passthrough Regulations
Park landlords frequently attempt to circumvent rent control by introducing new utility charges, administrative surcharges, or shifting park maintenance costs onto tenant utility statements. Oregon law strictly limits what can be passed through.
What Landlords CAN Charge
- Individually submetered utilities: Actual usage measured by certified meters at the exact utility provider tariff rate.
- Direct provider billing: Accounts in the tenant’s own name directly with local electric, gas, or municipal water providers.
- Base rent stated in the agreement: Rent explicitly agreed to in the original written rental agreement.
What Landlords CANNOT Charge
- Common area utility surcharges: Billing residents for park clubhouse heating, pool upkeep, or security lighting.
- Arbitrary administrative / billing fees: Adding third-party markup or processing charges onto submeter bills.
- Infrastructure repair pass-throughs: Forcing tenants to pay for broken sewer mains, failing pipes, or road paving as “utilities”.
What to Do If You Receive an Illegal Rent Increase
Do not simply ignore the notice! While an unlawful rent increase cannot be legally enforced, failing to respond in writing can result in the landlord filing a nonpayment eviction notice against you.
Follow this three-step defense procedure:
- Send a written objection: Mail a formal written letter by first class mail and certified mail pointing out that the proposed increase exceeds the statutory cap or failed the 90-day requirement under ORS 90.600.
- Continue paying your lawful existing rent: Pay your existing legal rent on time every month. Note “Lawful rent under protest” on your check memo line.
- Contact OSTA and legal aid immediately: Connect with your local chapter and request assistance from tenant rights attorneys.
Eviction Defense Project (EDP)
Statewide free legal representation for eligible Oregon tenants facing eviction notices.
Legal Aid Services of Oregon
Regional offices assisting low-income seniors and park homeowners statewide.
Section 5
Frequently Asked Questions
Can the park owner raise my rent more than once in a 12-month period?
No. Oregon Revised Statute 90.600 explicitly states that space rent for a manufactured dwelling park or floating home marina may not be increased more than once in any 12-month period, even if the total combined increase is below the state percentage ceiling.
What if the park has not completed promised repairs or maintains failing water lines?
Under ORS 90.730, landlords have an affirmative duty to maintain clean, safe potable water, working sewer lines, and safe streets. While rent caps apply automatically regardless of park conditions, serious habitability failures give tenants legal remedies, including notice to repair, rent reduction claims, or complaints to the Oregon Health Authority and the State Building Codes Division.
Does the rent cap apply to floating home moorage slips?
Yes. Floating home facilities and moorage slip tenancies in Oregon are protected under ORS Chapter 90 (specifically ORS 90.505 through 90.875). Moorage fee increases are subject to the exact same statutory limits, 90-day notice requirements, and organizing protections as land-based manufactured home parks.
Stand Strong with Oregon Tenants
Park owners employ corporate lawyers and lobbyists. When residents organize together through OSTA chapters, we win fair rents and enforce our legal rights.
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