Nonpayment of rent
Rent on a park space is late the day after it is due, but you cannot act immediately in Oregon. Nonpayment terminations run through ORS 90.394 — the same statute that governs any residential tenancy — and must be followed by an eviction (FED) filed under ORS 105.100 to 105.168. A park space is a facility tenancy, but nonpayment is still handled under 90.394, not the for-cause park statute.
Watch the current numbers closely: Oregon lengthened these notices in 2023. For a normal month-to-month park lot you now have two choices — a 10-day notice that you may not serve before the 8th day of the rental period, or a 13-day notice that you may not serve before the 5th day. The old 72-hour and 144-hour notices no longer apply to a standard park tenancy. The 72-hour notice survives only for week-to-week tenancies, which almost never exist in parks. Serving a stale hour-based form today is the quickest way to have your case dismissed.
The notice must state the exact amount of rent owed and the date and time by which the tenant must pay to cure. If the tenant pays in full by that deadline, the tenancy continues and you cannot proceed to court on that notice.
Other lease violations and for-cause terminations
For-cause terminations of a park space are governed by ORS 90.630. You must give not less than 30 days' written notice before the termination date, and the tenant generally has the right to cure by a date at least 30 days after delivery of the notice. If the violation was a separate, distinct act that is not ongoing, the cure date can be as short as three days after delivery. The notice must state the termination date, enough facts to tell the tenant exactly what the problem is, and how to fix it.
Repeat conduct changes the math. If substantially the same violation recurs within six months of the original termination date, you may serve a 20-day notice with no right to cure (ORS 90.630(6)). For chronic late rent, you may serve a 30-day no-cure notice if the tenant paid after the 8th day of the rental period in at least three of the preceding 12 months and received a nonpayment notice each time (ORS 90.630(10)). Both of these depend on a documented paper trail of the earlier notices.
Disrepair of the home itself is separate again. Under ORS 90.632 you can terminate for the physical condition or deterioration of a manufactured or floating home on 60 days' notice — or 30 days if the condition creates a risk of imminent and serious harm — and the tenant may correct the condition, with extensions available for weather, complex work, long-standing conditions, or a floating home's float.
The home is the resident's property
In a park, you own the land and the resident owns the home. That distinction controls everything at the end of a tenancy: winning possession of the space in court does not give you the home, and you cannot simply seize, sell, or dispose of it.
If a home is left behind, ORS 90.675 sets a strict abandonment process. Your notice must give the tenant or any lienholder at least 45 days to contact you to arrange removal or disposition, and once they respond they have 30 days to remove the home. Skipping these steps exposes you to significant liability.
The resident (or a lienholder) also has the right to sell the home, including a sale in place to a buyer who leaves the home on the space and becomes your tenant, subject to ORS 90.680. Because relocating a manufactured home is expensive and slow, cooperating on a sale in place — or negotiating cash-for-keys, which is a common market practice rather than a legal requirement — is frequently faster and cheaper than a contested fight over an abandoned home.
Park closure and other Oregon-specific protections
Oregon is one of the most protective manufactured-dwelling-park states, and closing a park is the clearest example. Under ORS 90.645 you must give residents not less than 365 days' written notice before the closure date.
Closure also triggers relocation payments: $6,000 for a single-wide home, $8,000 for a double-wide, and $10,000 for a triple-wide or larger. (These are the current figures; older references to a $5,000-$9,000 range are out of date.) You pay at least half within seven days after the tenant gives you their move-out notice and the balance within seven days after they vacate. To claim payment, the tenant must give you 30 to 60 days' notice of the departure date within the 365-day window. A closure forced by eminent domain or a government order has its own separate 15-day landlord-notice trigger.
Because park-space terminations carry longer notice and cure periods than an ordinary apartment, and because the home belongs to the resident, treat every park termination as a higher-stakes, more procedural process than a standard residential eviction.
Typical timeline in Oregon
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Rent due date passesRent is late the day after it is due, but you must wait to serve notice — no sooner than the 5th day (for a 13-day notice) or the 8th day (for a 10-day notice) of the rental period under ORS 90.394.
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Serve the nonpayment noticeDeliver the 10-day or 13-day written notice stating the exact amount owed and the date and time to pay to cure.
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Cure period runsIf the tenant pays in full by the deadline, the tenancy continues. A for-cause violation under ORS 90.630 instead runs a 30-day cure period (or a 20-day no-cure notice for a documented six-month recurrence).
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File the FED complaintIf unpaid or uncured, file a forcible entry and detainer action in the Circuit Court for the county where the park is located (ORS 105.100-105.168).
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First appearanceThe court sets a first appearance roughly 7 days out for most cases, or 15 days for nonpayment cases, after the filing fee is paid, with the clerk able to add up to 7 more days (ORS 105.135).
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Default or trialIf the tenant does not appear, you can obtain a default judgment for possession; if both appear, nonpayment cases are set for trial 15 to 30 days later (ORS 105.137).
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Removal of the homeA judgment gives you the space, not the home. If the resident leaves it behind, follow the ORS 90.675 abandonment process — a 45-day contact notice — before any disposition, and allow sale in place.
Operator best practices in Oregon
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Use the current 10-day/13-day nonpayment noticeOregon replaced the hour-based notices in 2023. Never serve an old 72-hour or 144-hour form on a park lot — a stale form loses the case on a technicality (ORS 90.394).
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Count the rental-period days before servingServe the 10-day notice no sooner than the 8th day and the 13-day notice no sooner than the 5th day of the rental period; premature service is defective.
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State the exact amount and cure deadline in writingBoth nonpayment and for-cause notices must be precise; vague or dateless notices are routinely thrown out in Oregon FED cases.
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Give the full 30-day cure on for-cause noticesUnder ORS 90.630 most for-cause park terminations require 30 days and a genuine chance to cure; reserve the 20-day no-cure notice for a documented six-month recurrence.
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Document repeat violations and late paymentsThe 20-day no-cure notice and the 30-day repeated-late-rent notice both depend on copies of the prior notices you served — keep a clean file for every space.
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Treat the home as the resident's propertyYou evict from the space, not the home. Follow the ORS 90.675 abandonment steps and allow a sale in place before disposing of any home.
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Plan far ahead for any closureA park closure requires 365 days' notice plus $6,000 to $10,000 per home in relocation payments under ORS 90.645 — budget and calendar it long before you act.
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Consider cash-for-keysBecause moving a manufactured home is costly for everyone, a negotiated cash-for-keys deal or a cooperative sale in place is often faster and cheaper than a contested FED. This is market practice, not a statutory requirement.
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Build a relationship with an Oregon MHP attorneyOregon is one of the most tenant-protective states for manufactured-dwelling parks; have a local landlord-tenant attorney review your notices and forms before you rely on them.