Oregon Mobile Home Park Rent Control: 2026 Guide

Is mobile home lot rent controlled in Oregon?

Yes. Oregon is one of the few states with a genuine statewide rent cap, and it applies to the lot (space) rent you charge at a manufactured-dwelling park or floating-home marina. The base cap comes from ORS 90.323 and 90.324 (created by SB 608 in 2019 and amended by SB 611 in 2023); the notice and increase rules specific to parks are in ORS 90.600.

There is no first-year grace period for parks and no meaningful new-construction loophole for an established community, and Oregon law (ORS 91.225) bars any city or county from adding its own rent control on top. If you operate a park in Oregon, plan every increase around the annual state-published maximum — and read the next section carefully, because a 2025 law changed the math for larger parks.

The statewide cap and the current maximum percentage

The statewide formula in ORS 90.324(1) sets the maximum annual increase at 'the lesser of: (a) Ten percent; or (b) Seven percent plus' the September 12-month average change in the Consumer Price Index for the West region. The Department of Administrative Services (DAS) publishes the exact figure by September 30 each year. For 2025 the published maximum was 10.0%. Under the formula, 2026 works out to 9.5% (7% plus a 2.5% CPI).

Here is the part MHP operators must not miss: HB 3054 (2025, effective September 1, 2025) added a tighter cap for parks by size. For 2026, DAS published two separate facility numbers — facilities with MORE THAN 30 spaces are capped at 6.0%, and facilities with 30 OR FEWER spaces get the standard formula figure of 9.5%. So a large park cannot raise a space to the 9.5% general figure; its ceiling is 6.0% for 2026. Always pull the current-year number from DAS before you send a notice — it changes every year.

The 90-day facility notice under ORS 90.600

ORS 90.600(1) is the operational rule for parks. It says the 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).'

Three practical takeaways: give at least 90 days' written notice (and add 3 days — effectively 93 days — if you serve it by mail under ORS 90.155); raise a given space's rent only once in any 12-month window; and keep the increase at or under the year's published maximum (6.0% for parks over 30 spaces in 2026, 9.5% for smaller parks). Put the new rent amount and the effective date on the notice. Exceeding the cap exposes you to tenant remedies including statutory and actual damages, so the percentage is not a soft target.

Preemption and the narrow exemptions

Local rent control is preempted. ORS 91.225 declares rent control 'a matter of statewide concern' and provides that 'a city or county shall not enact any ordinance or resolution which controls the rent that may be charged for the rental of any dwelling unit,' except for narrow carve-outs (government-subsidized affordable housing, condo-conversion notice periods, and temporary post-disaster controls). No Oregon city can impose its own park rent cap on you — the state program is the only one that applies.

On exemptions: unlike standard apartments (where ORS 90.323 bars any increase during a tenant's first year), ORS 90.600 has no first-year exemption for parks — the cap and the once-per-12-months rule apply from the first increase. The only cap exemption likely to matter, ORS 90.600(3)(a), applies when 'the first certificate of occupancy for the dwelling unit was issued less than 15 years from the date of the notice.' That is aimed at new construction; an older, established park will not qualify. The rent you set for a brand-new incoming space tenant is a negotiated starting rent, not a capped 'increase' — the cap governs ongoing increases only.

Rent-increase rules at a glance in Oregon

• Statewide cap exists
  Oregon caps annual lot-rent increases statewide (ORS 90.323/90.324); DAS publishes the maximum by September 30 each year.
• Base formula
  The lesser of 10% or 7% + West-region CPI (ORS 90.324(1)). This yielded 10.0% for 2025 and 9.5% for 2026.
• Large parks are lower (HB 3054)
  For 2026, facilities with more than 30 spaces are capped at 6.0%; facilities with 30 or fewer spaces use the 9.5% formula figure.
• 90-day written notice
  ORS 90.600(1)(a) requires at least 90 days' written notice before a park space increase — add 3 days (93 total) if served by mail.
• Once per 12 months
  ORS 90.600(1)(b) allows only one increase per space in any 12-month period.
• No first-year grace for parks
  Unlike standard dwellings under ORS 90.323, ORS 90.600 has no first-year exemption; the cap applies from the first increase.
• 15-year exemption rarely helps
  ORS 90.600(3)(a) exempts only units whose first certificate of occupancy is under 15 years old — not an established park.
• No local rent control
  ORS 91.225 preempts city/county rent ordinances; the statewide cap is the only one that applies.

Operator best practices in Oregon

• Pull the current-year DAS number first
  Before drafting any notice, confirm the maximum on the Oregon DAS Rent Stabilization page for that calendar year — and use your park's correct size tier (over vs. 30-or-fewer spaces).
• Know your space count
  Whether you are over 30 spaces decides your ceiling (6.0% vs 9.5% for 2026). Document your space count so an increase is defensible.
• Calendar the 90/93-day notice
  Serve written notice at least 90 days out (93 if mailed) and never raise a space more than once in 12 months.
• Put the numbers in writing
  State the current rent, the new rent, the exact percentage, and the effective date on every notice, and keep proof of service.
• Do not rely on exemptions
  Assume the first-year and 15-year exemptions do NOT apply to your established park unless counsel confirms otherwise.
• Ignore any local rent-control claim
  No Oregon city or county can add its own park rent cap (ORS 91.225); comply with the state program only, but watch for annual legislative changes like HB 3054.
• Build a relationship with an Oregon MHP attorney
  Manufactured-housing rules (ORS 90.505–90.850) change often and carry stiff tenant remedies for over-cap increases — have Oregon park counsel review your notice template and your annual increase math.