Oregon and Washington rent caps for mobile-home parks in 2026
If your park is in Oregon or Washington, you cannot raise lot rent to whatever the market will bear. Both states cap the yearly increase, and both give mobile-home communities their own rules that are stricter than the rules for apartments. Get the number or the notice wrong and the increase can be void.
Here is where the two states stand for 2026. The caps change every year, so treat these as this year's numbers and check again next year.
Washington: a flat 5% for mobile-home communities
Washington passed House Bill 1217 in 2025, and it took effect on May 7, 2025. It caps rent increases across the state, but manufactured and mobile-home communities got a tighter limit than everyone else.
For a mobile-home community, the cap is a flat 5% a year. Regular apartments are capped at 7% plus inflation, up to a 10% ceiling. Your park is held to the lower 5%, full stop.
Two more rules come with it:
You cannot raise rent at all during a tenant's first 12 months. The clock starts over with each new tenancy.
You must give 90 days of written notice before the increase. The Washington Attorney General describes it as three months' prior written notice.
The notice also has to carry specific language the law requires, and the Washington Department of Commerce publishes model wording for it. Do not send a plain "your rent is going up" letter in Washington. Use the required language, or the notice may not hold.
Oregon: 6% for most parks in 2026
Oregon has capped rent since Senate Bill 608 in 2019, and the cap is recalculated every year. For 2026, the standard statewide cap is 9.5%, which is the lesser of 10% or 7% plus inflation.
But mobile-home and marina parks have their own rule now. A 2025 law, House Bill 3054, splits parks by size:
- A park with more than 30 spaces is capped at 6% for 2026.
- A park with 30 or fewer spaces follows the standard cap, 9.5% for 2026.
So a 45-space park in Oregon can raise lot rent by up to 6% this year. A 20-space park can go up to 9.5%. Oregon requires 90 days of written notice for a facility rent increase under ORS 90.600.
Because Oregon resets the percentage each January, do not memorize 6% and 9.5% as permanent. Confirm the current year's figures with the state before you send anything.
The rule of thumb for both states: find your park's cap for the current year, count back at least 90 days from your effective date, and use each state's required notice wording. A capped state punishes a rushed notice harder than a high rent ever would.
How the two states line up
| Washington | Oregon (2026) | |
|---|---|---|
| Cap for a mobile-home park | 5% flat | 6% if more than 30 spaces; 9.5% if 30 or fewer |
| Notice before increase | 90 days | 90 days |
| First-year increase allowed? | No, not in first 12 months | Follows state rules; confirm your park |
| Special notice wording? | Yes, required language | Standard written notice under ORS 90.600 |
What about California and Florida?
Neither caps space rent statewide, but both make you wait. California's Mobilehome Residency Law requires 90 days of written notice before a space-rent increase, under Civil Code 798.30, and some cities add their own local rent-stabilization rules on top. Florida also requires 90 days of written notice before raising the lot rental amount, under Statute 723.037, and if you justify the increase by pointing to comparable parks, you have to disclose those details and residents can ask for mediation.
So even in the states without a cap, 90 days is the common floor for mobile-home lots. The safest habit is to plan every increase at least a full quarter ahead.
The three mistakes that void an increase
Most rejected increases come down to the same few errors:
Counting the notice from the wrong day. The clock usually runs from the tenant's next rent due date, not the day you drop the letter in the mail. Ninety days means the tenant should get a full three billing cycles of warning.
Using a generic letter in a state that requires specific wording. Washington is the clear example. A letter that skips the required language is a letter a tenant can challenge.
Going over the cap by accident. A 6% cap on $525 rent is $31.50, so the most you can charge is $556.50. Round up to $560 and you are over the line. The math is small and the penalty is not.
Do it once, cleanly
Pick your effective date, work out your park's cap for the current year, and back up at least 90 days. Write the notice with the wording your state requires, put the effective date in writing, and keep proof that you delivered it. Then file it, because if the increase is ever questioned, your proof of a correct, on-time notice is the whole defense.
Our free rent-increase notice generator drafts a clean letter with the effective date and notice period filled in, so you have a solid starting point to adapt for your state. It is a starting point, not legal advice.
Lot Sidekick keeps each park's due day, notice period, and rent history in one place, so the earliest legal date is easy to find when it is time to raise rent. You can track the same thing on a calendar. The point is to never send a notice that is a week short.
Sources
- Washington Attorney General, Manufactured/Mobile Home Landlord-Tenant Act: https://www.atg.wa.gov/manufactured-mobile-home-landlord-tenant-act
- Washington HB 1217 summary (Stoel Rives): https://www.stoel.com/insights/publications/washington-enacts-statewide-rent-control-key-rules-now-in-effect
- Oregon DAS Office of Economic Analysis, rent stabilization percentages: https://www.oregon.gov/das/oea/pages/rent-stabilization.aspx
- Oregon 2026 caps (Oregon Capital Chronicle): https://oregoncapitalchronicle.com/briefs/oregon-rent-increases-capped-at-6-or-9-5-in-2026/
- California Civil Code 798.30 (Justia): https://law.justia.com/codes/california/code-civ/division-2/part-2/title-2/chapter-2-5/article-3-5/section-798-30/
- Florida Statute 723.037 (Justia): https://law.justia.com/codes/florida/title-xl/chapter-723/section-723-037/
General information, not legal advice. Rent caps and notice rules change yearly and vary by state and city. Confirm the current figures and your park's required notice wording with a local attorney before you raise rent.
Lot Sidekick flags who's late and generates the notice in one click, with the fee schedule you set already applied. Send your spreadsheet and I'll set up your park, or see the live demo, or call (425) 405-0734.