Rent increase notice periods by state: 30, 60, or 90 days?
Raise the rent without the right notice and the increase can be void, or worse. The notice period and any cap depend on your state, and manufactured-housing communities usually have their own act with stricter rules than the general landlord law.
Here's the map for the five biggest park states — and a full deep-dive guide for each, with statute citations and the mistakes that actually void increases.
The five big park states at a glance
| State | Notice for a lot-rent increase | Cap? |
|---|---|---|
| Texas | 60-day renewal offer is the mechanism; mid-lease needs an initialed clause | None; local rent control preempted |
| California | 90 days, in person or by U.S. mail | Usually local (100+ city ordinances); statewide cap bill pending |
| Florida | 90 days to homeowners AND the HOA board, plus a committee-meeting process | None, but increases must survive a "market rent" reasonableness test |
| Oregon | 90 days, once per 12 months | Yes — 6% (parks over 30 spaces) or 9.5% (30 or fewer) for 2026 |
| Washington | Three months, on the state's required form | Yes — a flat 5% for mobile-home communities |
Notice periods vary a lot
Many states require 30 days for a month-to-month tenancy, but several require 60 or 90 days for larger increases, and mobile-home-park statutes can require more — 90 days is the floor in all four of the big coastal park states above. The clock usually runs from the tenant's next rent due date, not the day you send the letter.
Caps and "just cause"
A handful of states cap annual increases or require a stated reason. Parks are sometimes carved out, or covered by a separate manufactured-housing act — Oregon and Washington both cap park increases specifically, and the numbers reset every year (see the 2026 caps). Don't assume the general landlord rule applies to your park.
Before you send: confirm your state's park-specific notice period, check the cap with the lot rent increase calculator, put the effective date in writing, and keep proof of delivery.
Our free notice generator drafts a clean rent-increase letter you can adapt. It's a starting point, not legal advice.
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.