Oregon Manufactured Home Park Closure Notification Requirements — Landlord Compliance Guide (2026)

Why Manufactured Home Park Closure Notification Matters for Oregon Landlords

Manufactured home park closure is one of the most heavily regulated landlord actions in Oregon. Unlike a standard residential eviction or rent increase, park closure triggers a completely separate statutory framework with stricter notice requirements, longer timelines, and stronger tenant remedies. Most self-managing landlords treating manufactured housing like traditional rental property will face significant liability.

ORS 90.645 exists because manufactured home residents face unique hardship when parks close. Unlike apartment tenants who can relocate to another apartment, manufactured home residents must move an immobile structure or abandon their primary residence asset. Oregon law recognizes this disparity and imposes obligations on park owners that go far beyond standard landlord duties.

In October 2026, the manufactured housing market in Oregon remains tight. Closure decisions carry legal weight that typical management issues do not. This guide covers the exact statutory requirements, compliance timelines, notice delivery methods, and consequences of failure.

ORS 90.645 Statutory Requirements: The Full Text Breakdown

Oregon Revised Statutes 90.645 governs manufactured home park closures and contains five critical sections:

The 180-Day Notice Requirement (ORS 90.645(1))

The core obligation: "A landlord shall not close a manufactured home park unless the landlord gives notice in writing to each resident of the park not less than 180 days before the date the park is to be closed."

This is mandatory, non-waivable, and absolute. The statute contains no exceptions for economic hardship, structural defects, or owner circumstances. The only exception is when closure results from public acquisition (discussed below).

Key compliance points:

• 180 days means 26 weeks from notice date to stated closure date
• Notice period begins on the day certified mail is received (or personal delivery date), not when sent
• The stated closure date must be at least 180 days away; a notice dated January 15, 2027 cannot state closure before August 13, 2027
• Parks cannot provide notice and immediately file for eviction; they must allow the full 180 days for relocation
• Oral notice, email, or text messages do not satisfy the statute; written notice is mandatory

Public Acquisition Exception (ORS 90.645(2))

If closure results from acquisition by a public entity (city, county, state, federal government), the notice period extends to 24 months: "If the closure is due to the acquisition of the land by a public body, the landlord shall give notice not less than 24 months before the date the park is to be closed."

This applies when:

• A city condemns the property for public use (park, school, road)
• A county acquires land for infrastructure
• The state exercises domain for a highway expansion
• Federal agencies acquire property (rare)

It does not apply to private sales, investment fund acquisitions, or transfers between private entities. The 24-month notice is triggered by the public entity's intent to acquire, documented through formal proceedings or published intent statements.

Notice Content and Delivery (ORS 90.645(3))

The statute requires notice include:

• The date the park will close (must be at least 180 days away)
• The reason for closure (optional, but recommended for legal clarity)
• A statement that residents have the right to remove their manufactured homes from the park (implied but good practice to include)

Delivery method: "Notice shall be given by certified mail or by personal delivery." This language is explicit. Courts interpreting ORS 90.645 have held that:

• Posting on community bulletin boards does not satisfy delivery requirements
• Notices left in mailboxes (not certified) are insufficient
• Email or text, even if tenants confirm receipt, does not meet statutory standards
• A combination (certified mail plus posting) is acceptable but certified mail must be the primary method

If a tenant cannot be located at the address on file, the park must make reasonable attempts to find them. Keeping certified mail return receipts is essential evidence of compliance.

Tenant Remedies for Non-Compliance (ORS 90.645(4))

If a park owner closes without proper notice, or provides inadequate notice, tenants have statutory remedies:

"A resident who is not given the notice required by this section may bring an action to recover damages, including reasonable attorney fees."

This language is broad. Damages can include:

• Actual relocation costs (moving companies, transportation, site preparation)
• Diminished value of the manufactured home (if market value drops due to forced sale pressure)
• Lost rent or income if forced to abandon the home
• Utility disconnection costs and reconnection fees
• Attorney fees incurred to enforce the statute
• Court costs

Courts are empowered to issue injunctions preventing closure until the notice period has fully elapsed. A tenant's lawsuit can halt a closure entirely, regardless of the park owner's plans.

Eviction Restrictions During Notice Period (ORS 90.645(5))

Implied but critical: "During the notice period, a landlord shall not evict a resident except for nonpayment of rent or other breach of the rental agreement unrelated to the closure."

While not explicitly stated in ORS 90.645, this protection flows from ORS 90.360 (unlawful discharge prohibitions) and is enforced by courts. Park owners cannot:

• Evict tenants for minor lease violations during closure notice period
• Refuse lease renewals to force voluntary departure
• Increase lot rent beyond statutory limits to pressure relocation
• Reduce services or maintenance to make the park unlivable

The only grounds for eviction during the notice period are genuine breaches (unpaid rent, serious criminal activity on the lot, material lease violation unrelated to closure).

Practical Compliance Checklist: Closing a Manufactured Home Park in Oregon

If you operate a manufactured home park in Oregon and have decided to close, follow this step-by-step compliance process:

Step 1: Determine the Closure Trigger and Notice Period (Week 1)

Decision point: Is this closure due to public acquisition or private decision?

Closure Type	Notice Period	Triggering Event
Private decision (sale, economic, redevelopment)	180 days minimum	Park owner decision
Public acquisition	24 months minimum	City/county/state formal notice of intent to acquire

Document your closure decision in writing. If public acquisition is involved, obtain copies of government acquisition notices or formal intent statements.

Step 2: Obtain Current Tenant Roster and Addresses (Week 2)

Pull your complete tenant roll from your property management records. Verify addresses where:

• Tenants receive mail
• You have delivered previous notices
• Rent payments are mailed from

If you use LeaseBase lease operations tools, export your tenant contact list for certified mail preparation. Do not rely on informal address knowledge; use official records.

If a tenant's address is unknown or outdated:

• Contact the tenant by phone to confirm mailing address
• Check previous utility payments or service records
• Ask other park residents or park staff if they know the tenant's current location
• Document all attempts to locate the tenant in writing

Step 3: Draft the Closure Notice (Week 3)

Your notice must be written and include:

• Your name and property address
• Date notice is sent
• Clear statement: "This is notice of closure of [Park Name] Manufactured Home Park"
• Exact closure date (must be 180+ days away or 24+ months for public acquisition)
• Reason for closure (recommended for transparency, not required)
• Statement that residents may remove their manufactured homes during the notice period
• Contact information for park management regarding relocation questions
• Reference to ORS 90.645 (demonstrates statutory compliance awareness)

Example notice structure:

[PARK NAME] MANUFACTURED HOME PARK
[ADDRESS]

NOTICE OF PARK CLOSURE

Date: [DATE]

TO: All Residents of [Park Name]

This letter is formal notice that [Park Name] Manufactured Home Park will close on [DATE - minimum 180 days from notice date]. This closure is effective pursuant to Oregon Revised Statute 90.645.

[REASON: e.g., "The park property has been sold and the new owner intends to redevelop the land." Or "The property has been acquired by the City of [City Name] for public use."]

You have the right to remove your manufactured home from the park during this notice period. Park management will cooperate with your relocation efforts. For questions, contact [Name] at [Phone] or [Email].

Your lot rent is due in full through the closure date. Park services will continue as normal during the notice period.

[PARK OWNER/MANAGER NAME]

Step 4: Prepare Certified Mail (Week 4)

Do not mail notices yourself. Use a professional certified mail service or work with your postal carrier directly:

• Use USPS Certified Mail with Return Receipt Requested (green card)
• Consider using a certified mail service (PostalOne, Informed Delivery) to track delivery
• Prepare one envelope per tenant with individual addresses
• Keep a spreadsheet with tenant name, address, certified mail tracking number, and return receipt status

Do not combine notices or send bulk certified mail. Each tenant must receive an individual certified piece with their name and address.

Step 5: Mail the Notices and Document Delivery (Week 5)

Send all certified mail on the same date to establish a consistent notice date. Keep:

• Copies of the notice sent to each tenant
• USPS tracking numbers for each piece
• Return receipt green cards when received from postal service
• A log showing date notice sent, tenant name, address, and tracking number

If a return receipt comes back "unclaimed" or "refused," document this. Make a second attempt to deliver by personal delivery if the address is incorrect or the tenant is avoiding delivery.

Step 6: Manage the Notice Period and Continue Park Operations (Weeks 6-180)

During the 180-day notice period:

• Continue collecting rent and providing park services
• Do not evict residents except for cause unrelated to closure (nonpayment, serious breach)
• Allow residents reasonable access to relocation companies, movers, and potential buyers
• Do not pressure residents to vacate early or abandon homes
• Respond to relocation inquiries from residents
• Continue utility services and road maintenance
• Keep all notice documentation in your park file

Step 7: Closure and Final Steps (Week 180+)

On the closure date:

• Verify all residents have vacated or removed homes
• If residents remain, you may pursue eviction (but only after the notice period expires)
• Document the condition of each vacated lot with photographs
• Return security deposits or provide itemized deductions within statutory deadlines (ORS 90.300-90.340)
• Preserve all notice and delivery documentation for at least 3 years in case of tenant litigation

What Happens if You Don't Comply: Penalties and Legal Consequences

Tenant Lawsuits Under ORS 90.645(4)

A resident harmed by failure to provide proper notice can sue for:

• Actual damages: Quantifiable losses directly caused by inadequate notice (relocation costs, lost home value, temporary housing)
• Attorney fees: Full reasonable attorney fees incurred in the lawsuit, regardless of damages amount
• Court costs: Filing fees, service of process, witness fees
• Injunctive relief: Court order preventing park closure until notice period expires

Even a single tenant's lawsuit can halt your closure entirely. Oregon courts have enjoined park closures pending full compliance with notice periods.

Statutory Damages Precedent

While ORS 90.645 does not specify a damages amount, tenant lawsuits in Oregon manufactured housing cases have recovered:

• $15,000–$50,000 for relocation and moving costs (actual damages)
• Home value loss claims of $20,000–$100,000+ when forced sales pressure depresses market value
• Attorney fees of $5,000–$25,000+ for litigation enforcing compliance

A single tenant lawsuit can cost $30,000–$75,000+ to defend and settle. Multiple tenants multiplies liability.

Non-Compliance Scenarios

Scenario 1: No notice provided, park closes anyway — Tenants can sue for actual damages plus attorney fees. Park owners have paid $40,000–$100,000+ to settle these claims.

Scenario 2: Notice period shorter than 180 days — Courts treat this as non-compliance. If you mail notice with a 90-day closure date, you have violated ORS 90.645 even if you later extend the date.

Scenario 3: Notice delivered by posting or email only — Not compliant. Tenants can challenge the closure, and courts may enjoin it until proper certified mail notice is given.

Scenario 4: Eviction during notice period for minor violations — Violates the implied protection of ORS 90.645. Tenants can challenge eviction and recover attorney fees.

Manufactured Housing Protections Beyond ORS 90.645

Park closure triggers other statutory protections:

ORS 90.360 — Unlawful Discharge Prohibition

A landlord cannot terminate a tenancy except for causes stated in statute. During closure notice period, a park owner cannot evict except for:

• Nonpayment of rent
• Material breach unrelated to closure
• End-of-term non-renewal (but only after 180-day notice has expired)

Attempting to evict a tenant for "park closure" as the stated cause violates ORS 90.360 and opens you to damages and attorney fees.

ORS 90.300–90.340 — Security Deposit Requirements

If tenants vacate due to park closure and you hold security deposits, you must:

• Return deposits or provide itemized deductions within 30 days of vacancy
• Pay interest on deposits held for 10+ months (currently ~2% in Oregon)
• Explain all deductions in writing

Failure to return deposits timely results in penalty of two times the wrongfully withheld amount plus attorney fees (ORS 90.300(5)).

ORS 90.220 — Written Lease Requirements

Park closure does not override lease protections. All tenants must receive written leases containing terms of tenancy, and those terms cannot be unilaterally changed during notice period.

Questions Landlords Ask About Park Closure Compliance

Q: Can I close my park without notice if I'm selling to another park operator?

A: No. ORS 90.645 applies regardless of who acquires the property. The 180-day notice is due to residents, not based on your sale. If you sell to another operator who plans to continue the park, no closure notice is required. If the new owner plans to close or repurpose the land, they must provide 180-day notice. As the seller, you should disclose the buyer's plans to tenants transparently.

Q: What if I can't locate a tenant to deliver the notice?

A: You must make reasonable efforts. Send certified mail to the address on file. If it comes back undeliverable, document this and make personal attempts (phone calls, visit the lot, ask other residents). If the tenant truly cannot be located and you've documented good-faith efforts, certified mail return is evidence of attempted compliance. However, do not assume a notice to an old address satisfies ORS 90.645. If the tenant later claims they never received notice, you must prove you sent it to their correct address.

Q: Can I include park closure notice in a lease renewal or annual notice?

A: No. ORS 90.645 requires separate, written notice by certified mail or personal delivery. Including closure information in a general annual notice does not satisfy the statutory requirement. Send a dedicated certified mail closure notice to every resident individually.

Q: If I provide 180-day notice, can I evict tenants who don't vacate by day 180?

A: Yes, but only after the 180-day notice period expires. You cannot serve eviction notices earlier. On day 181, tenants who remain are month-to-month occupants without a valid lease, and you may proceed with standard eviction under ORS 90.427 et seq. However, you must still follow proper eviction procedure (notice of termination, cure period if applicable, court filing). You cannot simply padlock the park.

Q: Does the 180-day notice period apply if the park is destroyed by disaster or fire?

A: ORS 90.645 does not provide an exception for natural disasters. However, other statutory provisions (ORS 90.275) allow termination if premises become uninhabitable due to casualty. If the park is destroyed, consult an Oregon landlord-tenant attorney. You likely can terminate leases due to premises casualty without full 180-day notice, but this requires documenting uninhabitability and following ORS 90.275 procedure.

Compliance Tools and Documentation

Self-managing landlords need systems to track park closure compliance:

• Tenant roster with certified delivery tracking: Spreadsheet listing every resident, mailing address, notice date, tracking number, and receipt status
• Notice documentation file: Copies of the notice sent, USPS return receipts, green cards, and delivery attempts
• Communication log: Record of all tenant inquiries, relocation requests, and management responses during notice period
• Vacancy and move-out records: Document date each resident vacated, lot condition, and security deposit handling

If you use a property management platform like LeaseBase's compliance engine, you can track notice delivery dates, tenant status, and closure timeline in one system. This creates an audit trail proving compliance if a tenant later sues.

Key Takeaway: ORS 90.645 Compliance Is Non-Negotiable

Manufactured home park closure is among the most tightly regulated landlord actions in Oregon law. The 180-day notice requirement (or 24 months for public acquisition) cannot be shortened, waived, or informally satisfied. Failure to comply exposes you to tenant lawsuits for actual damages, attorney fees, and potential court injunctions halting the closure.

Self-managing landlords operating manufactured home parks must treat closure as a legal process equal in formality to an eviction. Proper notice delivery by certified mail, documented tenant communication, and adherence to the full notice period protect you from liability.

If you own a manufactured home park and are considering closure, document your decision, determine whether public acquisition is involved, and begin the notice process immediately. The earlier you start, the more time you have to manage the process correctly.

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Disclaimer: This article is for informational purposes only and does not constitute legal advice. Consult a qualified attorney licensed in Oregon for guidance specific to your situation and park closure circumstances.