Oregon Rules for Pass-Through Utilities in Mobile Home Parks

If you rent a mobile or manufactured home space in Oregon, understanding your utility billing rights is crucial. Many renters wonder whether their park can legally charge them for utilities provided by the landlord, a practice called “pass-through utilities.” This article explains Oregon's laws, key terms, forms, and practical options for renters facing utility charges.

What Are Pass-Through Utilities?

A pass-through utility charge is when the landlord receives a utility bill (for water, sewer, garbage, etc.) for the whole park, then divides and bills you for your share. Instead of getting a direct bill from a utility company in your name, you pay your landlord or park management.

Oregon Law on Pass-Through Utility Charges

Oregon’s Manufactured Dwelling and Floating Home Spaces statutes (ORS Chapter 90, especially Section 90.531) limit how and when a landlord can bill renters for utilities.

• Written Notice Required: Landlords must give a written notice if they will start charging separately for utilities. This notice must state which utilities are included and explain the calculation method.
• Billing Method: Landlords may bill you only for your actual share of the utility costs, using fair and defensible methods. The park cannot “mark up” charges—a landlord cannot profit from utility billing.
• Access to Bills: You have the right to request, and receive within 5 business days, copies of the actual utility bills the landlord receives from the utility provider.
• Rent Increases and Utilities: If the utility cost makes up a new expense for you, the landlord must give you proper notice before adding it to your monthly costs.

These rules apply only if the landlord, not the tenant, is listed on the account with the utility company. If utilities are in your own name, these “pass-through” rules do not apply.

Required Official Forms for Utility Billing

• Notice of Utility or Service Charge (No standard number, but required by law)
  • When and How It's Used: Landlords must use this notice before charging tenants separately for utilities or services that were previously included in rent, or are being newly billed. For example, if your park wants to begin billing you for water, you must receive this notice 60 days before the change takes effect.
  • See Oregon official forms for manufactured park tenants
• Request for Copy of Utility Bill (No standard form; you can make this in writing)
  • How to Use: You can submit a written request for copies of utility bills to your landlord or park manager. The landlord must provide these within 5 business days. This is helpful if you suspect overcharging or want to verify calculation methods.
  • See sample letter instructions at the Oregon Housing and Community Services Renters Rights page.

How to Dispute or Question Charges

If you feel you are being unfairly charged, Oregon renters have strong protections and dispute options. The official body handling disputes for manufactured home park tenants is the Oregon Judicial Department's Housing Court and, for mediation, the Manufactured Communities Resource Center.

• Start by requesting written details and copies of utility bills for any pass-through charges.
• If not resolved, submit a written complaint or consider mediation through state-offered services.
• As a last resort, file a complaint with the Oregon Housing and Community Services (OHCS) or consider a small claims action through the court.

Summary: What Oregon Renters Should Know

Oregon law is specific and protective when it comes to pass-through utilities in mobile home parks. Landlords cannot add hidden fees or arbitrary utility splits, and must provide documentation. Renters have the right to detailed accounting and to challenge unexplained charges.

FAQ: Pass-Through Utility Charges in Oregon Mobile Home Parks

1. Can my landlord charge me more than the actual utility cost?
   No. Oregon law prohibits landlords from billing more than the total utility cost the park pays, divided fairly among tenants.
2. What should I do if I am suddenly billed for utilities separately?
   Check that you received the required written notice 60 days in advance. If not, you can dispute the charge with the park and contact Oregon Housing and Community Services.
3. How can I verify the amount I'm being billed?
   You have the right to request copies of the actual utility bills. Landlords must provide them within 5 business days of your written request.
4. Can I file a formal complaint if the landlord refuses my request?
   Yes. You can contact Oregon Housing and Community Services or seek resolution through the Oregon courts.
5. Is there a limit to how much my utilities can increase in a year?
   There’s no strict cap, but landlords must show the actual utility bills and use a fair calculation. Large or unexplained jumps may justify a formal complaint.

Need Help? Resources for Renters

• Oregon Manufactured Home Park Tenant Forms
• Oregon Renters Rights & Resources
• Oregon Housing Court (Dispute Resolution)
• Full text of Oregon Landlord-Tenant Law (ORS Chapter 90)
• Manufactured Communities Resource Center (Help Line): 1-800-453-5511

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1. Oregon Statutes: ORS Chapter 90 – Residential Landlord and Tenant
2. Oregon Housing and Community Services: Renters Rights
3. Manufactured Home Park Forms: Official Forms and Notices
4. Judicial Dispute Resolution: Oregon Housing Court
5. Mediation and Advocacy: Manufactured Communities Resource Center

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