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WashingtonLawHelp.orgWashington LawHelp

My Landlord Just Threatened to Evict Me from my Manufactured/Mobile Home Park

Authored By: Northwest Justice Project

If you live in a manufactured/mobile home park and your landlord just threatened to evict you, learn about what is required to start an eviction process. #6500EN

Contents

Read Online

*Read this only if you live in the state of Washington.

*COVID-19 Update!  Eviction law is changing quickly. There are temporary bans and changes to how courts handle evictions. Things may be different depending on where you live. Get the latest information and learn about help for evictions in your area at WashingtonLawHelp.org:  Coronavirus (COVID-19): There are only a few reasons your landlord can evict you right now

Should I read this?

Yes, if you live in a mobile home, manufactured home, or another type of permanent home in a manufactured/mobile home park and you just got a verbal threat, text message, or written eviction notice from your landlord. 

If you are renting both the home and the space, stop. This does not apply to you. Read Eviction and Your Defense instead.

*A manufactured/mobile home park is any land rented out for two or more manufactured/mobile homes and/or permanently installed RVs or trailers.

 

Can the landlord evict me just by sending a text or verbally threatening me?

No. Washington state does not let landlords evict tenants without following the proper court eviction process. The landlord must win an eviction lawsuit against you and get a judge to sign an order directing the sheriff to evict you. Read Can the Landlord Do That?

 

When can a landlord start an eviction lawsuit?

A landlord can start an eviction lawsuit only for certain good reasons.  For example, if you get behind on rent, break the terms of the rental agreement, or stay longer than the term of the lease without the landlord's permission. 

 

How does the legal eviction process start?

The landlord must give you a proper written "termination notice" before starting an eviction lawsuit. Verbal threats, phone calls, emails and text messages are not proper termination notices.

 

What is a proper termination notice?

It depends on why the landlord is trying to evict you.

  • If you get behind in rent, the landlord can give you a 14-Day Notice to Pay or Vacate. Read My Manufactured/Mobile Home Park Landlord Just Gave Me a 14-Day Notice to Pay or Vacate

  • If the landlord believes you are breaking your lease or the park rules, the landlord can give you a 20-Day Notice to Comply or Vacate. Read My Manufactured/Mobile Home Park Landlord just Gave Me a 20-Day Notice to Comply or Vacate

  • If the landlord believes you are creating a nuisance, the landlord can give you a 5-day Notice to Cease (stop) a Nuisance or Vacate. If you got this, stop the nuisance immediately, and try to get legal help right away.   

  • If the landlord believes you are violating certain mobile home laws, the landlord can give you a 15-day Notice to Comply or Vacate.

  • If the landlord believes you are engaging in "disorderly or substantially annoying" conduct on park premises, in a way that destroys other tenants' rights to enjoy and use the premises, the landlord can give you a 15-day Notice to Comply or Vacate.

  • A landlord who plans to close the mobile home park and change the land use can end all park tenancies with a 12-month notice. If you get a notice from the park owner saying the park is closing, try to get legal help right away. Read Tenant Rights under the Manufactured/Mobile Home Landlord Tenant Act to learn more.

  • If you get three 14 Day Notices to Pay or Vacate or if you get three 20 Day Notices to Comply or Vacate within 1 year, a park owner can try to use those 3 notices as the reason to file an eviction lawsuit. If you've received more than one 14 Day or 20 Notices, try to get legal help right away.

In all these cases, you should try to get legal help right away.   

 

Does the termination notice have to be delivered in a certain way?

Yes. The landlord (or their employee or another adult) can "personally serve" you at home by handing the notice to you. The landlord cannot give someone else in your mobile home a copy of the notice. If you are not home, the landlord can tape it on your door, but then they must also mail a copy.

*The notice does not have to be notarized.

 

Does the landlord always have to give me a termination notice?

If you engage in "criminal activity" that threatens other tenants' health, safety, and welfare, the landlord may try to evict you without any notice. If this happens, try to get legal help right away.

 

Get Legal Help

Eviction laws and the ways courts are handling the COVID-19 crisis may change quickly and be different depending on where you live. Get the latest information and learn about help for evictions in your area on www.WashingtonLawHelp.org.

Visit Northwest Justice Project to find out how to get legal help. 

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Last Review and Update: Dec 14, 2020
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