My Manufactured/Mobile Home Park Landlord just Gave Me a 20-Day Notice to Comply or Vacate
Authored By: Northwest Justice Project
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If you live in a manufactured/mobile home park and just got a notice from your park landlord saying you must comply or vacate. Learn what this notice is and what you should do about it. #6504EN
- I live in Washington state, should I read this?
- What will you learn?
- What is a 20-day notice to comply or vacate?
- Does this notice have to be delivered in a certain way?
- I don't think I broke the rental agreement or any rules.
- Can we resolve this without going to court?
- What if mediation does not work?
- Get Legal Help
*Read this only if you live in the state of Washington.
I live in Washington state, should I read this?
Yes, if you own your manufactured/mobile home and rent a space where two or more manufactured/mobile homes and/or permanently installed RVs or trailers are renting spaces.
- No, if you are renting the place where you live and you do not live in a mobile home park. This does not apply to you. Read Eviction and Your Defense or My Landlord Just Gave Me a 10-Day Notice to Comply or Vacate.
*A manufactured/mobile home park is any land rented out for two or more manufactured/mobile homes and/or permanently installed RVs or trailers.
*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
What will you learn?
What a 20-day notice to comply or vacate is
Whether the landlord gave you the right notice
Whether the landlord gave the notice to you correctly
What you can do to respond
What is a 20-day notice to comply or vacate?
A 20-day notice to comply or vacate is a warning from your landlord that you broke the rental agreement or the park rules. The notice must clearly explain how you broke the rental agreement or park rules. You then have 20 days to stop breaking the agreement or rules.
Does this notice have to be delivered in a certain way?
Yes. Your 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 ail a copy.
*The notice does not have to be notarized.
I don't think I broke the rental agreement or any rules.
You should respond in writing to the landlord within 20 days, saying you disagree, and then try to talk to a lawyer right away. See contact information below.
Can we resolve this without going to court?
Maybe. If your landlord is trying to evict you for violating the rental agreement or park rules, you and your landlord must first go to mediation, which is a less formal meeting with an unbiased third party to try to resolve your disagreement. The mediator is not a judge. The mediator will try to help the two of you come to an agreement.
Your landlord should submit the dispute to mediation within 5 days of the notice. If your landlord does not make a real effort to try to resolve the matter this way, that may be your defense to an eviction lawsuit.
What if mediation does not work?
If the landlord still wants to evict you, the landlord must file an eviction lawsuit in court, called "Unlawful Detainer." That is the name for the court process to evict tenants. It is a very fast process. If you are served with a notice or other legal papers, contact a lawyer right away. See contact information below. Read Eviction and Your Defense.
You may be evicted for getting too many 20-Day Notices.
If your landlord serves 3 of these 20-day notices within a 12-month period, your landlord may evict you for this reason alone. If you have gotten more than one 20-Day Notice, contact a lawyer 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 at WashingtonLawHelp.org.
Visit Northwest Justice Project to find out how to get legal help.