Answer: Interestingly, the current submetering statutes do not have a protocol dealing solely with passing through utilities for common area, separately from that for spaces. In other words, at the time of submetering the spaces, you could do it using the prorate method you describe, in which case it would be preceded by a 180-day notice.
Answer. Your questions are all good ones, but generally are dealt with in the utility pass-through laws.[1] Here is a summary:
From one year to the next, the only certainty one can realistically expect is that rents will need to be adjusted just to keep pace with the utility increases that are coming one's way from the various providers.
Both Landlords and Tenants agree of the importance of sub-metering; it is a win-win proposition. Enduring years of Landlord/Tenant Coalition, one of the most daunting tasks was demonstrating Landlords do not have safes' locked full of money. Financing options simply did not exist to fund mandatory sub-metering.
Answer. At first blush this appears to be an issue involving "hazard trees" under ORS 90.100(21). A "hazard tree" is one that:
Is located on a rented space in a manufactured dwelling park;
Measures at least eight inches DBH;[1] and
Answer: As for the first question regarding tenants “paying back the community for the meter and cost of installation, I believe you are referring to subsection (4) of ORS 90.537 [Conversion of billing method for utility or service charges.] It is summarized below: