Question. We have a problem and I'm looking for guidance as to the proper way to handle it. Our well is going dry. Upon inspection, our well expert said we had only four feet of water. Although the system recovers overnight, there have been numerous occasions when the holding tank (2600 gallon capacity) is below 500 gallons. Fortunately, our pump has a system that prevents it from overheating or working when no water is available.

Our water system serves a community of 29 mobile homes and 41 RV spaces.

I have issued two notices informing residents of the water problem and requesting that they voluntarily conserve water use. Most have complied. Although the park owner is currently working with the local municipality to get our park on city water, this may not happen soon enough to avoid a serious water crisis.

I do not have the background to know what can legally be done to compel users to conserve. Can you point me in the right direction?

Hoarding is distinct from simply building a collection, which is usually displayed with pride, or letting a few days of dishes and laundry pile up when life gets busy. A person who has been diagnosed with hoarding has a disability under the Fair Housing Act1.

Question. Our city garbage company is going to increase my per space rate by six dollars per month per can, which is a drastic increase. I'm wondering if I have the legal right to back out of my base rent the current garbage costs, and then require our residents to pay directly. Our current rental agreements include the garbage in base rent, which means currently I will have to absorb the cost of the increase for everyone. Any suggestions?

Question. Our city garbage company is going to increase my per space rate by six dollars per month per can, which is a drastic increase. I'm wondering if I have the legal right to back out of my base rent the current garbage costs, and then require our residents to pay directly. Our current rental agreements include the garbage in base rent, which means currently I will have to absorb the cost of the increase for everyone. Any suggestions?

Thinking of selling your manufactured home community? This is the market you want to be in! Oregon mobile home park sellers are seeing high demand for their product, and a park with good fundamentals in strong locations -- priced correctly -- will sell quickly.

Question. We are sub-metering a property and have given all the appropriate notices including the 24 hour notice for right of entry to their space. About 20 residents have denied our access to the site and are asking us to provide them with exact dates on when we can enter their space. We could do that however as with all of these projects delays may happen and it would require the possibility or multiple 24 notices to change the dates of entry. Do the residents have right to do this, if we have given them a 24 hour notice with a window of 30 days for which we could gain access to their lot. Also if we relented on the original plans and 24 hour notice and we hand-posted a 24 hour notice for the right of entry when we know which sites we will be working on the next day is that an option?

Question: We have a younger gentleman who has lived in the RV section of our park now for around six months. He checked out well in our application process, but now has not paid rent for two months. He says that he was laid off from his job, but is starting a new one and that his mother has agreed to help him catch up. But that was several weeks ago and still nothing. We don't necessarily want to evict him, but this obviously can't continue. Any advice?

Question. We have residents whose son just turned 18, and will continued to live at home for the time being. So far, he has not caused any problems, and we have no reason to believe he will. But now that he is an adult, should we require that the he go through a criminal background check and formally apply to become a tenant?

Stating the obvious: Rules and Regulations (aka Guidelines For Living) set forth living and maintenance behavior which a MHC Resident must follow while living in your community. These R&Rs can include items like maintaining yards, limiting on-street parking, allowing or prohibiting fences, cleaning up after pets, deck sizes, night time quite hours and a whole host of other items governing how your community is maintained and used.

Question. We have a tenant that rents one of our Studio Apartments, recently she requested to rent one of our mobile homes that just became vacant. She informed us that she was approved for Section 8 and also that there would be an inspection of the Unit. We would like to know if we would be required to pay for any changes or upgrades due to the result of the inspection.