March 2026

President's Message

Violet Wilson, ORHA President

Supporting Each Other Through Landlord Challenges

Dear Members,

Serving as your president (and with 36 years experience in the field) has given me insight into the many challenges landlords face each day. Managing properties, navigating changing regulations, and fostering positive relationships with tenants can sometimes feel overwhelming. Yet, I am continually inspired by the resilience and dedication our members show in overcoming these obstacles.

Our association stands as a pillar of support for every landlord, whether you’re dealing with difficult situations, unexpected repairs, or complex legal matters. I encourage you to share your experiences and solutions with fellow members—together, we can find creative ways to address our shared concerns and lighten the burdens we each carry.

We are committed to providing resources, expert advice, and opportunities for open dialogue to help you remain confident and informed in your responsibilities. Our upcoming workshops and other education support will offer practical tools and...

Update Posted March 2026
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In case you missed it from our previous newsletter(s)...


2026 Oregon Annual Rent Increase Percentage

For 2026, the maximum annual rent increase limits are:

  • 9.5% for rental facilities that are 15 years or older.
  • The lower maximum rental increase established by HB3054 (6%) is only applicable to manufactured home parks and floating home marinas containing more than 30 spaces.

House Bill 3054, passed in 2025, changed how rent increases are calculated. Now, the size of the rental property affects the allowed increase.

Only one rent increase may be issued in any 12-month period.

Landlords subject to the rules of the Portland Housing Bureau or the Eugene Rental Housing Code have additional restrictions. Visit https://www.eugene-or.gov/845/Rental-Housing-Program for information on the Eugene rules, and https://www.portland.gov/phb/rental-services for information on the Portland rules.

For more information on the methodology, calculation, and Consumer Price Index data, see: Maximum Annual Rent Increase, 2026 (Excel file).

Additional information can be found on the Oregon.gov website.

Please contact the member helpline for your local association with any questions that you may have. If you do not know the contact information for your local association, you can view the information by clicking HERE.

Update Posted October 2025

Have Questions?

Checkout the ORHA Frequently Asked Question (FAQ) Page!
ORHA FAQ Page

In case you missed it from our previous newsletter(s)...

Forms Committee Update

Tia Politi, ORHA Forms Committee Chair & Independent Contractor

There are a few things changing this month that you should be aware of, one of which I completely forgot to tell you about!

That is House Bill 2134 which went into effect January 1, 2026. This statute amends ORS 90.100, ORS 90.427 and ORS 90.302 and allows tenants in a fixed-term lease who receive a notice of termination for a Qualifying Landlord Reason (QLR) to move out early with a 30-day written notice without penalty. So, in this situation it would be like the process for a month-to-month tenant who receives a notice for a QLR...

Update Posted January 2026
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Law Update

Tia Politi, ORHA Forms Committee Chair & Independent Contractor

HEADS UP – CHANGES ARE COMING SOON ON SOME FORMS RELATED TO IMPORTANT BILLS – WARN YOUR MEMBERS!

While landlords dodged more extreme efforts to further regulated the rental housing industry in Oregon, a few bills will impact our members. Here’s a rundown of the bills that passed during the recent long legislative session and their impact (or not) on forms...

Update Posted January 2026
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Recent Forms Eblast – Important Updates – Changes to ORHA Form #T3 (24-Hour Notice for Unlawful Occupant) & Form #S7 (Deposit to Hold Agreement)
Recent Forms Eblast – Important! OJD FED Notice Update

ORHA Forms Manual VII

Contact your Local Association to Purchase!

Need Support?

Don't forget about the ORHA Support Ticket Submission Website!
ORHA Support Website

Office Update

Benjamyn Seamans, Independent Contractor

Upcoming Board Meeting Details:

Our next board meeting will be March 21st. This meeting will be in Corvallis, Oregon – RSVPs were due by 02/19/2026.

If you have any questions, please contact the ORHA Office. The board packet will be emailed the week of the meeting – Please check your email for details.

Upcoming Office Closure:

Our office will be closed the Monday and Tuesday following our board meeting 03/23/2026 & 03/24/2026.

Office Hours:

Our standard office hours are Monday through Thursday 9:00 AM - 12:00 PM and 1:00 PM - 4:30 PM.

Please note that these hours are subject to change, and that these hours may be occasionally impacted by scheduled vacations.

The ORHA Office is closed on all US Banking Holidays – For additional details regarding our hours of operation, please check our Google Business Hours.

Online Forms Store:

We've been working closely with our IT Team on the Online ORHA Forms Store – If you experience any complications with our website, please submit an ORHA Support Ticket.

Our ORHA Support Team is generally available Monday through Thursday from 09:00 AM until 04:30 PM, and we are closed for lunch from 12:00 PM until 01:00 PM. We appreciate your patience and understanding as we work to improve our website.

ORHA Event Feedback:

Have you attended an ORHA Event lately? We'd love to hear about your experience! Click here to let us know how it went.

ORHA Continuing Education Credits:

ORHA's Continuing Education Credits are now available online, and class attendees can access their CEs 24/7 – For more information, please visit the ORHA CE Portal.

Newsletter Materials:

Do you have any ideas for an upcoming newsletter? Please feel free to email your articles to the ORHA Office – All submissions must be made before the first of the month. 

Want to be a sponsor for our ORHA Newsletter? Contact the ORHA Office or any ORHA Delegate for more details.

Thank you for your continued support!

Update Posted March 2026

Legislative Committee Update

Cliff Conner-Coash, ORHA Legislative Committee Chair

The 2026 legislative session is mandated to end March 8, 2026.

As I write this legislative update, this is where the bills ORHA have been tracking.

HB 4080 - Died in committee.
This is the balcony solar PV panel bill. In the hearing IBEW, OSFM and OSFFC came out against the bill due to the panels not having a UL and NEC approval .

This bill will come back in the future.

HB 4120 - Allows landlords to convert multifamily premises to nonsmoking for existing tenants with a 180 written notice. This bill applies to...

Update Posted March 2026
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Need Forms?

Check out the ORHA Online Forms Store, and don't forget to enter your member code to receive special pricing!
ORHA Online Forms Store

Mind Your Business – Tia's Tips for Better Rental Management. Mind Your Inspections: No news is BAD news!

Tia Politi

Inspecting your rental properties – especially the inside – can be a challenging experience for all involved. Depending on the relationship and the attitude of both parties, checking out the living space of another person can range from fast, easy, and casual, to uncomfortable, difficult, and even hostile. All endeavors large or small have their parts that are the least fun, so stop procrastinating and go inspect your property – your investment is at stake.

With rental property the old saying, “No news is good news,” becomes, “No news is bad news.” A resident’s failure to report issues with the unit can indicate that they do not want you there because they are...

Update Posted March 2026
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Upcoming Events

Lane ROA

(Virtual) The Small Claims Process

03/19/2026 | 11:00 am

Lane ROA

(Virtual) Advanced Reasonable Accommodations

04/02/2026 | 11:00 am

Lane ROA

(Virtual) Eugene Rental Code Phases I & II

04/09/2026 | 11:00 am

COROA

(Virtual) Special Forces Training - Part 2

04/22/2026 | 01:00 pm

More Classes

Questions?

Check out the ORHA FAQ Page!

Contact ORHA

Donate Today!

Need a Form?

Oregon Rental Housing Forms are just a click away.

1. Click here.
2. Input your local association code in the field labeled "Enter your Member ID" to receive ORHA forms at more than 1/2 OFF.
3. Choose a form.
4. Click on the form.
5. Input your information.
6. Click "Generate PDF".
7. Click "Check Out" - This will direct you to Paypal.
8. Follow payment directions. Once complete, PayPal will return to the ORHA forms page to "Print Link." This link will also be sent to your email address.
Forms Store

ORHA Forms Manual VII

Contact your Local Association for Purchase!

To find a local association to purchase your manual, click here.

Manual Published June 2025

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This message was sent to you by Oregon Rental Housing Association.

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The articles in this newsletter are intended to inform the membership and are not intended to convey legal, accounting or other advice. Articles are the opinions of the authors and are not necessarily the official positions and/or the views of Oregon Rental Housing Association. The editor and ORHA assumes no liability for loss or damage as a result of reliance on the material provided in this Newsletter. Appropriate legal, accounting or other expert assistance should be sought from competent professionals. Portions of this newsletter may have been generated with the assistance of artificial intelligence (AI). While AI may have been used to help craft the content, the information provided is intended for informational purposes only and should not be considered as professional advice. Please verify all facts independently.