April 2024

President's Message

Tia Politi, ORHA President

Badon recap
We had a fun and productive meeting in Bandon last month, with amazing weather and a great turnout. Eleven of us gathered at Lord Bennett’s restaurant on Friday evening for a fantastic dinner and Saturday after the meeting another group headed to the Irish Festival at the Bandon Fisheries Warehouse for Irish food and music. There was wine, beer, cheese and chocolate tastings and I had my first Irish Banger with Mash and despite my Irish heritage it’s not my new favorite food. 

Treasurer Dan Griffin took us through the preliminary budget for the 2024-25 fiscal year and the board provided feedback for the Finance Committee to adjust prior to the vote in May.

The Forms Committee updated the board on the progress of the new ORHA Law Book. Sections are being formatted by Independent Contractor Ben Seamans and I have started working on commentary. It’s been a long time coming, but we hope to have the new book ready later this year, then we can pivot to a new Forms Manual. On that subject...

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Board Meeting Photos
March 2024 – Bandon, Oregon

Have Questions?

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


Office Update

Benjamyn Seamans

Upcoming Board Meeting Details:

Our next board meeting will be May 18th. This meeting will be in-person (Hermiston, Oregon) and virtual – Details were emailed to all delegates on 04/01/2024 and RSVPs are due no later than 11:59 PM Pacific Time on 04/16/2024. Please check your email for details.

If you have any questions, please contact the ORHA Office. The board packet will be emailed the week of the meeting.

Upcoming ORHA Office Closure:

The ORHA Office will be closed – Please expect an Office Closure on the date(s) listed below (please note that emails, voicemails, form orders, and support tickets will all be impacted by the mentioned closure – Please place all local form orders before EOD on 04/18/2024):

  • 04/22/2024 through 04/30/2024

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. 

Thank you for your continued support!

Need Support?

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

ORHA Support Website


Donate Today!

As we navigate through the ever-changing landscape of rental housing regulations in Oregon, it becomes increasingly crucial to have strong voices representing our industry's interests. Your contributions to the ORH KEY PAC enable us to identify and financially support legislators who understand the complexities of the rental housing market and are committed to crafting policies that uphold property rights while ensuring access to safe and affordable housing for all Oregonians. Radical proposals threaten to disrupt the stability of our industry, your support allows us to stand firm against measures that could undermine property rights, increase regulatory burdens, or destabilize the rental market.

As we look ahead to the upcoming 2025 legislative session, your continued support for the ORH KEY PAC will be more critical than ever. Together, we can ensure that the voices of rental housing providers are heard loud and clear, and that policies enacted reflect the best interests of our industry and the communities we serve.

Donate to the ORH KEY PAC today!

– Jason Miller, ORHA Legislative Director & ORHA Past President

ORH KEY PAC Donation Website

Mind Your Business: Tia's Tips for Better Rental Management – Overcoming Barriers to Selling a Tenant-Occupied Property

Tia Politi

Increasing state and local regulations are causing many rental owners who may have toyed with the idea of an exit strategy to get more serious about selling their rentals. Some are taking the tax hit, but others are using the 1031 exchange process and buying rental properties in less restrictive areas of Oregon or in other states. If you’re a landlord who’s thinking about selling or a realtor marketing a tenant-occupied property, here’s some food for thought.

Tenancy termination
The passage of Senate Bill 608 in 2019 changed how rental owners could terminate tenancy. The law enshrined in ORS 90.427 does continue to allow termination of tenancy for no-cause in the first year, but after the first year, tenancy termination is limited to for-cause terminations or for one of four Qualifying Landlord Reasons. So, if the tenant is violating the rental agreement or landlord-tenant law – not paying rent, not keeping the unit in a clean condition, disturbing the peaceful enjoyment of neighbors, etc. – you may want to contact an attorney or eviction specialist to check on your options there.

Otherwise, your only other termination option (with one exception) is to terminate for one of four allowable Qualifying Landlord Reasons (QLR), each of which require a minimum 90-day written notice...

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Technology Committee Report

Cloud Miller, Committee Chair

Enhancing Your Business Operations with Our Forms Store

Dear Landlords,

As the Oregon Rental Housing Association (ORHA), we take immense pride in supporting your business by providing essential forms that streamline your operations. Our commitment to excellence remains unwavering, and we appreciate your continued trust in our services.

Recent Outages and Customer Collaboration
In March of this year, we encountered a couple of unexpected outages in our forms store. These brief disruptions were not only inconvenient but also highlighted the critical role our customers play in maintaining the functionality of our platform. We extend our gratitude to those who promptly notified us through our store support ticket. Your vigilance was instrumental in identifying the issues and ensuring swift corrective measures.

Continuous Improvement
Rest assured, we have diligently addressed the technical glitches, bolstered our infrastructure, and implemented robust monitoring systems. Our commitment to seamless service remains unwavering. We value your feedback and encourage you to continue using our support ticket system for any concerns or suggestions. Below is a link to the ORHA Forms Store Support Ticket: https://forms.office.com/r/LEfvp8izL1

Discount Code Reminder
Remember, as an ORHA member, you can access our forms at a discounted rate. Simply enter your local association discount code during checkout to enjoy exclusive pricing. Non-members are also welcome to purchase forms at regular prices. To learn more about joining an association, see our link to your local association: https://www.oregonrentalhousing.com/about.

Thank you for being an integral part of the ORHA community. Together, we elevate property management standards and empower landlords across Oregon.

Warm regards,
Oregon Rental Housing Association Technology Committee

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

SB 1069 – Electronic Service and Payment Changes

Law Offices of Brian Cox

In Our Ongoing Efforts To Keep You Informed ~ Senate Bill 1069 (2023) makes
significant changes to
ORS 90.155, the written notice statute in Oregon’s Residential Landlord Tenant Act,
that go into effect January 1, 2024
(so you have plenty of times to change your forms/get new forms)

New Way To Serve Written Notices –

The ORLTA currently authorizes three methods for serving written notice: (1) personal service: (2) service by first-class mailing; and, (3) service by posting and first class mailing the same day. Senate Bill 1069 creates a fourth type of service - ‘email and mail’ service. In order to use ‘email-and-mail’ service, the housing provider and resident must, after the tenancy begins and the tenant has occupied the premises, sign a separate addendum to their rental agreement authorizing the use of ‘email-and-mail’ service by the...

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

Legislative Committee Update

Jason Miller, Legislative Director

The 2024 Short Legislative Session kicked off on February 5th, 2024. This session only lasts for 35 calendar days with Sine Die (end of session) scheduled for March 10th, 2024. We generally do not see as many bills in the Short Session – The legislature is usually focused on budget related items, technical fixes to bills passed in previous sessions, and more pressing issues. This year it appears homelessness, addiction, and housing shortages are at the top of the list. We have 3 bills that we are tracking that could impact your business (please note that I am writing this article on the first day of the session and these bills are fresh and could be changed or even die and never be voted on). These bills are: 

HB 4063- This bill has many ideas stuffed into one bill, the portion that affects housing providers allows tenants to delay payment of rent for 3-days without penalty after a hospitalization. You can read more about this bill here: https://olis.oregonlegislature.gov/liz/2024R1/Measures/Overview/HB4063

HB 4126- This bill allows cities and counties to impose local rent control. You can read more about this bill here: https://olis.oregonlegislature.gov/liz/2024R1/Measures/Overview/HB4126

SB 1586- This bill changes state discrimination laws for property owners who rent rooms in their personal residence. You can read more about this bill here: https://olis.oregonlegislature.gov/liz/2024R1/Measures/Overview/SB1586

Watch your emails for updates on these bills and be prepared to submit written or oral testimony when or if the time comes. Of course, you can contact your legislator at any time to give your opinion on these or any other bills. Find your legislator here: https://geo.maps.arcgis.com/apps/instant/lookup/index.html?appid=fd070b56c975456ea2a25f7e3f4289d1

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

Oregon Annual Rent Increase Percentage

Senate Bill 611 was signed into law on July 06, 2023. This bill will cap rent increases at 10.0% or 7.0% plus CPI (whichever is lower) – The exemption for new constructions remains at 15 years.

The maximum allowable rent increase percentage for the 2024 calendar year is 10.0% or 7.0% plus CPI (whichever is lower) – The allowable annual rent increase in 2024 is 10.0%. Only one rent increase may be issued in any 12-month period.

The allowable rent increase percentage for the previous year, 2023, was 14.6% if the increase was issued before July 6th, or 10.0% if issued after July 6th. 

For more information on the methodology, calculation, and Consumer Price Index data, see: Maximum Annual Rent Increase, 2024 (Excel File Download).

ORHA appreciates your participation during this legislative season – 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.

2022-2023 Forms Manual

Contact Your Local Association for Purchase!

Now Available for Purchase!

The 2022 - 2023 Forms Manual is now available for purchase with your local association. To find a local association to purchase your manual, click here.

Education Committee Update

Violet Wilson, Committee Chair

The committee continues to work on updating classes and providing Webinars, as well as in-person classes. 

Forms Manual Seminar: Sign up for this course and learn a wealth of information on which forms to use in what situations, when to use them, and how to properly fill them out. This course will review all the forms in the manual, when to use them, and how to properly fill them out. Topics will include: screening, move-in, operating, violations, and terminations. The course will be offered multiple times so there will many opportunities to attend. Course requires access to the 2022-2023 Forms Manual – For available course dates and times, please click HERE.

Mentor Locals: If your Association has less than one hundred members, you are entitled to support from the ORHA Mentor Program. This includes providing classes to your members at reduced costs, helping set up or reviewing your bylaws, and many other services. Recently, we have worked with ROADC, TVRA, CCROA, ROANEO, and MCROA.

Did you know you could take classes offered by other locals? If you are member of another local, you can ask if a member discount can be provided. Check the ORHA website for class offerings. 

Have other ideas for seminars? Please contact me

Upcoming Events


Marijuana & Landlords

04/17/2024 | 04:00 pm


The Dark Side of Property Management

04/25/2024 | 04:00 pm

More Classes

Contact ORHA

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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.
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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.