President's Message Tia Politi, ORHA President |
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Property Management Palooza
I’m super excited to head to beautiful Hood River this month for our board meeting and annual Property Management Palooza! Hood River is a beautiful part of our state and is known for its spectacular opportunities for hiking, windsurfing and kiteboarding. Hood River County also has some of the best kayaking, mountain biking, downhill and Nordic skiing areas in the United States and was recently named one of the “11 great riverfront towns" in the United States. So, mark your calendars for Friday May 16, 2025, for an all-day series of classes for landlords and property managers – This year, like last year, lunch is included and sponsored by Tanya Dean’s employer Columbia River Property Management. Last year’s Palooza was the first where lunch was sponsored by Randy Randall, owner of Preferred Property Management, Inc. in Hermiston, and he got a good thing going! It allows us to hang out and have a break without having to scramble to find food. We will also be handing out fabulous door prizes, including a pad of 10-day notices donated by Lane County ROA, a move-in pack of forms donated by Salem RHA, a certificate for free entry to a LAARC class sponsored by ORHA (this one-time certificate will be good for two years), one lovely ORHA padfolio, a free one-year membership to our sponsored association, Mid-Columbia Rental Owners Association, and four certificates good for a notice or consultation from Tia Politi – Rental Housing Support Services. Only... |
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Have Questions? Checkout the ORHA Frequently Asked Question (FAQ) Page! |
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Legislative Committee Update Jason Miller, ORHA Legislative Director |
The 2025 Legislative session has started and this year, as usual thousands of bills were introduced. In recent years fixing housing supply and affordability has been a big priority for the legislature, while some bills introduced will help there are several that will inflate the issue by increasing housing costs and discouraging development.
The Democratic Party has the Governorship and Super Majorities in the House and Senate, this gives a clear path for bills their party finds important. Some of those bills will be damaging to the rental housing industry and result in increased rents and less development in new rental properties. Our best defense is swaying some moderate Legislators into voting against this legislation by making our voices heard.
If you see a proposed bill that is concerning to you we encourage you to write or speak to your local representatives. We may request letters to be written on certain bills or ask ORHA members for written or verbal testimony on bills as they are presented in the Legislative Committees. Please watch your emails for those requests.
Currently these are the bills affecting our industry some are favorable and some less favorable:
Oregon House:
HB 2078 Extends a tax break on Multiunit Rental Housing. | 5/5/25 Update: Public Hearing Scheduled.
HB 2139 Directs OHCS to study housing (this could be a place holder bill and will most likely be amended with new language). | 2/24/25 Update: Referred to Ways and Means by order of Speaker.
HB 2814 This bill allows the DELC to waive some requirements for a certified childcare facility. | 4/29/25 Update: Public Hearing Held.
HB 3031 Directs OHCS to study housing (this could be a place holder bill and will most likely be amended with new language). | 3/25/25 Update: Referred to Ways and Means by order of Speaker.
HB 3054 Limits rent increases and sales constraints in Manufactured home parks and Marinas. | 5/7/25 Update: Public Hearing Scheduled.
HB 3035A This Act grows OHCS' program and lending authority. | 5/5/25 Update: Work Session Scheduled.
HB 3139 Establishes a property tax break for
homes rebuilt after wildfires. | 1/17/25 Update: Referred to Revenue.
HB 3144 This Act stops private bans on mobile homes and extends a program to fix conflicts in marinas and mobile home parks. | 5/5/25 Update: Public Hearing Scheduled.
HB 3378 This Act requires landlords to offer nonapp keys to tenants. | 4/30/25 Update: Work Session Scheduled.
HB 3521 This Act awards damages if a landlord revokes an offer of housing. | 4/28/25 Update: Work Session Held.
HB 3522 This Act allows the eviction of a squatter. | 4/7/25 Update: Referred to Housing and Development.
HB 3525 This Act requires landlords to test tenants' wells and DEQ to analyze its well data. | 5/1/25 Update: Work Session Cancelled.
HB 3526 This Act says that a buyer of real estate may sue the seller if the seller does not give the buyer well test results. | 4/7/25 Update: Work Session Held.
Oregon Senate:
SB 0049 Directs OHCS to study housing (this could be a place holder bill and will most likely be amended with new language). | 4/30/25 Update: Work Session Scheduled.
SB 0050 Directs OHCS to study housing (this could be a place holder bill and will most likely be amended with new language). | 4/7/25 Update: Referred to Ways and Means by order of the President.
SB 0051 Directs OHCS to study housing (this could be a place holder bill and will most likely be amended with new language). | 4/9/25 Update: Referred to Ways and Means by order of the President.
SB 0052 Directs OHCS to study housing (this could be a place holder bill and will most likely be amended with new language). | 4/17/25 Update: Referred to Ways and Means by order of the President.
SB 0586 This bill reduces the length of notice a landlord give tenants to vacate if a purchaser intends to live in the home. | 4/16/25 Update: Public Hearing Held.
SB 0599 This bill bans discrimination in housing based on immigration status. | 4/30/25 Update: Work Session Scheduled.
SB 0814 This bill expands long term rental assistance for certain individuals under the age of 25 including those at risk of being homeless or currently incarcerated. | 4/30/25 Update: Work Session Scheduled.
SB 0973 Amends the notices that a landlord must give to tenants warning when the landlord's obligation to charge the tenant low rent will end. 4/30/25 Update: Work Session Scheduled.
For more information please visit https://olis.oregonlegislature.gov/ DISCLAIMER: The Oregon Rental Housing Association (ORHA) is a non-profit educational landlord association – ORHA Board Members, Mentors, Staff, Contractors, and/or other related ORHA affiliates do not give legal advice. Please be advised that this newsletter posting is no substitute for professional legal counsel or legal advice and any advice or guidance does not constitute legal advice. Please consult an attorney for legal advice related to your specific situation. Update Posted May 2025
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Office Update Benjamyn Seamans |
Upcoming Board Meeting Details:
Our next board meeting will be May 17th. This meeting will be in-person in Hood River, Oregon and virtual on Microsoft Teams – Details were emailed from the ORHA Office to all ORHA Delegates on 04/01/2025 – RSVPs were required before 04/14/2025.
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.
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 www.oregonrentalhousing.com/ceportal.
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 for more details.
Thank you for your continued support! |
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Need Support? Don't forget about the ORHA Support Ticket Submission Website! |
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In case you missed it from our previous newsletter(s)...
ORHA's Train the Trainer – Coming Again Soon! Developed and Instructed by Violet Wilson |
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The first ORHA Train the Trainer classes were held this year. ORHA has over thirty classes already developed. Members had expressed interest in becoming teachers of ORHA classes but felt they needed more expertise. This course was taught over a three-day span over three months. The first two classes were two hours long done virtually and the third class was in person where each individual presented a 15-minute presentation on a property management topic. The first class covered styles of teaching, how adults learn, qualities of a good teacher, steps in preparing to teach, and dealing with a difficult audience. The second class dealt with effective presentation skills, developing a presentation, and making a PowerPoint.
The third class had in person presentations and included a hands-on activity on choosing the right form, how to fix a hole in a wall, how to deal with a person who shot a hole in the wall, how to do inspections, and many others. The topics were very varied and all very interesting and well done.
Those completing the course qualified for teaching ORHA classes. This course was successfully completed by: Jason Miller (LBRHA), Joel Hasse (ROANEO), LaDonna Upton (Lane ROA), Cliff Conner-Coash (SOROA), Veda Bell (TVRA), Sandee Webb (SOROA), Michele Hoak (SOROA), and Tia Politi (Lane ROA).
ORHA will be presenting another session soon.
Note: this program does not qualify for CE credit for licensing. Newsletter Update Provided by: Violet Wilson, ORHA Advisor & SRHA Delegate Update Posted April 2025
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Other Upcoming Classes: IT’S ALL ABOUT THE FORMS! THE SIMPLE SECRET TO SUCCESSFUL PROPERTY MANAGEMENT The newest edition of the Forms Manual will be out soon. It is an instructional guide to manage aspects of a tenancy. Everything from finding a good tenant to ending the tenancy involves proper paperwork completion. The Oregon Rental Housing Association provides forms that cover most of the needs of owners and their agents. ORHA will be presenting a virtual class that reviews the available forms, the process for filling out forms, explaining terms and their meanings, and the implications and consequences of using the forms. Check the ORHA calendar for dates. Update Posted April 2025
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In case you missed it from our previous newsletter(s)...
2025 Oregon Annual Rent Increase Percentage
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Senate Bill 611 was signed into law on July 06, 2023. This bill capped rent increases at 10.0% or 7.0% plus CPI (whichever is lower) - The exemption for new constructions remains at 15 years.
The allowable annual rent increase in 2025 is 10.0% unless exempt. Only one rent increase may be issued in any 12-month period. Landlord 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, 2025 (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 2024 |
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Mind Your Business: Tia's Tips for Better Rental Management – Tenancy Fees – ORS 90.302
Tia Politi |
In Oregon, a fee is a non-refundable payment from a tenant to a landlord, often triggered by a violation of the rental agreement or specific landlord-incurred expenses. Unlike deposits, fees do not need to be accounted for or returned. However, to be enforceable, all fees must be disclosed in the written rental agreement.
There are two primary types of fees:
1. Contractual Fees
These fees are tied directly to specific actions or conditions agreed upon in the lease. Common examples include:
- Late payment of rent
- Dishonored checks (NSF)
- Tampering with smoke or carbon monoxide alarms
- Breaking a fixed-term lease early
- HOA/COA move-in or move-out fees
- Pass-through municipal or utility charges
No warning notice is required before a contractual fee can be assessed as long as it’s properly disclosed in the... |
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Need a Form?Oregon Rental Housing Forms are just a click away.
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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.
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.
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2022-2023 Forms ManualContact your Local Association for Purchase!
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To find a local association to purchase your manual, click here. |
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Thank you to our Sponsors!
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Want to be a sponsor for our ORHA Newsletter? Contact the ORHA Office for more details. |
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This message was sent to you by Oregon Rental Housing Association.
PO Box 20862, Keizer, OR 97307 | office@oregonrentalhousing.com
If you no longer wish to receive these emails, you can unsubscribe below.
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. |
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