President's Message Tia Politi, ORHA President |
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Palooza & May Meeting Recap
Last month, we gathered in Hood River for another successful Property Management Palooza. Thanks to the participation of both in-person and virtual attendees, as well as generous sponsors, we raised over $4,000.00 to support the growth and development of the Mid-Columbia Rental Owners Association (MCROA). A heartfelt thank you to our instructors—Violet Wilson, Christian Bryant, Jason Miller, and me—and to our dedicated helpers: Veda Bell, Tanya Dean, Chuck DeSeranno, Rain Maryott, and Ben Seamans. Special thanks also go to our sponsors, Columbia River Property Management, Rental Housing Support Services, and ORHA Education, Inc. We couldn't have done it without you!
The board meeting on Saturday was also well attended and we received updates from our committees and legislative team. One of the great things we do at these meetings is take a few minutes to share what’s working for our associations and learn from others what’s working for them. It’s a great time to share ideas for speakers and processes and get an idea of where each association is in their growth to provide them with feedback and suggestions.
Reflections on my Presidency
As I pen this final message, I reflect on the journey that began with my election in July of 2021. At the close of my first term, I outlined goals and updated everyone on the state of our association and how we had addressed challenges such as losing our office and transitioning to a new operational model. I'm proud to say our board made significant strides in achieving these objectives. Here’s a list of board achievements over the past two years and forecasts for the future...
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Board Meeting Photos May 2025 – Hood River, Oregon |
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Have Questions? Checkout the ORHA Frequently Asked Question (FAQ) Page! |
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Forms Committee Update Tia Politi, ORHA Forms Committee Chair |
I'm thrilled to announce that the ORHA Forms Manual, Seventh Edition, is now ready for order – thank you for your patience! If you're a member of a Local Association looking to purchase your ORHA Forms Manual VII, please contact your Local Association directly (click here). ORHA will only process bulk orders to our Local Associations and will not process direct printed sales to individual consumers.
The complexities of Eugene's new regulations and recent state law changes delayed our timeline, but the wait is over. I'm grateful to everyone who assisted with the editing – your keen eyes caught details I missed, and I truly appreciate your support.
This updated manual reflects significant changes to existing forms and includes several new ones. It's an essential resource for Owners and Agents, helping determine:
- Which form is appropriate for their situation,
- How to complete it correctly, and
- How to serve it properly.
Mistakes in tenant notices or failure to include required documents at move-in or during termination can lead to serious and costly legal consequences. This guide is designed to help you – and your members – avoid those pitfalls.
Since the last iteration of the ORHA Forms Manual, there have been some significant changes of note...
Update Posted June 2025
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Form Pad Pricing Update Tia Politi, ORHA Forms Committee Chair |
Attention Valued Local Associations, At our board meeting in May, the board voted to increase forms pad prices by 25%. We have not raised prices for four years and need to keep up with increasing costs for production and shipping. The Forms Committee had been asked to present proposed increases of 35%, 40%, and 45%, but in the end the board approved a 25% increase. Current pad prices are $32.00 for Rental Agreements and Application to Rent, and $22.00 for Addendums and Termination forms, including shipping. Beginning July 1, 2025, forms pad orders to the local associations are priced as follows: - Rental Agreements and Application to Rent – $40.00 per pad of 50, including shipping.
- Addendums and Termination forms – $28.00 per pad of 50, including shipping.
Local association offices can still order forms at the current prices through June 30th, so get your orders in to lock in the current rates! ORHA will only process bulk orders to our Local Associations and will not process direct printed sales to individual consumers.Want to purchase paper forms? Contact your Local Association directly. Update Posted June 2025 |
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Online Forms Store Pricing Update Cloud Miller, ORHA Technology Committee Chair |
ORHA Online Forms Store, Price Changes Effective July 1, 2025: a. Applications – Same price $6.99 for non-members and $3.99 for members. b. Rental Agreements – Fixed Term, Month-to-Month, and Week-to-Week are $9.99 for non-members and $7.99 for members. c. Addendums and Notices – $7.99 for non-members and $4.99 for members. d. Additionally, Eugene and Portland Forms – Will be $1.00 more because of the special work needed for those cities.
Update Posted June 2025
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Office Update Benjamyn Seamans, Independent Contractor |
Upcoming Board Meeting Details:
Our next board meeting will be July 19th. This meeting will be in-person in Silverton, Oregon and virtual on Microsoft Teams – Details were emailed from the ORHA Office to all ORHA Delegates on 06/04/2025 – RSVPs are required before 06/16/2025.
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 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 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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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. | 5/22/25 Update: President Signed – Sent to Governor.
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. | 5/27/25 Update: Governor Signed – It's Law.
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 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. | 5/27/25 Update: Third reading. Carried by Pham. Passed. Going to Governor.
HB 3378 This Act requires landlords to offer nonapp keys to tenants. | 5/22/25 Update: Governor Signed – It's Law.
HB 3521 This Act awards damages if a landlord revokes an offer of housing. | 6/5/25 Update: Carried over to 06-09 by unanimous consent.
HB 3522 This Act allows the eviction of a squatter. | 6/5/25 Update: Carried over to 06-09 by unanimous consent.
HB 3974 This Act caps screening fees paid by residential tenants. Limits the applicant screening charge a residential landlord may collect to $20. Extends certain screening requirements to include landlords who do not collect an applicant screening charge. Allows landlords to alternatively accept third-party screening reports provided by an applicant. | 5/21/25 Update: Referred to Rules.
HB 5036 The Act creates an agency budget. Limits biennial expenditures from fees, moneys or other revenues, including Miscellaneous Receipts, but excluding lottery funds and federal funds, collected or received by the Real Estate Agency. Declares an emergency, effective July 1, 2025. | 5/15/25 Update: Referred to Ways and Means.
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). | 5/19/25 Update: Governor Signed – It's Law.
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 0599 This bill bans discrimination in housing based on immigration status. | 5/21/25 Update: Speaker Signed – Waiting for Governor to Sign.
SB 0690 The Act tells OHA to look at perinatal public health issues. Requires Oregon Health Authority to study perinatal public health issues. Directs the authority to submit findings to the interim committees of the Legislative Assembly related to health care not later than September 15, 2026. Sunsets on January 2, 2027. | 4/14/25 Update: Referred to Rules by order of the President.
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. | 5/19/25 Update: Governor Signed – It's Law.
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. 5/22/25 Update: Governor Signed – It's Law.
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 June 2025
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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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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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To find a local association to purchase your manual, click here. Manual Published June 2025 |
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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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