July 2022

President's Message

Tia Politi, ORHA President

Hooray! We’re finally through what we hope will be the last of the pandemic-related restrictions on landlords. For more than two years, we have been pummeled with an ever-changing overlay of extreme provisions that were designed to keep renters in their homes but created an expensive nightmare for many landlords. Remember, though, that while tenants cannot stop a nonpayment of rent eviction by showing application for rent assistance, you must still include the IMPORTANT NOTICE in any termination notice for nonpayment through September 30, 2022. Landlords are also still required to use 10- or 13-day notices for nonpayment through September 30, 2022.

The silver lining of the pandemic for housing providers was the inability of radical tenant advocates to enact their over-the-top agenda for exacerbating the housing crisis. Of course, they don’t see it that way. From their perspective the reason for the housing crisis lies at the feet of ‘bad’ landlords (the minority of landlords); therefore, all their ideas involve ‘solutions’ that make it harder for...

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Office Update

Benjamyn Seamans

Hello all, I look forward to seeing the group for our July meetings in Silverton! On Friday July 15, 2022, ORHA will be having their committee meetings – If you are a delegate and would like to join a committee meeting, please email Office@OregonRentalHousing.com for the schedule and links (these were previously emailed out on 06/04/2022). Additionally, on Saturday July 16, 2022, ORHA will be having their July board meeting – If you are a delegate and would like to join the board meeting, please email Office@OregonRentalHousing.com for the meeting link and required NDA. Lastly, Board Members, please keep an eye out in your email for the finalized board packet early this week.

If you plan on attending the meetings, the in-person attendance RSVP deadline has already passed; however, online attendance can still be accommodated. Reservation details were previously presented in the May board packet and were emailed out on 06/04/2022. If you have any questions, please email Office@OregonRentalHousing.com.

We have recently completed setting up our new ORHA emails for Executive Committee Members and ORHA Committee Chairs. Please see the following updates...

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Mind Your Business: Tia's Tips for Better Rental Management

Oh tenant, where art thou? The legal minefield of re-taking abandoned rental property.

In a perfect world, residents give notice to vacate, move out at the exact date and time agreed, and leave the property in great condition. It’s fantastic when that happens. But while many move-outs go something like that, many do not. Perhaps the most difficult scenario for the end of a tenancy is when a tenant just stops communicating, you have no idea what’s going on or where they are, and no idea whether they are still living in or claiming a right of possession to your rental unit. 

Landlord-tenant law does provide for the re-taking of a rental unit upon tenant abandonment. According to ORS 90.147(2)(b)(c) a landlord may infer abandonment based on a tenant’s actions that imply relinquishment:

After the expiration of an outstanding termination of tenancy notice or the end of a term tenancy, the landlord reasonably believes, under all the circumstances, that the tenant has relinquished or no longer claims the right to occupy the dwelling unit to the exclusion of others; or the landlord reasonably knows of the tenant’s abandonment of the dwelling unit. 

But how can you really know whether your rental property has been legally abandoned, and, if necessary, how do you prove it in a court of law? First, what are the...

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ORHA Education Committee

Violet Wilson, Committee Chair

July Education Committee Report

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

Soon to come will be development of a course related to the soon to be released and updated Forms Manual. This class 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 take the classes. 

If you have any ideas for future classes, please contact me.

Violet Wilson, ORHA Education Committee Chair

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Insurance Tip of the Month
Lance Lesueur, KROA

Theft coverage on landlords contents.

People think that they are covered for everything in their policy and of course they are not.  Theft coverage for your contents is very nebulous and it depends.  For example, if you have a furnished apartment and the renter steals your contents from you while moving out or someone else breaks in at any time, vacant or occupied by your renter, and steals your contents. unless you have the correct coverage you will not be able to collect on your claim.  Most landlords don’t have theft coverage on their rental contents as it is super expensive with a high deductible as theft of contents happens so often so the rate is extremely high.  Most landlords choose to self-insure this exposure of contents theft.  ASK YOUR AGENT.

Regarding your stove and refrigerator, if you are required to provide these appliances to the renter, the theft of your stove and refrigerator is usually covered by the dwelling limit of your policy.  This is an important question as the stove and refrigerator are usually covered in a fire, also as part of the dwelling limit, so don’t forget to include them in your coverage limits, and in your claim if you have to make a claim for fire.  Usually most people don’t make a claim for a stolen stove or refrigerator by themselves as the deductible was higher than the cost to replace.   

Every policy and company are different so ASK YOUR AGENT.  

Remember “the large print giveth and the small print taketh away.”

Housing Provider Tip of the Month
Rick Newton, CCROA

PEX—the plumbing material of choice for remodels and retrofits—has a secret weakness that puts it at risk of damage.

For both new construction and remodeling projects, installing a cross-linked polyethylene (PEX) water-supply system is attractive to builders and homeowners alike.  Installing PEX can save as much as 60 percent on project costs, and, unlike copper, PEX tubing is flexible and can be fished through existing wall spaces, reducing the scope of a retrofit project.

While PEX comes with convincing reasons for choosing it over copper, it also comes with a hidden downside—rodents seem to find the plastic-based tubing irresistible.

Upcoming Events

Lane ROA

Trial Prep 101

07/14/2022 | 11:00 am

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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.