April 2026

President's Message

Violet Wilson, ORHA President

The dedication and collaborative spirit of the entire legislative team have been instrumental in advancing our goals and ensuring that our members’ voices are heard at the Capitol. Their tireless efforts in navigating complex policy issues and advocating for fair housing legislation are deeply appreciated.

Acknowledgment of the Legislative Team
Special thanks go out to the ORHA Legislative team for their outstanding work during the legislative session. In particular, I would like to recognize the following individuals for their exceptional contributions:

Shawn Miller: As ORHA’s long-time lobbyist, Shawn’s extensive knowledge and strong rapport with legislators have greatly benefited the Association.

Cliff Conner-Coash: Serving as the new legislative chair, Cliff’s thorough research and keen attention to detail have been invaluable in supporting the committee’s work.

Jason Miller: Former legislative liaison, Jason continued to serve on the committee, and his prior experience and knowledge were especially helpful throughout the session.

We also appreciate the behind-the-scenes support provided by various volunteers and staff members who contributed to the success of our legislative initiatives. Their willingness to...

Update Posted April 2026
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Board Meeting Photos
March 2026 – Corvallis, Oregon

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

ORHA Long Range Planning

Violet Wilson, ORHA President

Committee Responsibilities

According to ORHA bylaws, the Long Range Planning Committee holds the responsibility for the future planning of the Association. The committee is charged with the task of presenting a proposed action plan for annual review by the Board of Directors. In addition, the committee should report quarterly to the Board, providing updates on the progress of the action plan to ensure accountability and transparency in the planning process.

Historical Context

In recent years, the practice of long range planning within the organization has not been consistent. However, there have been some exceptions, such as initiatives like the Forms Store, which demonstrate the potential impact of...

Update Posted April 2026
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2026 Klamath Falls Property Management Seminar

Don't Wait to Register!
Registration Deadline: 05/07/2026 @ 4:30 PM PDT
In-Person Registration
Virtual Registration

Have Questions?

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

Mind Your Business – Law Changes 2026

Tia Politi

Key Changes to Oregon Landlord–Tenant Law from the 2026 Short Legislative Session

Oregon’s 2026 short legislative session brought several targeted changes to landlord-tenant law. While the session was relatively limited in scope, lawmakers passed a few bills that directly affect how landlords collect rent, handle tenant information, respond to disasters, and regulate smoking in multifamily housing.

Below are some of the key changes landlords and property managers should be aware of.

1. New Restrictions on Mandatory Electronic Payments and Tenant Portals

One of the most significant statutory changes from the session regulates tenant portals and electronic rent payments.

Under SB 1523, landlords may no longer require tenants to pay rent exclusively through electronic methods such as credit cards, debit cards, online portals, or electronic checks. Instead, landlords must offer tenants a commercially reasonable alternative payment method, such as...

Update Posted April 2026
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ORHA Forms Manual VII

Contact your Local Association to Purchase!

Legislative Committee Update

Cliff Conner-Coash, ORHA Legislative Committee Chair

Oregon 2026 Legislative Wrap Up

HB 4080 - Died in committee. This bill will be resubmitted in the 2027 session

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 was modified to lessen the impact on landlords.

HB 4120 - Passed Allows landlords to convert multifamily premises to nonsmoking for existing tenants with a 180 written notice. This bill applies to tobacco products. Landlord must provide...

Update Posted April 2026
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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 May 16th. This meeting will be in Klamath Falls, Oregon – RSVPs are due by 04/21/2026.

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 05/18/2026 & 05/19/2026.

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 April 2026

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

Upcoming Events

Lane ROA

(In-Person) Landlord Bootcamp by Tia Politi

04/18/2026 | 08:00 am

COROA

(Virtual) Special Forces Training - Part 2

04/22/2026 | 01:00 pm

TVRA

(Virtual) 2026 Law Update

04/28/2026 | 05:00 pm

More Classes

Questions?

Check out the ORHA FAQ Page!

Contact ORHA

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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".
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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

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

Manual Published June 2025

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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.