President's Message Violet Wilson, ORHA President |
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Understanding Others’ Perspectives
Recently, I encountered a situation with an angry tenant. It would have been easy to assume that he was simply trying to make my life more difficult or that he was acting out of malice. While it is true that there are some genuinely malicious individuals, in most cases, people’s actions stem from other factors. Many individuals are dealing with high levels of frustration, significant stress, personal matters that may be causing them sadness, or various other concerns that affect their behavior.
The Value of Assuming Positive Intent
When interacting with others, it is important to approach situations with the mindset of assuming positive intent. By consciously choosing to believe that others are not acting out of ill will, individuals can help create a more respectful and productive environment. This approach not only reduces unnecessary misunderstandings but also... Update Posted October 2025
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Board Meeting Photos & Leadership Dinner Awards Ceremony September 2025 – Bend, Oregon |
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In September, ORHA held its 2025 Leadership Dinner in beautiful Bend, Oregon. It was a wonderful evening dedicated to celebrating the commitment and hard work of our volunteers and leaders throughout the state. We’re proud to recognize the following individuals for their outstanding contributions:
- Lifetime Service Award – Tia Politi, Lane ROA
- Greatest Committee Involvement in 2025 – Wendy Larson, COROA
- Most Volunteer Hours Served in 2025 – Tia Politi, Lane ROA
- 2025 ORHA Superstar – Dan Griffin, COROA
- 2025 Local Association President of the Year – Veda Bell, TVRA
- Always helping set up and tear down the room when we travel for board meetings – Chuck DeSeranno, SRHA; Jason Miller, LBRHA; and Rain Maryott, Lane ROA
We also want to extend a sincere thank you to Brandy from Central Oregon IT for joining us to answer IT questions. ORHA is very excited about the future of our Online Forms Store, and Brandy generously volunteered her time to speak with the board and address members’ concerns.
Thank you to all who make our work possible – your service and dedication truly make a difference. Update Posted October 2025
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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 |
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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 & Independent Contractor |
Important Update – Changes to ORHA Form #T5 (Notice of Termination for Qualifying Landlord Reason)
Attention all Members,
We want to make you aware of an important change affecting Notice of Termination – Qualifying Landlord Reason (Form #T5).
The Oregon REALTORS®️ successfully advanced legislation modifying the notice period for property sales when the buyer intends to occupy the unit as their primary residence.
What Changed - Previously: A 90-day notice was required, and payment of one month’s rent applied only if the owner held an interest in more than four residential rental units in Oregon.
- Now (effective September 29, 2025, under Senate Bill 586A):
- A 60-day notice is permitted under these circumstances.
- Payment of one month’s rent is...
Update Posted October 2025
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Office Update Benjamyn Seamans, Independent Contractor |
Upcoming Office Closure:
The ORHA Office will be closed from 10/09/2025 until 10/13/2025 – We will be returning to the office on Tuesday 10/14/2025. Online Discount Codes:
Our Online Discount Codes were changed on July 01, 2025. The new codes have been shared with the local association offices, and they should be have been distributed. If you need access to your new code, please contact your local association directly – The ORHA Office and ORHA Support Team do not have access to share these codes.
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.
Upcoming Board Meeting Details:
Our next board meeting will be November 15th. This meeting will be virtually only on Microsoft Teams – Details will be emailed from the ORHA Office to all ORHA Delegates later this month.
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! Update Posted October 2025
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Technology Committee Update Benjamyn Seamans, ORHA Technology Committee Chair & Independent Contractor |
I'm pleased to announce that I’ve been elected by the ORHA Board to serve as the new Technology Committee Chair and Technology Operations Liaison. I’m grateful for the opportunity to support ORHA’s mission in this capacity and look forward to helping strengthen our online forms store and technology systems.
As I step into this role, I’m conducting an internal survey of local association delegates and board members. The goal is to better understand the current landscape, identify areas for improvement, and begin planning for ORHA’s future technology needs.
A broader public survey will follow in the future. In the meantime, if you have any ideas, suggestions, or feedback regarding ORHA technology, you’re encouraged to submit them through the ORHA Support Ticket Website. Update Posted October 2025
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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)... Legislative Committee Update Cliff Conner-Coash, ORHA Legislative Committee Chair |
Shawn Miller, ORHA’s lobbyist, was invited by Kimberly McCullough of the Oregon Judicial Department (OJD) to join a stakeholder work group tasked with revising the statutory forms in ORS 105.112 to 105.157.
ORHA accepted the invitation, and the first Zoom meeting was held on July 30, 2025.
Purpose of the Work Group
The group’s goal is to update the language in the 14 forms currently set out in ORS Chapter 105.112–105.157, making them:
- Clear and written in plain language
- Consistent across all Oregon courts
Current Challenges...
Update Posted September 2025 |
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In case you missed it from our previous newsletter(s)...
Legislative Update PowerPoint Violet Wilson, ORHA President |
We're excited to announce that a new Legislative Update PowerPoint, created by Violet Wilson, ORHA President, is now available as a resource for our local associations.
- Local associations interested in accessing the presentation can contact the ORHA Office.
- Individual members should reach out to their local association directly.
Update Posted August 2025 |
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Mind Your Business: Tia's Tips for Better Rental Management – Overcoming Barriers to Buying or Selling a Tenant-Occupied Property Tia Politi |
With state and local rental regulations becoming more restrictive, many property owners are rethinking whether they want to stay in the business. Some are selling outright and taking the tax hit, while others are using a 1031 exchange to reinvest in less restrictive areas of Oregon–or even outside the state.
If you’re a landlord considering selling, or a realtor marketing a tenant-occupied rental, here’s what you need to know.
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...
Update Posted October 2025 |
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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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