November 2025

This November edition marks our final ORHA Newsletter for 2025 – Thank you for staying connected with us throughout the year!

Please review the ORHA 2025 Vacation & Holiday Schedule to stay up to date with our November and December office closures.

President's Message

Violet Wilson, ORHA President

Strong Opinions Needed Here!

Are you interested in influencing the direction of the Oregon Rental Housing Association (ORHA)? Do you have opinions about how things should be managed? Are you eager to learn more about property management, develop new skill sets, and become part of a vibrant community?

ORHA relies on a dedicated committee structure to carry out much of its work and serve its membership. Most committee members generously volunteer their time and expertise to support the organization. As is often the case, some committees experience turnover as members retire from management roles or take on other commitments...

Update Posted November 2025
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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

Have Questions?

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

In case you missed it from our previous newsletter(s)...

Forms Committee Update

Tia Politi, ORHA Forms Committee Chair & Independent Contractor

The Forms Committee has modified forms VT1a 13-day Notice to Pay or Vacate for Nonpayment of Rent, VT2a – 10-day Notice to Pay or Vacate for Nonpayment of Rent, VT3 – 72-Hour Notice to Pay or Vacate for Nonpayment of Rent – Week-to-Week Tenancy, and VT5 – Notice of Termination with Cause to include the new notification required under Senate Bill 690. The corrected forms are available on the website and are available for order. 

Update Posted September 2025
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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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ORHA Forms Manual VII

Contact your Local Association to Purchase!

Office Update

Benjamyn Seamans, Independent Contractor

Upcoming Office Closures:

As we approach the end of the year, please review the ORHA 2025 Vacation & Holiday Schedule for the upcoming November and December office closures.

Train the Trainer:

The Train the Trainer (3-part series), led by ORHA President Violet Wilson, is back! If you’re interested in teaching property management classes, don’t miss this free opportunity for ORHA members – See the event flyer below for additional details and contact the ORHA Office or your local association for the registration code.

Upcoming Board Meeting Details:

Our next board meeting will be November 15th. This meeting will be virtually only on Microsoft Teams – RSVPs were due by 10/31/2025.

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.

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 November 2025

Technology Committee Update

Benjamyn Seamans, ORHA Technology Committee Chair & Independent Contractor

Over the past month, I’ve been connecting with board members and local delegates to gather ideas for improving ORHA’s online forms store. We’ll review these ideas at our upcoming committee meeting and work toward a plan of action. Have feedback? I’d love to hear it – Please share your thoughts through the ORHA Support Ticket Website.

Update Posted November 2025

Need Support?

Don't forget about the ORHA Support Ticket Submission Website!
ORHA Support Website

Legislative Committee Update

Cliff Conner-Coash, ORHA Legislative Committee Chair

The following legal court case decisions are from the Oregon Appellate or Supreme Court, which affect the ORLTA, Chapter 90. Click "read more" below to read the Oregon Landlord-Tenant Case Law Updates from ORHA's Legislative Committee Chair.

Update Posted November 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

Mind Your Business: Tia's Tips for Better Rental Management – Oh, Tenant Where Art Thou? The legal minefield of re-taking abandoned rental property

Tia Politi

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...

Update Posted November 2025
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Upcoming Events

COROA

(Virtual Only) Fair Housing for Landlords and Managers

**Note: This is NOT the new Fair Housing Required Course 2026-2027. This is a Fair Housing course offered by the Fair Housing Council of Oregon.**

11/18/2025 | 01:00 pm

ROA – SWO

(Virtual Only) Eviction 101

11/19/2025 | 11:00 am

More Classes

Questions?

Check out the ORHA FAQ Page!

Contact ORHA

Donate Today!

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".
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.
Forms Store

ORHA Forms Manual VII

Contact your Local Association for Purchase!

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

Manual Published June 2025

Thank you to our Sponsors!
ORHA Sponsors

Want to be a sponsor for our ORHA Newsletter? Contact the ORHA Office for more details.

This message was sent to you by Oregon Rental Housing Association.

PO Box 20862, Keizer, OR 97307 | office@oregonrentalhousing.com

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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.