This year feels especially timely because of the big federal win in the “One Big Beautiful Bill” that restored 100% bonus depreciation for qualified property placed in service after January 19, 2025. If you bought new appliances, replaced HVAC systems, or made certain interior improvements last year, you might be able to write off the entire cost in one shot. Add in the evergreen deductions we’ve always had, and there’s real money on the table. So let’s walk through the major

If you’ve been scrolling through industry news lately (or dodging panicked texts from colleagues), you’ve probably heard about Portland’s new ordinance banning algorithmic rent-setting software. Yes, the one that went after tools like RealPage and similar “AI-powered” pricing platforms. As of January 2026, it’s in full effect, and enforcement has already begun. Don’t worry—I’m not here to debate the politics. I’m here to help you stay compliant, keep your properties filled,

Hey, fellow Oregon landlords—January 2026 is underway, and a lot of us are planning rent adjustments for the coming months. The state capped the maximum allowable increase at 9.5% this year (7% + CPI). That gives us room to cover rising costs, but only if we handle it correctly. Mess it up, and you could face disputes, lose good tenants, or—in Portland—trigger mandatory relocation payments. Let’s break it down step by step so you can move forward with confidence while keep

Why now? Well, late 2025 brought a big shift when HUD withdrew its key guidance document, FHEO-2020-01, on assessing assistance animal requests. That old notice spelled out pretty strict rules on what landlords could ask for in verification. With it gone, we've got more breathing room to dig into questionable requests—think those sketchy online ESA letters that seem to pop up overnight. But here's the big caveat, and I can't stress this enough: the core Fair Housing Act (FHA)

We're barely two weeks into 2026, and already one of the big changes from the 2025 legislative session is hitting us right where it hurts: the reliability of those fixed-term leases we all count on for steady cash flow. I'm talking about HB 2134, the new law that gives tenants a fresh way to end a fixed-term lease early—without penalties—if we issue a non-renewal or certain termination notice first...

You know that moment when you've got a 10-day nonpayment of rent notice ready to go, you've double-checked every detail, and you drop it in the mailbox thinking the timeline is set? Yeah, we've all been there. But what if the postmark ends up a few days later than when you actually mailed it? Suddenly, those precious days on your notice period could evaporate, and in a contested case, that might give a tenant an opening to challenge the whole thing. Not the kind of surprise a

In this stabilizing market, losing a good tenant can hit your wallet hard—think one to two months' rent lost to vacancy, plus cleaning, minor repairs, marketing, and screening new applicants. That's easily $4,000 to $6,000 on a $2,000-a-month unit. Ouch, right? But retaining a quality tenant? That's pure gold. They know the property, pay on time (mostly), and treat the place like home. With inbound migration keeping demand steady, why risk the winter leasing slowdown? Smart l

Under Oregon law—specifically ORS 90.320—landlords have a clear duty to maintain "adequate heating facilities" that conform to code at installation and stay in good working order throughout the tenancy. The dwelling has to remain habitable, meaning if the heat's out and it's freezing, that's a big problem. No, there's no magic number like "must keep it at 68 degrees," but courts generally view a non-functional system as a habitability violation, especially when temps drop low

I've been helping Oregon landlords navigate this stuff for years, from the Portland metro all the way down the state, and I can tell you that a little proactive planning now saves a ton of headaches (and money) later. Whether you're a hands-on owner-manager with a handful of units or you've got a bigger portfolio, this guide will walk you through the must-know deadlines, what records to round up, the best deductions to claim, and those sneaky pitfalls that trip folks up. We'l

it's January 7, 2026, and if you're like me, you're probably still recovering from the holidays while gearing up for tax season. But before you dive into those Schedule E deductions for your rental properties, there's one federal requirement that sneaks up on a lot of us every year: issuing 1099-NEC forms to contractors. Miss it, and the IRS can hit you with penalties that start small but add up fast. Trust me, I've seen too many good landlords get caught off-guard by this, s

Thanks to House Bill 3522, which kicked in on January 1, property owners like you and me can now use the faster Forcible Entry and Detainer (FED) eviction process to boot out true squatters—often with just a 24-hour notice. Finally, a pro-landlord win in a state that's seen plenty of the opposite lately. It's like the legislature woke up and said, "Hey, property rights matter too." Don't get me wrong, I'm all for fair housing and good tenant relations, but when someone's ille

But here's something that just landed on January 1st: House Bill 3521, bringing some fresh rules around holding deposits for rental applications. Don't worry, I'm not here to scare you—think of this as a friendly heads-up from one landlord to another. These changes are manageable, and getting them right actually helps you run a smoother, more professional operation. Who knows, it might even weed out the flaky applicants faster! Let's break it down conversationally, because no

Today, let's have a deeper chat about tenant screening in Oregon. This isn't just a quick checkbox on your to-do list; it's the foundation of protecting your investment, minimizing risks, and ensuring steady cash flow. Get it right, and you'll sleep better knowing you've got responsible folks in your units. Rush it or cut corners, and you could end up with evictions, damage, or even legal troubles that drain your resources.

One of the trickiest parts? The city's mandatory relocation assistance requirements. Get it wrong, and you're looking at penalties that could make your eyes water faster than chopping onions on a bad day. But don't worry—I'm here to walk you through it like we're chatting over coffee, breaking down when these rules kick in, especially that pesky 10% threshold for rent increases, and all the exemptions that can help you stay on the right side of compliance.

Whether you're dealing with rentals in rainy downtown Portland, the suburbs of Hillsboro, or even out in sunny Central Oregon, we all know managing properties can feel like a full-time job on top of your full-time job. But here's the good news: there are some clever Oregon landlord hacks out there that save time, slash maintenance costs, and boost safety without a ton of extra effort. I've dug deep into what's working for folks right now in 2026, pulling from community chats,

But for those properties in unincorporated Multnomah County—those spots outside Portland, Gresham, or other cities—the county steps in on health and safety enforcement. It's limited compared to the big state and city rules, but ignore it and you could face inspections, notices, and fines faster than you can say "habitability violation." Let's break it all down, with extra time on the county specifics since that's where a lot of you have questions.

It's one of those topics that can feel straightforward until you're knee-deep in a move-out inspection, wondering if that scuff mark or carpet stain qualifies for a deduction. Get Oregon security deposit deductions wrong, and it can lead to disputes, small claims court, or worse – nobody wants that kind of stress on top of everything else we deal with.

I've been in this game long enough to know that proactive steps on your winter maintenance checklist for Oregon landlords can save you thousands in repairs, keep tenants happy (and renewing), and avoid those middle-of-the-night emergency calls. We're talking preventing burst pipes, mold from poor drainage, or roof issues from heavy rain. Plus, with Oregon's habitability laws, staying on top of this keeps you compliant and out of hot water legally. The good news is most of the

Oregon's Residential Landlord and Tenant Act is pretty tenant-friendly, but it lays out clear paths for us when things go south. We're talking long-term residential rentals here—no commercials or short-term vacation stuff. The big picture? Every eviction starts with a proper written notice. Mess that up, and you're starting over. As of late 2025, key rules hold from recent updates: nonpayment notices are 10 or 13 days depending on timing, no-cause is severely limited, and you

You've seen the headlines portraying us as heartless profiteers who only chase the bottom line. That hurts more than finding out your "quiet" tenant is secretly running a drum circle at 2 a.m. (True story from one of our members—don't ask). Truth is, that stereotype fits a tiny minority. I've met thousands of you through management, evictions, sales, and classes statewide, and I can count the truly cold ones on one hand.