I’ve been knee-deep in Oregon rental properties for nearly two decades now, managing thousands of units, teaching classes to thousands of landlords, and learning every lesson the hard way at least once (usually involving a tenant who thought “no pets” meant “just one Great Dane won’t hurt”). Today, I’m pulling together some of my favorite Oregon landlord best practices—the real-world tips, policies, and efficiency boosters I share in my classes and use in my own portfolio....

Managing rental properties in the Portland Metro Area comes with a unique set of challenges and opportunities. Understanding your landlord responsibilities guide is essential to running a successful rental business while staying compliant with Oregon laws. Whether you own a single-family home or manage multiple units, knowing your rights and duties can save you time, money, and stress. In this post, I’ll break down the essentials of landlord rights and responsibilities, expl

Managing rental properties in the Portland Metro Area comes with a unique set of challenges and opportunities. Understanding your landlord responsibilities guide is essential to running a successful rental business while staying compliant with Oregon laws. Whether you own a single-family home or manage multiple units, knowing your rights and duties can save you time, money, and stress. In this post, I’ll break down the essentials of landlord rights and responsibilities in a

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

But here's something that's got a buzz going among us providers: ideas for HUD reforms that could shake things up, including one that directly eyes rent control. Our friends at the National Real Estate Investors Association (NREIA) shared a legislative update highlighting a bunch of these concepts—things aimed at making subsidized housing more efficient, curbing abuse, and easing burdens on private landlords like you and me. They discussed these as potential changes that "cou

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,

You've probably seen the headlines buzzing about President Trump's new executive order targeting big institutional investors in the single-family home market. Signed just a couple days ago on January 20, 2026, it's got everyone from first-time buyers to seasoned rental owners talking. Is this the game-changer that's going to level the playing field for us small-time folks? Or is it more smoke than fire?....

I've been poring over the latest previews from advocacy groups, caucuses, and business allies. Full bill drafts aren't public yet (that's normal for even-year sessions—no pre-filing), but the signals are coming in loud and clear. And folks, let's start with what I know keeps many of you up at night: the tenant advocacy side. Because honestly, that's where the biggest question marks—and potential surprises—lurk right now.... Click the link to read the full article

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)

Navigating the housing landscape in Portland can feel like trying to read a map in the fog. The market shifts, regulations evolve, and economic factors interplay in ways that impact landlords and property managers daily. As someone deeply involved in supporting property owners in the Portland Metro Area, I want to break down the essential factors influencing the housing market here. Understanding these elements can help you make informed decisions, whether you’re managing exi

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...

Speaking of which, there's a draft bill floating around in Salem right now, LC 222, this big housing omnibus package from early January 2026. Most of it focuses on funding tweaks and permitting shortcuts, but one section caught my eye: new rules around Oregon natural disaster tenancy termination when a rental unit gets severely damaged or destroyed by events like wildfires or major storms...

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

You see, Sherwood isn't just sitting back while recent state housing laws chip away at local control. The city council, led by Mayor Tim Rosener, called this emergency vote to put two charter amendments on the ballot. These measures aim to push back against laws that streamline housing development by limiting public input and notifications. If they pass, Sherwood would mandate at least one public hearing and expanded notices for major residential projects, and reaffirm the ci

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

Navigating rental property management in Portland means understanding the legal framework that governs landlord-tenant relationships. Oregon’s landlord tenant laws are designed to balance the rights and responsibilities of both parties. As a landlord or property manager, knowing these laws inside and out helps you avoid costly disputes and maintain smooth operations. In this post, I’ll walk you through the essential points of Oregon landlord tenant law, focusing on practical

The 2025 United Van Lines National Movers Study, released at the end of December 2025, crowned Oregon as the top inbound state in the nation for the first time ever, with a staggering 64.5% to 65% of tracked household moves coming INTO the state. If you're a landlord, property manager, or investor anywhere from Portland down to Medford, this isn't just interesting trivia—it's a roadmap for where rental demand is heading, where vacancies might tighten (or not), and where the s