Oregon SB 1523: Proposed Tenant Rights to Opt Out of Online Portals and Electronic Payments

Hey there, fellow Oregon landlords, property managers, and real estate investors. Christian Bryant here from the Portland Area Rental Owners Association (PAROA). The 2026 session is just getting started, and Senate Bill 1523 is already raising questions about how we manage the day-to-day digital side of rentals. Introduced at the request of the Senate Interim Committee on Housing and Development, this bill is titled "Relating to electronic access to residential tenancies; prescribing an effective date." In plain terms, it gives tenants and applicants the explicit right to opt out of using online tenant portals or making payments electronically.

https://www.youtube.com/watch?v=HR-v3ZvQ-6E

Mr Portland Landlord reports this article.

What the Bill Actually Says

Oregon tenant portal opt out

As of late January 2026, SB 1523 is fresh at the Senate Desk, waiting for first reading. No individual sponsors are listed yet, and there are no amendments or hearings scheduled. The introduced text is short and clear: it defines a "tenant portal" as any online platform we provide for applications, rent payments, maintenance requests, lease viewing, or notices. The key change? Tenants and applicants can choose not to use it—or pay by card or ACH—and we must offer reasonable alternatives.

Providing options: How landlords might accommodate Oregon tenant portal opt out requests.

Impacts on Landlords and Property Managers

If this passes close to its current form, we'll need to maintain dual systems: digital for those who want it, and traditional for those who don't. In a 50-unit building, even if only a handful opt out, you're suddenly printing statements, accepting checks or money orders, and handling phone or in-person maintenance calls. Time and costs go up—postage, paper, staff hours tracking manual payments. Cash flow can tighten if checks arrive late in the mail.

On the flip side, having a clear opt-out rule reduces the risk of fair housing complaints from tenants who lack reliable internet, aren't tech-savvy, or simply prefer paper. It also heads off disputes over "required" portals that might feel exclusionary to older renters or those in rural areas with spotty broadband.

Impacts on Real Estate Investors and Developers

For investors running larger portfolios, the efficiency hit could trim thin margins a bit. Properties marketed as "smart" or fully app-based might lose some shine when tenants know they can demand paper everything. In fast-moving markets like Bend or Eugene, delayed payments could mean occasional cash crunches.

Developers planning new multifamily projects should build in non-digital backups from the start—drop boxes, office hours, printed forms. Mixed-income buildings with affordability layers might see more opt-outs, so plan accordingly.

Common Scenarios and Pitfalls

Picture this: An applicant in Salem without a smartphone requests a paper application. You mail it, they mail it back—screening takes longer, and you risk losing them to a faster competitor.

Or a long-term tenant in Gresham opts out mid-lease and switches to checks. One arrives late—you apply the late fee per your lease, but the tenant feels singled out, and tensions rise.

Maintenance emergency at 2 a.m.—an opt-out tenant calls instead of using the app. Your protocol has to treat both methods equally, or you risk habitability claims.

Biggest pitfall? Ignoring an opt-out request. That could trigger an unfair practice complaint or lease dispute faster than you can say "server downtime."

Choosing alternatives: Tenant rights under proposed Oregon tenant portal opt out rules.

Best-Practice Tips

Start preparing now, whether the bill passes or not:

• Add clear opt-out language to applications and leases: "You may opt out of the tenant portal and electronic payments by written notice. We'll provide reasonable alternatives upon request."

• Stock paper applications, rent coupons, and envelopes.

• Accept certified checks or money orders without extra fees (to avoid "cashless" issues).

• Set up a dedicated phone line or voicemail for maintenance if needed.

• Train staff to document every opt-out and treat all tenants equitably.

• Highlight portal benefits while respecting choices—many will still prefer the convenience.

• Consider hybrid tools: portals with easy print options, or payment kiosks in common areas.

Related Considerations

This ties directly into existing ORS Chapter 90 rules on notices and payments—electronic delivery is already optional with consent. It also touches the digital divide: rural broadband gaps and older renters who never jumped on the app train. Nationally, some states already require payment choice; Oregon would join them on the portal side.

And let's be honest—remember when online banking felt like science fiction? Now we're making sure not everyone has to live in that future. Keeps things inclusive, even if it means occasionally digging out the old checkbook ledger.

Call to Action

SB 1523 is early-stage—your input now can help shape workable rules.

Track it here: https://olis.oregonlegislature.gov/liz/2026R1/Measures/Overview/SB1523

Download the introduced text here: https://olis.oregonlegislature.gov/liz/2026R1/Downloads/MeasureDocument/SB1523/Introduced

Find and contact your legislators here: https://www.oregonlegislature.gov/FindYourLegislator/leg-district-map.html

Tell them how mandatory opt-outs would affect day-to-day operations, costs, and tenant relations. Real-world stories from housing providers carry weight.

We're all adapting together—PAROA is watching this one closely.

Sources:

• Oregon Legislative Information System (OLIS) - SB 1523 Overview: https://olis.oregonlegislature.gov/liz/2026R1/Measures/Overview/SB1523

• OLIS Introduced Text Download: https://olis.oregonlegislature.gov/liz/2026R1/Downloads/MeasureDocument/SB1523/Introduced

• Oregon Revised Statutes Chapter 90 (Residential Landlord and Tenant): https://www.oregonlegislature.gov/bills_laws/ors/ors090.html