Happy March Everyone,

If you self-manage rental property in Eugene, this month’s message is simple: Know the rules, or the rules will know you.

Eugene’s rental housing code is detailed, evolving, and at times overwhelming. Whether you own one duplex or a larger portfolio, staying educated on local requirements is not optional. It is part of operating responsibly and protecting your investment.

We are seeing more enforcement, more tenant awareness, and more scrutiny around compliance. That means self-managing landlords must take the time to understand how local ordinances impact screening, notices, rent increases, habitability standards, relocation assistance requirements, and documentation practices.

To help simplify things, this just released guide from the City of Eugene Rental Housing Program covers the regulations in a more digestible, digital format. You can either take down the URL below and copy it into your internet browser or open up your smartphone’s camera and use this QR code to access.

Eugene Landlord Guide Spreadsheet:
https://tinyurl.com/EugeneLandlord

If you self-manage, I strongly recommend setting aside time to review it.

Here are a few practical tips for navigating the guide and the code more effectively:

Start with the sections that apply directly to your current operations. Focus first on application screening rules, notice requirements, and rent increase regulations. These are areas where mistakes are most common and most costly.

Do not skim definitions. Many compliance issues stem from misunderstanding how the city defines terms like “dwelling unit,” “qualifying landlord,” or “termination notice.” Definitions matter.

Create a compliance checklist for your properties. Use the guide to build a simple internal system so you are not relying on memory when issuing notices or adjusting rents.

Review your forms annually. Make sure your rental agreements, screening criteria, and notice templates reflect current local standards. Outdated forms are one of the biggest risk areas for self-managing landlords. That’s why we have the form store on the Lane ROA website or you can stop by our office during regular business hours to purchase.

When in doubt, slow down. A rushed notice or improperly handled application can create months of complications. Taking an extra day to verify compliance is often far less expensive than correcting a mistake later. This is also why we have the HOTLINE for you to ask questions BEFORE you make a decision.

Self-managing can absolutely be done well. Many investors choose it for control, cost efficiency, or personal involvement. But with that control comes responsibility. Education is part of the job.

The more informed you are about Eugene Rental Codes, the more confidently you can operate your properties, protect your assets, and serve your tenants professionally.

Let’s stay sharp, stay compliant, and continue raising the standard for rental housing in our community.

Sincerely,

Daniel Gandee
President & Advisor
The Rental Owners Association

Dear ROA Members,

As we begin a new year, I want to take a moment to reflect on where we are as an organization, where we are headed, and to recognize someone who has helped guide ROA through much of its journey.

I want to offer my sincere thanks to Dennis Cassidy. Dennis has served ROA with exceptional dedication, sound judgment, and a deep sense of responsibility to the organization. Over many years, he has witnessed ROA grow, adapt, and mature, and his perspective, shaped by that long view, consistently brought clarity and balance to board discussions. His contributions were measured, thoughtful, and substantive, and his steady presence helped ensure that decisions were made with care, foresight, and respect for the mission of this association.

Dennis joined the Rental Owners Association shortly after its founding in 1975 and has been a board member since 1985. For ten years, he put together the monthly newsletter on his living room floor, cutting and pasting articles and advertising, until the ROA office opened in 1998. In 2018 Dennis was granted a Lifetime Membership, an honor that appropriately recognized his long-standing commitment and service. As he now steps away from board service, I want to formally acknowledge the value of his leadership, counsel, and willingness to serve. ROA is stronger because of the time and thought he invested, and we are grateful for the role he played in shaping the organization we are today.

Looking ahead, the theme for this year is Fresh Start.

For many of us, that begins with tax season and financial cleanup. But a true fresh start is not about closing last year’s books. It is about deciding how intentionally we are going to operate going forward, especially in an environment shaped by inflation, legislative pressure, and economic uncertainty.

Despite these challenges, ROA continues to grow. Membership is increasing, engagement remains strong, and our community continues to attract owners and professionals who want to operate at a higher level. That growth does not happen by accident.

As we move into 2026, I want to share three hard earned truths that separate landlords who remain stuck from those who build lasting momentum.

First, many landlords remain emotionally attached to underperforming properties, and it quietly erodes long term wealth. Holding a property simply because it has been owned for years is not a strategy. Capital does not reward sentiment. A fresh start requires the discipline to evaluate each asset as if it were being purchased today, and the resolve to act when it no longer earns its place in the portfolio.

Second, most operational chaos is self-inflicted. Owners often believe they have tenant problems or maintenance problems, when the real issue is unclear decision making. When standards, thresholds, and consequences are vague, everything becomes urgent and personal. The most effective landlords remove discretion from routine issues and reserve judgment for strategic decisions. That is how true agility is created.

Third, many landlords struggle not because rents are too low or expenses are too high, but because they manage backward. They respond to legislation after it passes, adjust rents only after margins disappear, and review financials only when something goes wrong. Strong operators plan forward. They assume pressure is coming and position themselves well before it arrives.

These ideas are not comfortable, but they are durable. Applied consistently, they change outcomes.

Finally, I want to ask for your help. If ROA has been valuable to you, please tell a friend. That friend may be a fellow landlord looking for education and community, or an industry partner seeking meaningful exposure and connection. Strong organizations grow through relationships, and the right people make us stronger. 

Thank you for your continued involvement, your trust, and your commitment to ROA. I look forward to the year ahead and to building it together.

Sincerely,

Dan Gandee
President & Your Friend
The Rental Owners Association

As we step into a new year, I want to begin with a simple but powerful message. We are stronger together than we have ever been before.

The past few years have tested our industry in ways none of us could have predicted. Economic uncertainty, regulatory pressure, rising costs, and shifting market conditions have challenged landlords, tenants, and housing providers across Lane County. Yet through it all, this organization has remained steady, not because challenges disappeared, but because we chose to work through them together.

As we look ahead to 2026, our focus is clear. Powering through economic challenges, strengthening collaboration, and creating real, measurable value for every member of this association.

This organization is more than a set of tools or resources. It is the collective voice, backbone, and glue that holds our local rental housing community together. When we come together, sharing knowledge, supporting one another, and speaking with unity, we create stability not just for landlords, but for tenants and the broader community as well.

A major priority this year is leadership and advocacy. We will continue to elevate the voices of our members in conversations with local and state government. Our goal is not division, but partnership. We are working toward solutions that recognize the realities landlords face while also supporting healthy, sustainable housing for tenants. Housing works best when all sides are heard, and this association is committed to leading that dialogue.

Equally important is helping our members gain greater clarity and confidence in their financial position. Understanding equity, market conditions, rent strategy, and long term growth is essential in today’s environment. In 2026, we will continue to focus on education and transparency that empowers members to make informed decisions. Decisions that protect investments, strengthen portfolios, and support stability in the Lane County rental market.

We also recognize that there is room for improvement across our industry. Growth requires honesty, adaptability, and a willingness to evolve. That is why collaboration will be at the heart of everything we do this year. We are actively working to bring more property management companies into our membership, as well as additional vendors and service partners who can support local landlords with expertise, innovation, and solutions. A stronger network benefits everyone.

I am proud to say that our organization has never been more organized, more funded, or more resilient than it is today. That foundation gives us momentum. 2026 will be a year of overcoming economic challenges, strengthening unity, and delivering greater value to each and every member.

Thank you for being part of this association, not just as members, but as collaborators, leaders, and advocates for responsible rental housing in Lane County. Together, we will continue to move forward with purpose, resilience, and confidence.

Here is to a strong year ahead.

Daniel Gandee
President
Rental Owners Association of Lane County

Dear Members,

As we approach the winter months, I want to provide critical updates on Oregon rental regulations and share practical guidance for protecting and maintaining your investment properties. The Oregon Legislature recently passed HB 3054, which establishes rent increase caps for 2026. For manufactured home parks, RV parks, and marinas — referred to in the law as “facilities” — the caps are 9.5% for facilities with 30 or fewer spaces and 6.0% for facilities with more than 30 spaces, applying only to parks or marinas that are at least 15 years old. These caps are facility-based, meaning they are determined by the total number of spaces or lots in the park, not by the number of units in individual apartment buildings.

For all other non-facility rental units, including single-family homes, traditional multi-family units, and any other rental not part of a facility, the maximum allowable rent increase for month-to-month or annual leases is 9.5%. This distinction ensures owners understand which properties fall under facility-specific rules and which are governed by the general non-facility cap.

Beyond compliance, I urge owners to approach rent increases strategically and sensibly. Oregon law allows only one rent increase per tenant per 12-month period, so planning is critical. Review your pro forma calculations, operating costs, and capital improvements, and compare them to current market rents to ensure any increase is justified and competitive.

Avoid relying solely on your property manager to handle increases: I see too many owners left out of the process, with increases applied automatically or without proper oversight. Confirm that your property management team is including you in the discussion so you can update your records and be involved in the overall rent increase strategy.

While compliance is essential, winter preparation is equally critical to protect your assets and minimize costly emergency repairs. From my experience as a principal broker, the top five deferred maintenance areas are heating systems, roofs and gutters, insulation and air sealing, plumbing, and safety systems.

Schedule professional inspections of HVAC and heating systems, replace filters, and ensure safe operation. Inspect roofs, gutters, and drainage, clearing debris, repairing flashing or shingles, and confirming water is diverted away from foundations. Check insulation and air sealing, including weather-stripping doors and windows, adding attic insulation where needed, and sealing drafts to reduce heat loss. Protect your plumbing and pipes by insulating exposed pipes, draining outdoor hose bibs, and winterizing irrigation systems. Finally, review safety systems and water management, including smoke and carbon monoxide detectors, chimneys and flues, sump pumps, and basement or crawlspace moisture management to prevent damage and liability.

By auditing your portfolio now — identifying which properties are subject to facility-based caps, reviewing market rents and pro forma data, confirming your property manager is involved in rent strategies, and executing winter maintenance — you can ensure compliance, protect your assets, and provide safe, comfortable housing for your tenants. These actions safeguard both revenue and reputation and demonstrate professional stewardship that tenants and the community recognize and appreciate.

Warm regards,

Daniel Gandee
President, Rental Owners Association

Fall is here, and with it comes both opportunity and responsibility for us as housing providers. This month, I want to focus on two themes that matter deeply to our members: advocacy and action.

Advocacy: Stepping Up Our Voice

As an association, we can’t afford to sit on the sidelines when new housing policies are being discussed. That’s why we’re taking a more proactive approach this month. Our leadership team will be meeting directly with City Council members to open dialogue, followed by outreach to state legislators and senate members as we coordinate with our lobbying partners.

The goal is simple: to ensure landlords and property owners are not just reacting to legislation, but shaping it. Your voice matters, and together we are stronger. When we show up in numbers, armed with data and real stories from our community, we can influence outcomes that protect property rights and foster a healthier rental housing market.

Market Conditions: A Window of Opportunity

On the financial side, we’re seeing interest rates trending downward. For members carrying leveraged properties, this may be the perfect time to explore refinancing. Lower monthly payments mean stronger cash flow—and more flexibility to reinvest in your portfolio.

At the same time, don’t overlook the calendar. 1031 Exchange season still offers a window of opportunity before year’s end. Closing before December 31st allows you to defer capital gains taxes, reposition your portfolio, and enter 2026 with fresh momentum. Whether it’s upgrading into a stronger asset, consolidating, or diversifying, a properly executed exchange remains one of the most powerful tools available to investors.

Moving Forward

This month, I encourage every member to do two things:

1. Stay informed and support our advocacy efforts—we need you engaged.
2. Take a hard look at your portfolio and explore whether refinancing or a 1031 Exchange could strengthen your position heading into the new year.

The challenges we face are real, but so are the opportunities. Let’s stay proactive, let’s stay united, and let’s keep building a future where landlords are respected as essential partners in solving our community’s housing needs.

Thank you for your continued trust and commitment. I’m honored to serve as your President and I look forward to the work ahead.

Daniel Gandee
President
Lane County Rental Owners Association

As we tip into fall, I want to remind everyone that this season is more than pumpkin spice and football—it’s the perfect time to get your properties, your books, and your strategy ready for the year ahead.

First, let’s talk market reality:
Rental rates in many areas are softening. Vacancies may take longer to fill, and the September rental cap announcement is right around the corner. That means now is the time to audit your last rent increase and start building your 2025 pro forma—a simple projection of your expected income and expenses for the year ahead. If you’ve never done one, think of it as your financial blueprint. It helps you plan rent adjustments, anticipate expenses, and identify where your cash flow might tighten.

When rental rates are dipping, we have to find the sweet spot: increase rents enough to keep up with rising costs, but not so much that you price yourself out of a market already feeling pressure. Caution and precision will protect you.

Second, let’s talk property readiness. Fall is the season to tackle deferred maintenance before winter makes problems expensive:

Proactive maintenance isn’t just good stewardship—it’s good economics. A few hours of prep now can save thousands in lost rent and repairs later.

Finally, let’s talk portfolio positioning. If you have a property you’ve been debating selling—or doing a 1031 exchange with—now is the time to start sharpening your pencil. If interest rates begin to drop, we may see a spike in inventory and more movement in the market. Being ready means understanding your property’s valuation today and knowing what you’d trade for tomorrow.

A well-timed 1031 exchange can be the perfect opportunity to trade out of a “troublesome” property—one with high vacancy, unpredictable income, or constant repairs—and into a more stable, predictable asset. One that holds tenants longer, produces stronger cash flow, and demands less of your time and money. That’s not just an upgrade in your portfolio—it’s an upgrade in your peace of mind.

As always, stay engaged, stay informed, and manage with both eyes open. Our market rewards those who think ahead.

—Dan Gandee
President, Rental Owners Association of Lane County

I recently had the honor of being voted in as your new Lane County Rental Owners Association (ROA) President. It’s a privilege I don’t take lightly. I wanted to take a moment to introduce myself and share my vision for the months ahead.

I live in Springfield with my amazing wife, Katherine, and our two boys, Ryder and Camden. My business partner and I operate several real estate-related companies, including a holding company for buy-and-hold rentals, a property development firm, and a high-performing real estate team—The Operative Group—where I serve as Principal Broker. Over the past five years, we’ve closed more than $100M in real estate transactions right here in Lane County, supporting dozens of landlords through 1031 exchanges, portfolio liquidations, and first-time acquisitions. Most recently, The Wall Street Journal and RealTrends ranked us the #6 team in Oregon for sides and #7 for volume. In addition, I serve as a local real estate consultant and provide my insights, asset management, and creative strategies to running profitable rental properties.

What I bring to this role is more than industry experience—it's a relentless commitment to advocacy. I’ve testified on a wide range of legislation that directly impacts housing providers like us and have worked at both the state and federal level to fight for common-sense landlord protections. I’m stepping into this role with deep respect for the leadership that came before me, especially Tia, whose decade of service laid the foundation we stand on. She will continue to be an essential part of this organization, and we owe her immense gratitude.

Our theme this month is “Evolving as Landlords to Serve the Community While Providing a Profit-First Model.” It’s not about charity—it’s about clarity. Landlords are not villains. We are housing providers, asset managers, and community stakeholders. A profit-first mindset doesn’t mean tenant needs come second—it means we run sustainable, well-managed properties that allow us to reinvest in safer homes, better amenities, and higher standards of service. The stronger your investment, the stronger our housing market becomes.

That evolution starts with education and accountability. Are you building systems? Tracking performance? Vetting tenants thoroughly while staying compliant? Have you reviewed your leases to reflect today’s legal realities—or are you still using last year’s templates? These daily decisions move us from passive ownership to professional management. My mission is to provide you with more tools, sharper training, and the resources needed to thrive—not just survive—in this evolving landscape.

I look forward to growing with you, advocating for you, and helping lead this association into a future where landlords are not only respected, but essential. The Lane County ROA exists because of its members, and I thank you for the trust you’ve placed in me to represent our shared mission. Let’s continue to evolve—and let’s do it together.

Daniel Gandee
President, Lane County Rental Owners Association
Principal Broker | The Operative Group

Looking Back and Moving Forward

This month marks our Annual Meeting, a time when board members are elected or re-elected to serve two-year terms. It also marks an important personal milestone: the conclusion of my presidency on June 30th. After ten incredible years, it's time to pass the torch and welcome fresh leadership to guide us into the future. We will introduce our new executive team in the July Newsletter.

 While I’m stepping down as president, I’m not stepping away. I plan to remain actively involved—continuing to serve on the board, teach classes, and staff the helpline. This organization is deeply meaningful to me, and I look forward to supporting it in new ways.

 Over the past decade, our world and our industry have changed dramatically. We've faced significant challenges - new state laws and regulations have introduced instability into the rental housing market, pushing many long-time owners to sell. Yet amid those difficulties, a new generation is stepping in. We’re seeing younger people taking over family portfolios or purchasing their first rental properties - an encouraging sign for the future.

 Together, we’ve weathered a pandemic, record inflation, and social unrest. Through it all, we remained committed to helping individuals improve their lives and build financial stability through rental property ownership. The pandemic forced us to innovate, leading to one of our greatest successes: the adoption of webinars. For years, we discussed offering online classes—COVID-19 made it happen. Now, virtual education is the norm, and it’s working.

 As new leaders emerge, our mission remains the same: to educate and empower. Rental property ownership continues to be one of the most effective paths to financial security and generational wealth - and Oregon remains a beautiful place to build a future.

I’m incredibly grateful for the support of our exceptional office staff, our dedicated board, and you - our members. Thank you for the opportunity to serve. I look forward to what’s ahead.

 

Warm regards, Tia Politi

Welcome Krysti!
Please join me in giving a warm welcome to our new office staff member, Krysti Diehm! If you attended the March General Meeting, you may have already had the pleasure of meeting her. Krysti started with us in March and is learning quickly. Loretta has now transitioned into the role of Office Manager and is doing a fantastic job training with Krysti and taking over many of the responsibilities previously handled by our former manager, Terie’ Stephenson—with the exception of bookkeeping. (By the way, I recently had dinner with Terie’, and she’s doing great! She sends her regards to everyone.)

Office Update
With Krysti on board, we’re planning to expand our office hours soon and will keep you updated. In the meantime, please remember our current hours are Monday through Thursday, from 12:00 to 4:00 p.m.

Treasurer Dennis Chappa has been working diligently to keep our finances in order as we transition to our new bookkeeper, Lori Black of Lori Black Consulting. Lori also serves as the bookkeeper for the Oregon Rental Housing Association, and we’re incredibly grateful she was able to add Lane ROA to her list of clients.

Legislative Long Session
Thank you to everyone who has responded to our legislative calls to action. Our legislative leaders are working tirelessly to preserve the few rights we have left and to mitigate the potential impact of upcoming bills. But they can’t do it alone - they need all of us behind them. If you’ve already submitted testimony or responded, thank you! If not, please consider doing so. It’s easy to sign up to testify either in person or in writing, and if public speaking isn’t your thing, you can still participate by watching the hearings online or attending in person. It’s surprisingly engaging if you have the time.

Meet Judge Grace
We hope you’ll join us for our next General Meeting on May 22nd at the Hilton Garden Inn, where we’ll be welcoming Lane County Circuit Court Judge Beatrice Grace. Judge Grace joined the Lane County bench a few years ago, and we’re excited to hear from her. Over the years, we’ve had several judges present to our members. While no one looks forward to going to court, it’s often a necessary part of the job, and it’s always valuable to gain insight into the legal process from a judge’s perspective.

April General Meeting Webinar
This month, we’re excited to welcome Ryan Barker from the Oregon Health Authority. In 2022, new laws were introduced imposing significant penalties on landlords and property managers who fail to comply with strict regulations regarding lead-based paint abatement. Anyone performing work that disturbs paint in housing built before 1978 must be certified. This includes property owners, property managers and their staff, general contractors, and specialized trade professionals such as painters, plumbers, carpenters, and electricians. Join us to learn more about your responsibilities and how to avoid costly penalties for non-compliance.

Cutting Costs for Tenant Screening
The Oregon Supreme Court recently ruled that the Eugene Rental Housing Code's $10 limit on screening fees is allowable, reinstating the cap effective March 10, 2025. Additionally, a pending bill in the legislature could eliminate screening fees altogether if it passes. With these changes in mind, here are some strategies to reduce tenant screening costs:

• Require Applicants to Provide a Recent Credit Report
  Ask applicants to submit a copy of their credit report pulled within the last seven days, which they can obtain for free at www.annualcreditreport.com. Credit reports provide valuable insights beyond credit scores, including past addresses. Comparing these to the information provided can help identify potential fraud. Review their payment history, total debt, and collections accounts. If their credit history does not meet your criteria, you can deny the application without proceeding further.
• Verify Income Before Additional Screening
  Request pay stubs, tax returns, or direct employer verification to confirm the applicant’s income. If their income is insufficient, you can deny the application at this stage without incurring additional screening costs.
• Check Landlord References
  Contact previous landlords to verify rental history. If references are unfavorable or cannot be verified, you may deny the application based on that alone. Always confirm that the person providing the reference is the property owner or an authorized manager. Property ownership records are public and can be checked online through the county assessor’s office or by calling the relevant county office.
• Conduct a Nationwide Criminal and Eviction History Check Last
  If all other screening criteria are met, proceed with a nationwide criminal and eviction history check as a final step. For applicants who have lived in Oregon their entire lives, you can look up their criminal history online at the Oregon Judicial Department’s Portal. If a similar resource is unavailable in other states, consider limiting costs by performing only the nationwide check through your screening company while handling the rest yourself.
• Adjusting Your Screening Process
  For property management companies or those accepting online applications, consider updating your policies to limit the number of applications you accept. This helps prevent a situation where you must either screen every applicant or refund screening fees.
• The Importance of Verifiable Information
  If you are unable to verify an applicant’s information—whether due to limited rental references, unverifiable employment, or other inconsistencies—you can legally deny the application. Ensuring all provided details are accurate and confirmable is essential for responsible tenant selection.