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