Heading Into Summer With the Right Questions

As we head into the summer months, it’s a good time for all of us as rental property owners and managers to pause, look ahead, and ask the right questions about our properties, our residents, and our business practices.

Summer can be a busy season. Lawns grow faster, cooling systems get tested, tenants spend more time outdoors, and small maintenance issues can quickly become larger ones. A little preparation now can help prevent costly surprises later.

This is a great time to walk your properties with fresh eyes and ask:

Is the property safe, clean, and well-maintained?
Are walkways clear? Are handrails secure? Are exterior lights working? Are decks, stairs, fences, gates, and common areas in good condition?

Are we prepared for the heat?
Have HVAC systems, fans, filters, and cooling equipment been checked? Do residents know how to report cooling concerns? Are we familiar with Oregon’s rules regarding tenants’ rights to install portable cooling devices, and do our policies reflect appropriate safety-based limits such as electrical capacity, egress, drainage, and manufacturer instructions? Oregon Health Authority guidance states that protected portable cooling devices include air conditioners and evaporative coolers, while also listing safety reasons a landlord may restrict installation or use.

Are we ready for wildfire season?
Have gutters, roofs, dry vegetation, tree limbs, address signs, and access routes been reviewed? The Oregon State Fire Marshal encourages defensible-space planning, including clearing roof and gutter debris, maintaining vegetation, and keeping emergency access visible and usable.

Are our smoke and carbon monoxide alarms in compliance?
This is one of the simplest and most important summer safety checks. Oregon requires homes being sold or rented to have working smoke alarms, and Oregon’s carbon monoxide alarm requirements apply to rentals with CO sources and certain newer or altered homes.

Are yards, trees, and landscaping being maintained?
Do leases clearly state who is responsible for watering, mowing, trimming, weed control, and debris removal? Are tree limbs, dry grass, or overgrown shrubs creating maintenance or fire concerns?

Are we protecting our investment from water damage?
Have irrigation systems, hoses, exterior faucets, drains, gutters, and plumbing been inspected? Small leaks can become expensive repairs very quickly.

Are we communicating clearly with our residents?
Have we reminded residents about parking rules, noise expectations, trash service, pet responsibilities, outdoor storage, smoking policies, guests, and maintenance reporting?

Are our leases, notices, and business practices current?
Rental housing law continues to change. Before sending rent increase notices, are we checking Oregon’s current rent stabilization limits? For 2026, Oregon DAS lists the maximum allowable rent increase as 9.5% for tenancies subject to ORS 90.323 and certain smaller facilities, and 6% for facilities with more than 30 spaces that are subject to ORS 90.600(1).

We should also be reviewing how we handle tenant portals, applications, documents, and rent payments. SB 1523 addresses tenant portal alternatives and states that landlords must allow payment by check or other commercially reasonable methods rather than requiring electronic payment only.

Are we protecting confidential information?
Property owners and managers collect sensitive information from applicants, residents, and household members. HB 4123 strengthens protections around confidential tenant information, including items such as dates of birth, Social Security numbers, financial information, immigration or citizenship status, and medical or disability records. The Oregon Real Estate Agency notes that knowing violations may expose landlords to statutory damages equal to twice the monthly rent.

Are we planning ahead for policy changes?
Smoking policies are another area to watch. HB 4120 allows certain multifamily housing landlords to convert premises to nonsmoking for existing tenants with 180 days’ written notice, with the change taking effect January 1, 2027.

Are we documenting the condition of our properties?
Routine inspections, photos, written notes, and good records help protect both owners and residents. Documentation is one of the strongest tools we have.

Owning rental property is not just about collecting rent. It is about stewardship, planning, risk management, compliance, and providing housing that is safe and well cared for. The questions we ask before problems happen are often the questions that save us time, money, and stress later.

As we move into summer, I encourage each of you to review your properties, check in on your systems, communicate with your residents, and make sure your rental business is ready for the season ahead. Just as important, make sure your forms, policies, and practices are keeping up with today’s rules, not yesterday’s habits.

Thank you for being part of the ROA and for the work you do in our rental housing community. Stay involved, stay informed, and continue using the resources available through the association.

Sincerely,
Daniel Gandee
President, ROA