Quick Answer
Oregon regulates planned community homeowners associations through the Oregon Planned Community Act (ORS 94.550 to 94.783) and condominiums through the Oregon Condominium Act (ORS chapter 100). Both cover assessments and liens, meetings, records and reserves. Nonprofit corporation law (ORS chapter 65) and each community's recorded documents fill in the remaining detail.
Which laws govern HOAs and condominiums in Oregon
Planned communities
The Oregon Planned Community Act, ORS 94.550 to 94.783, governs most homeowners associations. How much of it applies depends on the community's class and creation date. ORS 94.570 and 94.572 explain applicability, and ORS 94.572 lists provisions that apply to certain older Class I and Class II communities to the extent consistent with their governing documents. ORS 94.573 lets older communities amend their documents to conform. If the Act conflicts with the nonprofit corporation chapter, ORS 94.770(4) says the Planned Community Act controls.
Condominiums
Condominiums are governed by the Oregon Condominium Act, ORS chapter 100. Among other things, it covers the declaration, board meetings (ORS 100.420), reserve accounts (ORS 100.175), liens for unpaid assessments (ORS 100.450) and maintaining association records (ORS 100.480). A condominium can also sit within a larger planned community, which ORS 94.572 expressly contemplates.
Cooperatives, documents and other law
Cooperatives are not covered by either chapter above, so a co-op generally looks to its own bylaws, proprietary lease and corporate law. For every community type, the declaration, bylaws and rules remain central. Our guides to governing documents and condo associations explain how the pieces fit together.
Oregon HOA and condo rules at a glance
| Topic | What we verified | Source |
|---|---|---|
| Assessments and liens | HOA has a lien on the lot for unpaid assessments, including interest, late charges, attorney fees and costs; prior to homestead and most other liens except tax liens and a first mortgage or trust deed of record; notice of claim of lien must be recorded before a foreclosure suit; lien may be continued up to six years from the date the assessment is due | ORS 94.709 |
| Condo liens | Similar lien on the unit and its common-element interest, with the same general priority structure | ORS 100.450 |
| Records access | Owners may examine and, on written request, copy records for a good-faith proper purpose; owners get an assessment statement within 10 business days; certain records can be withheld | ORS 94.670 |
| Meetings and elections | At least one owner meeting per year; notice 10 to 50 days before a meeting; board meetings are open with limited executive sessions; electronic meetings allowed if requirements are met | ORS 94.650, 94.644 |
| Reserves | Association must establish a reserve account and the board annually determines requirements by reserve study or update; also a maintenance plan | ORS 94.595 |
| Fines and enforcement | Reasonable fines only after written notice and opportunity to be heard, based on a schedule or resolution delivered to owners; prevailing party may recover attorney fees | ORS 94.630, 94.719 |
| Rental restrictions | No statewide rental cap found in the Planned Community Act; see your documents | See documents |
| Architectural review | Set by documents; statute limits certain restrictions on solar panels and requires prompt review of electric vehicle charging applications | ORS 94.778, 94.762 |
| Board duties | Board may act for the association except as limited by documents; directors are governed by cited nonprofit corporation provisions | ORS 94.640 |
Assessments, liens and foreclosure
ORS 94.709 recognizes the lien created by recording the declaration, but also requires the association to record a verified notice of claim of lien that states the amount due before a foreclosure suit may proceed. The notice must contain a statement that later unpaid assessments continue to accumulate without further recording. The statute also says a money judgment can be pursued without foreclosing or waiving the lien. ORS 94.723 provides that a first mortgagee that acquires a lot by foreclosure or deed in lieu is not liable for common expenses that came due before acquiring title.
Records and financial reporting
Under ORS 94.670, within 90 days after the fiscal year ends the board must prepare an annual financial statement and distribute it to owners. Associations with annual assessments above 75,000 dollars must have the statement reviewed by an independent Oregon-licensed CPA within 300 days after year end, subject to the statute's application and opt-out provisions, and associations below that threshold may be required to do so on petition of a majority of owners. The board may adopt reasonable rules on the time, place and manner of examination and a reasonable copying fee.
Meetings and removal of directors
ORS 94.650 requires at least one owner meeting each calendar year and sets notice and agenda content, and ORS 94.644 allows executive sessions for legal counsel, personnel, contract negotiation and assessment collection, with actions approved in open session. Under ORS 94.640(6), unless documents provide otherwise, owners may remove a director with or without cause by a majority of owners present and entitled to vote at a quorate meeting, subject to protections such as notice and a chance to be heard.
Fines
ORS 94.630 lets an association impose late charges and, after written notice and an opportunity to be heard, levy reasonable fines for violations, as long as the fine is based on a schedule in the documents or on a board or association resolution delivered to owners. See our violations and enforcement guide for a practical process.
Condominium specifics
ORS 100.450 parallels the planned community lien: the association has a lien on the unit and its undivided interest in the common elements, recording of the declaration perfects it, and a verified notice of claim of lien must be recorded before a foreclosure suit proceeds. ORS 100.420 contains an executive session framework for condominium boards that mirrors the planned community rules, and ORS 100.480 sets record retention and owner examination rights for condominium associations. ORS 100.175 contains the condominium reserve study and maintenance plan requirements.
Turnover, restrictions and other owner protections
When a declarant hands over control, ORS 94.616 requires a turnover meeting at which the declarant delivers the declaration, bylaws, minute books, financial statement and other records to the association, and the owners elect a board. Beyond that, Oregon limits certain private restrictions. ORS 94.779 voids irrigation requirements during a declared drought or water curtailment, ORS 94.776 voids provisions that unreasonably restrict housing otherwise allowed by zoning, and ORS 94.778 and 94.762 protect solar panels and electric vehicle charging subject to reasonable conditions.
Practical steps for Oregon boards
- Check which class and creation date apply to your community before relying on a specific section of the Planned Community Act.
- Update the reserve study at least annually and keep the maintenance plan current.
- Deliver a written fine schedule or resolution to every owner before levying a fine, and give notice and a hearing opportunity first.
- Prepare the annual financial statement within 90 days after year end and calendar the CPA review where it applies.
- Follow open-meeting and executive-session procedures exactly, and record votes in the minutes.
For a broader view of board duties, read HOA board member responsibilities and what powers an HOA has.
Recent changes
Oregon has amended these statutes repeatedly. Recent examples include ORS 94.776 on development and division of lots, which the Oregon Revised Statutes show was amended in 2025 to address manufactured dwellings for governing documents adopted or amended on or after January 1, 2026, with further revised text operative January 1, 2027. See Oregon HOA law changes 2021-2025 for our summary.
Remote HOA management in Oregon
Oregon boards can run an association remotely because Oregon law expressly permits electronic board and owner meetings when listed requirements are met. APM provides a cloud dashboard, online dues collection, digital violation tracking and board support by phone, email and video. Learn more about remote HOA management in Oregon and our pricing.
Rules on manager licensing and registration vary by state and associations should confirm what applies in Oregon. In ORS chapter 696, the property manager license is defined around management of rental real estate, and we did not find a separate community association manager license, but boards should confirm with the Oregon Real Estate Agency and counsel.
Frequently Asked Questions
What law governs HOAs in Oregon?
Most are governed by the Oregon Planned Community Act, ORS 94.550 to 94.783, along with their declaration and bylaws. Condominiums follow ORS chapter 100.
Can an Oregon HOA fine me?
Yes, but only after written notice and an opportunity to be heard, and the fine must rest on a schedule or resolution delivered to owners, according to ORS 94.630.
Does an Oregon HOA have to keep reserves?
Generally yes for communities subject to that section. ORS 94.595 requires a reserve account for major maintenance items, with the board reviewing reserve requirements annually. See reserve funds explained.
Can I see my HOA records in Oregon?
Generally yes, for a good-faith proper purpose on written request under ORS 94.670, subject to listed exceptions such as personnel matters and attorney communications.
Can an HOA ban solar panels or EV chargers?
Not outright. ORS 94.778 makes solar panel prohibitions void while allowing reasonable size, placement and aesthetic rules, and ORS 94.762 bars prohibiting compliant charging stations and sets a 60-day approval timeline.
How APM Helps
Association Property Managers supports Oregon boards remotely from offices in East Lansing, MI and Dublin, CA. Explore our association management services, learn how an HOA works, or request a free proposal within 3 business days. Call 810.777.7060.
This article is general information, not legal advice. Laws change and associations differ; consult a licensed attorney in Oregon. Last verified October 25, 2026.
Ready to work with Association Property Managers?
Get a free, itemized proposal for your community — delivered within 3 business days.
Request a Free Proposal
