Local market knowledge
Prices homes against current comparable rentals, not last year’s, and knows how NW Crossing, Old Mill, the eastside and Redmond differ. Advises on long-term vs. short-term use, including Bend’s STR permit limits, and keeps increases inside Oregon’s cap: 9.5% for 2026 and 10% for 2027 (Oregon DAS).
Thorough tenant screening
Credit, rental history, income and background checks under written screening criteria given to every applicant first. Oregon limits the fee to the actual cost of screening and one fee per applicant per 60 days (ORS 90.295), and protects renters who pay with a Housing Choice Voucher.
Clear and responsive communication
A named contact, an owner portal with statements and documents, a tenant portal for rent and repair requests, and a stated response time. Ask what happens to a repair call at 10 p.m. in January.
Proactive maintenance and repairs
Regular inspections with photos, Bend’s seasonal list (irrigation blowouts, furnace service, snow and ice, defensible space before fire season, frozen-pipe prevention), licensed and insured vendors, and an approval limit for non-emergency work. Ask whether vendor bills carry a markup; Ridgeline, for one, bills vendor work at cost.
Strong financial management
Rent and deposits in a client trust account, monthly owner statements, a fixed owner-draw date, and year-end statements and 1099s your tax preparer can use. PMI Central Oregon, for example, refunds that month’s management fee if an owner payment is late.
Legal and compliance expertise
- Rent increases: 90 days’ written notice, none in the first year, once per 12 months (ORS 90.323)
- Terminations: after the first year, a tenant cause or a qualifying landlord reason (ORS 90.427)
- Deposits: returned or accounted for within 31 days (ORS 90.300)
- Licensing: an Oregon property manager or principal broker license and a registered business with the Oregon Real Estate Agency
More on Oregon landlord rules in our Bend legal tips, and landlord-tenant lawyers in the lawyers guide.
