For volunteer board members
Oregon HOA Rules for Board Members (2026)
New to a Oregon HOA or condo board? Before you send a violation letter or set a fine, it helps to know what the law actually says. Here are the Oregon rules in plain words, each with its statute section and a link to the official text.
Oregon planned communities (HOAs) under the Planned Community Act (ORS 94.550 and following) and condominiums under ORS chapter 100. Class I and II communities created since 2002 and communities created under the Act are covered; Class III communities only if the declaration opts in; older communities get listed sections to the extent consistent with their documents. Oregon requires written notice, an opportunity to be heard and a fine schedule that was sent to owners before any fine; the cure period, the hearing details and the fine amounts come from your documents, and Kindly Board says so wherever a step comes from them.
- Board meeting notice posted or sent by (3 days before the meeting): ORS 94.644(6) / 100.420(6): where most lots or units are principal residences, notice of a non-emergency board meeting is posted on the property at least 3 days before, or given another way reasonably calculated to inform owners. Calendar days; post it earlier if the date lands on a weekend or holiday.
- Owner's 10 days to accept the dispute-resolution offer end: ORS 94.630(4)(b) / 100.405(11): if the owner doesn't accept the written offer within 10 days after receiving it, the association may start litigation or an administrative proceeding. Counted from the date on the return receipt or hand delivery. A last day on a Sunday or legal holiday moves to the next business day (ORS 187.010(3)).
Updated October 2026. Not legal advice.
Key Oregon deadlines at a glance
| Deadline | What the law says |
|---|---|
| Board meeting notice posted or sent by (3 days before the meeting) | ORS 94.644(6) / 100.420(6): where most lots or units are principal residences, notice of a non-emergency board meeting is posted on the property at least 3 days before, or given another way reasonably calculated to inform owners. Calendar days; post it earlier if the date lands on a weekend or holiday. ORS 94.644(6); ORS 100.420(6) |
| Owner's 10 days to accept the dispute-resolution offer end | ORS 94.630(4)(b) / 100.405(11): if the owner doesn't accept the written offer within 10 days after receiving it, the association may start litigation or an administrative proceeding. Counted from the date on the return receipt or hand delivery. A last day on a Sunday or legal holiday moves to the next business day (ORS 187.010(3)). ORS 94.630(4); ORS 100.405(11) |
Which Oregon law applies
The Planned Community Act applies to communities created under it before 2002 and to Class I communities created on or after January 1, 2002; Class II communities are covered except for the reserve and advisory-committee sections; Class III communities only if the declaration says so. Condominiums are under ORS chapter 100.
Older Class I and II communities not created under the Act get listed sections, including the fine, meeting, records, lien and dispute-resolution sections used here, to the extent consistent with their governing documents.
After giving written notice and an opportunity to be heard, the association may levy reasonable fines for violations of the declaration, bylaws, rules and regulations.
Oregon's fine sections set no cure period, no hearing timing or notice period and no dollar cap on fines (fines must be reasonable). Your declaration, bylaws, rules and enforcement policy fill those gaps.
How Oregon counts days
ORS 174.120 (computation of time) governs the civil and criminal procedure statutes, not the Planned Community Act or the Condominium Act. Under ORS 187.010(3), an act required or permitted on a legal holiday may be performed on the next business day with no loss of rights; Sundays are legal holidays, Saturdays are not. Kindly Board moves an owner's deadline that lands on a Sunday or legal holiday to the next business day and leaves a Saturday deadline where it is.
Oregon's legal holidays are each Sunday, New Year's Day, Martin Luther King, Jr.'s Birthday (third Monday in January), Presidents Day (third Monday in February), Memorial Day (last Monday in May), Juneteenth (June 19), Independence Day, Labor Day, Veterans Day (November 11), Thanksgiving (fourth Thursday in November), Christmas, and any day the Governor appoints. A holiday on a Sunday is observed on Monday; one on a Saturday, on the Friday before.
Violation notices and the chance to fix in Oregon
Oregon law sets no cure period in days for a violation; your documents control. 10 to 30 days is common practice, not a legal rule.
A fine must be based on a schedule in the declaration or bylaws (or an amendment to either), or on a resolution of the association or its board, that was delivered to each lot or unit, mailed to each lot's or unit's mailing address, or mailed to the addresses owners designated in writing.
Hearings in Oregon
Oregon law requires written notice and an opportunity to be heard before a fine but sets no hearing deadline, notice period or hearing body; your bylaws and enforcement policy control. At least 10 days' notice of a hearing is common practice, not an Oregon rule.
A rule that lets the association cut off services or facilities to an owner must provide written notice and an opportunity to be heard first.
Fines in Oregon
Oregon law sets no dollar cap on fines: a fine must be reasonable and come from the fine schedule your owners were sent.
Assessments, late fees and liens in Oregon
Before starting litigation or an administrative proceeding against an owner, the association must offer in writing, by hand delivery or certified mail (return receipt requested), to use a dispute resolution program in the county. If the owner doesn't accept within 10 days after receipt, the association may go ahead. The exemption for collecting assessments doesn't cover assessments attributable to fines.
The board may choose to give notices electronically, and owners may opt out, but electronic notice may not be used for notice of a failure to pay an assessment, a lien foreclosure, or an action the association may take against an owner (for condominiums, also the dispute resolution offer). Send a violation notice that could lead to action on paper.
Executive session is only to consult legal counsel, or for personnel matters, negotiation of contracts with third parties, or collection of unpaid assessments; except in an emergency it needs an open-meeting vote with a statement of its general nature, in the minutes. Violation hearings aren't on that list.
Unless the declaration or bylaws say otherwise, fees, late charges, fines and interest are enforceable as assessments. Talk to an Oregon attorney before any lien or foreclosure step over a fine.
The association has a lien for unpaid assessments, with interest, late charges, attorney fees and costs; recording the declaration perfects it, and a notice of claim of lien is recorded before a foreclosure suit. The lien may be continued no more than six years from the date the assessment is due.
Meetings and votes in Oregon
Where most lots or units are the occupants' principal residences, notice of a non-emergency board meeting is posted on the property at least 3 days before, or given by another method reasonably calculated to inform owners, including electronic notice.
Board meetings are open to owners, who have no right to participate except as the documents or the board provide.
A contract or action considered in executive session takes effect only when the board reconvenes in open meeting and votes on it, with the vote in the minutes.
Records in Oregon
Association records are reasonably available for examination and, on written request, copying, by owners acting in good faith for a proper purpose; listed categories may be withheld. Core documents, including the rules and architectural standards, go out within 10 business days of a written request.
Other rules boards should know
An owner's account statement goes out within 10 business days of a written request.
Step by step: a Oregon violation case
The order Kindly Board walks a Oregon board through, from the first look to the last letter.
- Check before you start Every case
Confirm the Act applies, find the rule, and the fine schedule your owners were sent. - Courtesy reminder Optional
A friendly first note before any formal notice. - Written notice of violation Before any fine
The rule, the facts, the fix-by date and how to be heard: the written notice ORS 94.630(1)(n) / 100.405(4)(k) requires, on paper. - Hearing (the opportunity to be heard) Before a fine
A fair chance to be heard before the Board decides, in open session. - Board vote on the fine Before a fine
A reasonable fine from your schedule, at a properly noticed open board meeting. - Notice of fine After the vote
Amount, due date, how to pay, and the rule behind it, on paper. - Close the case Every case
Record how it ended and keep the file.
Oregon HOA rules: FAQ
What HOA law applies in Oregon?
Oregon planned communities (HOAs) under the Planned Community Act (ORS 94.550 and following) and condominiums under ORS chapter 100. Class I and II communities created since 2002 and communities created under the Act are covered; Class III communities only if the declaration opts in; older communities get listed sections to the extent consistent with their documents. The main sources: the Planned Community Act (ORS ch. 94) and the Condominium Act (ORS ch. 100).
How are days counted for Oregon HOA deadlines?
Oregon sets no cure or hearing periods, so most dates come from your documents. The Act's own day periods are calendar days; an owner's deadline on a Sunday or legal holiday moves to the next business day (ORS 187.010(3)); a Saturday stays. Check for any holiday the Governor appoints.
What are the key deadlines in a Oregon HOA violation case?
Board meeting notice posted or sent by (3 days before the meeting): ORS 94.644(6) / 100.420(6): where most lots or units are principal residences, notice of a non-emergency board meeting is posted on the property at least 3 days before, or given another way reasonably calculated to inform owners. Calendar days; post it earlier if the date lands on a weekend or holiday. (ORS 94.644(6); ORS 100.420(6)) Owner's 10 days to accept the dispute-resolution offer end: ORS 94.630(4)(b) / 100.405(11): if the owner doesn't accept the written offer within 10 days after receiving it, the association may start litigation or an administrative proceeding. Counted from the date on the return receipt or hand delivery. A last day on a Sunday or legal holiday moves to the next business day (ORS 187.010(3)). (ORS 94.630(4); ORS 100.405(11))
What does Oregon law say about HOA fines?
Oregon law sets no dollar cap on fines: a fine must be reasonable and come from the fine schedule your owners were sent. (ORS 94.630(1)(n); ORS 100.405(4)(k))
What does Oregon law say about violation hearings?
Oregon law requires written notice and an opportunity to be heard before a fine but sets no hearing deadline, notice period or hearing body; your bylaws and enforcement policy control. At least 10 days' notice of a hearing is common practice, not an Oregon rule. (ORS 94.630(1)(n); ORS 100.405(4)(k) (no hearing timing set))
Official text
- ORS chapter 94, Planned Community Act (official text, 2025 edition)
- ORS chapter 100, Condominiums (official text, 2025 edition)
- ORS chapter 105 (ORS 105.880, solar)
- ORS chapter 174 (ORS 174.120, computation of time)
- ORS chapter 187 (ORS 187.010, 187.020, legal holidays)
- 2026 Oregon Laws chapter 86 (SB 1551, fire-hardened materials), signed text
- Freedom to Display the American Flag Act of 2005, Pub. L. 109-243