π οΈ Maintaining What Was Working: Owner Responsibilities Under Oregon Law
At Alpine Property Management, we work hard to ensure that both our property owners and tenants understand their rights and responsibilities. One key area that often causes confusion is the requirement to maintain all components of a home that were functioning at the time of move-in.
π Oregon Law: What Owners Must Maintain
Under ORS 90.320, Oregon law requires landlords to maintain rental units in a safe and habitable condition—not just at move-in, but throughout the tenancy. This includes:
- Heating systems (must be provided and maintained)
- Plumbing and sewer systems
- Hot and cold running water
- Electrical wiring and lighting
- Smoke and carbon monoxide detectors
- Locks and window latches
- Appliances, if provided at move-in
- Structural components like walls, floors, ceilings, and stairs
If a component—such as a dishwasher, air conditioner, or outdoor irrigation system—was working when the tenant moved in, it must be maintained in working order, even if not legally required to be provided in the first place
π Common Misunderstandings
Some owners believe that sending a contractor or insurance agent to inspect or repair something without notice is acceptable. However, any entry into the property, including the yard, requires a 24-hour written notice to the tenant. This is not just a courtesy—it’s the law.
Additionally, owners may assume that optional amenities (like air conditioning or landscaping systems) don’t need to be maintained. But if they were operational at move-in, they become part of the tenant’s expectation of habitability and must be kept in good working order.
β Alpine’s Role in Compliance
Alpine Property Management ensures that all maintenance responsibilities are clearly communicated and legally upheld. We:
- Document the condition of the property at move-in
- Coordinate repairs and maintenance with proper notice
- Advise owners on compliance with Oregon landlord-tenant laws
- Protect owners from liability by enforcing legal standards
π€ Protecting Your Investment
Maintaining all components that were working at move-in isn’t just about legal compliance—it’s about protecting your investment, preserving tenant satisfaction, and avoiding costly disputes.
If you have questions about what needs to be maintained or want to review your property’s condition report, reach out to our team. We’re here to help you manage your property with confidence and care.
