Kjk Properties P.C. | Portland Property & Lifestyle

Common Issues In An FED (Forcible Entry & Detainer)

Thu, 02 Apr 2026 20:19:30 GMT

You've issued your notice... now what?

You've issued your notice, now what?

First, some basics. Your notice has to have expired. If it is a Notice For Cause, this means that your cure period and vacate period have both passed. If both are correct, on the next day that the courts are open, you can file your FED paperwork and pay the filing fee.

It's a common misconception that the first date in the Notice For Cause expiring is the date which the notice expires, and that is incorrect. Rather, your vacate date is the expiration date. If validly expired, time to recheck your notice and file your FED.

When you file there are 2 forms. What are they? The Summons and The Complaint. Why two forms? The first tells the tenant the date they are to appear in court. The second outlines the alleged complaint.

Double checking both of these forms for completeness and accuracy is critical. You must also attach a copy of your expired notice.

What are some common issues with notices?

An incomplete address. Something as simple as leaving out "Street" or "Apt 111" can render a notice invalid.

Another issue? Improper spelling of tenant names or failure to include words such as "and all others" or "and all others in possession of premises." In the notice, complaint, and summons.

Interested in learning more?

Look no further! Join us in our upcoming event.

April: https://www.multifamilynw.org/events/april-landlord-study-hall-2026

Oregon Eviction Essentials

Wed, 01 Apr 2026 16:42:43 GMT

What is the best way to set yourself up for success in an eviction court in Oregon? Several things have to go strictly correct in order to have a successful day in the eviction court.

But just what are these things? Let's dive in to this just a bit as a primer to next week's Landlord Study Hall.

What is Oregon? Oregon is a strict compliance state. What that means is that in court your notice served has to have been filled out 100% properly and served according to the legal requirements for service, which is First Class Mail.

How do you confirm your notice is correct? It's very important to have your notice reviewed before filing your FED case. Once an attorney or educated Property Manager/Broker reviews (whom cannot give you legal advice), you move on to proper delivery.

There are a few common termination notices in Oregon - 10-day cause notice for unpaid rent. This notice can only be served if 100% of the rent remains unpaid and often only if the resident is not on Section 8 or every unit is not on some form of HUD subsidy or carrying a Fannie Mae/Freddie Mac backed mortgage (as most are).

If you have accepted a partial payment or have additional sums owed a cause notice commonly referred to as a 14/30 is issued for the entirety of unpaid sums.

Proper delivery must include addition of an additional 4 calendar days - 1 for the date of drafting and 3 days for First Class Mail.

How do you prove your delivery? The tried and true method is to obtain a Certificate of Mail at the United States Post Office proving your POSTMARK Date.

What are common fatal flaws to your notices?

Using the wrong form based on sums due
Allowing your notice to end on a date that First Class Mail postmark cannot be obtained (i.e. Sunday or any Federal or State Holiday where mail does not run)
Sending certified mail

Is this complicated? You bet it is, and this is only the beginning of our talk on April 8 ^th starting at 6:30 pm. Join us - come early and ask questions, stay late and get to know us! Look for additional blog posts this week on this latest topic.

Join us in our upcoming event. Space is limited to 30 attendees. We hope to see you! Questions, call 503-997-9035.

April 8th:

https://www.multifamilynw.org/events/april-landlord-study-hall-2026

Landlord Study Hall Recap: Water, Sewer, & Trash - Oh My!

Fri, 20 Feb 2026 20:23:05 GMT

If you missed out on our Landlord Study Hall last week, don't fret! We're going to highlight the information you need to know as a landlord in Oregon.

Something as simple as billing back utilities may seem like a no-brainer, but in the state of Oregon, this can easily land you in legal quicksand, owing thousands of dollars in fines if managed incorrectly. Under ORS 90.315 , the Oregon Residential Landlord and Tenant Act sets strict rules about utility billing... and it's imperative to follow them accordingly.

First Line of Defense: Write it Down.

Per ORS 90.315 , you absolutely cannot bill a tenant for utilities unless your written rental agreement allows for it. The key words here are written rental agreement – oral agreements for utility bill-backs are unenforceable and violate the statute.

Required Disclosures & Details

Specificity is the legal lifesaver your boat needs. Your rental agreement (or the utility bill itself) must include the allocation method, the provider's assessment method, common area charges, and the benefits to others.

The allocation method – written explanation concerning how charges are split amongst tenants. This means the exact formula that is run to determine utility allocation. It is not enough to simply write "RUBS" or "occupant count," Oregon wants your tenants to know exactly how that amount is calculated.

As an example, let's say you own a triplex and the total utility amount for water is $1000. We're going to use a RUBS (Ratio Utility Billing System) method that divvy's the shared utility expense based on the unit size.

Unit A is 800 square feet, Unit B is 550 square feet, and Unit C is 1200 square feet. Total square footage is 2550.

The formula might look like this:

Unit A: (800 / 2550) * 1000 = $313.73

Unit B: (550 / 2550) * 1000 = $215.69

Unit C: (1200 / 2550) * 1000 = $470.58

Now, on your written rental agreement, you might state the following:

"RUBS billing based on square footage, (unit square footage / total square footage) x total utility amount = tenant portion of utility."

The Provider's Assessment Method: you must explain how the utility provider itself calculates the charges.

Common Area Charges – if the utility bill and bill-back include charges for common areas, these must be described "separately and distinctly" - meaning you can't group the common area charges in with the unit charges as one dollar amount.

Benefits to Others – If a tenant pays a utility company directly, but that service benefits you as a landlord (or other tenants), this must be disclosed in writing. An example of this would be if the parking lot light is on a tenant's meter, or if there are common areas that residents are paying for.

The Clock Starts Now

The second you receive your utility bill; you are required to send your tenant their bill within 30 days. This requirement applies in all scenarios, even if you charge a flat rate for utilities.

Fees in the Trap

Okay, bad joke. To avoid the trap of charging a "utility late fee," follow this process as outlined in ORS 90.302:

Legally there is no such thing as a utility late fee . On the first instance of late utility payments, offer a written warning. This provides a paper trail to show that you've attempted to work with and educate your resident.

Charge a fee only for the second instance of noncompliance within one year. *

*IMPORTANT – if you charge this fee, you absolutely cannot terminate this resident for nonpayment of that utility. This is the trade-off of in implementing the noncompliance fee.

Change is good. Most of the time.

Can you change your utility billing method? Typically, you cannot unilaterally add or change utility charges during the lease term. Because utilities are not considered "rules," you can't use the rule-change statute to modify them. In Portland or Oregon, doing so may require a new rental agreement or could potentially trigger relocation assistance obligations which are costly.

The Takeaway

As I'm sure you've learned, it is imperative to pay attention to how your utilities are billed to your residents. Any misstep can cost you thousands of dollars, and as a smaller landlord, this can be detrimental to your business. Stay in-the-know about complicated legislation and upcoming legislative changes by registering for our Landlord Study Hall forum here , co-hosted with Multifamily NW .

Disclaimer: This information is for educational purposes and is not specific legal advice.

Exhausted from dealing with the complexities of Oregon landlord tenant laws?

Give us a shout – we'll provide a FREE rental analysis of your home and show you how we can maximize your investment and provide you with peace of mind.

Genius Urban Gardening Hacks for Portland Renters (Spring 2026 Guide)

Thu, 12 Feb 2026 23:24:54 GMT

For when you want that lush garden, and your security deposit back...

Spring in Portland is rapidly approaching, and I know y'all are itching to get your hands dirty. As a renter myself, the desire to want to start a garden as soon as the days get a little longer can be gut-wrenching if you haven't started the urban garden of your dreams yet.

If you have a balcony, a porch, or even just a sunny windowsill, you're the perfect candidate to grow delicious, edible, and chemical-free food. Here's where to start!

Maximize Vertical Space (No Drilling Required)

When you're short on square footage, the only way to go is up ;)

Are you one of the lucky Portlanders that have a balcony? Utilize the vertical space by hanging over-the-rail planters like the one seen above .

You're basically taking up less space than you did before (not really, but you get it).

If over-the-rail planters don't work for you, try using a heavy-duty tension rod to hang several herb baskets! Reduce the damage costs (holes in the wall will almost certainly be charged as damage after moving out) and maintain your seating space while you watch your garden take off into the sky.

Another balcony hack that is perfect for the Sugar Ann Snap Peas (a Portland staple): utilize a wooden pallet or light bamboo trellis to encourage vertical vine growth.

With all of these suggestions, it's imperative to ensure that whatever is used is secured correctly. You do NOT want that over-the-railing planter to land on your neighbor's head.

The "Grow Bag" Revolution

If you're one of the many Portlanders who don't have a balcony, try a grow bag! Fabric grow bags are super lightweight and can easily be moved when your lease is up. They also offer much better drainage than a typical pot, which is essential for Portland's soggy springs. Potatoes, kale, and he popular "Hood" strawberries will benefit most from this type of garden-alternative gardening.

"False Spring" Survival Guide: Keeping Your Starts Alive

As winter slowly, begrudgingly comes to an end, Portland loves to tease its residents with a little taste of spring. Don't fall for it. Many of us urban gardeners know to keep a rolling utility cart for our plant starters - easy to save the day when it suddenly drops below freezing! Just roll your lil' babes inside and just like that you've avoided the curse of the false spring. The general rule for heat-loving plants is to wait until after Mother's Day to begin growing!

No Space? Never Fear! How to Join a Portland Community Garden

No balcony? Living in perpetual shade? Don't fret, there's still options out there for you get your green thumb on. Portland boasts over 60 Portland Parks & Rec community gardens all around the city. You're sure to find a garden near you, but don't wait to register! Registration fills up fast, and most community gardens have a waitlist.

Check out the Portland Parks and Rec website to find a community garden near you:

Protecting Your Security Deposit

Water damage is a renter's worst nightmare. For real. Protect your deposit with easy, cheap planting must-do's like utilize "planter feet" or small bricks to keep pots off of the ground! Water rings on wood or cement (or vinyl, if using these planters inside) are almost impossible to remove. If you're like me and hate feet, ensure every planter has a deep saucer to protect the flooring.

Where to Snag Supplies: Best Portland Nurseries

If you love to patronize local businesses, these nurseries are known to be the gold standard for urban gardening starts -

Portland Nursery (SE Division & Stark): A local institution with a massive selection and expert advice.

Garden Fever (NE 24th Ave): The go-to for organic vegetable starts and specialized container supplies.

SymbiOp Garden Shop (SE Powell Blvd): A worker-owned co-op focusing on native plants and regenerative gardening.

One Green World (SE 134th Ave): Best for adventurous growers looking for rare fruit trees and berries.

Birds & Bees Nursery (SE 50th Ave): Beautiful starts that support both your kitchen and our local pollinators.

Moving to Portland?

Lucky for you, we have a wide array of rentals available here .

Don't hesitate to give us a call today and find out how we can help you find home!

Kjk Properties P.C.

info@kjkproperties.com

503-772-8825

Left Behind: A Landlord's Guide to Abandoned Property in Portland & Oregon

Mon, 02 Feb 2026 20:18:30 GMT

Navigating Oregon's tricky ORS 90.425

Picture this: you haven’t heard from your tenant in weeks, rent is unpaid, keys have not been turned in, and upon checking out the presumed abandoned unit you find… So. Much. Stuff. Between the ceiling-high piles of trash and the pungent smell of stagnant sewage slapping you in the face, your first thought is not likely the legal minefield you just stumbled onto. But it should be.

In Oregon, you can't simply toss a tenant's belongings the moment they disappear. Doing so could land you in scalding hot water with ORS 90.425 , the state's strict statute on personal property.

Here is what you need to know to protect your investment and stay compliant in Portland and beyond.

STOP. DROP. IDENTIFY.

Drop the trash bag! Before you lift a single finger, you must determine if the property is actually "abandoned." In Oregon, this usually happens in one of three ways:

The tenant has been gone for a continuous period (usually 7 days) and has not paid rent.
The tenant has officially returned the keys.
The tenant has been evicted via a court-ordered sheriff's lockout.

The Golden Rule: The Notice of Right to Reclaim

Once you've confirmed abandonment, your first legal step is to send a Notice of Right to Reclaim Abandoned Property . This isn't just a polite note; it’s a legal requirement.

The notice must be delivered to the tenant’s last known address (and any known secondary addresses). In Oregon, the clock starts ticking based on how you send it:

Hand-delivered: The tenant has 5 days to respond.
Mailed: The tenant has 8 days to respond.

IMPORTANT: Always send this via first-class mail and get a "certificate of mailing" from the post office. It’s your "get out of jail free" card if the tenant later claims they never received it.

The $1,000 Rule

What you do with the items depends on their value. Oregon law allows landlords to make a "good faith" estimate:

Under $1,000: If the total value is under $1,000 (or the cost of moving and storing it is more than the value), you can state in your notice that you intend to destroy or donate the items if they aren't claimed.
Over $1,000: If the items are valuable, you may eventually have to sell them at a public or private sale, applying the proceeds to any unpaid rent or storage costs.

Storage and Pickup

If the tenant contacts you within the 5 or 8-day window to claim their things, you must generally give them 15 additional days to physically remove the items.

A Portland Warning: If the tenant was evicted by a sheriff, you cannot demand that they pay storage fees before they can pick up their belongings. However, if they left voluntarily, you can charge reasonable storage costs.

What About Pets?

Oregon law is clear and humane: if a tenant leaves a pet behind, you don't have to wait 8 days. You can (and should) contact animal control or a local humane society immediately to ensure the animal is cared for.

The Bottom Line

Dealing with abandoned property in Portland requires patience and paperwork. While it's tempting to clear the unit and get a new tenant in as fast as possible, skipping these steps can lead to wrongful conversion lawsuits that cost far more than a few extra days of vacancy.

Looking for the right forms? We recommend checking in with Multifamily Northwest for legally vetted notice templates specific to Oregon and Portland law.

Disclaimer: This post is for informational purposes only and does not constitute legal advice. For specific legal issues, please consult with a qualified attorney familiar with Portland landlord-tenant law.

Tired of dealing with the mess? Give us a call! Kjk Properties P.C. knows exactly how to handle situations like these after managing properties in the Portland-Metro area for 25+ years. We are experts at tricky Oregon landlord-tenant law and take on the daunting, messy, and tricky parts of property management so you don’t have to!