What do Oregon HOA laws say about board meetings, records and budgets?

Oregon ORS chapter 94 and chapter 100 day and year figures, with sources

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How much notice does a Oregon HOA board give before a meeting?

In a planned community under ORS chapter 94 where the majority of the lots are the principal residences of the occupants, ORS 94.644(6), read 2026-10-30 on oregonlegislature.gov, says notice of board meetings other than emergency meetings must be posted on the property at least three days prior to the meeting, or provided by a method otherwise reasonably calculated to inform lot owners: “(6) In a planned community where the majority of the lots are the principal residences of the occupants, for meetings of the board other than emergency meetings, notice of meetings must include the information required under subsection (4)(c) of this section and must be: (a) Posted at a place or places on the property at least three days prior to the meeting; or (b) Provided by a method otherwise reasonably calculated to inform lot owners of the meetings, including by electronic communication under ORS 94.652.” (Oregon Revised Statutes section 94.644 (ORS chapter 94))

So for an ORS chapter 94 board, the posted notice runs at least three days prior to the meeting, or the board uses a method otherwise reasonably calculated to inform lot owners, including electronic communication; that rule covers communities where the majority of the lots are principal residences, and emergency meetings are outside it.

Before the board meets on common-area work, it can post that job on InstaBids and bring the written bids to the meeting.

Are Oregon HOA board meetings open to members?

For an association under ORS chapter 94, ORS 94.644(1), read 2026-10-30 on oregonlegislature.gov, says meetings of the board are open to owners' attendance except for executive sessions under 94.644(2): “(1) Except as provided in subsection (2) of this section, all meetings of the board of directors of an association are open to owners’ attendance.” (Oregon Revised Statutes section 94.644 (ORS chapter 94))

Board meetings of an ORS chapter 94 association are open to owners' attendance except for an executive session, and 94.644(2)(c) adds a rule for contracts: “(c) A contract or an action considered in executive session is not effective unless the board, following the executive session, reconvenes in an open meeting and votes to approve the contract or action, which must be included in the minutes.” (Oregon Revised Statutes section 94.644 (ORS chapter 94))

When owners attend the meeting where a common-area contract comes up, a board can show the written bids it got by posting the job on InstaBids.

How can an owner see HOA records in Oregon?

For a condominium under ORS chapter 100, ORS 100.480(9)(a), read 2026-10-30 on oregonlegislature.gov, says the records of the association of unit owners must be reasonably available for examination, except records that may be withheld under 100.480(9)(b): “(9)(a) Except as provided in paragraph (b) of this subsection, the documents, information and records described in subsections (1) to (4) of this section and all other records of the association of unit owners must be reasonably available for examination and, upon written request, available for duplication by a unit owner and any mortgagee of a unit that makes the request in good faith for a proper purpose.” (Oregon Revised Statutes section 100.480 (ORS chapter 100))

Under 100.480(11), the ORS chapter 100 association of unit owners, within 10 business days after receipt of a written request by an owner, shall furnish the requested information it is required to maintain.

For a planned community under ORS chapter 94, 94.670(1) is the records rule this page quotes: a homeowners association shall retain within this state its records.

For a repair the association will keep on file, posting the job on InstaBids gives the board written bids it can add to its records.

What records does a Oregon HOA have to keep?

Under ORS 94.670(1), read 2026-10-30 on oregonlegislature.gov, a homeowners association under ORS chapter 94 shall retain within this state its records for the period ORS 65.771 or other law specifies, and proxies and ballots must be retained for one year: “(1) A homeowners association shall retain within this state the documents, information and records delivered to the association under ORS 94.616 and all other records of the association for not less than the period specified for the record in ORS 65.771 or any other applicable law except that: (a) The documents specified in ORS 94.616 (3)(o), if received, must be retained as permanent records of the association. (b) Proxies and ballots must be retained for one year from the date of determination of the vote, except that proxies and ballots relating to an amendment to the declaration, bylaws or other governing document must be retained for one year from the date the amendment is effective.” (Oregon Revised Statutes section 94.670 (ORS chapter 94))

So an ORS chapter 94 homeowners association keeps its records within this state for the period ORS 65.771 or other applicable law sets, and proxies and ballots must be retained for one year from the date of determination of the vote (94.670(1)).

To keep written bids for gutter cleaning or a siding repair with the association's records, a manager can post that job on InstaBids.

Who is responsible for repairs in a Oregon HOA?

For a condominium under ORS chapter 100, ORS 100.540(2), read 2026-10-30 on oregonlegislature.gov, says that unless otherwise provided in the declaration or bylaws the responsibility for maintenance, repair and replacement of the common elements is the responsibility of the association of unit owners: “(2) Unless otherwise provided in the declaration or bylaws: (a) The responsibility for maintenance, repair and replacement of the common elements is the responsibility of the association of unit owners; and” (Oregon Revised Statutes section 100.540 (ORS chapter 100))

Under 100.535(7), unless otherwise provided in the declaration or bylaws, a unit owner under ORS chapter 100 is responsible for the maintenance, repair and replacement of the unit.

For a planned community under ORS chapter 94, 94.595(4)(a) says the board of directors shall prepare a maintenance plan for the maintenance, repair and replacement of all property for which the association has maintenance, repair or replacement responsibility under the declaration or bylaws or ORS 94.550 to 94.783; 94.570(2) leaves 94.595 out for a Class II planned community created on or after January 1, 2002.

For a common-element repair the association owns, such as a roof leak or worn siding, a manager can post the job on InstaBids and compare written bids.

How does an Oregon HOA board adopt a budget?

Under ORS 94.645(1), read 2026-10-30 on oregonlegislature.gov, for a planned community under ORS chapter 94: “(1) The board of directors at least annually shall adopt a budget for the planned community.” (Oregon Revised Statutes section 94.645 (ORS chapter 94))

Under 94.645(3), within 30 days after adopting the annual budget, the board of directors of an ORS chapter 94 association shall provide a summary of the budget to all owners.

Before the board adopts a budget that includes a planned repair or repaint, it can post that job on InstaBids to get written bids on one scope.

Does Oregon HOA law apply to condominiums?

No for ORS chapter 94: ORS 94.550(21)(b), read 2026-10-30 on oregonlegislature.gov, reads “(b) “Planned community” does not mean: (A) A condominium under ORS chapter 100;” (Oregon Revised Statutes section 94.550 (ORS chapter 94)) Under 94.570(1), ORS 94.550 to 94.783 apply to a planned community created before January 1, 2002 under those sections and to a Class I planned community created on or after January 1, 2002.

Condominiums have their own act, ORS chapter 100: under 100.020(1), ORS 100.100 to 100.625 apply only to property located within this state which a person elects to submit to the condominium form of ownership.

In condominiums under ORS chapter 100 where the majority of the units are the principal residences of the occupants, 100.420(6) says notice of a meeting other than an emergency meeting must be posted on the property at least three days prior to the meeting, or provided by a method otherwise reasonably calculated to inform unit owners.

A condo association planning hallway painting or other common-element work can post the job on InstaBids and compare the written bids side by side.

Oregon ORS chapter 94 rules an HOA board or manager works to

What to put in a written scope for Oregon HOA work

• Contract approval: under ORS chapter 94, a contract considered in executive session is not effective unless the board reconvenes in an open meeting and votes to approve the contract (94.644(2)(c)); record the open-meeting vote date.
• Board meeting on the work: where the majority of the lots are principal residences, ORS chapter 94 notice of board meetings other than emergency meetings must be posted on the property at least three days prior to the meeting, or provided by a method reasonably calculated to inform lot owners (94.644(6)).
• Budget for the work: the board of directors of an ORS chapter 94 association at least annually shall adopt a budget for the planned community (94.645(1)).
• Budget summary: within 30 days after adopting the annual budget, the board of directors of an ORS chapter 94 association shall provide a summary of the budget to all owners (94.645(3)); record the adoption date.
• Maintenance plan: the board of directors of an ORS chapter 94 association shall prepare a maintenance plan for the maintenance, repair and replacement of all property for which the association has maintenance, repair or replacement responsibility (94.595(4)(a)); 94.570(2) leaves 94.595 out for a Class II planned community created on or after January 1, 2002.
• Records of the work: an ORS chapter 94 homeowners association shall retain within this state its records, and proxies and ballots must be retained for one year from the date of determination of the vote (94.670(1)).

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Calling contractors one by one, or one written scope?

Calling contractors one by one gets each one's own idea of the job. With one written scope, you describe it once, contractors bid in writing on that scope, and you choose who gets your number.

Property managers can post a rental job on InstaBids today.

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Sources

• Oregon Revised Statutes section 94.645 (ORS chapter 94), read 2026-10-30: www.oregonlegislature.gov
• Oregon Revised Statutes section 100.480 (ORS chapter 100), read 2026-10-30: www.oregonlegislature.gov