ORS 94 in plain English: If your Oregon neighborhood is a planned-community HOA (not a condo), the main state law is the Planned Community Act in ORS Chapter 94. In practice that means your board must keep a current reserve study and funding plan, handle declarant turnover correctly, give proper meeting notice, and honor owner records requests. Condos use a different chapter — ORS 100.
Oregon is one of the stricter states on reserves. Many volunteer boards only discover the ORS 94 reserve rules when a roof or road project forces a special assessment.
Primary text: ORS Chapter 94 · City checklists: Oregon compliance hub
What Oregon volunteer boards usually need to do under ORS 94:
- Keep a current reserve study and a written funding plan (update on the schedule in your docs / statute practice).
- Collect reserves through assessments — not only when a big repair hits.
- Run declarant turnover and owner elections with proper notice.
- Keep minutes and honor owner records requests on time.
- Enforce CC&Rs consistently — state law + your recorded documents both matter.
By the numbers: Oregon has about 4,200 community associations and 587,000 residents in associations per the Foundation for Community Association Research Fact Book 2025.
What is ORS 94?
ORS 94 is the Oregon Revised Statutes chapter that contains the Oregon Planned Community Act — the main state law for most planned-community HOAs (as opposed to condominiums under ORS 100). It covers declarant turnover, assessments, reserve studies and funding plans, meetings, records, and enforcement. When searchers ask “what is ORS 94?” they usually need this statute, not a city ordinance. Read the official text at the Oregon Legislature ORS Chapter 94 page, then check your CC&Rs for stricter private rules.
What governs Oregon HOAs?
- Oregon Planned Community Act (ORS Chapter 94) governs most planned-community HOAs: declarant turnover, assessments, reserves, meetings, records, and enforcement.
- Oregon Condominium Act (ORS Chapter 100) governs condominiums.
- Your CC&Rs and bylaws add private obligations.
Start at the Oregon compliance hub for a checklist and city directory.
Does Oregon require reserve studies and funding plans?
Under ORS Chapter 94, Oregon associations generally must:
- Prepare and periodically update a reserve study for major repair and replacement items.
- Adopt and maintain a reserve funding plan, and collect reserves through assessments.
- Disclose reserve information to owners with the budget.
Underfunding reserves is the most common Oregon compliance gap and the fastest route to special assessments and owner disputes.
How do turnover, meetings, and records work?
The Act sets rules for declarant turnover of control to owner-elected boards, meeting notice, and owner record-access rights. Keep minutes, give proper notice, and honor records requests within statutory windows.
What three layers do Oregon owners confuse?
- State law — the Planned Community Act or Condominium Act.
- City and county code — Portland, Salem, and Eugene handle zoning, short-term-rental permits, tree and stormwater rules, noise, and building permits.
- HOA covenants — your board enforces recorded restrictions on owners.
For collections basics, read How HOA Late Fees Work.
Where are Oregon city guides on KindHOA?
| City | Guide |
|---|---|
| Portland | Portland HOA regulations |
| Salem | Salem HOA rules |
| Eugene | Eugene HOA guide |
| Full directory | Oregon compliance hub |
For organizing CC&Rs, see the HOA rules directory guide.
FAQ
What law governs Oregon HOAs?
The Oregon Planned Community Act (ORS Chapter 94) for planned communities and the Condominium Act (ORS Chapter 100) for condos, plus your recorded CC&Rs.
Does Oregon require a reserve study?
Yes. Planned-community associations generally must prepare and update a reserve study and maintain a reserve funding plan under ORS Chapter 94.
What happens at declarant turnover in Oregon?
Control of the association passes from the developer to an owner-elected board, with statutory timing and document-handover requirements.
How do Oregon HOAs collect dues online?
Boards can invoice digitally and automate reminders — see How to Collect HOA Dues Online.
Start your Oregon HOA workspace free — dues, documents, and compliance checklists in one place.
Educational only, not legal advice. Confirm reserve, turnover, and lien steps with Oregon counsel.