Oregon HOA Laws: Planned Community Act (ORS 94) Guide, 2026

ORS 94 vs ORS 100 (at a glance)

CCB (Construction Contractors Board)

Oregon's Construction Contractors Board (CCB) licenses residential contractors and investigates certain construction complaints. It is not a substitute for ORS 94 association governance, but boards sometimes field owner questions about contractor licensing when common-area work or developer turnover is disputed. For licensing lookup and consumer complaints, use the Oregon CCB site and route association enforcement through your CC&Rs and counsel.

Oregon is one of the stricter states on reserves. Many volunteer boards only discover the ORS 94.595 reserve rules when a roof or road project forces a special assessment.

Primary text: ORS Chapter 94 (last checked 2026-10-10) · City checklists: Oregon compliance hub

ORS 94.595(5)(a) — when reserve-study rules attach (verbatim)

(5)(a) If the declaration or bylaws require a reserve account, the reserve study requirements of subsection (3) of this section and the maintenance plan requirements of subsection (4) of this section first apply to the association of a subdivision that meets the definition of a planned community under ORS 94.550 and is recorded prior to October 23, 1999, when:

(A) The board of directors adopts a resolution in compliance with the bylaws that applies the requirements of subsections (3) and (4) of this section to the association; or

(B) A petition signed by a majority of owners is submitted to the board of directors mandating that the requirements of subsections (3) and (4) of this section apply to the association.

Oregon board checklist (planned communities)

Worked example: Cedar Creek Estates (fictional, Oregon)

Cedar Creek Estates (fictional planned community near Eugene) discovers its 1998-recorded CC&Rs already require a reserve account. The board adopts a resolution under ORS 94.595(5)(a)(A) to apply reserve-study rules, completes a study within one year, and budgets a $220/unit/year reserve transfer using the reserve contribution calculator. Sample board contact: board@cedarcreek.example (fictional).

What Oregon volunteer boards usually need to do under ORS 94:

1. Keep a current reserve study and a written funding plan (update on the schedule in your docs / statute practice).
2. Collect reserves through assessments — not only when a big repair hits.
3. Run declarant turnover and owner elections with proper notice.
4. Keep minutes and honor owner records requests on time.
5. 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 94.595 (last checked 2026-10-10), planned-community associations generally must:

• Establish a reserve account for qualifying common-property items.
• Conduct or update a reserve study and maintain a maintenance plan.
• Fund reserves through assessments (not only when a crisis hits).

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?

1. State law — the Planned Community Act or Condominium Act.
2. City and county code — Portland, Salem, and Eugene handle zoning, short-term-rental permits, tree and stormwater rules, noise, and building permits.
3. 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?

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.

What is the Oregon Planned Community Act?

It is the common name for ORS Chapter 94, the Oregon law that governs planned-community HOAs, such as single-family and townhome associations. It covers reserve accounts and studies, notice for meetings, owner access to records, and turnover from the developer to an owner-elected board. Condominiums are governed by ORS Chapter 100 (the Oregon Condominium Act) instead, and your recorded CC&Rs add further rules.

Does Oregon require a reserve study?

Yes. Planned-community associations generally must maintain a reserve account and reserve study under ORS 94.595 (last checked 2026-10-10). For planned communities recorded before October 23, 1999 whose declaration or bylaws require a reserve account, the reserve study and maintenance plan rules in ORS 94.595(3)–(4) apply once the board adopts a resolution or a majority of owners petition under ORS 94.595(5)(a); confirm with counsel.

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.

What is the difference between ORS 94 and ORS 100?

ORS 94 governs planned-community HOAs; ORS 100 governs condominiums. Condos follow different turnover, insurance, and governance rules — confirm which chapter applies before you cite the wrong statute in owner communications.

Start your Oregon HOA workspace free — dues, documents, and compliance checklists in one place. Good Neighbor is $0 forever; Board Automation is $29/mo flat.

Educational only, not legal advice. Confirm reserve, turnover, and lien steps with Oregon counsel.