Oregon planned-community HOAs follow the Planned Community Act (ORS Chapter 94); condominiums follow ORS Chapter 100. Boards must prepare and update a reserve study with a funding plan, manage declarant turnover correctly, and keep meeting notices and owner records current.
Oregon is one of the stricter states on reserves. If you self-manage an HOA in Oregon, ORS 94 requires a reserve study and funding plan that many boards overlook until a special assessment forces the issue.
This guide explains ORS 94, the Condominium Act (ORS 100), and links to city compliance guides on KindHOA.
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. Primary text: ORS Chapter 94 (Planned Community Act).
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 Automate HOA Dues Collection 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.