Oregon’s new Senate Bill 608
Eviction Standards Eliminates no-cause eviction standard after the first year of occupancy. o Landlords can continue to evict for a tenant-based cause (current law – i.e., non-payment, violation of the rental agreement, outrageous conduct, etc.). • Adds new landlord-based for-cause reasons to evict a tenant: o Sale to a person who will move in; o Landlord or family member move-in; o Significant repair or renovation of the unit; o Removal of the unit from residential use. • If landlord uses one of these four landlord-based reasons, they must provide the tenant with 90-day notice and relocation expenses in the amount of 1 month’s rent. Exceptions • Small landlords (4 or fewer units) do not have to pay relocation expenses. • Landlords who live on the same property as their tenant (owner occupied, 2 units or less) may still use a nocause eviction at any time. Month-to-Month Tenancies • For the first 12 months of occupancy, a landlord may terminate the tenancy without cause with a 30-day notice. • After the first 12 months of occupancy, a landlord may only evict a tenant for cause, by using an existing tenantbased reason or by using one of the four new landlord-based reasons. Fixed-Term Tenancies • After the first 12 months of occupancy, the fixed-term lease will automatically roll over to month-to-month unless the landlord has a tenant or landlord-based reason to terminate. Exceptions: • A fixed-term lease might not automatically roll over at the end of the fixed term per landlord discretion if the tenant has violated the terms of the rental agreement 3 separate times during a 12-month period, with written warnings for each violation given contemporaneously with the violation. Annual Rent Increase • Landlords may increase rent by no more than 7% + consumer price index in a 12-month period. • Maintains current law regarding rent increases: prohibits rent increases in first year of month-to-month tenancy and requirement that landlords give 90-day notice of rent increases thereafter. Exceptions: • New Construction: A landlord may increase the rent above 7% +CPI in a 12-month period if the certificate of occupancy was issued less than 15 years ago. • New Tenancy: If the previous tenant vacated the unit voluntarily or their tenancy was otherwise terminated in compliance with other applicable law, the landlord may reset the rent on the new tenancy without limitation. • Subsidized Housing: If the landlord is providing reduced rent to the tenant as part of a federal, state, or local program or subsidy, they are exempt. Enforcement • If a landlord violates the new provisions, they are liable for three months’ rent plus actual damages. 2 SENATE BILL 608 SUMMARY Frequently Asked Questions: SB 608 When will the changes go into effect? Senate Bill 608 has an “emergency clause” and thus becomes effective once signed by Governor Brown. We anticipate this could be as early as March 1, 2019. If I have a transaction that closes after the law goes into effect, can the new owner evict the tenants? Depends. Generally, you may only evict for a tenant cause or a “qualifying reason for termination” under of the enumerated circumstances that the law provides. Once you become an owner of qualifying rental property, you become a “landlord” whose conduct is governed by the bill and you should review both the current law and existing tenant contracts of the property you’re purchasing. However, the law does allow for specific circumstances under which a landlord, including a new landlord, could evict a tenant landlord-based reasons including significant renovations, demolitions, safety, or owner-occupancy. How does this impact closing timelines for rental occupied properties where the new owner will occupy the residence? The closing date in the sale of real property is a construct of contract law between the parties and thus would not be affected by the new law which governs landlord-tenant relations. However, displacing a current tenant (and thus effectuating the intent of new owner who would like to move-in) is another issue (because notwithstanding the transaction between the buyer and the seller, the tenant has their own rights subject to their lease agreement and current law). If the tenant is a week-to-week tenant, or a month-to-month tenant within the first year, you have some flexibility to displace them without cause (so long as you give them the specified amount of notice) and certain circumstances apply. If the current tenant is a month-to-month renter who has been occupying for more than a year or is under a fixed term lease, evicting a tenant is subject to more regulations. Fixed-term leases will always continue, unless there is a tenantbased reason (failure to pay rent) for eviction. On a month-to-month tenancy, 90-days’ notice and the payment of relocation expenses (1-month’s rent) will be required. I heard that the law caps rent increases, but that cities and counties will be able to set high rent caps if they want? There are no exceptions for cities and counties, and therefore the rent increase cap would apply to the entire state equally. Further, any local ordinances that conflict with the statewide cap on rent increases would likely be preempted by the legislature’s acts. We advise seeking legal counsel to determine where estate and local laws may conflict and the potential impact of such a situation. 3 SENATE BILL 608 SUMMARY When it says that it applies to buildings 15 years or older, when does that date start? Is it rolling? The time period is calculated by the difference between when a notice of rent increase is sent out and when a certificate of occupancy was issued for the dwelling unit. Does selling your home count as a for-cause or no-cause eviction? The bill is intended to provided protections for tenants. Thus, if a home owner wishes to sell their home, this law would have no effect on that transaction (which is between the buyer and the seller) unless the rights of a tenant are affected. Fixed-term leases will always continue, unless there is a tenant-based reason (failure to pay rent) for eviction. On a month-to-month tenancy of under a year, a no-cause notice may be issued with 30-days’ notice. On
Homes for sale in Salem Oregon
Homes for sale Salem Oregon The homes for sale in Salem Oregon have been a little thin lately. People have been keeping their places off the market due to the recent pandemic. We are seeing this in both Homes and land and predict it to stay about the same for a while. I would guess we will see more Homes for sale Salem Oregon once people start running into financial problems. Homes in Oregon The houses in Oregon have been increasing in value quite a bit the past few years. With this being said the home prices are at retail with all the buyers in the market right now. Oregon has been experiencing many people moving in the last few years, they must have figured out what a great state it is to live in. As a rule, houses in Oregon will be priced well and much cheaper than the homes you will find in California. Homes for sale in Oregon With any areas some will be more expensive than others, you will just need to shop on my site and see. www.homesforsalesalemoregon.net If you email me at al@cronemiller.com and let me know what you are looking for I can start the search. I would love to help you. Here is related articles that will help I have lived in Oregon all my life and know the state very well. If you are interested in a historic home, that is my specialty, love old stuff. for home in oregon Call me at 503-949-5025 Or email at al@cronemiller.com. Also visit my home search site at www.homesforsalesalemoregon.net. Thanks! HERE is another good one
Moving to Oregon? Check this out!
Moving to Oregon At last count we had about 110 people per day Moving to Oregon in the Portland area alone. When we look at current inventory of the houses for sale in Oregon we notice that Portland has 1.3 months. Salem has about 2.6 months just slightly higher than Portland. What this means is that if no new homes were to get listed , the homes that are currently listed would sell in 1.3 and 2.6 months respectively. This is as low an inventory as we have seen and it increases competition on the Oregon homes for sale to the point they are bid up beyond the amount they will appraise for. This creates problems everywhere. For instance, if you are Moving to Salem Oregon and looking for some Oregon real estate, Home prices have gone up, like most places, but we are now seeing buyers bid up the price of homes here in Salem, similar to what Portland is dealing with. Moving to Salem Oregon Things have drastically changed from the depth of the depression in Oregon. Back then we had 14.6 months of inventory compared to 1.3 months in Portland now. It has gone from a buyer’s market to a seller’s market. There are many cycles to real estate markets. As we see more and more people Moving to Oregon, we see fewer and fewer homes for sale spurring a building boom of affordable housing throughout Oregon. Currently we have many multi-family and Single Family Residential places under construction due to Moving to Oregon movement. https://www.youtube.com/watch?v=qYozNMMi3Gg Moving to Portland Oregon Not too long ago there were many houses for sale in Oregon, now if it is an area that produces jobs, the housing is limited. Portland being the top producer of jobs in the state has seen its share of traffic jams and congestion, and it does not look like it will get any better. Housing there is hard to find, weather its rental housing or single family homes. The Oregon homes that have seen the steepest increases in prices are the homes around the Portland area, this includes many small towns and is creating a real traffic problem. Land for sale Oregon has increased in popularity due to the fact housing is limited in its availability depends on how fast you move on it and what price you are willing to pay for it. I have many buyers looking for land, a stark difference from a few years ago. If you are moving to Salem Oregon just remember the homes for sale in Oregon have increased in price. They are still inexpensive compared to places like California but they are on the rise. Check out the PRICES of homes in Oregon If you are Moving to Oregon and you are looking for Oregon real estate there are many ways to search for it. You can first visit www.alanchomes.com and look for the most recent listings. Here you will find an IDX feed directly from the multiple listing service. You can also go to www.homesforsalesalemoregon.net and search for homes for sale in Oregon, either way, contact me and I will help you. al@cronemiller.com
Oregon Homes for Sale- Low Inventory
Oregon Homes for Sale Real estate goes in cycles. Either there is too much and it’s a buyer’s market, or there is not enough and this leads to a seller’s market. Right now we have a reduced inventory of Oregon Homes for Sale , we have about 2 ½ months inventory,.It won’t start swinging to a buyer’s market until we see 4 months of inventory. The Oregon homes for sale have seen many eyes as there are many buyers in the market. A recent listing of mine had 43 showings and 9 offers in 5 days. Whether you are Moving to Oregon or moving within the state, there are a few markets to watch out for. One in particular is the Portland market, the bidding wars for Oregon homes for sale can be wild. Chasing prices upward even higher. Houses for sale in Oregon have become popular, to say the least. For that matter, many people are now looking for land for sale Oregon. With housing prices going higher and higher many are looking to put up manufactured homes on land. Oregon Homes for Sale Five years ago, you couldn’t sell a place. There was 14 months of inventory and banks running scared. Loans were hard to come by, things were very bleak. Now we have people moving to Salem Oregon in droves. Houses for sale in Oregon have definitely seen an increase in popularity. We now see many people moving to Oregon and many searching for the best places to live in Oregon. Take it from me, there are so many cool places to live, So many towns with incredible beauty. Houses for sale in Oregon Across the board, houses for sale in Oregon have increased in price. We saw an increase in Newburg of 22.5 % primarily due to the migration of people out of Portland and away from the traffic congestion. Population has increased in general as Oregon, for the 4th year in a row we have seen people moving to Oregon in droves. Oregon homes for sale and Oregon real estate in general have increased in popularity, to say the least. Take too long, there won’t be any left. Contact me at al@cronemiller.com or 503-949-5025 or use this Home search site https://homesforsalesalemoregon.net/
Homes for sale in Oregon
Homes for sale in Oregon Home Buyer Tips The homes for sale in Oregon have been very popular now for a few years. Oregon has been one of the most popular places to move to for a while. it wasn’t any surprise that we would be running out of homes. The reduced inventory of places on the market has caused a bit of a feeding frenzy. I know the buyers have felt this. There is at-least one shining star and that is interest rates are low, very low. I am speaking historically. This gives the buyer more house for the dollar. Homes in Oregon Before looking for homes, pick a good lender and get a pre-approval letter from them . Most will not guarantee the pre-approval but a couple will. This document will be obtained on the day you are submitting your offer from your lender. This will be very important to submit with all your offers. Realtor Salem Oregon Once you get to the point where you are serious, do interviews and choose a great realtor. After all, there free. This team you are building will be competing with other buyers and their agents in the market. A great realtor will be easy to work with, knowledgeable, responsive, and honest. Good luck finding the right one. Salem Oregon real estate Agents At this point you have a realtor that will set you up with a home search. This is where you receive homes as specified by your needs as soon as they come on the market. If you see something you like pounce on it the first day. A good realtor is also shopping for you in the for sale by owner pool, pocket listings and pre-lists. The buyers job is to constantly be looking anywhere and everywhere for a home. Look closely at the homes your agent is sending you and also pay close attention to all the For Sale by Owner listings. Work as a team The FSBO listings are a great resource. Many realtors are not real sure how to work the commission and will steer clear of them. If you can talk the seller into giving you a 2.5 to 3.0 commission you have it whipped. Just have the seller represent himself like he was going to do all along. You will probably have to help him or her a bit with paperwork to keep your files straight. For the most part, if a home that’s for sale is in great shape it will appeal to more people than the ones that are in rougher shape. With that being said, those homes will have more competition. That is the kind of home that will have multiple offers when it comes on the market. Salem Oregon real Estate The homes that have been on the market for a while normally are overpriced. Some of the best opportunities lie with these homes as most people are afraid to offer a lower price. Since they have been on the market for a while and the ad is getting stale, the owners are many times motivated and open to a lower offer. All you have to do is ask, then you will know the answer. A good agent will know the value of a home and can determine if it is underpriced or overpriced. If it is underpriced the buyer has the option of submitting an offer over the asking price in hopes of getting your offer accepted over your competition. Sellers Needs Sellers, when trying to pick a buyer will be looking at the offer price, terms, concessions, loan type, closing date and the buyer’s pre-approval status. This is why you want your offer as clean as possible. The type of loan will also have a bearing on acceptance. Sellers, when trying to pick a buyer will be looking at the offer price, terms, concessions, loan type, closing date and the buyer’s pre-approval status. This is why you want your offer as clean as possible. Loan Types Conventional loans are normally the second best then comes USDA, FHA, VA, and different kinds of rehab loans. So, to recap a little, here are some things a buyer can do to increase their odds: Get Pre-Approved from good lender. Choose a great Realtor. Set up auto notification from the MLS. Actively look for homes everywhere. Contact and negotiate with FSBO people. Contact new listings ASAP Communicate with your agent often. Give me a call, I would love to help you with your home buying needs. With Oregon being one of the most popular places to move to for the past four years, it wasn’t any surprise that we would be running out of homes. The reduced inventory of places on the market has caused a bit of a feeding frenzy. I know the buyers have felt this. Interest Rates are low There is at-least one shining star and that is interest rates are low, very low. I am speaking historically. This gives the buyer more house for the dollar. Before looking for homes, pick a good lender and get a pre-approval letter in the amount approved. Most will not guarantee the pre-approval but a couple will. This document will be obtained on the day you are submitting your offer, in the amount of your offer and from the lending institute that is giving you the loan. This will be very important to submit with all your offers. Choose a great realtor Once you get to the point where you are serious, do interviews and choose a great realtor. After all, there free. This team you are building will be competing with other buyers and their agents in the market. A great realtor will be easy to work with, knowledgeable, responsive, and honest. Good luck finding the right one. At this point you have a realtor that will set you up with a home search. You can also do it by going to my home search site at www.alanchomes.com and just start looking
Get prepared if you are moving to Oregon
Moving to Oregon Right now, with all the people moving to Oregon there are a bunch of things to consider. For the past 4 years Oregon, has been the number one destination for people moving within the United States. Having just come out of the greatest depression ever, according to verifiable facts, there was not too much building going on. With all the people Moving to Oregon it was only a matter of time before we ran short on housing. Oregon real Estate Currently Oregon real estate shows that we are in a seller’s market with homes for sale in Oregon becoming a little thin. Housing in general is getting harder to find, especially in the areas that create the most jobs. Moving to Oregon is a good idea, just have to plan a little better. When moving to Oregon many people are thinking of the best places to live in Oregon, this depends on what you are looking for. I always suggest moving to Salem Oregon as it is lower priced that the Portland metro area and it is just an hour away if you don’t mind the commute. www.homesforsalesalemoregon.net is a home search site that has a direct MLS link. All the homes on the market the minute they go live. Price on houses for sale in Oregon is going to be the highest in Portland and the surrounding areas. Bend will be next on the list and the rental housing will be expensive no matter where you go unless it is miles from nowhere. Oregon’s rental housing is the tightest it has been in as long as I can remember. Oregon real Estate Oregon real estate, weather you are buying or renting requires some thought and good pre-planning. Land for sale Oregon is in much the same situation as housing. With there being fewer Oregon homes for sale and rent many people are thinking about land. Weather they are building or putting a manufactured home on it the interest here has been higher. Anyone thinking of moving to Oregon will be wondering about the best places to live in Oregon. Fortunately, there are many. In some of these town the housing is affordable and in other the supply and demand principle shows through. Portland Oregon is the biggest city in Oregon. Its metro area with its many towns create a huge area of commerce and traffic. Weather it’s one of the best places to live in Oregon or just the city with the most jobs, I will let you decide that. Portland does attract many people, primarily for the jobs but I’m sure many like living there because it is a bigger city and there is more to do. Houses for sale in Oregon If you are looking for houses for sale in Oregon pick a realtor that has knowledge not only in real estate but has a background in building and is able to help you with a smart buying decision. It doesn’t get any better than the Oregon real estate we have. Let me know and I will find you the perfect home. www.homesforsalesalemoregon.net al@cronemiller.com 503-949-5025 Thanks
Oregon real estate- How to Find
How to Find and Purchase Oregon Real Estate With Oregon still ranked as the most popular state to move to, the Oregon homes for sale have seen an obvious increase in value, especially if you are in Portland and its surrounding communities. Oregon real estate in some places is being bid up, putting more stress on home buyers. Homes for sale in Oregon have seen value increases depending on where you live. Like any other state, the most popular places to live are the areas where there are the most jobs. Land in Oregon The land for sale in Oregon has also increased in popularity as many are looking to build a home. With Oregon real estate becoming more popular this is a great time to invest in something that will increase in value. The homes for sale in Oregon are at times overpriced, this is normal in the popular areas. One of the best ways to find a nice place is to partner with a good real estate agent, someone that understands the market, pricing, and can help you get the best deal possible. Find a person that is fun to work with. Moving to Oregon With many people moving to Oregon the housing market has seen a bunch of action. With inventory being at a very low level of only 2 ½ months there are fewer homes on the market. This means that if no more homes were to come on the market we would sell all the ones currently on the market in 2 ½ months. Right now would be a good time to search for some houses for sale in Oregon. Depending on where you want to live, there are many beautiful places to live in. Oregon has always had its share of great places. Homes for sale in Oregon There are many ways to search for houses for sale in Oregon. If you have a computer you can use different search phrases like Homes for sale in Oregon, Oregon real estate, Oregon homes for sale, homes for sale Oregon, Land for sale Oregon, and houses for sale in Oregon. Here is a great article explaining the process. Press Here You can also go to www.homesforsalesalemoregon.net and search for homes on the MLS. Call me 503-949-5025 or email al@cronemiller.com
Real Estate Salem Oregon
Real Estate Salem Oregon Fall has arrived and some are thinking of house shopping. This is such an important time as real estate Salem Oregon is a huge investment. Special care needs to be taken to make sure your choice is the right one. As an Agent for MORE Realty my main concern is my client’s money and happiness. I want to make sure they don’t pay more than they have to when buying a home, and the home we find is a perfect fit and feels right. Oregon real estate Oregon real estate will be similar to other states in that the nice properties will sell fast in most cases. If you are searching by yourself without help from a quality realtor you will be behind the curve. Most serious home shoppers will have a great agent looking for just the perfect home for them. This makes perfect sense as it’s not the buyer that pays for the broker, it’s the seller. Why wouldn’t you have an expert by your side. Finding homes for sale in Oregon is easy, finding great buys in great areas takes time and work. Similar articles HERE Oregon real estate As with most states the inventory s in the winter months, this is due to the perception sellers have about buyers taking the winter off. The winter weather can slow things down a bit but the buyers don’t go away, moving is not seasonable. If you happen to be Moving to Oregon find a great broker/agent than can help you. Find one that does more than look on the MLS. Find an agent that goes a step further in finding homes. Ask them how they go about finding places. Competition with buyers You are going to be competing with many home buyers, they will all have agents helping them. The best places to live in Oregon will be a personal preference. Oregon real estate is well priced compared to other states so there will be much to choose from. Like many states, the areas people don’t want to live in are priced lower. Oregon real estate You will find great beauty in Oregon real estate. Our state is full of rivers and streams. Lakes are speckled across our state and mountains reach high. There will be something for everyone. Call now and get signed up with the best buyer’s agent in Oregon! Go to www.homesforsalesalemoregon.net for all your home searches. Call me I would love to help 503-949-5025, al@cronemiller.com
Find homes for sale in Salem Oregon
How to find Homes for sale in Salem Oregon If you are moving to Oregon or just re-locating from within the state, the home of your dreams won’t just fall in your lap. To find some homes for sale in Salem Oregon you will need to prepare yourself so you can compete with the others looking for homes as well. You can spend endless hours on the internet looking at homes but unless you are in a position to purchase right now looking will only make you familiar with the market, it won’t get you closer to home ownership. Homes in Oregon Houses for sale in Oregon currently are at an all-time low unless you are talking about a remote town with no jobs. This is due in part to the fact that moving to Oregon is very popular right now and our inventory is low.. The best way to find homes for sale in Oregon is to have a good agent looking for you and keep an eye on the market. With a competitive market, it is important to move fast on the homes for sale in Oregon. Getting a realtor in your corner is a must because a realtor has access to the multiple listing service in their area. Every day there MLS has a list of new listings, brand new, if you have the right real estate agent he or she will be on top of the new listings coming out each day. Finding just the right agent, the one that is on top of their game is important as your chances of competing is better. Right now, the competition for Oregon homes for sale is high. This is in part because of the craze of moving to Oregon. People have come to realize that Oregon is one of the best places to live in. Realtor Salem Oregon Find a realtor that has knowledge of market but also pick one that has a solid background. One that understands how homes are built and where there might be good things or bad. As many agents would admit, a construction background is one of the most important areas to have knowledge in. This keeps their clients informed of problems if the agent is observant. I have a 38 year’s background in construction, owning a remodeling business and raised in a family of land surveyors. I have marketing, construction management, surveying, and business development experience,. as well as being a Realtor. If you are moving to Oregon or just relocating let me know and I will help you. al@cronemiller.com Search HERE for all you Oregon Homes
Moving to Salem Oregon
MORE RealtyAl CronemillerLicenced in the State of Oregon Moving to Salem Oregon? Start Here! If you have visited our state, you’ll know there are many beautiful places to live here. Just depends on what sort a thing you like. Oregon real estate has been in high demand as many people are moving to Oregon. Prices are still very modest unless you must live in Portland. If you are looking for homes for sale in Oregon I have set up a search site so you can see all the homes on the Multiple Listing Service. Just go towww.homesforsalesalemoregon.net and search away. With a 38-year history as a remodeling contractor and a historic restoration buff, I offer an experienced view of homes. If you are looking for a buyer’s agent that has your best interests at heart, look no further. I will set the standard. If you are searching for homes, finding Oregon homes for sale will be easy if you just search at www.homesforsalesalemoregon.net . Sign up today for a personalized agent while spots last. Salem Oregon is the perfect starting point if you are going places. If you head west, it’s only a short 1 hour 15-minute drive to the coast. If you want crowds head north about 1 hour and you are in Portland. If you want to head to a little dryer climate with more sun, head east to central Oregon, here they have 350 days a year of sun. No wonder it’s such a popular area. After all Bend in central Oregon is only 2 ½ hours away from Salem. I guess what I am trying to say is that Salem has many activities that surround it. Related Articles Salem also has many rivers, lakes and the ocean within an hour away, making it great for outdoor enthusiast. This is no doubt one of the reasons many people are moving to Oregon, is all the activities. Each town in Oregon will have an average sale price per square foot if there have been enough sales. In larger towns, there may be different prices per square foot for the same house depending on its location. Many factors play into this. Where you are living currently has current price per square foot for sales in different areas. If you are living in a neighborhood that sells for about 140.00 per square foot, and you are moving to Portland say, you can expect to pay about 180.00 per square foot and up. You will need more money to buy the same house. The best places to live in Oregon is where you can find a balance. If you are completely new to Oregon and have no experience here the first thing you might do is call me and let me know what you are looking to buy. I work with many people as I did when I was a contractor, I would listen to what they wanted and was able to build it for them. With real estate I do the same thing pretty much, I listen to what they want and then I try and find it for them. This way I am able to show only the homes they want to see, and not waste their time on homes they would not consider. Sign up and get instant notifications www.homesforsalesalemoregon.net