Beyond the Portal: Understanding Oregon’s New Requirements for Tenant Access and Payments

As property management moves toward "digital-first" workflows, Oregon passed a law recently which establishes new requirements designed to ensure that technology does not become a barrier to obtaining housing. Senate Bill 1523, set to take effect June 1, 2026, establishes requirements for property managers using tenant portals. For property managers and owners in Oregon, this law means a shift from a digital-only to digital-optional framework.

The "Paper Trail" Requirement for Applications

Under SB 1523, property managers who use a tenant portal (any electronic application, software, website or digital platform provided by the property manager) to accept applications must provide a non-digital alternative. Specifically, property managers must either post a printable copy of the application on a website or provide a printed/printable copy via mail or email within seven days of a request. The law further mandates that property managers process all applications regardless of whether they were submitted through the portal or via these alternative methods.

Limits on Mandatory Portal Use

While tenant portals offer efficiency, the Oregon legislature has determined that certain "core" tenancy actions cannot be restricted to a digital platform. If a tenant or applicant makes a written request for an alternative, a property manager is prohibited from requiring a portal as the sole means for:

• Verifying identification
• Reviewing and signing addenda or other legal agreements
• Submitting documents related to the tenancy

However, the law does not prohibit property managers from entering tenant information into a tenant portal or otherwise using it for their own purposes.

The Return of the Check: Payment Flexibility

One of the most significant shifts involves rent collection. The Act mandates that property managers allow tenants to pay by check or other "commercially reasonable" methods. Property managers are explicitly prohibited from requiring tenants to use credit cards, debit cards, or other electronic payment methods as the exclusive form of payment.

To enforce this, the law prevents property managers from charging late fees or terminating tenancies for nonpayment if the property manager refused to allow payment by check or other "commercially reasonable" non-electronic payment offered by the tenant. Additionally, while property managers can still pass through electronic payment processing fees to tenants, it is only possible to do so if non-electronic payment options are allowed and a property manager can provide records of those fees upon request.

Physical Access and Habitability

The definition of a "habitable" dwelling unit is also expanding. Property managers must provide a means of unlocking entrance doors and accessing common areas. While you can use software-based access control (like mobile phone apps), the law now requires that you also offer at least one tangible alternative, such as a physical key, fob, or access code that does not require a tenant portal to operate.

Risk and Compliance Steps

Failure to comply with these portal and application rules can result in statutory damages of $100 or actual damages, whichever is greater. Violating the rules regarding payment fees can result in penalties of twice the actual damages or $300.

Next Steps for Property Managers:

1. Audit your Application Workflow: Ensure printable application copies are available and that your staff is trained to process manual applications.
2. Review Payment Policies: Update your rental agreements to include check-payment options.
3. Hardware Check: If you use "smart" locks, ensure every tenant is issued a physical fob or keycard as a backup to the mobile app

Entrata is Here to Help

For additional news and updates related to rental regulation changes, please visit the Compliance Center (Entrata login required). This resource is available to all clients and will be continuously updated to reflect new legal developments in the multifamily industry in 2026.