Like Everything – Property Management Changes (and Nail Holes Are Normal)

Looking back over my 22+ years in property management, I can honestly say the first decade felt pretty steady. Not a lot changed. But the last 10 years? Change has come fast and furious.

Shifts in Oregon’s Rental Landscape

When I started out, Oregon was considered a landlord-friendly state while still being fair to tenants. Over the past decade, that balance has flipped. At times, it feels like landlords and investors have been painted as the “bad guys,” while tenants have become the highly protected class.

On one hand, these changes have made our company stronger and created higher barriers to entry in property management. On the other hand, I don’t believe the pendulum swinging this far has been ultimately good for tenants either. Accountability should apply to everyone—including tenants.

Nail Holes and Security Deposit Disputes

Now, I promise this isn’t just a rant (okay, maybe a little), but there’s a point here. One area we’ve seen this shift play out is with security deposit disputes—and lately, tenants are winning more of them.

A big sticking point? Nail holes. Increasingly, judges are ruling that pinholes and nail holes—even in larger numbers—are considered normal wear and tear.

We’ve challenged this in court multiple times, but more often than not, it’s a dead end. For clarity: we’re not talking about a few holes from picture frames—we’re talking about what, in our professional opinion, is “excessive.” Still, the rulings haven’t been in our favor.

What This Means for Landlords

At the end of the day, this isn’t something to lose sleep over. But it does illustrate how the environment is shifting more and more toward tenants, both in law and in judicial interpretation.

Oregon Is Still a Great Place to Invest

So, has this changed my opinion on real estate as an investment? Absolutely not. Oregon remains one of the best places for long-term investors to build wealth through real estate.

Chasing higher yields in other states may look tempting, but often the returns don’t hold up over time. The truth is, the game is always changing—and the winners are the ones who adapt.

Stay Ahead in Property Management
The rules and realities of property management are always evolving—but staying informed and adaptable makes all the difference.