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Oregon families today face extraordinary challenges, from rising inflation to the ongoing housing shortage. For families with infants, housing instability can be even more devastating. In response to this crisis, Oregon Senate Bill 690 (SB 690) is an emergency enactment designed to bolster perinatal public health by targeting housing instability among families with children under 12 months. The bill amends existing statutes, creates time-limited eviction protections, mandates reporting, updates legal notices, and prioritizes housing resources for at-risk families. But as with any changes to the legal landscape of housing, SB 690 is raising questions for landlords wondering how this bill may impact their businesses.
SB 690 Aims to Help Families With Infants
The Oregon Legislature grounded SB 690 in a recognition of the extraordinary challenges facing families with infants who experience housing instability. Lawmakers emphasized that Oregon has the highest rate of families with children living unsheltered in the nation—fourteen times the national average and nearly three times higher than the next closest state. Even this stark figure is likely an undercount, since existing methods of tracking homelessness often fail to capture the full scope of families and children without secure shelter. This invisibility in data collection limits access to vital services and undermines the effectiveness of state and local responses.
Families with very young children are twice as likely to experience eviction compared to adults without children. Housing loss during a child’s first year has particularly severe consequences because of the developmental importance of that period. Infants who are exposed to housing instability endure toxic stress that can disrupt parent-child bonding and hinder healthy brain development.
The effects are not limited to the short-term. Research shows that perinatal adversity, including homelessness and frequent displacement, can cut back on a child’s academic performance and health outcomes for the rest of their life. It also increases the likelihood that the child will experience homelessness in adulthood.
With all that in mind, let’s take a look at the changes that SB 690 will implement, and how they will affect Oregon families and landlords.
SB 690 Major Changes: Temporary Eviction Delays for Families with Infants
The most immediate impact for landlords is a new rule that allows certain tenants to delay eviction trials. Here’s how it works:
- If a tenant has a child under 12 months old, is on Medicaid, and has been approved for state-funded housing support, they can file a motion with the court to delay their eviction trial.
- If approved, the court must reschedule the trial to a date between ninety and one hundred four days later.
- This essentially gives qualifying tenants an extra three months before an eviction judgment can move forward.
This means eviction timelines for some tenants could stretch considerably longer than expected, especially in cases involving nonpayment. Factoring in these possible delays is essential when calculating potential losses and planning for turnover.
Landlords should also note that this rule applies only to tenants who meet very specific criteria and provide proper documentation. Not every tenant with an infant will qualify. The rule is also temporary: it will expire in September 2027 unless the Legislature extends it.
Changes to Eviction Notices
Another part of SB 690 requires the Judicial Department to update the standard eviction notice form. Beginning September 1, 2025, the notice must include a line that informs tenants with infants that they may qualify for a delay if they are receiving Medicaid housing assistance. Landlords must use the updated notice form once it becomes available. Using an outdated form could lead to procedural mistakes that delay or invalidate an eviction case.
The notice will also be translated into Spanish, Korean, Russian, Vietnamese, and Chinese, and must be available on the state’s website. This ensures tenants with limited English proficiency know about their rights.
Housing Prioritization and Reporting
SB 690 also directs the state’s Housing and Community Services Department to prioritize families with infants when administering housing stabilization programs. Additionally, the department must provide annual reports to the Legislature on the rate of unsheltered child homelessness.
While these provisions don’t directly change landlord procedures, they matter indirectly. Families with infants may receive faster access to rent assistance or housing subsidies, which could help cover arrears and stabilize tenancy. For Portland landlords, this could mean more opportunities to recover unpaid rent if tenants are connected to the right programs.
SB 690 Went Into Effect Immediately
Recognizing the urgency of the crisis, SB 690 includes an emergency clause. The law took effect immediately upon passage, signaling the Legislature’s view that perinatal homelessness is not only a housing issue but also a matter of public health and child development requiring swift intervention.
How SB 690 Will Affect Portland Landlords
For landlords in Portland, SB 690 has several practical consequences:
Longer Eviction Timelines in Some Cases
If you’re renting to a family with an infant who qualifies for housing support, an eviction could take an additional three months to process. Landlords should plan for this potential delay when considering cash flow, vacancy timelines, or pursuing nonpayment cases.
Mandatory Notice Updates
Landlords must ensure that all eviction notices comply with the new statewide template. Using the wrong form risks dismissal of the case, wasted court costs, and further delays.
Greater Access to Rent Assistance for Some Tenants
Since the state is prioritizing families with infants for housing programs, some tenants may be more likely to receive assistance to pay back rent. While this may slow down eviction, it could also reduce losses if landlords are ultimately repaid through assistance programs.
Administrative Adjustments
Property managers and landlords may need to adjust their systems, staff training, and tenant communications to account for these changes. Knowing which tenants might qualify for protections will help landlords anticipate possible court delays.
Oregon’s Changing Rental Laws
SB 690 represents a significant step forward in Oregon’s response to family homelessness. By delaying eviction for the most vulnerable families, the state gives parents valuable time to access supports that could prevent homelessness altogether.
Because SB 690 includes a sunset provision in 2027, landlords can expect the Legislature to review its impact before deciding whether to renew or expand it. Portland landlords should watch for updates and may want to provide feedback to industry associations about how the law is affecting their business operations.
The bigger picture is that Oregon is tying housing policy more directly to public health, especially for infants. This means landlords will continue to see legislation that prioritizes stability for vulnerable populations, and staying informed will be critical for compliance and financial planning. This means landlords will likely need to navigate many more legislative updates in the future, many of which introduce policies that change how landlords can operate their businesses.
No one can stay complacent in today’s rental climate—and for those who are struggling to keep on top of their business needs without the added stress of researching ever-changing Oregon rental law, working with a property manager like Rent Portland Homes Darla Andrew’s Office is the best way to maximize your business without becoming overwhelmed. For more information on how we can help you pivot your business to face new legal challenges, give us a call at (503) 515-3170 or contact us through our website.
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