1. (1) To be eligible for a property manager license, an individual must complete the following steps in the order listed:

   1. (a) Submit a license application and pay the fee to the Agency required by OAR 863-024-0010.
   2. (b) Successfully complete the required courses of study for a property manager license required by OAR 863-022-0015.
   3. (c) Ensure that the school providing the required course of study certifies to the examination provider that the applicant completed the course as required by OAR 863-024-0020.
   4. (d) Pass the property manager license examination and pay the fee to the examination provider as required by OAR 863-024-0020.
   5. (e) Provide fingerprints for a criminal background check and pay the fee to the fingerprint services provider as required by OAR 863-024-0015.
2. (2) After the applicant meets the requirements under (1) of this rule, the Agency will complete a background check on the applicant, which includes a criminal background check under OAR 863-024-0015.

3. (3) After the requirements in (1) and (2) of this rule are met:

   1. (a) Using an online application through the Agency’s website, the applicant must specify that the applicant will be registering a business name as provided in (4) of this rule; or
   2. (b) Using an online application available through the Agency’s website, a principal broker or licensed property manager must transfer the applicant to the principal broker or licensed property manager’s active registered business name under OAR 863-024-0063.
4. (4) If an applicant wishes to conduct professional real estate activity under a registered business name registered by the applicant, the applicant must first meet all of the remaining qualifications to obtain a property manager license and then register a business name under 863-024-0095.
5. (5) A licensed property manager may only engage in the management of rental real estate. The licensee may not offer to, negotiate, attempt to, or engage in the sale, purchase, lease-option, appraisal, or exchange of real estate for another individual for compensation. The licensee may not charge, pay, receive, or accept a referral fee, finder's fee, or compensation from or share in a commission paid to a real estate broker or principal broker for any activity involving the sale, purchase, lease-option, appraisal, or exchange of real estate. However, the licensee may charge, pay, receive, or accept a referral fee or finder's fee from or to a real estate broker, principal broker or another licensed property manager for finding or referring an owner, renter, or lessee in the management of rental real estate.
6. (6) A licensed property manager is responsible for all management of rental real estate conducted under the property manager's license and for the actions of the property manager's nonlicensed property management employees. A licensed property manager may not authorize an unlicensed individual to supervise that property manager's licensed activity in the manager's absence. Except as provided for in OAR 863-024-0085, a licensed property manager may not authorize another real estate licensee to supervise that property manager's licensed activity in the property manager's absence.
7. (7) A licensed property manager may be associated with a managing principal broker to engage in the management of rental real estate on behalf of the managing principal broker and under the supervision of an authorized principal broker. However, a property manager may not act in the principal broker's absence under OAR 863-024-0085.

Statutory/Other Authority

ORS 696.385

Statutes/Other Implemented

ORS 696.020, ORS 696.022 & Chapter 389, (2025 Laws)

History

REA 4-2025, amend filed 10/09/2025, effective 01/01/2026
REA 1-2017, amend filed 11/17/2017, effective 01/01/2018
REA 5-2014, f. 4-14-14, cert. ef. 4-28-14
REA 7-2011, f. & cert. ef. 11-15-11
REA 6-2011, f. 8-15-11, cert. ef. 9-1-11
REA 3-2011(Temp), f. & cert. ef. 6-22-11 thru 12-1-11
REA 1-2010, f. 6-14-10, cert. ef. 7-1-10
Renumbered from 863-015-0045, REA 7-2008, f. 12-15-08, cert. ef. 1-1-09
Reverted to REA 1-2005, f. 5-5-05, cert. ef. 5-6-05
REA 2-2005(Temp), f. 6-9-05, cert. ef. 7-1-05 thru 12-26-05
REA 1-2005, f. 5-5-05, cert. ef. 5-6-05
REA 3-2003, f. 7-28-03, cert. ef. 8-1-03
REA 1-2003(Temp), f. 2-27-03, cert. ef. 2-28-03 thru 8-27-03
REA 1-2002, f. 5-31-02, cert. ef. 7-1-02