If you own property in Oregon, whether it is a second home, an investment rental, or a house you inherited and have not decided what to do with yet, there is a new law you need to know about. On January 1, 2026, Oregon's House Bill 3522 officially took effect, and it changes the game for property owners dealing with unauthorized occupants.

For years, removing a squatter from a residential property in Oregon meant filing an ejectment lawsuit through the courts. That process was slow, expensive, and often left property owners waiting months, sometimes over a year, to regain possession of their own home. HB 3522 fixes that by giving owners a streamlined, faster path through the standard eviction process.

If you own property in Southern Oregon, and especially if you live out of the area, this law is worth understanding. Let me walk you through what changed, who it applies to, and why it matters for your investment.

What Changed: The Key Provisions of HB 3522

Before HB 3522, Oregon property owners who discovered unauthorized occupants in their homes had limited options. The standard route was an ejectment lawsuit, a civil action that required formal court proceedings, extended timelines, and significant legal expense. For absentee owners who lived hours away or in another state entirely, this was an incredibly frustrating and costly process.

HB 3522 streamlines this significantly. Here are the three key changes:

1. Standard Eviction Process Now Applies

Property owners can now remove squatters using Oregon's standard Forcible Entry and Detainer (FED) eviction process, the same mechanism used for tenant evictions. This is dramatically faster and less expensive than the old ejectment route. Instead of initiating a separate civil lawsuit, owners file an FED action in circuit court and the normal expedited timeline kicks in.

2. 24-Hour Written Notice Requirement

Before filing anything with the court, the property owner must first serve the unauthorized occupant with a 24-hour written notice. This notice must clearly state two things: that the person's occupancy is unauthorized, and that their presence does not create any tenancy rights under Oregon law. This is an important legal protection for the owner, establishing a clear record that the individual was warned before any formal court action begins.

3. Expedited Court Filing

If the squatter does not vacate after the 24-hour notice period, the property owner files an FED action in circuit court. Because the FED process is already designed for speed, owners benefit from the standard expedited eviction timeline rather than the slower civil court track. This means faster resolution, lower legal fees, and less time spent with your property in limbo.

Who This Applies To (and Who It Does Not)

This is one of the most important things to understand about HB 3522, and it is where a lot of confusion can arise. The law is narrowly written to address a specific problem: true squatters.

HB 3522 applies when someone:

• Has no lease or rental agreement of any kind
• Never received permission from the property owner to occupy the home
• Is not paying rent
• Has no legal right to remain on the property

In other words, this is for people who move into a property without authorization and establish occupancy. Think of someone who breaks into a vacant house and simply starts living there, or someone who was given temporary access and refuses to leave.

The distinction matters because misidentifying a tenant as a squatter can expose a property owner to legal liability. If you are unsure which category your situation falls into, that is exactly the kind of question to bring to a qualified attorney.

Why This Matters for Property Owners

For anyone who owns residential property in Oregon, HB 3522 represents a meaningful improvement in how quickly you can protect your investment. But for certain owners, this law is especially significant:

• Vacant home owners: If your property sits empty between sales, during probate, or while you decide your next move, it is vulnerable. HB 3522 reduces the window of exposure.
• Second home and vacation property owners: If you live in Portland but own a cabin in the Rogue Valley, or if you live out of state and have a home in Medford, this law gives you faster recourse if someone moves in without permission.
• Investment property owners: Between tenants or during renovation, properties can be targets. A faster removal process means less lost rental income and less property damage.
• Estate and inherited property owners: When a family member passes and the home sits in probate, it can be weeks or months before heirs can take action. HB 3522 speeds up that response time.
• Absentee and remote owners: If you live in another state and someone occupies your Southern Oregon home, you no longer face the prospect of a year-long legal battle from hundreds of miles away.

In Southern Oregon specifically, this law fills a real gap. Our region has a significant number of out-of-area property owners. People buy here for the lifestyle, the four-season climate, and the relative affordability compared to Portland or the coast. But many of those owners do not live here full time, which creates opportunity for unauthorized occupants. HB 3522 gives those owners a tool they did not have before.

Important: Never Attempt a Self-Help Eviction

While HB 3522 speeds up the legal process, it does not give property owners the right to take matters into their own hands. Even if you are dealing with a clear-cut squatter who has no legal right to be in your home, you must follow the proper legal channels.

That means no changing the locks while the person is out. No shutting off utilities. No removing their belongings. No physically blocking entry. These actions, even against unauthorized occupants, can expose you to civil liability and damages under Oregon law. The process is now faster and more straightforward, but it still must go through the courts.

Serve the 24-hour written notice. If they do not leave, file the FED action. Let the court process work. If necessary, coordinate with the local sheriff's office for enforcement. That is the path that protects you legally and gets your property back as quickly as the law allows.

The Bigger Picture: Protecting Your Southern Oregon Investment

HB 3522 is one piece of a larger puzzle. Owning property, especially from a distance, requires ongoing attention. Squatter risk is real, but it sits alongside other concerns like vacancy-related deterioration, insurance gaps, wildfire season preparation, and market timing. The owners who fare best are the ones who build a local team they trust.

Over my 30-plus years in real estate, I have worked with countless absentee owners, investors, and families managing properties from afar. I have seen what happens when a property goes unmanaged, and I have seen how much better outcomes are when someone local is looking out for your interests.

That is exactly what I do. When you work with me, you get a broker who answers her own phone, who shows up personally, and who treats your property like it matters. Because it does.

"You're away. I'm here. Consider it done."