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April Form of the Month: OREF-101 & C555 – Offer Summary
FORM OF THE MONTH The property buying and selling process is not short on paperwork….
Dear Forms Committee: I need help understanding when to use different versions of the OREF Sale Agreements. Can you provide some insight?
The OREF 000 Guide to Using OREF Residential Library Forms is a great resource for…
Dear Forms Committee: OREF 059 – Receipt of Reports/Removal of Contingencies was recently updated, allowing the seller to provide access to HOA documents on a website. Does this impact the seller’s responsibility to provide the documents requested?
No, because website access simply offers another avenue for the delivery of HOA documents. The…
Dear Forms Committee: What if a buyer is unable to obtain homeowners insurance on a property they are purchasing?
The Insurance section of OREF Sale Agreements (for example, Section 9 of OREF 001 –…
March Form of the Month: OREF-112 Translation and Interpretation Services Affidavit
FORM OF THE MONTH From contracts to client communications, the property buying and selling process…
Dear Forms Committee: What is the difference between a fixture and personal property?
All fixtures originate as personal property. They become fixtures after being brought to real property….
Dear Forms Committee: On OREF 046 – Woodstove/Wood-Burning Fireplace Insert Addendum, why isn’t there an ‘unknown’ option when asking the seller whether or not the woodstove or wood-burning fireplace insert is DEQ/EPA certified?
If a home has a solid fuel burning device, other than a cookstove, that is…
Dear Forms Committee: What is the best way to determine who is responsible for paying any applicable HOA transfer fee?
In many transactions, the HOA documents (CC&Rs or Bylaws) specify who is responsible for paying…
February Form of the Month: OREF C-558 Broker of Record Agreement
FORM OF THE MONTH Are you a Commercial Principal Broker who has been contacted by…
Dear Forms Committee: In OREF 083-Buyer’s Contingent Right to Purchase Addendum, why is the buyer not able to waive the contingency?
Section 3 of the OREF 083 – Buyer’s Contingent Right to Purchase Addendum incorporates the…
Dear Forms Committee: If my buyer’s offer is contingent on the closing of their property, which is already in escrow, do I still use OREF 083 – Buyer’s Contingent Right to Purchase Addendum?
OREF 083 – Buyer’s Contingent Right to Purchase Addendum is only necessary if the buyer’s…
Dear Forms Committee: In the OREF Sale Agreements, does the buyer need to include funds from a lender in the Buyer Representation of Funds section?
The contingency regarding funds from a lending institution is covered in the “Financed” section of…
January Form Of The Month: REALTORⓇ Guides — OREF 000 Residential & C-500 Commercial
This month’s highlight is the key that unlocks the benefits of all the other forms….
Dear Forms Committee: What does “Time is of the essence” mean in OREF Sale Agreements?
Every OREF Sale Agreement includes a provision in the Miscellaneous section that says: “Time is…
Dear Forms Committee: In OREF 054 – Agreement to Occupy After Closing, is day one considered the date of closing or the day after closing?
When selecting the number of “days after closing” in section 2 of OREF 054 –…
Dear Forms Committee: Can you please help clarify if the seller is responsible for repairs proposed on the Seller’s Repair Addendum if the buyer did not accept it before the inspection deadline?
Dear Forms Committee, In a situation where the buyer and seller agree to the provisions…
December 2023 Form Of The Month – OREF 050 – Buyers Representation Agreement
FORM OF THE MONTH You’ve heard about the NAR litigation over buyer compensation. More litigation…
Dear Forms Committee: Can you please help clarify the purchase price when there are multiple counteroffers involved?
Dear Forms Committee, In Seller’s Counteroffer No. 1, the seller countered the buyers’ offer with…
Dear Forms Committee: In OREF 050 – Buyer Representation Agreement, what exactly do lines 46 & 47 mean?
Lines 46 & 47 mean that before the agent receives compensation from more than one…
Tech Tip: How To Add An Association In SkySlope
To add a new association or library in SkySlope, follow these steps: From your SkySlope…
Dear Forms Committee: In the OREF Residential Sale Agreement, should lines 81 and 87 be checked/filled in if the seller provides financing?
No, Section 4.B does not apply in this situation, and those boxes should not be…
Dear Forms Committee: I would like some additional questions added to OREF 020-Seller’s Property Disclosure Statement – who can I send those to?
The questions on OREF 020 – Sellers Property Disclosures are straight from a statute –…
November Form Of The Month: OREF C-539 Buyer’s Notice of Termination
FORM OF THE MONTH In a perfect world, all parties would agree to all aspects…
Dear Forms Committee: A seller agreed to a pest control treatment requiring insulation removal, but doesn’t want to pay to reinstall new insulation. Can you point me to the lines in the contract stating that sellers must restore the property to the condition it was in before the repairs are complete?
Section 14 (4) of the Sale Agreement includes the seller’s representation that, when the buyer…
Dear Forms Committee: In OREF-083 Buyers Contingent Right to Purchase Addendum, what is the purpose of the property being listed in “Bumpable” status, and at what point is it considered “Pending”?
The OREF-083 Buyers Contingent Right to Purchase Addendum was created to allow a buyer, who…
Tech Tip: How To Select A Library In SkySlope
To view forms from a singular library in SkySlope, follow these steps: From your SkySlope…
Dear Forms Committee: I have a signed listing, but it is excluded from the MLS. The buyer’s agent and brokerage want some written confirmation of BAC from the seller. What is the best way to provide that?
A multiple listing service is not just a detailed list of properties that are for…
October 2023 Form Of The Month: OREF 064 Notice of Buyer’s Unconditional Disapproval
FORM OF THE MONTH What’s the opposite of unconditional love? In the real estate realm,…
Dear Forms Committee: Why isn’t there an option for possession at recording in the OREF sale agreements?
Since there is no consistent communication medium in every transaction, there is no way…
Tech Tip: How to Create Templates in SkySlope
Create a template in SkySlope by following these steps: Log in to SkySlope: skyslope.com/forms-login Select the…
Dear Forms Committee: Are there different time periods for inspection contingencies and other types of due diligence contingencies in OREF C-501 – Commercial Sale Agreement?
In OREF C-501 – Commercial Sale Agreement, the inspection and due diligence period are the…
Dear Forms Committee: If the septic tank pumping/cleaning and inspection happen on the same day, when does the 10-day inspection period start?
If the seller is performing pre-inspection services, under lines 30-32 of OREF 081 – Septic…
September 2023 Form Of The Month: OREF C-551 – Notice of Default
FORM OF THE MONTH No one wants anything to go wrong with a commercial sale….
Dear Forms Committee: If I represent the buyer and the seller is unrepresented, should I fill out the offer presentation line of the Sale Agreement when I present my buyer’s offer to the seller?
In instances where the seller is not represented, there is no requirement for an agent…
Dear Forms Committee: The seller’s agent is asking me to provide the seller with a copy of the home inspection report. Do I have to provide it?
According to Section 10 of OREF – 001 Residential Real Estate Sale Agreement, if the buyer…
Dear Forms Committee: The title company is asking for a commission form, is there one I can send them?
First, check with your brokerage to see if they have a specific in-house form they…
August 2023 Form Of The Month – OREF 109/110 Notice from Buyer to Seller & Notice from Seller to Buyer
FORM OF THE MONTH Sometimes certain conditions arise — failure of financing contingency; objections…
Dear Forms Committee: If my buyer is writing an offer contingent on funds received from the sale of an existing property, what forms should be included?
If the buyer’s purchase of the property is contingent upon the buyer obtaining funds from…
The US Ninth Circuit Court decided that Oregon’s law prohibiting the recording of conversations without permission is unconstitutional.
In July, the U.S. Ninth Circuit Court (a Federal court with the power to interpret…
SkySlope Users: What does the “Update Now” banner mean when accessing a form?
Where will you see this notification? When you open a form for editing from a…
Dear Forms Committee: Why do OREF forms use the term “agent” to describe the Realtor® in a transaction instead of “broker?”
There are several reasons that OREF has taken this approach when creating and revising our…
Dear Forms Committee: What tests must the seller perform when selling a property with a well?
Oregon law requires that the seller have the well tested for arsenic, nitrates, and total…
July 2023 Form Of The Month – OREF 070 Investment Property Addendum
FORM OF THE MONTH Need a checklist to keep track of the basic due diligence…
Dear Forms Committee: What are contingencies, and why aren’t there more contingencies?
The OREF Residential Real Estate Sale Agreement has a number of built-in contingencies: the receipt…
Dear Forms Committee: I heard that silence is no longer approval of property condition in the commercial sale agreement. Is that true?
Yes. In previous versions of the OREF Commercial Sale Agreement, if the buyer didn’t provide…
Dear Forms Committee: How do I calculate the buyer revocation period for OREF 020 – Seller’s Property Disclosure Statement?
Under the terms of the real estate sale agreement (see Section 13 of OREF – 001 Residential…
Dear Forms Committee: Why don’t the OREF Sale Agreements state the exact requirements for smoke and carbon monoxide detectors?
The smoke/carbon monoxide detector section of the OREF Sale Agreements (Section 19 of OREF 001…
Dear Forms Committee: Does the OREF Sale Agreement state that the buyer gets possession of the property once the deed is recorded?
Section 31.1 of OREF 001 Residential Real Estate Sale Agreement provides specific options for when…
Dear Forms Committee: What does “unconditional disapproval” mean in the OREF Sale Agreements?
The term “unconditional disapproval” is used many times throughout the OREF Sale Agreements. To disapprove…
June 2023 Form Of The Month – OREF C-517 Copyright Transfer Agreement
FORM OF THE MONTH Real estate isn’t the first industry you think of when considering…
Dear Forms Committee: Do the same obligations survive termination that survive closing? What about earnest money?
No, the list of things that survive termination differs from those that survive closing. In…
Dear Forms Committee: What is considered ‘Notice’ in the OREF Sale Agreement?
“Notice” is defined in the OREF Sale Agreement as a written statement delivered using the…
Dear Forms Committee: If the seller would like to accept an offer after the offer expiration, is a standard addendum sufficient to extend the offer expiration date?
Yes, if the addendum covers both the extension and the acceptance, and everyone signs and…
May 2023 Form Of The Month – OREF 050 – Buyers Representation Agreement
FORM OF THE MONTH Who doesn’t appreciate clarity? Your buyers certainly will when they’re looking…
Dear Forms Committee: What could a buyer object to in a title report?
Encroachments, liens, access problems, or CC&R limitations are a few examples of items that might…
Dear Forms Committee: What happens if one party believes the other party is in default under the terms of the OREF Sale Agreement?
The OREF Sale Agreement doesn’t lock the parties into using certain forms, responses, and deadlines…
Dear Forms Committee: What is the purpose of Sections 7.1 and 7.2 in the OREF Residential Sale Agreement if they don’t require anybody to do anything?
OREF forms do more than specify rights and duties: they serve as a valuable guide…
Dear Forms Committee: Do I need to disclose dual agency if I have two buyers looking for a similar property in the same area?
Under Oregon law, a buyer’s agent may show properties in which their buyer is interested…
Dear Forms Committee: Which obligations of the parties in the Sale Agreement survive closing?
Generally, the Sale Agreement is presumed to be fulfilled or” performed” at closing. This is…
April 2023 Form Of The Month – OREF 096 Extraordinary Event Addendum
FORM OF THE MONTH Not sure what to do when an unforeseen event impacts your…
Dear Forms Committee: How does the financing contingency protect my client using the OREF Sale Agreement?
Per Sections 5.1 and 5.2 of the OREF 001 – Residential Sale Agreement, the transaction…
Dear Forms Committee: Can a contract be withdrawn orally?
In Oregon (as in many other states): an offer can be withdrawn if it has…
Dear Forms Committee: Preliminary Title Report
There should not be an automatic extension for every supplemental Preliminary Title Report. Often, a…
Dear Forms Committee: Is there a difference between State and Federal Holidays?
Yes, the state of Oregon has not adopted all federal holidays. A list of state…
Dear Forms Committee: Lead-Based Paint Disclosure
Federal law states that a buyer cannot be obligated to purchase a home built before 1978 unless (1)…
March 2023 Form of the Month – OREF 107 Referral Agreement
FORM OF THE MONTH Even in the modern world of online reviews, people love and…
Feb 2023 Form of the Month – OREF 108 Advisory and Instructions Regarding Real Estate Purchase and Sale Forms
FORM OF THE MONTH The notion of completing a real estate deal with a handshake…
Dear Forms Committee: Seller’s Property Disclosure Statement
The Seller's Property Disclosure Statement is a statutory form, and the legislature wrote the questions...
Jan 2023 Form of the Month – OREF 000 Guide to Using OREF Residential Library Forms
FORM OF THE MONTH Looking for a handy guide to all the OREF forms? This…
OREF Announces New Subscriber Benefit
SkySlope to provide digital disclosure solution, Breeze, to Oregon Real Estate Forms, LLC (OREF)…
December 2022 Form of the Month – OREF 101 Offer Summary
Have you ever wanted to provide some basic information from an offer but didn’t want…
OREF Announces New Commercial Library
You work hard for your clients; we work hard for you. Oregon Real Estate Forms…
November 2022 Form of the Month – OREF 000A Things to Know Before You Sign
This month’s selection is our Thanksgiving gift to you – one that should help make…
October 2022 Form of the Month: OREF 059 – Receipt of Reports / Removal of Contingencies Addendum
What’s more frightening than a surprise during the home selling process? Form 059 lets the…
Spanish Translation Forms Now Available
All OREF forms are now available in both Spanish and English. The new Spanish translation…
September 2022 Form of the Month: OREF 106 – Advisory Regarding Tenant-Occupied Property
Selling your property is typically an involved process – even more so when you’re a…
August 2022 Form of the Month: OREF 043 – Electronic Funds Advisory
Have you ever been a victim of online fraud? Even if you’ve been fortunate enough…
July 2022 Form of the Month: OREF 105 – Solar Panel System Advisory & Addendum
July may have you thinking of bright sunny days and vacations spent soaking up those…
Did You Know? OREF 040 & 041 – Disclosed Limited Agency
Welcome to OREF’s first installment of our Did You Know Series. This series provides additional…
Introducing the New Executive Officer of OREF Melissa Peterson
Oregon Real Estate Forms, LLC (OREF) is proud to announce that Melissa Peterson has been…