New Forms: Rent Forbearance Request, COVID-19 Agreement, Balance Reminder & Resident Resources

Posted By: Jonathan Clay Central Oregon, Advocacy Alerts, Mid-Willamette Valley, Portland/SW Washington, SWV News,

We recognize that the COVID-19 health crisis is severely straining many residents’ finances. Our goal is to help keep residents safely in their homes. Multifamily NW has modified the Rental Forms Collection to accommodate rent forbearance and moratorium on residential evictions during the COVID-19 pandemic. Multifamily NW is providing these new COVID-19 forms free of charge. Follow the link to download the forms. These forms are also available at the and



Click on the links below to download and use these forms free of charge. Updated versions became available on April 24th, 2020 and the Oregon Balance Reminder and Washington Payment Plan forms were updated again on July 1, 2020 for compliance.

NEW FORM: Emergency COVID-19 Agreement M175 OR
This new form is written for Oregon specifically and provides an agreement for the resident’s future payments of rent due to their requested rent forbearance from financial hardships. This form can detail the deferral of rent payments and repayment dates.


NEW FORM: Washington Emergency COVID-19 Payment Plan M175 WA
This form was recently updated once more for compliance in Washington State. If specifically  provides required language and format to arrange payment plans due to financial hardships. 

NEW FORM: Emergency COVID-19 Balance Reminder M176 OR-WA
This new form was updated as of July 1st for compliance with HB 4213.  It is related to the existing Notification of Balance Due. It's a better option for ongoing communication with your residents, keeping them updated on any balances owed during the COVID-19 pandemic.


Remember, no late fee may be charged or collected for rent that is delayed for the reasons stated in this moratorium. Additionally, a landlord may not seek rent that is delayed for the reasons stated in the moratorium through the eviction process. Depending on the jurisdiction, residents can have 6 months to pay back the deferred rent after the expiration of the COVID-19 emergency.


To assist our members and the general public comply with various eviction moratoria across Oregon, the following forms are not being sold and have been disabled in both and the until October 1, 2020:

  • M015 OR 144-Hour Notice of Termination for Nonpayment of Rent
  • M020 OR 72-Hour Notice of Termination for Nonpayment of Rent
  • M019 OR End of Tenancy Notice (MTM or Non-Renewal) Not for Portland or Milwaukie
  • M049 OR 90-Day End of Tenancy Notice (MTM or Non-Renewal) Portland/Milwaukie
  • M085 OR Termination Without Stated Cause – Owner Occupied with 2 or less Units (Terminations issued after the 1st Year)
  • M067 OR Fixed Term Renewal Offer
  • M042 OR Notification of Balance Due


Various levels of government have announced restrictions, moratoriums and postponements of residential evictions. The city/county level restrictions are in effect so long as they renew their declaration of an emergency due to COVID-19. The Governor’s restriction on law enforcement’s FED action extends into the 3rd week of June. The courts will not schedule FED first appearances (for any lease violation) until June 1st. The Governor’s 20-13 Executive Order prohibits the landlord from serving any nonpayment termiantion notice, even a 72-Hour Notice of Termination for Nonpayment of Rent. 

  • On March 11 Multnomah County Chair Deborah Kafoury issued Executive Rule 388 declaring the COVID-19 pandemic an emergency and placed a moratorium on all residential evictions in Multnomah County for tenants on the basis of nonpayment of rent due to wage loss resulting from COVID-19.
  • On March 22 Oregon Gov. Brown issued an Executive Order 20-11, a 90-day prohibition for law enforcement officers from serving, delivering or acting on any FED residential evictions for nonpayment.
  • On March 27 (renewed from March 16) the Oregon Chief Justice declared a “level 3” restriction on court operations that postpones FED first appearance until June 1, 2020. This postponement includes all FEDs, not only for nonpayment.
  • On March 27, 2020 the federal CARES Act was signed into law enacting a 120-day moratorium on eviction for landlords that receive federal funds (including Section 8 and Low Income Tax Credit Housing), and landlords with federally-backed mortgage loans. During the moratorium covered landlords cannot file an FED for nonpayment, charge late fees for nonpayment or serve notices to vacate for nonpayment.
  • On April 1st Oregon Gov. Brown issued Executive Order 20-13, a 90-day prohibition for landlords to file, serve, deliver or act on any terminaion notice, order or writ of termination or the equivalent for nonpayment. This applies to both residential and commercial tenancies.
  • On April 16th Multnomah County extended its eviction moratorium mirror Gov. Brown EO 20-13 extending protections to commercial properties and no longer requiring residential tenants to provide a reason to qualify or notification deadline for communication with the landlord. The 6-month grace period for repayment of missed rent payments remains after the expiration of either the State or County moratorium, whichever is later. 
  • On May 1st Oregon Gov. Brown issued Executive Order 20-24, an extention of her earlier declaration of emergency due to COVID-19 an additional 60 days, through July 6, 2020 unless terminated earlier by the Governor.
  • On June 26th HB 4213 passed the Oregon Legislature during its first Special Session of 2020. The bill continues and further defined the eviction moratorium. At this point the eviction moratorium will end on September 30th. The grace period for residents to become current with any unpaid rent during the COVID-19 emergency period (April 1 - Sept 30) is March 31, 2021.

These regulations can be amended without much notice. Members are encouraged to contact their legal counsel with questions related to rent forbearance and eviction moratorium. Multifamily NW now offers online training – check our website for upcoming educational opportunities.


If your residents need help paying for rent, utilities, or relocation costs, direct them to contact these agencies: