863-025-0027 Handling Disbursements (1) If interest earned in a clients' trust account under OAR 863-025-0025(5)(b) or in a security deposits account under OAR 863-025-0025(8)(b) inures to the benefit of the property manager, such interest must be disbursed to the property manager within ten calendar days from the date of the bank statement on which such interest first appears. (2) A property manager must maintain and account for all checks used for a clients' trust account or security deposits account including, but not limited to, voided checks. All such checks must: (a) Include the account number; and (b) Be pre-numbered or, if checks are computer-generated, must be numbered consecutively. (c) If the account is a clients' trust account, include the words "clients' trust account" or “client trust acct”, but may include additional identifying language; and (d) If the account is a security deposits account, include the words "clients' trust account — security deposits" or “client trust account SD”, but may include additional identifying language. (3) A property manager must not disburse funds from a clients' trust account or security deposits account unless there are sufficient funds, as defined in OAR 863-025-0010, in the ledger account against which the disbursement is made. (4) A property manager may only transfer funds from an owner’s ledger account to one or more different owners' ledger accounts if: (a) Each of the affected owners authorizing the transfer have signed and dated an agreement authorizing such transfer that is separate from any property management agreements; (b) At the time of the transfer, the property manager enters the transfer information on each affected owner’s ledger account, including but not limited to the amount of the transfer, date of the transfer and the source or destination of the transferred funds, as appropriate; and (c) The property manager gives each owner a separate monthly accounting on the transfer or includes the accounting of the transfer activity in the regular monthly report to the owner. (5) A property manager may only transfer funds between two or more owner's ledger accounts maintained for the same owner if: (a) The owner has given the property manager prior written approval in the property management agreement or in an addendum to the agreement; and (b) At the time of the transfer, the property manager enters the transfer information in each of the owner's affected ledger accounts including, but not limited to, the amount of the transfer, date of the transfer and the source or destination of the transferred funds, as appropriate. (6) A property manager must disburse earned management fees from the clients’ trust account at least once each month unless a different schedule of disbursement is specified in the property management agreement, and may only disburse such fees if sufficient funds are available. (7) A property manager may not disburse funds from a clients' trust account or security deposits account based upon a wire or electronic funds transfer deposited into the account, until the deposit has been verified by the property manager. The property manager must arrange with the account depository and other entities for written verification of when funds are received or disbursed by wire or electronic transfer. (8) Upon request by the Commissioner or an authorized representative of the Commissioner, a property manager must demonstrate that a sufficient credit balance, as defined in OAR 863-025-0010, existed in a ledger account at the time of a disbursement is made from a clients' trust account or security deposits account by producing financial records showing that such disbursement did not involve the use of any other owner's or tenant's trust funds. (9) A property manager must record the transfer of any funds from a clients' trust account or security deposits account by a check, by written proof of transmittal or receipt retained in the property manager's records. The property manager must record the transfer of other documents by written proof of transmittal or receipt retained in the property manager's records. A property manager may transfer funds electronically via the Internet or Automated Clearing House (ACH) software from a client's trust account to a bank account maintained by the owner and a property manager may make payments electronically to a vendor's account for expenses relating to the owner's property. If the software program used for the transfer does not automatically update the owner's ledger, the property manager must manually record the transfer in the owner's ledger. At the time the transfer is made, the property manager must print and preserve a hard copy of the electronic record of the transfer. (10) A property manager may use a bank lockbox process in which the bank collects payments from tenants, creates an electronic record of the transaction, and deposits the payments into the appropriate clients' trust account by following the written instructions of the property manager only if the lockbox process is authorized in a property management agreement and: (a) The property manager is responsible for determining that the lockbox process and lockbox software program provide controls adequate to ensure the security of the funds and to provide an accurate accounting for them; (b) For the purposes of this rule, the bank is considered an agent of the property manager; and (c) The software program for the lockbox process must permit monthly reconciliations of the accounts into which the deposits are made and printing of daily deposit records for the period of time required for retention of other records. Statutory/Other Authority: ORS 696.385 Statutes/Other Implemented: ORS 696.241 & ORS 696.280 History: REA 1-2017, adopt filed 11/17/2017, effective 01/01/2018