Oregon Landlord-Tenant Laws
A comprehensive guide to residential rental laws in Oregon, organized by category with direct links to official statutes.
Last Updated: March 2026 | Primary Source: ORS Chapter 90
⚖️ Legal Disclaimer
This guide provides general information about Oregon landlord-tenant law and is not legal advice. Laws change frequently. For specific situations, consult a licensed Oregon attorney or contact Oregon State Bar Lawyer Referral at (503) 684-3763.
Rental Agreements
Laws governing the creation, terms, and requirements of rental contracts in Oregon.
Required Lease Terms & Conditions
ORS 90.220
Establishes what terms landlords may include in rental agreements, including rent amount, payment due dates, lease duration, and policies on smoking, pets, and guests. Written leases are required for fixed-term agreements longer than one month.
Read Full Statute →Prohibited Lease Provisions
ORS 90.245
Certain lease terms are unenforceable in Oregon, including provisions that waive tenant rights, limit landlord liability for negligence, or require tenants to pay attorney fees regardless of outcome.
Read Full Statute →Landlord Disclosure Requirements
ORS 90.305 & 90.310
Landlords must disclose the owner's or property manager's identity and contact information, any pending legal proceedings affecting the property, and floodplain location.
- Owner/manager identity and contact required
- Lead-based paint disclosure for pre-1978 buildings (federal)
- Floodplain location disclosure (ORS 90.228)
Application Screening Fees
ORS 90.295
Landlords may charge a reasonable application fee to cover actual screening costs. If denied, landlords must provide written reasons within 14 days and conduct individualized review for criminal history.
Read Full Statute →Security Deposits
Rules for collecting, holding, and returning security deposits.
Security Deposit Rules
ORS 90.300
Oregon does not cap security deposit amounts statewide, but landlords must follow strict rules for handling and returning deposits. Portland has additional local restrictions.
- Return deadline: 31 days after tenancy ends
- Itemized statement required for any deductions
- No pet deposits for service/assistance animals
- Penalty: Up to 2x deposit if wrongfully withheld
- Portland limit: 1 month rent (or 0.5 month if last month's rent collected)
Permissible Deductions
ORS 90.300(7)-(10)
Landlords may deduct from security deposits for unpaid rent, damage beyond normal wear and tear, and cleaning costs to restore the unit to move-in condition. Normal wear and tear cannot be charged.
Read Full Statute →Rent & Payment Rules
Regulations covering rent collection, late fees, and payment processing.
Late Fees
ORS 90.260
Late fees are only allowed if specified in the lease and rent is more than 4 days late. Fee structures are regulated:
- One-time reasonable flat fee, OR
- Daily fee (max 6% of one-time flat fee), OR
- 5% of monthly rent charged every 5 days until paid
Returned Check Fees
ORS 30.701
If a tenant's rent check bounces, the landlord may charge a fee not exceeding $35 plus any bank charges incurred.
Read Full Statute →Utility Payments & Charges
ORS 90.315
Landlords must clearly disclose utility billing arrangements. If utilities are shared or sub-metered, specific disclosure and billing requirements apply.
Read Full Statute →Rent Increases & Rent Control
Oregon's statewide rent stabilization laws limit how much and how often rent can be increased.
Maximum Rent Increase
ORS 90.323 & 90.324
Oregon limits annual rent increases to 7% plus the Consumer Price Index (CPI), with a maximum cap of 10%. For 2026, the maximum increase is 9.5%.
- 2026 Maximum: 9.5% for most residential rentals
- Notice required: 90 days (7 days for week-to-week)
- Frequency: Only once per 12-month period
- Exempt: Buildings less than 15 years old
- No increases during first year of tenancy
View Current Rates (DAS) →
Habitability & Repairs
Landlord obligations to maintain safe, livable rental properties.
Warranty of Habitability
ORS 90.320
Landlords must maintain rental properties in habitable condition, complying with all building and housing codes. This includes functioning plumbing, heating, electrical systems, and weatherproofing.
- Working plumbing, hot/cold water, and heating
- Functional electrical and lighting
- Locks on exterior doors, latches on windows
- Compliance with all building and safety codes
- Smoke and carbon monoxide detectors
Tenant Remedies for Habitability Issues
ORS 90.360, 90.365, 90.368
If landlords fail to maintain habitability, tenants have several remedies including repair-and-deduct (for minor issues under $300), rent withholding for serious issues, or termination of the lease.
Read Full Statute →Tenant Duties
ORS 90.325
Tenants must keep the unit clean, use fixtures properly, dispose of waste, not deliberately damage the property, and comply with lease terms and building codes.
Read Full Statute →Landlord Entry Rights
Rules governing when and how landlords may access rental units.
Notice & Access Requirements
ORS 90.322
Landlords may enter for inspections, repairs, showings, and maintenance, but must follow strict notice requirements.
- Standard notice: At least 24 hours' actual notice
- Entry times: Only at reasonable times
- Emergency entry: No notice required for emergencies
- Post-emergency: Written notice within 24 hours after emergency entry
- Repair requests: No additional notice needed if tenant requested repairs in writing
Lease Termination
Notice requirements and procedures for ending rental agreements.
Termination Without Cause
ORS 90.427
Oregon restricts "no-cause" terminations after the first year of tenancy. Landlords must have a qualifying reason or tenant cause to terminate after year one.
- First year (month-to-month): 30 days notice without cause
- After first year: Requires qualifying landlord reason or tenant cause
- Week-to-week: 10 days notice
- Portland/Milwaukie: 90 days notice required
Qualifying Landlord Reasons (After Year 1)
ORS 90.427(5)-(6)
After the first year, landlords may only terminate with 90 days notice for specific reasons, and must pay relocation assistance (one month's rent) if they own 5+ units:
- Demolition or conversion to non-residential use
- Major renovations making unit unfit for occupancy
- Landlord or immediate family member moving in
- Sale to buyer who will occupy as primary residence
Tenant Termination by Domestic Violence Victims
ORS 90.453
Victims of domestic violence, sexual assault, or stalking may terminate their lease with 14 days written notice, accompanied by verification of their status.
Read Full Statute →Eviction Procedures
Notice requirements and grounds for eviction actions.
Nonpayment of Rent
ORS 90.394
Landlords must provide written notice before filing eviction for unpaid rent. The notice period depends on when the notice is served.
- 10-day notice: If rent is 8+ days late
- 13-day notice: If rent is 5+ days late
- 72-hour notice: Week-to-week tenancies only
- Notice must state amount due and deadline to pay
Lease Violations (For Cause)
ORS 90.392
For lease violations other than nonpayment, landlords must give 30-day notice with 14 days to cure the violation. Repeat violations within 6 months may result in 10-day notice without cure period.
Read Full Statute →Immediate Termination (24-Hour Notice)
ORS 90.396
Landlords may issue 24-hour termination notices for severe conduct including serious personal injury threats, substantial property damage, or extremely outrageous acts.
Read Full Statute →Drug/Alcohol Violations
ORS 90.398
Specific termination procedures apply for drug and alcohol violations, including manufacturing, delivery, or possession of controlled substances on the premises.
Read Full Statute →Fair Housing & Discrimination
Protected classes and anti-discrimination requirements for Oregon rentals.
Oregon Fair Housing Act
ORS 659A.421
Oregon prohibits housing discrimination based on protected characteristics. Oregon's protections exceed federal law by including additional classes.
- Federal protected classes: Race, color, religion, sex, national origin, familial status, disability
- Oregon additions: Marital status, source of income (including Section 8), sexual orientation, gender identity, domestic violence survivor status
- Local additions: Some cities add additional protections
Source of Income Protection
ORS 659A.421
Landlords cannot discriminate against tenants who use housing assistance programs like Section 8 vouchers. Source of income is a protected class in Oregon.
Read Full Statute →Immigration Status Protections
ORS 90.306 & 90.388
Landlords cannot inquire into or discriminate based on immigration or citizenship status. Acceptable identification documents are specified, and Social Security numbers cannot be required.
Read Full Statute →Filing a Discrimination Complaint
Oregon Bureau of Labor & Industries (BOLI)
Complaints must be filed within one year of the discriminatory act. BOLI investigates and may offer mediation or take enforcement action.
File a Complaint with BOLI →Tenant Protections
Additional safeguards for Oregon renters.
Retaliation Prohibited
ORS 90.385
Landlords cannot retaliate against tenants who exercise their legal rights, such as requesting repairs, joining tenant organizations, or filing complaints with government agencies.
Read Full Statute →Portable Cooling Devices
ORS 90.355
Tenants have the right to use portable cooling devices (air conditioners, fans) in their units during hot weather, with certain reasonable limitations.
Read Full Statute →Electric Vehicle Charging
ORS 90.462
Tenants have rights regarding installation and use of electric vehicle charging stations, subject to certain conditions and landlord approval processes.
Read Full Statute →Abandoned Property
ORS 90.425
When tenants abandon property, landlords must follow specific notice and storage procedures before disposing of belongings.
Read Full Statute →