Oregon Landlord-Tenant Law

At a Glance

Security Deposits

Oregon does not set a statutory maximum on security deposits, but the amount charged must be reasonable. Landlords may collect both a security deposit and a prepaid rent deposit, but must clearly distinguish between them.

Landlords must return the deposit within 31 days of the tenant vacating the unit, along with an itemized written accounting of any deductions. The landlord must also provide receipts or documentation for deductions upon request.

If the landlord fails to comply, the tenant may recover up to twice the amount wrongfully withheld.

cite: Or. Rev. Stat. § 90.300

Eviction Procedures

Oregon requires landlords to follow specific legal procedures to evict a tenant. Self-help evictions (changing locks, shutting off utilities, removing belongings) are illegal.

Notice Requirements

• 72-Hour Notice: For nonpayment of rent (first offense within a 12-month period)
• 144-Hour Notice: For nonpayment of rent (repeat offense within 12 months)
• 30-Day Notice: For lease violations (with opportunity to cure within 14 days)
• 90-Day No-Cause Notice: For month-to-month tenancies (first year of tenancy in Portland requires additional relocation assistance)

Just Cause Eviction

Under Oregon's statewide rent control law (SB 608), landlords of covered properties cannot terminate a tenancy without cause after the first 12 months of occupancy. No-cause terminations during the first year still require 30 days' notice. After the first year, landlords must provide a qualifying reason and 90 days' notice for no-cause terminations, along with one month's rent as relocation assistance.

Portland has additional just cause eviction protections that apply from the beginning of the tenancy.

cite: Or. Rev. Stat. § 90.392–90.398

Rent Control

Oregon was the first state in the U.S. to enact statewide rent control. Senate Bill 608 (effective February 2019) limits annual rent increases to 7% plus the local Consumer Price Index (CPI) for covered properties.

Exemptions

• Properties less than 15 years old
• Units receiving government subsidies
• Properties where the landlord occupies a unit in a duplex
• The first year of a new tenancy (landlords may set initial rent freely)

Landlords must provide at least 90 days' written notice before any rent increase for tenancies longer than one year.

cite: Or. Rev. Stat. § 90.323

Lease Agreements

Oregon does not require a written lease for month-to-month tenancies, but any lease for 12 months or longer should be in writing to be enforceable.

Required Disclosures

Oregon landlords must provide the following disclosures:

• Lead-based paint (pre-1978 properties)
• Flood zone: Whether the property is in a 100-year floodplain
• Mold: Disclosure of known mold contamination
• Smoking policy: The landlord's smoking and vaping policy for the property
• Recycling: Information about available recycling services
• Carbon monoxide alarms: Confirmation of installation and maintenance
• Owner/manager identity: Name and address of the property owner and any property manager

cite: Or. Rev. Stat. § 90.100–90.265

Tenant Rights

Oregon provides broad protections for tenants:

• Habitability: Landlords must maintain rental units in habitable condition, including working plumbing, heating, electricity, and structural integrity
• Retaliation protection: Landlords cannot retaliate against tenants who exercise their legal rights (e.g., reporting code violations, organizing tenant unions)
• Discrimination protection: Oregon fair housing laws prohibit discrimination based on race, religion, sex, sexual orientation, gender identity, disability, familial status, source of income, and other protected categories
• Right to privacy: Landlords must provide 24 hours' written notice before entering a tenant's unit
• Repair and deduct: Tenants may make essential repairs and deduct the cost from rent if the landlord fails to address habitability issues after reasonable notice
• Domestic violence protections: Victims of domestic violence, sexual assault, or stalking may terminate a lease early without penalty

cite: Or. Rev. Stat. § 90.360–90.450