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Oregon landlord-tenant law.

Updated August 2026. Oregon was the first state with a statewide rent increase cap (SB 608, 2019, codified at ORS 90.323/90.324); local governments cannot impose their own rent control on top of it.

Deposit limit

No statutory maximum on the deposit amount a landlord may charge (ORS 90.300)

Deposit return

Landlord must return the deposit, or provide a written accounting of deductions for unpaid rent or damage beyond normal wear and tear, within 31 days after the tenancy ends and the tenant delivers possession (ORS 90.300(13))

Notice to pay

For most tenancies the landlord may serve either a 10 day notice (not sooner than the 8th day of the rental period) or a 13 day notice (not sooner than the 5th day); week to week tenancies get a 72 hour notice (not sooner than the 5th day); the notice must state the amount owed and the cure deadline (ORS 90.394)

Landlord entry

Landlord must give at least 24 hours actual notice before entry for repairs, inspections, or showings, and may enter only at reasonable times; no notice is required in a genuine emergency (ORS 90.322)

Security deposits

Deposit limit. No statutory maximum on the deposit amount a landlord may charge (ORS 90.300)

Getting it back. Landlord must return the deposit, or provide a written accounting of deductions for unpaid rent or damage beyond normal wear and tear, within 31 days after the tenancy ends and the tenant delivers possession (ORS 90.300(13))

Late fees and rent

Allowed only if the written agreement specifies it and rent is not received by the fourth day of the rental period; the fee must be either a reasonable flat amount charged once per period, or an escalating fee up to 6 percent of a reasonable flat amount per day or 5 percent of the periodic rent for each 5 day period rent remains unpaid (ORS 90.302, ORS 90.260)

Ending a tenancy

Nonpayment of rent. For most tenancies the landlord may serve either a 10 day notice (not sooner than the 8th day of the rental period) or a 13 day notice (not sooner than the 5th day); week to week tenancies get a 72 hour notice (not sooner than the 5th day); the notice must state the amount owed and the cure deadline (ORS 90.394)

Month-to-month termination. During the first year of occupancy, either party may end a month-to-month tenancy with at least 30 days written notice. After the first year, the landlord must have a qualifying reason (demolition or conversion, major repairs, owner or family move-in, or a pending sale to an owner-occupant buyer) and must give at least 90 days written notice (ORS 90.427)

Landlord entry

Landlord must give at least 24 hours actual notice before entry for repairs, inspections, or showings, and may enter only at reasonable times; no notice is required in a genuine emergency (ORS 90.322)

Required disclosures

  • Federal lead-based paint disclosure and EPA pamphlet for housing built before 1978 (42 U.S.C. 4852d)
  • Written disclosure of the smoking policy for the premises (ORS 90.220(4))
  • Disclosure if the unit is located in a 100 year flood plain (ORS 90.228)
  • Written disclosure of the name and address of the person authorized to manage the premises and of the owner or agent for service of process and notices (ORS 90.305)

Lease clauses that do not hold up

  • Any clause where the tenant waives or forgoes rights or remedies under the Oregon Residential Landlord and Tenant Act (ORS 90.245)
  • Confession of judgment clauses (ORS 90.245)
  • Clauses exculpating or limiting the landlord's liability for its own willful misconduct or negligence (ORS 90.245)
  • Liquidated damages clauses, except the specific fee schedules the statute itself allows (ORS 90.245, 90.302)

Notes for landlords

The statewide rent cap is recalculated every year: it is the lesser of 10 percent or 7 percent plus the September year over year change in the CPI-W West Region, published by the Department of Administrative Services by September 30 (ORS 90.324); buildings with a certificate of occupancy issued less than 15 years before the increase notice are exempt. After a tenant's first year, a landlord cannot end a month-to-month tenancy without both 90 days notice and one of the statute's specific qualifying reasons, which is a common compliance trap.

Sources

This guide is general legal information for landlords, not legal advice. Statutes change and local ordinances can add stricter rules on top of state law. Confirm any requirement with the current statute or a licensed attorney in your state before acting on it.

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