Oregon landlord tenant law: the rules a landlord meets

Oregon security deposit law

Most you can take

No cap in statuteNo statute sets this

Back to the tenant within

31 daysORS 90.300

Rent and late fees

Late fee

Must be reasonableORS 90.260Either a reasonable flat fee once per period, a daily fee up to 6% of that flat fee, or 5% of the rent for each 5-day period of delinquency.

Grace period before a fee

4 daysORS 90.260

Oregon rent increase laws and rent control

Notice before a rent increase

90 daysOr. Rev. Stat. § 90.323No increase in the first year, at most one a year, 90 days' written notice (7 days for week-to-week). Units with a certificate of occupancy under 15 years old are exempt from the cap.

Rent control

Statewide capOr. Rev. Stat. § 90.323

Cap on the increase

7% plus CPI, max 10% a year (9.5% for 2026, 10% for 2027)Or. Rev. Stat. § 90.323

Entering the property: notice to the tenant

Notice before you enter

24 hoursORS 90.322(1)

Ending a tenancy and eviction notices

Ending a month-to-month tenancy

30 daysORS 90.427(3), (5), (6)30 days without cause only during the first year of occupancy. After the first year, only for tenant cause or a qualifying landlord reason with 90 days' notice and, unless the landlord owns 4 or fewer units, one month's rent in relocation payment.

Unpaid rent

10 daysOr. Rev. Stat. §§ 90.394, 90.395, 90.155“10-day notice of nonpayment”Paying in full within the period stops itGiven no sooner than the 8th day of the rental period, or a 13-day notice from the 5th day; week-to-week tenancies use a 72-hour notice. The notice must state the amount and the deadline to cure, add 3 days if mailed, and go with the required notice on rental assistance.

Another breach of the lease

30 daysOr. Rev. Stat. § 90.392“30-day notice of termination for cause”The tenant can fix the breach within the periodThe cure date must be at least 14 days after delivery. A substantially similar violation within six months allows a 10-day notice with no right to cure.

Lockouts and shutoffs

Banned: lockouts and utility shutoffsOr. Rev. Stat. § 90.375

The Oregon eviction process, step by step

Disclosures a Oregon lease has to carry

• At or before the start of the tenancy the landlord must disclose in writing the manager and an owner or agent authorised to receive notices and service of process. (ORS 90.305)
• The rental agreement must disclose the smoking policy for the premises. (ORS 90.220)
• The landlord must give written notice if the dwelling is in a 100-year flood plain. (ORS 90.228)
• The landlord must disclose any utility or service the tenant pays directly that also benefits the landlord or other tenants. (ORS 90.315(2))