Oregon Landlord-Tenant Law at a Glance
Oregon was the first state to adopt statewide rent stabilization: increases are capped at 7% plus inflation, never more than 10% a year, and need 90 days’ written notice (ORS 90.323). A tenant who falls behind gets a 10-day or 13-day notice to pay.
How Long Does a Landlord Have to Return a Security Deposit in Oregon?
An Oregon landlord has 31 days after the tenancy ends and the tenant moves out to return the deposit with a written accounting.
| Maximum Deposit | No statutory limit |
| Return Deadline | 31 days |
| Interest Required | No |
| Itemized Statement | Required |
| Statute Reference | ORS 90.300 |
How Much Can a Landlord Raise Rent in Oregon?
An Oregon landlord cannot raise rent in the first year of a tenancy, and after that only once every 12 months, by no more than 7% plus CPI (10% maximum), with 90 days’ written notice.
| Grace Period | No late fee until rent is 4 days late |
| Late Fee Limit | Reasonable flat fee, or 5% of periodic rent per 5-day period |
| Rent Control Status | Statewide cap: 7% + CPI, maximum 10% |
| Rent Increase Notice | 90 days; not in the first year |
| Statute Reference | ORS 90.260, 90.323 |
How to Evict a Tenant in Oregon
An Oregon landlord can serve a 10-day notice after rent is 8 days late, or a 13-day notice after it is 5 days late; after the first year, most no-cause terminations are prohibited.
| Non-Payment Notice | 10 days (served on day 9) or 13 days (served on day 6) |
| Lease Violation Notice | 30 days, with 14 days to cure |
| Month-to-Month Notice | 30 days in the first year; cause required after |
| Illegal Activity | 24 hours for outrageous conduct |
| Statute Reference | ORS 90.392, 90.394, 90.396, 90.427 |
Can a Landlord Enter Without Permission in Oregon?
No. Oregon requires at least 24 hours’ notice before entry except in an emergency.
| Notice Required | 24 hours |
| Emergency Entry | Allowed without notice |
| Permitted Reasons | Inspect, repairs, agreed services, show the unit |
| Statute Reference | ORS 90.322 |
What Must a Oregon Lease Disclose?
- Lead-based paint disclosure (pre-1978 housing)
- Smoking policy for the premises (ORS 90.220)
- Whether the unit is in a 100-year floodplain (ORS 90.228)
- Utility and service billing arrangements (ORS 90.315)
- Pending foreclosure or legal proceedings (ORS 90.310)
What Repairs Is a Landlord Responsible For in Oregon?
Oregon landlords must keep the unit habitable, and tenants can repair minor defects themselves and deduct up to $300.
What Oregon landlords must maintain
- • Maintain weatherproofing, plumbing, heating, water and electrical systems (ORS 90.320)
- • Keep the unit free of pests and hazards, with working smoke and carbon monoxide alarms
What a Oregon tenant can do
- • Repair and deduct minor defects (limit below)
- • Obtain essential services and deduct the cost
| Repair & Deduct | Up to $300 for minor habitability defects |
| Statute Reference | ORS 90.320, 90.365, 90.368 |