Oregon Tenant Resources
Your comprehensive guide to rental laws, guidelines and advocacy in Oregon
What are the late fee regulations in Oregon?
Oregon law allows landlords to charge late fees only after rent is at least 4 days late. Late fees must be reasonable and specified in a written rental agreement. The maximum late fee is 5% of the monthly rent for each 5-day period or portion thereof, not to exceed a total of 25% of monthly rent. Landlords must wait at least 4 days after rent is due before charging any late fee, and the rental agreement must specify both the amount and timing of late fees.
What are the rules for security deposits in Oregon?
Oregon law does not set a maximum limit on security deposits, but requires landlords to provide a written accounting of all deposits held. Landlords must return deposits within 31 days after tenant moves out. They can only deduct for unpaid rent, damage beyond normal wear and tear, and other lease violations. Landlords must provide a written accounting of any deductions. If the landlord fails to provide an accounting or return deposits within 31 days, they may be liable for double the amount wrongfully withheld.
What are the eviction rules and tenant protections in Oregon?
Oregon requires: 1) 72-hour notice for non-payment of rent after 7-day grace period, 2) 30-day notice for month-to-month termination (60 days if tenancy over 1 year), 3) 14-day notice for lease violations with opportunity to cure. Self-help eviction is illegal. For no-cause evictions, landlord must give 90 days' notice and pay relocation assistance in some cities. Tenants have additional protections during first year. Special protections exist for victims of domestic violence, sexual assault, or stalking. Rent withholding is allowed for repairs after proper notice.
What are the maintenance requirements for landlords in Oregon?
Oregon law requires landlords to maintain: 1) Building structural elements in good repair, 2) Plumbing, heating, and electrical systems in working order, 3) Weather protection and waterproofing, 4) Safe and sanitary common areas, 5) Pest-free conditions, 6) Compliance with local housing codes. The Oregon Residential Landlord and Tenant Act sets basic standards for habitability. Tenants must provide written notice of repair needs. If landlords fail to make repairs within 7 days for essential services or 30 days for other repairs, tenants may withhold rent, make repairs and deduct costs (up to $300), or file a complaint with local housing authorities.
What notice is required for landlord entry in Oregon?
Oregon law requires landlords to provide at least 24 hours notice before entering a rental unit, except in emergencies. Entry must be during reasonable hours (generally 7am-7pm). The notice must specify the exact date and reasonable time period for entry. Landlords must have a legitimate purpose such as repairs, inspections, or showing the unit. For showing to prospective tenants/buyers, landlords can give a general notice of intent to show during reasonable hours. Unauthorized entry may result in tenant's right to obtain injunctive relief and actual damages.
What are the rules for rent increases in Oregon?
Oregon law requires landlords to provide 90 days written notice before increasing rent. During any 12-month period, rent increases are capped at 7% plus the consumer price index (CPI). For fixed-term leases, rent can only be increased at renewal unless specifically allowed in the lease. Rent increases cannot be retaliatory or discriminatory. Properties less than 15 years old are exempt from rent control. Landlords must wait 12 months after the beginning of the tenancy or the last rent increase before raising rent again. Local jurisdictions may have additional requirements.
What are my rights regarding repairs in Oregon?
Oregon tenants have specific repair rights under state law: 1) Notify landlord in writing of needed repairs, 2) Give landlord reasonable time to make repairs (7 days for essential services, 30 days for other repairs), 3) If landlord fails to make repairs, tenants can: terminate the rental agreement with 48 hours notice for essential service issues, make repairs and deduct up to $300 from rent, withhold rent, or file a complaint with local housing authorities. Oregon's Residential Landlord and Tenant Act establishes minimum standards for habitability. Tenants must document all repair requests and landlord communications. For serious habitability issues affecting health/safety, tenants may terminate the lease with proper notice.
What are the rules about security deposit deductions in Oregon?
Oregon landlords can deduct for: 1) Unpaid rent or utilities, 2) Damage beyond normal wear and tear, 3) Other lease violations. They must return deposits within 31 days of move-out and provide an itemized list of deductions. Oregon law does not set a maximum security deposit amount, but landlords must provide written documentation of all deposits held. Tenants must receive a move-in inventory checklist documenting the unit's condition. Landlords who fail to follow security deposit laws may be liable for twice the amount wrongfully withheld plus reasonable attorney fees.
What are Oregon's requirements for smoke detectors?
Oregon law requires working smoke detectors in all rental units. They must be installed on each floor including basements, outside each sleeping area, and inside each bedroom. Smoke alarms must be UL listed and properly maintained. Carbon monoxide detectors are required in all residential properties with a carbon monoxide source (fuel-burning appliances, fireplaces, attached garages, etc.). Landlords must ensure detectors are working at the start of each tenancy and test them between occupancies. Tenants are responsible for testing devices and replacing batteries during their tenancy. Tampering with smoke detectors is illegal under Oregon law.
What disclosures are required from Oregon landlords?
Oregon landlords must disclose: • Lead paint (pre-1978 buildings) as required by federal law • Security deposit terms and documentation • Rent control exemption status • Property manager/owner contact information • Utility arrangements and responsibilities • Any existing damage or defects • Notice of entry rights • Information about any outstanding code violations • Smoke and carbon monoxide detector compliance • Presence of known environmental hazards • Flood plain location (if applicable) • History of drug manufacturing (if applicable) • Pending sale, foreclosure or default (if applicable) • Bedbug infestation history
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Legal Disclaimer: The information provided on this website is for general informational purposes only and should not be considered as legal advice. While we strive to keep the information up-to-date and accurate, laws and regulations can change frequently. Specific situations may vary, and the application of rental laws can depend on numerous factors. We recommend consulting with a qualified legal professional for advice regarding your specific circumstances.
