Oregon Landlord-Tenant Rights (2026)

jacob-thomason Updated on April 28, 2026 1335 views 2

Understanding Oregon landlord-tenant law is important whether you own a rental or live in one. These laws explain what landlords can do and what tenants can expect.

This guide covers Oregon renters’ rights, Oregon tenant rights, and landlord-tenant laws in Oregon in a simple way so you can follow the rules with confidence.

Oregon has some of the most detailed oregon rental laws in the United States. The state follows the Oregon Residential Landlord and Tenant Act (ORS Chapter 90), which sets clear rules for rent increases, eviction, repairs, and tenant protections. This article is updated for 2026, based on the latest rules under the Oregon landlord-tenant law updates.

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Key Insights: Oregon Landlord Tenant Law 2026

• Oregon set the 2026 rent increase cap at 9.5%, based on the formula under ORS 90.324
• A stricter 6% cap applies to large mobile home parks, introduced under recent law updates
• Landlords can increase rent only once in a 12-month period, ensuring predictable costs for tenants
• Rent control rules apply mainly to properties older than 15 years, while newer buildings are exempt
• Violating rent cap laws can cost landlords up to 3 months’ rent in damages, making compliance critical
• Oregon law requires the state to recalculate rent caps every year, keeping limits aligned with inflation and economic changes

What are Landlords’ and Tenants’ Rights in Oregon? 

What Rights Do Landlords Have in Oregon?

What are my rights as a landlord in Oregon? Even though Oregon is considered tenant-friendly, the Oregon landlord tenant law still gives landlords clear legal rights to manage their property and enforce rules under the Oregon Residential Landlord and Tenant Act (ORS Chapter 90). Let’s look at the most common ones.

Charge Fees for Specified Events as They Arise

Landlords can charge certain fees, but only if they follow oregon rental laws and clearly include them in the rental agreement. Under ORS 90.302, only specific and reasonable fees are allowed.

Common allowed fees include:

• Late rent payment, when a tenant fails to pay rent within the allowed grace period
• Bounced check charges, when a tenant’s payment fails due to insufficient funds
• Costs for removal or tampering with smoke alarms or carbon monoxide detectors
• Charges for violating a signed pet agreement, such as keeping an unauthorized pet
• Cleanup costs when tenants fail to manage garbage, waste, or pet-related mess
• Parking violation fees when tenants break assigned parking rules
• Charges for improper use of vehicles within the premises, such as unauthorized storage or misuse

If a landlord charges a fee outside these rules, tenants can challenge it under the landlord-tenant laws of Oregon.

Initiate Eviction Against a Tenant

Landlords have the legal right to start eviction under Oregon landlord-tenant laws if a tenant does not follow the lease or legal requirements.

This includes cases where the tenant:

• Does not pay rent on time or repeatedly delays payments
• Violates key lease terms, such as unauthorized occupants or misuse of the property
• Engages in illegal activities within the rental unit or the surrounding property
• Provides false or misleading information during the application process
• Causes damage to the property, including damage linked to pets

However, eviction must follow strict steps under Oregon tenant-landlord laws. Landlords must give proper written notice and allow time for the tenant to fix the issue when required by law.

Access to the Property

Can a landlord enter without permission in Oregon? No. Under Oregon renters laws, landlords must give at least 24 hours’ notice before entering a rental unit in most cases.

Entry is allowed for:

• Carrying out repairs or maintenance work requested or required
• Inspecting the property to ensure it is in proper condition
• Showing the unit to potential buyers, tenants, or contractors
• Providing agreed services like pest control or upgrades

The notice must clearly state the date, time, and reason for entry.

Landlords can enter without notice only in emergencies, such as fire or water damage, or if the property has been abandoned. This rule balances landlord access with tenant rights Oregon.

Request or Demand a Security Deposit

Landlords can request a security deposit under ORS 90.300 to protect against unpaid rent or property damage.

Important rules include:

• The deposit amount must be clearly mentioned in the rental agreement before move-in
• Landlords cannot charge a separate deposit for service or companion animals
• The deposit cannot be increased during the first year of tenancy
• If increased after the first year, tenants must be given a reasonable time to pay the added amount

Charge Fees for Bounced Checks

If a tenant’s rent payment fails, landlords can recover damages under ORS 30.701.

• They can charge up to $100 as a standard penalty
• Or claim up to three times the value of the bounced check, depending on the situation

Late Rent Payment Charge or Fee

Landlords can charge a late fee, but only if they follow strict rules under ORS 90.260.

• Rent must remain unpaid for at least 4 full days after the due date
• The late fee must be clearly written in the lease agreement
• The fee must be reasonable and not excessive
• In most cases, the charge is limited to about 5% of the monthly rent or a structured daily fee

Landlords cannot charge a late fee before the grace period ends, even if stated otherwise in the lease. This ensures fair enforcement of Oregon rent late fee rules while protecting tenant rights.

What Rights Do Tenants Have in Oregon? 

Is Oregon a tenant-friendly state? Yes! The state is rightfully considered a haven for tenants, and for good reason. It stands out with its renter-first approach, thanks to its strong policies against all forms of housing discrimination and retaliation, as well as regulations on rent control, sanitary premises, and tenant rights regarding pets.  

No Discrimination

Every tenant in Oregon has the right to fair housing. Landlords cannot treat tenants unfairly based on:

• Race, color, or religion
• Sex or gender identity
• National origin
• Disability or source of income
• Marital status or sexual orientation
• Status as a domestic violence survivor

Under Senate Bill 599, landlords cannot ask about or discriminate based on immigration or citizenship status. They also cannot threaten to share this information to pressure or remove tenants.

Protection Against Retaliation

Under ORS 90.385, tenants are protected from retaliation when they use their legal rights.

Landlords cannot take negative action if a tenant:

• Reports health or safety violations to authorities
• Files a complaint about housing conditions
• Joins or forms a tenant group or union
• Requests repairs or legal compliance

Retaliation can include rent increases, reduced services, or eviction threats. These protections support strong tenant rights Oregon and prevent misuse of power.

Right to Complain and Seek Help

Tenants have the right to take action if the property does not meet legal standards.

They can:

• File complaints with local housing or health departments
• Contact legal aid or a tenant rights Oregon hotline
• Report building or safety violations to government agencies

This ensures tenants can enforce their renters rights in Oregon without fear.

Repair and Deduct

Tenants can fix small issues themselves and deduct the cost from rent under ORS 90.368.

This applies to minor problems like:

• Leaky plumbing
• Blocked toilets
• Faulty switches or fixtures

Conditions:

• The tenant must give written notice to the landlord
• Must wait at least 7 days after notice
• Repair cost must stay within allowed limits (usually up to $300)

This rule helps protect Oregon tenant rights when landlords delay basic repairs.

Right to a Safe and Habitable Home

Under Oregon law, tenants have the right to live in a safe and livable property.

Landlords must:

• Provide working plumbing, heating, and electricity
• Ensure the structure is weatherproof and secure
• Maintain clean and safe common areas

If landlords fail to meet these standards, tenants can take legal action under oregon landlord tenant law repairs rules.

Purchase the Facility (For Mobile Home Parks)

Tenants living in manufactured dwelling parks have the right to organize and attempt to purchase the property. They must:

• Notify the landlord in writing
• Form a tenants committee
• Appoint a representative for communication

This right is protected under ORS 90.844.  and supports long-term housing stability.

Pets in Premises

Tenants in certain housing types can keep pets under defined rules.

• Existing pets cannot be removed if the rules change later
• Tenants can replace pets with similar ones in some cases
• New behaviour rules apply to all pets

Service and companion animals are always allowed under fair housing laws. No extra deposit can be charged, go through ORS 90.530. 

Protection from Illegal Eviction

Tenants are protected from unlawful or forced eviction. Landlords cannot:

• Landlords cannot change locks, block entry, or remove a tenant from the property without following the legal eviction process through court
• Landlords cannot shut off water, electricity, heat, or other essential utilities to force a tenant to leave, as this is considered unlawful exclusion under ORS 90.375
• Landlords cannot remove or interfere with a tenant’s personal belongings without a valid legal order, and doing so may lead to penalties and tenant compensation claims

Evictions must follow legal steps, including proper notice and court process, which help tenants avoid sudden displacement and ensure due process.

What Are the Procedures for Lease Termination, Eviction, and Dispute Resolution in Oregon?

Legal Termination Procedure in Oregon

For anyone wondering how to terminate a lease in Oregon, it’s important to follow current Oregon landlord-tenant law rules. These laws define notice periods, valid reasons, and tenant protections.

What Are the Notice Guidelines to Break a Lease in Oregon?

• Month-to-Month Leases: 30 days’ notice
• Yearly Leases: 90 days’ notice
• Fixed-Term Leases: No notice required unless stated in the agreement

If a landlord gives a 90-day termination notice, the tenant can now exit early by giving a 30-day notice without penalty (HB 2134).

Legal Reasons to Break a Lease in Oregon

• Active military duty 
• Landlord harassment or repeated privacy violations
• Uninhabitable property
• Domestic violence
• No compliance with mandatory disclosures at the time of signing the agreement
• No reasonable accommodation for people with disabilities

Under recent updates to SB 586 and ORS 90.427, landlords can now provide a 60-day notice instead of 90 days when terminating a tenancy due to the sale of a rental property.

However, to use this shorter notice period, the landlord must also pay the tenant an amount equal to one month’s rent as compensation at the time of notice, ensuring financial support during relocation

Illegal Reasons to Break a Lease in Oregon 

• House upsizing or downsizing
• Moving out to be closer to a family member or close friend
• Buying a new apartment
• Relocating for a new school or job
• Marriage
• Separation from the partner
• Moving out due to criminal activity(s) in the neighbourhood

How Can Tenants Send Notice Appropriately?

The notice can be delivered in person or via certified or registered mail. 

Eviction Process in Oregon

Getting a tenant out of a rental in Oregon requires strict legal steps under Oregon landlord-tenant laws. Landlords must follow proper notice, timelines, and court procedures.

Serve a 24-Hour to 30-Day Eviction Notice

When a tenant fails to pay rent on time, smokes or consumes alcohol within the premises, or brings home a pet from a banned breed, the landlord in Oregon can issue a formal eviction notice. This document gives the tenant a certain number of days to fix the violation or leave. 

Landlords can choose from the following types of eviction notices to address different circumstances:

Type of Violation	Number of Days to Fix or Leave
Rent Non-Payment	13 days (if rent is at least 5 days late), 10 days (if rent is at least 8 days late)
Lease Violation	14 days to cure, 30 days to quit
Unconditional Notice to Quit	1 day
Pet Violation	1 day
Drug-/Alcohol-Free Housing Violation	1-2 days

Every eviction notice must clearly list the exact date and time it expires. When counting days, start with Day 1 as the day after the notice is delivered. If the notice is sent by mail, law requires 3 extra days to the minimum time period. 

Under recent updates to Oregon law, landlords can now evict squatters by serving a 24-hour written notice under HB 3522, allowing faster removal of unauthorized occupants. However, eviction still requires strict legal compliance, and courts may delay proceedings in certain situations, such as when tenants qualify for support or protection programs. Landlords must also ensure that all notices are properly written and follow the correct format, as errors can lead to delays or even dismissal of the eviction case.

File an Eviction Lawsuit

In case a tenant fails to fix a lease violation by the end of the notice period, or if the issue can’t be fixed, the landlord can start an eviction lawsuit, called a Forcible Entry and Detainer (FED) action. They file a Residential Eviction Complaint with the Oregon Circuit or Justice of the Peace Court, per ORS 105.110. 

The complaint lists the landlord and tenant’s details, rental property address, eviction reason with the related Oregon law, a copy of the eviction notice, and the landlord’s signature. The landlord also submits three notice copies (plus one per extra tenant), tenant’s mailing address, and an $88 fee. 

Court Serves Tenant a Summons

When a landlord starts an eviction by filing a complaint, the court sends a Residential Eviction Summons to the tenant. This notice requires the tenant to appear in court, usually within 7 to 15 days, and outlines their rights and obligations. Skipping the hearing could mean an automatic win for the landlord. 

The summons must be delivered by the next judicial day via a process server, any impartial adult over 18, or by posting it at the rental unit’s entrance if personal delivery isn’t possible. The court clerk also mails a copy. Sheriff delivery costs $45. 

Tenant Files an Answer

The tenant must submit a written response on the hearing day after receiving the court summons for eviction, explaining why they shouldn’t be evicted—like if the landlord didn’t send proper notice or refused rent payment. They can file this response on paper or online through Oregon’s court website. The landlord gets a copy of the response at the hearing. 

Tenants can ask for a short 2-day delay unless they secure rent payment with a bond or the court orders them to pay rent to the court. 

Attend the Court Hearing

At an eviction hearing, the landlord must bring the lease, the eviction notice with proof it was delivered, the complaint, and proof of the tenant’s violation. Both sides share their story and evidence with the judge. They might try to solve the issue with a mediator. If they agree, like the tenant paying rent or fixing damage, the court makes it official. If not, the trial goes on, and the judge decides. If the landlord wins, they get the property back and court costs covered.

Tenant Gets up to 48 Hours to Move Out

After the court makes its final decision, the tenant receives a Notice of Restitution. This is the last official warning. It means the tenant must move out of the rental unit within 4 days—this includes taking all personal belongings. The notice is both mailed and handed to the tenant. In some cases, the landlord may ask the court for more time for the move-out deadline. This depends on the situation and must follow the law (ORS 105.151).

Sheriff Forcibly Removes the Tenant

If the tenant still hasn’t moved out after the 4-day period, the court will step in again. This time, they’ll issue a document called a Writ of Execution. The sheriff brings this paper to the tenant. It gives the sheriff legal permission to come back and physically remove the tenant from the property. Once this happens, the landlord officially gets their rental unit back (ORS 105.151). This is the final step in the eviction process if the tenant refuses to leave.

Dispute Resolution Options in Oregon

Landlords and tenants don’t always agree with each other’s opinion. Luckily, there are a few peaceful ways to sort things out without heading straight to court in this Beaver State.

Talking It Out (Negotiation)

The simplest way to resolve a dispute is through open, respectful communication. Landlords and tenants should discuss the issue—whether it’s unpaid rent, property maintenance, or rule violations—in a calm manner. For instance, a tenant might propose a new payment plan for overdue rent, while a landlord could agree to a repair timeline. Document any agreement in writing to ensure clarity and avoid future misunderstandings.

Mediation Services

If direct talks fail, mediation offers a structured yet informal solution. A neutral mediator facilitates a conversation to help both parties reach a mutually acceptable agreement. In Oregon, organizations like Resolutions Northwest (503-595-4890) provide free or low-cost mediation through programs like the Landlord-Tenant Mediation Pilot Program in Portland. Mediation is less formal than court, protects relationships, and typically takes only a few hours to complete.

Small Claims Court

For financial disputes, such as unpaid rent or security deposit issues up to $10,000, small claims court is an effective option. This process is designed to be accessible without requiring an attorney. Both parties present evidence to a judge, who issues a binding decision. Filing is simple through Oregon’s Circuit Courts, and resources are available at courts.oregon.gov. 

Small claims court is affordable and faster than formal legal proceedings, making it ideal for straightforward disputes.

Community Dispute Resolution Programs

For disputes in manufactured home communities, Oregon’s Manufactured Communities Resource Center (MCRC) offers mediation services (1-800-453-5511). Since 2020, landlords in these communities must mediate certain disputes in good faith, or they may owe tenants one month’s rent.

Court Route

For significant issues, such as lease violations or habitability concerns, legal action may be necessary. Landlords must follow Oregon’s eviction process, starting with proper written notice (e.g., a 72-hour notice for non-payment of rent). Tenants can file lawsuits for issues like unsafe living conditions. Consulting an attorney, such as those at firms like Murphy Law Group, ensures compliance with Oregon’s landlord-tenant laws. 

While effective, this option can be time-consuming and costly, so it’s best as a last resort.

👉 Download this checklist for Oregon Landlords Tenant Rights and use it before any rent change or eviction. It helps you stay legal and avoid fines.

👉 Explore landlord tenant rights in other US regions:

• California Landlord Tenant Rights
• Colorado Landlord Tenant Rights
• New Jersey Landlord Tenant Rights 
• Landlord Tenant Rights in Georgia
• Massachusetts Landlord-Tenant Rights
• Landlord Tenant Rights in Arizona
• Important Landlord Tenant Rights in Ohio
• Landlord-Tenant Rights in Texas 

What Are Landlords’ and Tenants’ Responsibilities in Oregon?

Landlord Responsibilities in Oregon

Landlords must follow federal laws and regulations to ensure renters live comfortably and without worry. From providing required disclosures to returning the security deposit on time, below are the key responsibilities of landlords.   

Disclose Required Information to Tenants

Landlords shall disclose the following information to tenants before signing a lease:

• Payments for homeowners’ association assessments 
• Flood zones
• Tenant’s insurance
• Smoke detectors and alarms
• Smoking policy
• Carbon monoxide alarms 
• Responsibility for paying utility bills
• Lead-based paint
• Pending legal actions against the dwelling unit
• Contact details of the owner and/or manager of the unit

Give Appropriate Notice Before Increasing Rent

Landlords are obligated to give proper notice of any rent increase at least 90 days before the effective date of the increase, as per ORS 90.323. This rule doesn’t apply to week-to-week tenancies, which requires only a 7-day notice in advance. 

The notice must be well-written and contain the following information:

• The amount of the rent increase
• The amount of the new rent
• The date on which the increase becomes effective

Rent increases must follow the annual state rent cap (9.5% in 2026) set under ORS 90.323 and ORS 90.324, and landlords cannot exceed this limit for applicable properties because the dwelling unit has been certified for occupancy for less than 15 years from the date of rent increase or the owner is providing reduced rent as part of a federal, state or local, program or subsidy, the notice must also include these factors.

Return the Security Deposit

Landlords shall return all or part of the prepaid security deposit within 31 days (ORS 90.300) after the tenancy terminates or the tenant hands over the premises to the landlord. If deductions to cover any unpaid rent or damages beyond normal wear and tear are made, the landlord shall attach all relevant invoices or receipts along with an itemized statement. 

Maintain Premises in Habitable Condition

Landlords, at all times during a tenancy, shall maintain rental premises in a habitable condition (ORS 90.320), which includes, but isn’t limited to:

• Effective waterproofing and weather protection of roof and exterior walls, windows, and doors
• Plumbing facilities in good working order
• Hot and cold water supply
• Heating facilities
• Floors, walls, ceilings, stairways, and railings maintained in good repair

Tenant Responsibilities in Oregon

Living in a rental home in Oregon comes with a few key duties. They’re simple, but skipping them can lead to problems. Here’s a quick look at what every Oregon tenant needs to handle responsibly.

Obtain and Maintain Liability Insurance 

Oregon is one of the few US states that has made it mandatory for tenants to obtain and maintain liability insurance. (ORS 90.222)

According to the law:

“The amount of coverage may not exceed $100,000 per occurrence or the customary amount required by landlords for similar properties with similar rents in the same rental market, whichever is greater.”

Pay the Rent on Time

Tenants shall complete the monthly rent payment by the first of every month, or as specified in the agreement, according to ORS 90.417. Landlords may accept partial payments; however, they still hold the right to terminate the tenancy for non-payment of the balance of the rent owed. 

Property Maintenance 

Not just landlords, but tenants are also required to maintain the apartment in the condition it was in when they received it, as described under ORS 90.325. This means:

• Using living room, bedroom, kitchen, bathroom and dining room for purposes they were designed and intended
• Disposing all ashes, garbage, rubbish, and other waste in a clean and safe manner
• Keeping all plumbing fixtures in the dwelling unit in the original state
• Using provided facilities and appliances responsibly
• Behaving in a manner that doesn’t disturb other tenants and neighbours 
• Test and replace the batteries of smoke alarms, smoke detectors, or carbon monoxide alarms every six months or as needed

Oregon Landlord-Tenant Rental Laws

Oregon has its own set of rental rules. Whether you’re a landlord or tenant, understanding them makes renting smoother and safer for everyone. Let’s break them down simply.

Rent Control Law

Oregon has strict oregon rent laws to protect tenants from sudden rent increases. These rules fall under the Oregon Residential Landlord and Tenant Act (ORS 90.323 and ORS 90.324) and apply to most rental properties.

Maximum Rent Increase (2026 Update)

For 2026, the state has set clear limits on how much landlords can increase rent:

• Up to 9.5% maximum increase for most residential properties
• Up to 6% cap for mobile home parks and similar facilities

These limits are officially set each year by the Oregon Department of Administrative Services. This means landlords must follow these caps when applying Oregon landlord-tenant law for rent increases.

How Often Can Rent Be Increased?

Under oregon rental laws, landlords:

• Cannot increase rent more than once in a 12-month period
• Cannot increase rent during the first year of tenancy

Notice Requirements for Rent Increase

Before increasing rent, landlords must:

• Give at least 90 days’ written notice (for most tenancies)
• Clearly mention:
  • New rent amount
  • Increase amount
  • Effective date

Properties built within the last 15 years and certain government-regulated or subsidized housing are exempt from Oregon rent control limits under ORS 90.323, meaning the standard rent increase cap does not apply to these units.

Penalty for Illegal Rent Increase

If a landlord violates Oregon landlord-tenant laws:

• The tenant may claim up to 3 months’ rent as damages
• Additional compensation may apply

This makes compliance with Oregon renters laws very important for landlords.

Pet Law

Landlords can decide if pets are allowed in their rental properties and set rules about the type, size, or number of pets. They can require a signed pet agreement and charge a refundable pet deposit to cover damages, but not a non-refundable pet fee. If a tenant keeps an unauthorized pet that could cause damage, the landlord can issue a 10-day notice to remove it or face eviction. Violating a pet agreement can lead to a fine of up to $50 per violation. 

Service animals and emotional support animals are exempt from pet deposits or fees under fair housing laws, as they’re considered necessary for tenants with disabilities. Tenants are responsible for any damage caused by pets, including service animals. 

Rental Agreement Law

Oregon’s rental agreement law states that agreements can be written or oral, but written is better to avoid disputes. Landlords must provide a copy of the written agreement to tenants before moving in, and it should include details like rent amount, due date, security deposit, and rules about pets or smoking. 

Landlords can add any clauses as long as they follow Oregon law. Rent is due at the start of each month or week unless the agreement says otherwise. Late fees must be fair and listed in the agreement, with a 4-day grace period. 

How RentPost helps landlords in Oregon property management

Managing rentals in Oregon comes with legal rules, rent control, and tenant rights to consider. Our property management software, RentPost, simplifies this with an all-in-one property management software built for landlords.

From online rent collection and tenant screening to lease tracking, accounting, and maintenance requests, RentPost handles it all in one easy dashboard.

You can manage multiple units, generate reports, and stay compliant with Oregon’s landlord-tenant laws.

With pricing starting at just $1/unit per month and no long-term contracts, it’s a smart, stress-free way to manage your properties and tenants efficiently.

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Frequently Asked Questions (FAQs)

What Tenant Rights Apply in Oregon When the Landlord Sells the House?

When a landlord sells a house in Oregon, tenants with a lease can stay until it ends. Month-to-month tenants get 90 days’ notice if the new owner wants them to leave the premises. Tenants have the right to a safe home and their security deposit returned, following Oregon law.

How Much Notice Does a Landlord Have to Give a Tenant to Move Out in Oregon?

In Oregon, landlords must give month-to-month tenants 30 days’ written notice to move out for no cause, or 90 days if the property is sold or the landlord moves in. For lease violations like unpaid rent, notice can be as short as 72 hours. Fixed-term leases don’t require notice unless the lease says so. In some sale cases, landlords can give 60-day notice with compensation.

What Are the Laws Regarding Security Deposits in Oregon?

Oregon landlords can charge a security deposit and must return it within 31 days after a tenant moves out. They can deduct for unpaid rent or damages beyond normal wear, provided a written list of deductions is submitted to the tenant. If not, the latter can sue for up to twice the deposit if it’s wrongfully withheld. Deposits must be held in a separate account.

Does Oregon Landlord-Tenant Law Apply to Commercial Leases?

Oregon’s landlord-tenant law, like the Residential Landlord and Tenant Act, applies only to residential properties, not commercial leases. Commercial leases are governed by the lease agreement and general contract law. Disputes may go to court, but rules like eviction notices or security deposit laws don’t apply. 

Is Oregon a Landlord-Friendly State?

Oregon is considered moderately landlord-friendly, as it’s more tenant-friendly due to strong protections like rent control and strict eviction rules. Landlords can evict for non-payment after 72 hours, but no-cause evictions require 30-90 days’ notice. Security deposit rules favour tenants, requiring quick refunds. Compared to states like Texas, Oregon’s laws balance both sides but prioritize tenant rights.

Does Oregon Have Rent Control?

Yes, Oregon has statewide rent control under ORS 90.323 and ORS 90.324. For 2026, rent increases are capped at 9.5% for most properties and 6% for certain mobile home parks. Rent can increase only once per year, and most buildings newer than 15 years are exempt.