Oregon Landlord-Tenant Rights (2025)

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Understanding landlord tenant rights in Oregon is essential, whether you’re renting out a property or living in one.

Oregon has some of the most detailed rental laws in the U.S, from strict rent control limits to strong tenant protections and clear landlord rules.

If you’re unsure when you can raise rent, evict a tenant, or enter the property, this guide will walk you through it.

And if you’re a tenant wondering about your rights when facing repairs, pet rules, or a lease break, you’ll find real answers here—all explained in plain, practical language.

👉 Start your free 30-day trial and simplify Oregon property management today with RentPost.

What are Landlords’ and Tenants’ Rights in Oregon? 

What Rights Do Landlords Have in Oregon?

What are my rights as a landlord in Oregon? Despite not being a landlord-friendly state, Oregon still provides a number of legal protections to lessors that help manage their properties effectively. Let’s take a look at the most common ones. 

Charge Fees for Specified Events as They Arise

Landlords can charge the following types of “non-refundable fees” for specified events as they arise, according to ORS 90.302.

• Late rent payment
• Bounced check
• Removal or tampering with smoke alarms, smoke detectors, or carbon monoxide alarms
• Pet agreement violations
• Failure to clean up garbage, and trash, including pet waste
• Parking violations
• Improper use of vehicles within the premises

Initiate Eviction Against a Tenant

Property owners have the right to initiate eviction against a tenant for failure to comply with rent guidelines, violation of the lease agreement, conducting illegal activities on the premises, providing false information on the applicant form, or causing damage due to owning a pet. 

Regardless of the reason, landlords must follow the legal eviction process and serve the appropriate notice based on the type of tenancy. 

Access to the Property

Can a landlord enter without permission in Oregon?

No! Landlords cannot enter a rental unit without permission from tenants unless they give at least 24 hours’ notice before entering to make agreed repairs, inspect the premises, show the unit to potential buyers or tenants, or provide services requested by the tenant. The notice shall clearly mention the date, time, and purpose of the visit to avoid any confusion.

No permission or written notice is required in an emergency, such as a fire or burst pipe, or if the property has been abandoned for more than 7 days. 

Request or Demand a Security Deposit

A landlord may require a tenant to pay a security deposit equal to one or two month’s rent. ORS 90.300 also clarifies that no separate pet deposit can be charged to a tenant with disabilities for keeping a service or companion animal. Plus, a landlord shall not change the rental agreement to require a tenant to pay a new or increased security deposit during the first year of tenancy. 

Charge Fees for Bounced Checks

In case of a bounced check, a landlord may recover statutory damages from a tenant in an amount equal to $100 or triple the check amount, whichever is greater, under ORS 30.701. 

Late Rent Payment Charge or Fee

According to ORS 90.260, landlords can levy a late rent payment charge or fee if the rent isn’t paid by the fourth day of the weekly or monthly rental cycle. The amount may not exceed a reasonable flat amount, a reasonable amount charged on a per-day basis, or 5% of the month’s rent. 

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 the State of Oregon has the right to fair housing, which means no discrimination is allowed on the basis of a tenant’s race, color, religion, sex, national origin, disability, source of income, domestic violence survivors, marital status, sexual orientation, and gender identity. 

Protection Against Retaliation

ORS 90.385 encourages tenants to exercise their legal rights by protecting them from retaliatory conduct of landlords, which typically include increasing rent, decreasing services, or issuing a notice to terminate the tenancy. 

Some common rights of tenants in Oregon are:

• Complain to a government agency for building, health or housing code violations
• Complain to the landlord
• Organize or become a member of a tenants’ union or similar organization
• Use the dwelling unit as a family child care home in compliance with ORS 90.358

Repair and Deduct

Tenants can perform repair work of minor habitability defects themselves, such as leaky plumbing, stopped-up toilets, or faulty light switches, and deduct from rent the actual cost of the repair, as long as it’s not more than $300. To comply with ORS 90.368, a tenant must first give the landlord a written notice that describes the problem and a specific repair date, which must be at least 7 days after the notice is given and at least 7 days before the planned repair.

Purchase The Facility

Tenants can choose to purchase the facility (manufactured dwelling park or mobile home park) in which they reside by notifying the owner in writing of:

• Interest in competing to purchase the facility
• Formation or identification of a single tenants committee for the purpose of purchasing the facility
• Name and contact information of the representative of the tenants committee with whom the owner may communicate about the purchase

For more details, please refer to ORS 90.844. 

Pets in Premises

Tenants in a manufactured dwelling or floating home facility may keep a pet that was already living with them before the landlord announced a rule change banning pets. They are also allowed to replace that pet with a similar one in the future. However, any new rules about pet behavior or activities will apply to all pets, including those already living in the facility before the new rules were made, as stated in ORS 90.530. 

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 crucial to be aware of the state’s legal requirements—such as how much notice is needed, legal reasons to break a lease in Oregon, and the proper way to deliver that notice. Following these guidelines can help avoid penalties and ensure a smooth transition. 

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 is required

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

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 neighborhood

How Can Tenants Send Notice Appropriately?

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

Eviction Process in Oregon

Getting a tenant out of a rental in Oregon takes steps. It’s not instant—there are rules to follow, notices to give, and timelines to respect before eviction happens.

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. 

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, 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.

👉 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 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

If the landlord is raising rent by more than 10% or 7% + the September annual 12-month average change in the CPI (ORS 90.324) 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 neighbors 
• 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 rent control laws to protect tenants. Landlords cannot raise rent more than once a year, and the increase is capped to 7% plus the annual change in the Consumer Price Index (CPI), with a maximum of 10% per year. For week-to-week tenants, landlords must give 7 days’ written notice before raising rent. For month-to-month tenants, 90 days’ notice is required. Rent increases are not allowed during the first year of a tenancy or during a fixed-term lease. If a landlord raises rent illegally, tenants can sue for 3 months’ rent plus any damages, like interest on borrowed money. Some properties, like newer buildings (less than 15 years old) or vacation rentals, are exempt from these rules. 

It’s also important to check local laws, as cities like Portland have extra regulations. In accordance with Portland City Code, Chapter 6, Sec. 6-234(a), the allowable increase percentage is equal to 70% of the change in the Consumer Price Index (CPI-U) for Greater Boston Metro Area for the preceding 12-month period, as published in August by the United States Bureau of Labor Statistics.

For example, the allowable rent increase percentage for calendar year 2025 is 2.5%. 

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

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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.

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 favor 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 rent control. Since 2019, landlords can’t raise rent more than 7% plus inflation annually (capped at 10%) for tenants in buildings over 15 years old. Newer buildings are exempt. Landlords must give 90 days’ notice for rent increases. This law protects tenants from steep hikes but allows landlords some flexibility.