Oregon is one of the most tenant-protective states in the nation. Residential landlord-tenant relationships are primarily governed by Oregon Revised Statutes (ORS) Chapter 90, which establishes limitations on rent increases, strict eviction procedures enforced via the Oregon Circuit Court, structured late fee rules, and robust habitability standards. The legislature has continued to strengthen tenant protections through recent reforms.

Key Landlord Obligations

Under ORS Chapter 90, Oregon residential landlords must:

• Maintain Habitability: Keep the premises in a habitable condition, complying with all building, housing, and health codes under ORS 90.320. This includes providing working plumbing, heating, electrical systems, and weatherproofing.
• Return Security Deposits in 31 Days: Return the deposit with an itemized statement of deductions within 31 days of the tenancy ending (ORS 90.300).
• Comply with Statewide Rent Increase Limitations: For units 15 years or older, rent increases are capped at the lesser of 10% or 7% plus the Consumer Price Index (CPI) under ORS 90.323 and 90.324.
• Give 90 Days' Notice for Rent Increases: All rent increases require at least 90 days' written notice (ORS 90.323).
• Follow Strict Eviction Procedures: Use the correct notice type and comply with all statutory notice periods before filing a Forcible Entry and Detainer (FED) action in the Oregon Circuit Court (ORS 105.100 to 105.168).
• Respect Tenant Privacy: Cannot enter the unit without proper advance notice (usually 24 hours under ORS 90.322).

Key Tenant Rights

Oregon tenants have the right to:

• A habitable, code-compliant dwelling (ORS 90.320).
• Protection from excessive rent increases under statewide rent increase limitations (ORS 90.323, 90.324).
• Structured, capped late fees with a mandatory 4-day grace period (fee cannot be charged until the 5th day) (ORS 90.260).
• Protection from retaliatory and discriminatory evictions (ORS 90.385).
• Early lease termination in domestic violence situations (ORS 90.453).

Fast Facts: Oregon Residential Laws

Recent Legislative Changes (2025-2026)

• HB 2134 (Effective Jan 2026): Allows tenants to terminate leases early with 30-day notice when a landlord gives a notice under ORS 90.427 (5) terminating the rental agreement on or after the expiration of the fixed term, without owing early termination fees or unpaid rent that would have accrued after the termination date and return of possession (ORS 90.372).
• SB 586 (Effective Sept 2025): ORS 90.427 (5)(b) permits 60-day notice upon sale of a rental unit, provided one month's rent is paid to the tenant.

Major Topics in OR Compliance

• Security DepositsPreview unavailable: 31-day return, trust account requirement, and itemized deductions (ORS 90.300).
• Eviction ProcessPreview unavailable: The complex multi-tier notice system and the Oregon Circuit Court FED process (ORS 105.100 to 105.168).
• Required DisclosuresPreview unavailable: Lead paint, flood zone, mold, and carbon monoxide disclosures (e.g., ORS 90.228, 90.316, 105.838).
• Rent IncreasesPreview unavailable: Oregon's statewide rent increase limitations and the 90-day notice rule (ORS 90.323, 90.324).
• Lease RequirementsPreview unavailable: Mandatory and prohibited lease clauses (ORS 90.220, 90.245).
• Maintenance ObligationsPreview unavailable: Habitability standards and tenant repair remedies (ORS 90.320, 90.360, 90.365, 90.368).
• Late FeesPreview unavailable: Oregon's structured and capped late fee system (ORS 90.260).

How Landager Helps

Landager simplifies compliance with Oregon's complex landlord-tenant laws. From tracking 31-day security deposit deadlines to enforcing statewide rent increase limitations and 90-day notice periods, our platform ensures your Oregon portfolio remains legally sound while optimizing your operational efficiency.