Oregon Landlord-Tenant Laws Overview
A comprehensive overview of Oregon's tenant-friendly residential laws under ORS Chapter 90, including statewide rent control and 2025 reforms.
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.
Oregon Landlord-Tenant Laws Overview
Oregon is one of the most tenant-protective states in the nation. Residential landlord-tenant relationships are governed by Oregon Revised Statutes (ORS) Chapter 90, which establishes statewide rent control, strict eviction procedures, structured late fee rules, and robust habitability standards. The legislature has continued to strengthen tenant protections through 2024-2025 reforms.
Disclaimer: This guide provides general legal information for educational purposes only and does not constitute legal advice. Always consult a licensed attorney in Oregon for advice specific to your situation. Information last verified: March 2026.
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. 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.
- Comply with Statewide Rent Control: For units 15 years or older, rent increases are capped at 7% plus the Consumer Price Index (maximum 10% total per year).
- Give 90 Days' Notice for Rent Increases: All rent increases require at least 90 days' written notice.
- Follow Strict Eviction Procedures: Use the correct notice type and comply with all statutory notice periods.
- Respect Tenant Privacy: Cannot enter the unit without proper advance notice.
Key Tenant Rights
Oregon tenants have the right to:
- A habitable, code-compliant dwelling.
- Protection from excessive rent increases under statewide rent control.
- Structured, capped late fees with a mandatory 4-day grace period.
- Protection from retaliatory and discriminatory evictions.
- Early lease termination in domestic violence situations.
Fast Facts: Oregon Residential Laws
| Topic | Oregon Statutory Rule |
|---|---|
| Security Deposit | No statutory cap. 31-day return with itemized statement. |
| Rent Control | 7% + CPI (max 10%) for units ≥ 15 years old. |
| Rent Increase Frequency | Once per 12 months. |
| Rent Increase Notice | 90 days' written notice. |
| Late Fee Grace Period | 4 days (fee cannot be charged until the 5th day). |
| Eviction (Non-Payment) | 72-hour, 144-hour, 10-day, or 13-day notice depending on circumstances. |
| No-Cause Termination | 90-day notice (with relocation assistance in Portland). |
Recent Legislative Changes (2025-2026)
- HB 2134 (Effective Jan 2026): Allows tenants to terminate leases early with 30-day notice when a landlord has initiated a no-cause termination, without owing early termination fees.
- SB 586 (Effective Sept 2025): Permits 60-day notice (instead of 90) upon sale of a rental unit, provided one month's rent is paid to the tenant. Does not apply within Portland city limits.
Major Topics in OR Compliance
- Security Deposits: 31-day return, trust account requirement, and itemized deductions.
- Eviction Process: The complex multi-tier notice system and FED court process.
- Required Disclosures: Lead paint, flood zone, mold, and carbon monoxide disclosures.
- Rent Increases: Oregon's statewide rent control and the 90-day notice rule.
- Lease Requirements: Mandatory and prohibited lease clauses.
- Maintenance Obligations: Habitability standards and tenant repair remedies.
- Late Fees: Oregon's structured and capped late fee system.
How Landager Can Help
Oregon's regulatory landscape is one of the most complex in the nation. Landager automates compliance by tracking rent control caps (calculating 7% + CPI automatically), enforcing the 90-day rent increase notice requirement, monitoring the 31-day deposit return deadline, and ensuring your eviction notices use the correct statutory form for each situation.
Sources & Official References
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