Landlord laws
Oregon landlord-tenant law
Oregon Residential Landlord and Tenant Act, ORS ch. 90, plus ORS 91.225 and 659A.421 (official text, oregonlegislature.gov, 2025 edition)
Last verified Oct 2026
General information only. Not legal advice. RentToolkit is not a law firm. Laws and local ordinances change, so check the statute and consult a licensed attorney in your state before acting.
| Topic | Rule (plain English) | Statute | Status |
|---|---|---|---|
| Security deposit cap | Not specified in state statute. Oregon statutes set no maximum security deposit. We checked every section of ch. 90. The lease must list the deposit, and you can't require a new or bigger deposit in the first year except for an agreed change, such as adding a pet (ORS 90.300(3), (5)). | ORS 90.300 | Not in statute |
| Deposit return deadline | Within 31 days after the tenancy ends and the tenant gives back possession, return the deposit or the part you don't claim, with a written accounting of any claim. You may deduct only what's reasonably needed for unpaid rent and other defaults, or for tenant damage beyond ordinary wear and tear. | ORS 90.300(7), (12)–(14) | Verified |
| Deposit holding and interest | Not specified in state statute. No statute requires paying interest or using a separate account. We checked every section of ch. 90. You must give a receipt for the deposit and hold it for the tenant (ORS 90.300(2)). | ORS 90.300(2) | Not in statute |
| Late fee cap and grace period | You may charge a late fee only if rent isn't received by the 4th day of the rental period and the written lease states the fee, its type and amount, and when it's due. The fee is limited to one of the following: - a reasonable flat fee once per period - a reasonable daily fee starting on day 5, no more than 6% of that flat amount per day - 5% of the rent for each 5-day period of delinquency, starting on day 5 | ORS 90.260 | Verified |
| Landlord entry notice | Give at least 24 hours' actual notice and enter only at reasonable times, unless you agree otherwise for a specific entry. You may enter without notice in an emergency, but after an emergency entry while the tenant is away, notify them within 24 hours. | ORS 90.322 | Verified |
| Rent increase notice | Week-to-week: give 7 days' written notice. Other tenancies: no increase in the first year, at least 90 days' written notice, and only once in 12 months. The notice must state the increase, the new rent, the effective date, and any exemption. Increases are capped at the lesser of 10% or 7% plus CPI, published by DAS each year. Units whose first certificate of occupancy is less than 15 years old, and some affordable housing, are exempt. Violations cost 3 months' rent plus damages. | ORS 90.323, 90.324 | Verified |
| Rent control status | Cities and counties may not enact rent control (ORS 91.225), but state law caps annual increases at the lesser of 10% or 7% plus CPI for most tenancies (ORS 90.323, 90.324). | ORS 91.225; ORS 90.323 | Verified |
| Eviction notice: nonpayment | Week-to-week: give a 72-hour notice no earlier than day 5. Other tenancies: give either a 10-day notice no earlier than day 8, or a 13-day notice no earlier than day 5. The notice must state the amount and the deadline to pay. It must also include the Judicial Department's rental-assistance notice (ORS 90.395). | ORS 90.394, 90.395 | Verified |
| Eviction notice: lease violation | For a material lease violation, give written notice of termination at least 30 days out. It must specify the violation and, if it can be cured, describe a remedy and a cure date at least 14 days after delivery. If the tenant cures by that date, the tenancy continues. | ORS 90.392 | Verified |
| Required disclosures | At or before move-in, disclose in writing the name and address of the manager and of an owner or agent for service and notices, and keep it current (ORS 90.305). The lease must list the deposit (ORS 90.300(3)). For premises with 4 or fewer units, disclose any outstanding foreclosure-related notices before signing (ORS 90.310). Disclose utility and service billing arrangements (ORS 90.315). For pre-1978 housing, give the federal lead-paint disclosure (40 CFR 745.113). | ORS 90.305, 90.300(3), 90.310, 90.315; 40 CFR 745.113 | Verified |
| Fair housing beyond federal law | Oregon adds sexual orientation, gender identity, marital status, and source of income, including federal rent subsidies and other housing assistance. | ORS 659A.421 | Verified |
Last verified Oct 2026 · Sources are official state legislature sites. Federal rules also apply.
Tools for Oregon landlords
Late fee calculator
Model grace periods and fees.
Open →Prorated rent calculator
Mid-month move-ins.
Open →Rent increase calculator
New rent and annual impact.
Open →General information only. Not legal advice. RentToolkit is not a law firm. Laws and local ordinances change, so check the statute and consult a licensed attorney in your state before acting.