Oregon Landlord-Tenant Law

Maximum deposit

Oregon sets no maximum security deposit, but the deposit must be listed in any written rental agreement and generally cannot be raised during the first year of the tenancy (ORS 90.300(3), (5)). (ORS 90.300 (no amount cap))

Return deadline

Landlords must return the deposit, or give a written accounting of any amount kept, within 31 days after the tenancy ends and the tenant delivers possession (ORS 90.300(12)–(13)). (ORS 90.300(12)–(14))

Itemized deductions

To keep any part of the deposit, the landlord must give the tenant a written accounting stating the specific basis for each claim, with separate accountings for the deposit and prepaid rent (ORS 90.300(12)). (ORS 90.300(12))

Interest on deposits

Oregon law does not require landlords to pay interest on security deposits (ORS 90.300 is silent on interest). (ORS 90.300 (silent on interest))

Penalty for wrongful withholding

A landlord who misses the 31-day return/accounting deadline or withholds in bad faith owes the tenant twice the amount withheld (ORS 90.300(16)). (ORS 90.300(16))

Late-fee limit

A late fee must be set out in a written rental agreement and may not exceed a reasonable flat fee, a daily fee of up to 6% of that flat fee, or 5% of the rent per five-day period late (ORS 90.260(1)–(2)). (ORS 90.260(1)–(2), 2026 Or. Laws c.23 § 3 (SB 1523))

Grace period

A late fee may be charged only if rent is still unpaid by the end of the fourth day of the rental period, so the earliest fee is on day 5 (ORS 90.260(1)(a)). (ORS 90.260(1)(a), (2)(b)–(c))

Except in emergencies or for repairs the tenant requested in writing, landlords must give at least 24 hours' actual notice and enter only at reasonable times (ORS 90.322(1)(f)). (ORS 90.322(1))

A landlord may end a month-to-month tenancy without cause on 30 days' written notice only in the first year of occupancy; after that, only for tenant cause or a qualifying landlord reason with 90 days' notice and (for landlords with 5+ units) one month's rent, while tenants may always give 30 days' notice (ORS 90.427(3), (5)–(6)). (ORS 90.427(3)–(8))

• In effect since September 26, 2025.
• Before September 26, 2025: Before SB 586 (2025), the qualifying-landlord-reason notice was 90 days before the termination date or fixed-term end, whichever was later, with no 60-day sale option; the sale reason also required notice within 120 days after accepting the offer.

Landlords may not raise rent in the first year of a tenancy and afterward must give at least 90 days' written notice, no more than once in any 12-month period (ORS 90.323(1)–(3)). (ORS 90.323(1)–(3))

Oregon caps rent increases at 7% plus CPI or 10%, whichever is lower (9.5% in 2026), for buildings at least 15 years old, and bars local rent control (ORS 90.323(2)(d), (5); 90.324; 91.225). (ORS 90.323(2)(d), (5)–(6), ORS 90.324(1)(b), ORS 91.225, OEA maximum annual rent increase (2026: 9.5%; 2027: 10%))

• In effect since July 6, 2023.
• Before January 1, 2027: 2026 maximum allowable increase: 9.5%.
• Before July 6, 2023: Before SB 611 (2023 c.226), the cap was 7% plus CPI with no 10% ceiling (2019 SB 608).

Oregon landlords must disclose owner/manager contacts, the smoking policy, flood-plain location, pending foreclosure (4 or fewer units), shared utility arrangements and CO alarm testing instructions, plus the federal lead-paint disclosure for pre-1978 housing (ORS 90.305, 90.220(4), 90.228, 90.310, 90.315, 90.317). (ORS 90.220(4), 90.222, 90.228, 90.305, 90.308, 90.310, 90.315, 90.316–90.318, ORS 479.305)

• Names and addresses of the property manager and of the owner or owner's agent for service of notices (At or before the start of the tenancy, in writing) — ORS 90.305(1)
• Smoking policy for the premises (prohibited, allowed, or allowed in designated areas) (In the rental agreement) — ORS 90.220(4); ORS 479.305
• Notice that the unit is in a 100-year flood plain (In the rental agreement, if the unit is in a FEMA 100-year flood plain) — ORS 90.228
• Outstanding notice of default, foreclosure, forfeiture or tax-lien proceedings (Before signing, for premises with 4 or fewer units) — ORS 90.310(1)
• Utilities or services the tenant pays that benefit the landlord or other tenants (At or before the start of the tenancy, in writing) — ORS 90.315(2)
• How landlord-billed utility/service charges are assessed and allocated (In the written rental agreement or bill, when the landlord bills utilities) — ORS 90.315(4)(b)
• Carbon monoxide alarm testing instructions (At move-in, if the unit has or is connected to a CO source) — ORS 90.316(2); ORS 90.317(2)
• Renter's liability insurance requirement, amount, and exceptions summary (Before the tenancy, only if the landlord requires renter's insurance) — ORS 90.222(2), (5)
• Notice of the opportunity to recycle and container locations (At lease signing and yearly, for 5+ units in cities with multifamily recycling service) — ORS 90.318(1)(c)
• Earliest date the unit's affordability restriction could end (OHCS form or ORS 456.788(4) notice) (Before charging a screening fee or signing, only if the unit is subject to an affordability restriction) — ORS 90.308
• Lead-based paint disclosure and EPA pamphlet (Housing built before 1978) — 42 U.S.C. § 4852d; 40 CFR Part 745 Subpart F

Unpaid rent

For nonpayment, landlords must give a 10-day written notice no sooner than the 8th day of the rental period, or a 13-day notice no sooner than the 5th day, stating the amount and deadline to pay, with the court's rental-assistance notice attached (ORS 90.394(2)–(3); 90.395(2)). (ORS 90.394(2)–(3), ORS 90.395(2), HB 2001 (2023 c.13 § 58))

• In effect since March 29, 2023.
• Before March 29, 2023: 72-hour notice (served on or after day 8) or 144-hour notice (served on or after day 5).

Lease violations

For a material lease violation, landlords must give at least 30 days' written notice that lets the tenant cure within at least 14 days (repeat violations within 6 months: 10 days, no cure) (ORS 90.392(3)–(5)). (ORS 90.392(3)–(5))