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    Oregon Residential Lease Agreement

    Oregon sets no statewide ceiling on security deposits, but the landlord must refund it within 31 days after move-out.

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    MakeLease generates a customizable lease; add these Oregon disclosures and terms.

    Last verified: · Researched and cited by MakeLease · not yet attorney-reviewed

    Upcoming changes

    • Maximum allowable rent increase for calendar 2027 is 10% (the 10% ceiling applies). Effective (ORS 90.324 annual calculation (OEA, published Sept. 2026)).
    • For units that get drinking water from an exempt well inside a ground water management area, landlords must give written notice of the well, the latest test results (arsenic, coliform, lead, nitrates) and the next test date before signing, and share later test results within 30 days. Effective (HB 3525 (2025 Or. Laws c.574), new ORS 90.321).

    Oregon lease rules at a glance

    Key Oregon rules for a residential lease, with the statute behind each
    RuleWhat the law says
    Security deposit capNo state capORS 90.300 (no amount cap)
    Deposit return deadline31 days after move-outORS 90.300(12)–(14)
    Late feesWritten agreement must specify one of: (a) a reasonable flat fee (customary in the local market) once per rental period; (b) a daily fee from day 5, each day no more than 6% of that reasonable flat fee, through the rental period only; or (c) 5% of the periodic rent for each 5-day period (or part) rent is late, starting day 5, through the rental period only · grace period: 4 daysORS 90.260(1)–(2), 2026 Or. Laws c.23 § 3 (SB 1523), ORS 90.260(1)(a), (2)(b)–(c)
    Landlord entry notice24 hours' noticeORS 90.322(1)
    Ending a month-to-month lease30 days (either side)ORS 90.427(3)–(8)
    Rent increase notice90 days (No increase in the first year of tenancy; after that, at least 90 days' written notice stating the increase, new rent and effective date, at most once per 12 months. Week-to-week tenancies: 7 days' notice)ORS 90.323(1)–(3)
    Rent controlStatewide limitORS 90.323(2)(d), (5)–(6), ORS 90.324(1)(b), ORS 91.225, OEA maximum annual rent increase (2026: 9.5%; 2027: 10%)
    Eviction notice for unpaid rent10 days (10-day notice of nonpayment (served on or after day 8 of the rental period) or 13-day notice (served on or after day 5))ORS 90.394(2)–(3), ORS 90.395(2), HB 2001 (2023 c.13 § 58)

    Oregon lease disclosures checklist

    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 writingORS 90.305(1)
    • Smoking policy for the premises (prohibited, allowed, or allowed in designated areas) — In the rental agreementORS 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 plainORS 90.228
    • Outstanding notice of default, foreclosure, forfeiture or tax-lien proceedings — Before signing, for premises with 4 or fewer unitsORS 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 writingORS 90.315(2)
    • How landlord-billed utility/service charges are assessed and allocated — In the written rental agreement or bill, when the landlord bills utilitiesORS 90.315(4)(b)
    • Carbon monoxide alarm testing instructions — At move-in, if the unit has or is connected to a CO sourceORS 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 insuranceORS 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 serviceORS 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 restrictionORS 90.308
    • Lead-based paint disclosure and EPA pamphlet — Housing built before 197842 U.S.C. § 4852d; 40 CFR Part 745 Subpart F

    MakeLease generates a customizable lease; add these Oregon disclosures and terms.

    Before you sign in Oregon

    If a deposit is withheld wrongly
    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))
    Deductions from the deposit
    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 the deposit
    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))
    Rent control and increases
    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%))

    Statewide annual cap on rent increases of 7% plus CPI, never more than 10% (9.5% for 2026; 10% for 2027), set each year by DAS/OEA; exempt if the unit's first certificate of occupancy is less than 15 years old or for qualifying regulated affordable housing. Cities and counties may not enact rent control (ORS 91.225).

    • In effect since .
    • Before : 2026 maximum allowable increase: 9.5%.
    • Before : Before SB 611 (2023 c.226), the cap was 7% plus CPI with no 10% ceiling (2019 SB 608).
    If rent goes unpaid
    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 .
    • Before : 72-hour notice (served on or after day 8) or 144-hour notice (served on or after day 5).

    Oregon lease FAQs

    How much can a landlord charge for a security deposit in Oregon?

    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)).

    How long does a Oregon landlord have to return a security deposit?

    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)).

    Is there a limit on late fees in Oregon?

    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)). 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)).

    How much notice must a Oregon landlord give before entering a rental?

    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)).

    How much notice ends a month-to-month tenancy in Oregon?

    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)).

    What disclosures does a Oregon lease need?

    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). The list covers Names and addresses of the property manager and of the owner or owner's agent for service of notices, Smoking policy for the premises (prohibited, allowed, or allowed in designated areas), Notice that the unit is in a 100-year flood plain, Outstanding notice of default, foreclosure, forfeiture or tax-lien proceedings, Utilities or services the tenant pays that benefit the landlord or other tenants, How landlord-billed utility/service charges are assessed and allocated, Carbon monoxide alarm testing instructions, Renter's liability insurance requirement, amount, and exceptions summary, Notice of the opportunity to recycle and container locations, Earliest date the unit's affordability restriction could end (OHCS form or ORS 456.788(4) notice) and Lead-based paint disclosure and EPA pamphlet.

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