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Legal Rights Handbook

Oregon Renter Rights & Landlord Laws 2025

Everything tenants and landlords need to know about Oregon housing laws. Eviction rules, deposits, and rights.

Updated January 15, 2026
5 min read

Oregon Renter Rights & Landlord Laws Guide 2025

Target Audience: Renters and Landlords in Oregon
Jurisdiction: State of Oregon (Statewide laws generally supersede local ordinances, though local nuances may exist).

1. Overview: Tenant vs. Landlord Friendliness

Oregon is widely recognized as one of the most tenant-friendly states in the United States. The legislative landscape has shifted aggressively in recent years to prioritize housing stability and tenant protections.

  • Landlord Friendliness Score: Low (Tenant Friendly)
  • Implication: The legal burden on landlords is high. Strict compliance with notice periods, procedural nuances, and anti-discrimination laws is mandatory. For landlords, even minor administrative errors can result in significant financial penalties or dismissal of eviction cases. For tenants, the law provides substantial leverage regarding habitability and due process.

2. Security Deposits

In Oregon, security deposits are strictly regulated to prevent arbitrary withholding of funds.

Limits

  • No Statutory Cap: Oregon law does not limit the amount a landlord can charge for a security deposit (unless the rent is subsidized by government programs).
  • Move-In Costs: Landlords may also charge a non-refundable move-in fee (e.g., for cleaning or pets), provided it is reasonable and disclosed in the lease.

Return Requirements (Strict)

  • Deadline: The landlord must return the deposit (or an itemized statement of deductions) within 31 calendar days after the tenancy terminates and the tenant vacates.
  • Statutory Penalty: If the landlord fails to comply within this timeframe, they may forfeit their right to retain any portion of the deposit and could be liable for twice the amount of the deposit (treble damages) plus attorney fees.

Deductible Items

Landlords may only deduct for:

  1. Unpaid rent.
  2. Damage beyond normal wear and tear.
  3. Cleaning costs (if the unit is left less clean than at move-in).
  4. Actual costs to repair or replace damaged property.

Warning: "Normal wear and tear" is broadly interpreted in Oregon. Faded paint, worn carpet, or minor scuffs generally cannot be charged against a deposit.

3. Eviction Rules

Oregon has distinct eviction procedures based on the reason for termination. The state utilizes a "Just Cause" eviction standard for tenancies over one year.

Non-Payment of Rent

If a tenant fails to pay rent, the landlord may serve a notice to pay or vacate.

  • Notice Period:
    • 72 Hours: Standard notice for non-payment (excluding weekends and holidays).
    • 144 Hours (6 Days): Applies if the tenant has paid late 2 times in the previous 12 months.
  • Action: The tenant must pay the full amount owed or move out within this window. If they do neither, the landlord may file for eviction immediately upon expiration of the notice.

Other Violations (Just Cause)

For lease violations (e.g., unauthorized pets, property damage) or no-cause terminations (for tenancies > 1 year), the notice periods vary:

  • 30 Days: Standard notice for violations or non-renewal.
  • 60 Days: If the landlord plans to demolish the unit, convert it to commercial use, or if the owner (or a family member) is moving in.

The Eviction Process

  1. Notice: Landlord serves a specific written notice (must be in writing).
  2. Filing: If the tenant does not comply, the landlord files a Forcible Entry and Detainer (FED) action in court.
  3. Hearing: A hearing is scheduled (usually within 15-30 days).
  4. Writ of Execution: If the judge rules for the landlord, the tenant has a short window to appeal or vacate before law enforcement enforces the removal.

Critical Warning: Self-help evictions (changing locks, removing belongings, shutting off utilities) are strictly illegal in Oregon and can result in the landlord owing the tenant significant damages.

4. Landlord Entry

Tenant privacy is protected under Oregon Revised Statutes (ORS 90.322).

  • Notice Required: Yes.
  • Standard Notice: 24 Hours written notice is required for most entries (e.g., inspections, repairs, showings).
  • Emergencies: No notice is required in cases of immediate danger to property or personal safety (e.g., fire, flood).
  • Abandonment: If the landlord reasonably believes the unit has been abandoned, entry is permitted without notice.

5. Rent Control

Oregon has enacted statewide rent control measures, which applies to most residential properties built before February 1, 1996.

  • Rent Increase Cap: The maximum allowable annual rent increase is capped at 7% + Consumer Price Index (CPI) (or a minimum of 5%, whichever is greater).
  • Exemptions:
    • New construction (built after Feb 1, 1996).
    • Single-family homes (unless owned by a corporation/REIT).
    • Non-profit housing.
    • Government-subsidized housing.
  • Notice: Landlords must provide at least 90 days' written notice for any rent increase.

6. Special Warning for Landlords

Given Oregon's "Tenant Friendly" status, proceed with extreme caution.

  • The "Material Breach" Trap: In Oregon, a "material breach" of the lease (justifying eviction) is narrowly defined. You cannot evict for minor infractions. Consult legal counsel before serving a notice of termination for anything other than non-payment.
  • Retaliation is Presumed: If you take adverse action (raise rent, issue a notice to vacate) within 90 days of a tenant complaining to a government agency or organizing a tenant union, the law presumes you are acting illegally. The burden of proof is on you to prove the action was not retaliatory.
  • Court Delays: Courts in major Oregon counties (Multnomah, Washington, Lane) can experience backlogs. While the law allows for fast evictions regarding non-payment, practical timelines may stretch longer. Do not attempt "self-help" evictions—this is a criminal offense and a civil liability.
  • Documentation: Keep immaculate records of all communications, rent payments, and repair requests. In a dispute, the tenant’s testimony is often given significant weight, so your documentation is your primary defense.

7. Special Warning for Tenants

You have significant rights, but you must follow procedures to protect them.

  • Repair and Deduct: If a landlord fails to fix essential services (heat, water, sanitation) within a reasonable time, you may have the right to repair the issue yourself and deduct the cost from rent (up to one month’s rent). Strict procedural requirements apply; do not do this without consulting a tenant advocacy group first.
  • Landlord Retaliation: If your landlord raises rent or threatens eviction shortly after you request repairs or report code violations, this is likely illegal retaliation. Document everything.
  • Just Cause Eviction: For tenancies lasting longer than one year, a landlord generally cannot evict you without a specific "Just Cause" reason. You have the right to stay in your unit as long as you abide by the lease and pay rent.
  • Screening Fees: Landlords are limited in what they can charge for screening fees (credit/background checks). If you suspect you were charged an illegal amount, you may be entitled to a refund.

Disclaimer

This guide is for informational purposes only and reflects laws effective as of 2025. Laws regarding landlord-tenant relationships are subject to change and local ordinances. This information does not constitute legal advice. Always consult with a qualified attorney or a local tenant advocacy organization before taking legal action.