Oregon · Renters' rights · Updated Oct 2026
Oregon tenant rights
Security deposits, repairs, landlord entry, notices and evictions in Oregon, in plain English from official sources, with free tools to get your deposit back and ask for repairs.
Guides for Oregon renters
Security deposit
Limit, deadline, deductions, penalty and the calculator.
Repairs
The landlord's duty, repair and deduct, withholding rent and a repair letter.
Eviction
Notice periods, court deadlines, illegal lockouts and a timeline tool.
Security deposit in Oregon
- Limit
- No statewide limit on the amount. The landlord must give you a receipt and list the deposit in a written lease. During the first year, the landlord can't make you pay a new or bigger deposit (except an agreed pet deposit). After the first year, you get at least 3 months to pay a new or bigger deposit. No pet deposit for a service or assistance animal.
- Deadline to return it
- Within 31 days after the tenancy ends and you move out, the landlord must return your deposit (and any unused prepaid rent), or give you a written accounting of what is kept and return the rest. It must be delivered in person, by first-class mail, or by email if you agreed. Give your forwarding address in writing.
- Itemized list
- Yes. To keep any part, the landlord must give a written accounting within 31 days stating the specific basis for each claim, with separate accountings for the deposit and for prepaid rent. Labor must be charged at a reasonable hourly rate. Receipts are not required by the law.
- What may be deducted
- Only what is reasonably necessary to cover unpaid rent and other lease defaults, and to repair damage you caused beyond ordinary wear and tear. Machine carpet cleaning only if the carpet was cleaned before you moved in and the written lease says so. The landlord can't keep the deposit because you didn't stay a minimum number of months in a month-to-month tenancy. A last month's rent deposit must be used for the last month's rent.
- Interest
- No statute requires interest.
- If the landlord keeps it wrongly
- Twice the amount withheld without a written accounting, or withheld in bad faith.
- Law
- ORS 90.300
How to get your deposit back
- Before you move out, clean, take dated photos and video of every room, and return all keys.
- Give your landlord your new address in writing. In Oregon: Give your forwarding address in writing.
- Wait for the deadline: Within 31 days after the tenancy ends and you move out, the landlord must return your deposit (and any unused prepaid rent), or give you a written accounting of what is kept and return the rest.
- If the money or an itemized list doesn't come, or the deductions are wrong, send a demand letter (below). Keep proof of mailing.
- If that doesn't work, sue in small claims court. Limit: $10,000. Small claims court in Oregon on Small Claims Map
Repairs in Oregon
- The landlord's duty
- The landlord must keep the unit habitable at all times (ORS 90.320): weatherproof roof, walls and windows; working plumbing; hot and cold running water and safe drinking water; working heat; safe electrical wiring and lighting; clean, safe grounds free of garbage, rodents and pests; trash containers; floors, walls, stairs and railings in good repair; working smoke alarms; and other listed items.
- How to ask for repairs
- Ask in writing and keep a copy. For minor repairs the notice must give a fix-by date at least 7 days away. For serious problems you may also give written notice that the lease will end in at least 30 days unless the landlord fixes the problem within 7 days (essential services) or 30 days (other problems) (ORS 90.360).
- Repair and deduct
- Allowed for minor defects costing up to $300 (such as leaky plumbing, a stopped toilet or a faulty switch; not mold, radon, asbestos or lead paint). Give written notice describing the defect and saying you will have it fixed and deduct the cost if not repaired by a date at least 7 days later. A qualified person (not you) must do the work, and you must give the landlord a written statement of the actual cost. If the landlord fails to supply an essential service like heat or water, after written notice and a reasonable time you may buy the service and deduct the cost, sue for reduced rent value, or move to substitute housing and stop paying rent for that time. ORS 90.365, 90.368.
- Withholding rent
- No general right to withhold rent. Use the repair-and-deduct and essential-services remedies, or sue for damages. Unpaid rent can lead to a 10- or 13-day nonpayment notice.
- Law
- ORS 90.320, 90.360, 90.365, 90.368
Landlord entry in Oregon
At least 24 hours' actual notice, and entry only at reasonable times. You may deny consent after getting the notice. No notice is needed in an emergency (the landlord must tell you within 24 hours if they entered while you were out). If you asked for repairs in writing, the landlord may enter to do them for up to 7 days without more notice. ORS 90.322.
Eviction in Oregon
- Notice for unpaid rent
- For monthly tenancies, either a 10-day notice given no sooner than the 8th day of the rental period, or a 13-day notice given no sooner than the 5th day (counting the day rent is due). Week-to-week: 72 hours, given no sooner than the 5th day. The notice must say how much to pay and by when, and must come with the state's notice about rental assistance. Paying the full rent within the notice period stops the eviction. A late fee alone can't be the basis for a nonpayment notice.
- Notice for a lease violation
- 30-day notice for a material lease violation. If the problem can be fixed, you get at least 14 days to fix it (cure), and the tenancy does not end if you do.
- Ending a month-to-month tenancy
- Tenant: 30 days' written notice. Landlord: 30 days without a reason only during the first year. After the first year the landlord needs a tenant cause or a qualifying landlord reason (sale to a buyer who will live there, demolition, major repairs, owner or family moving in) with 90 days' written notice; landlords with 5 or more units must also pay one month's rent as relocation. Week-to-week: 10 days. ORS 90.427.
- Time to respond to an eviction lawsuit
- The court sets a first appearance 7 days after the filing (15 days for nonpayment cases), and it may be delayed up to 7 more days. You must go to the first appearance; if you contest, you file an answer there and a trial is set.
- Lockouts and utility shutoffs
- Yes. If the landlord locks you out, removes you, or shuts off heat, water, hot water, electricity or another essential service, you can get a court order to get back in, or end the lease, and recover up to two months' rent or twice your actual damages, whichever is greater.
- Court self-help
- The court's eviction self-help page
- Law
- ORS 90.392, 90.394, 90.395, 90.427, 90.375; ORS 105.135
Rent increases and rent control in Oregon
- Notice of a rent increase
- No increase during the first year. After that, at least 90 days' written notice, no more than one increase every 12 months. The notice must state the amount of the increase, the new rent and the effective date. Week-to-week: 7 days. ORS 90.323.
- Rent control
- Yes, statewide rent stabilization. For 2026 the maximum increase is 9.5% (7% plus inflation, capped at 10%); for 2027 it is 10%. Units with a first certificate of occupancy less than 15 years old, and some subsidized units, are exempt. Breaking the cap makes the landlord owe you 3 months' rent plus damages. ORS 90.323, 90.324.
Late fees in Oregon
Allowed only if rent is not received by the end of the 4th day and the written lease explains the fee. Limits: a reasonable flat fee once per month; or a reasonable daily fee starting on day 5 of up to 6% of that flat amount; or 5% of the rent for each 5-day period late. You can't be evicted for nonpayment only because you didn't pay a late fee. ORS 90.260.
Retaliation in Oregon
The landlord may not raise rent, cut services, give a termination notice or threaten eviction because you complained in good faith to the landlord or to a government agency, joined a tenant union, testified against the landlord, won an eviction case in the past 6 months, or used any legal tenant right. You can use it as a defense and get the ORS 90.375 remedies (up to 2 months' rent or twice damages). ORS 90.385.
Small claims court in Oregon
Deposit disputes usually go to small claims court, where you don't need a lawyer.
Limit: $10,000.
Where to get free help in Oregon
Good to know in Oregon
- Oregon has a statewide rent cap: 9.5% in 2026 and 10% in 2027, with only one increase a year and 90 days' notice.
- After your first year, a landlord generally needs a legal reason to end a month-to-month tenancy (Oregon's 'just cause' rule).
- Portland and some other cities have their own rules, such as relocation payments; check your city.
Recent law changes
SB 611 (2023) changed the rent cap to the lesser of 7% plus CPI or 10% (2026: 9.5%; 2027: 10%). HB 3054 (2025) set a 6% cap for manufactured home parks with more than 30 spaces. 2023 laws also shaped the current 10-day/13-day nonpayment notices.
Free tools for Oregon renters
Pre-set for Oregon. They run in your browser and send nothing.
Deposit return calculator for Oregon
Find your state's deadline for returning a security deposit, whether your landlord is late and what you may be owed. Nothing you type here is sent anywhere.
Security deposit demand letter for Oregon
A short, firm and polite letter asking your landlord to return your deposit by a date. It cites your state's deposit law. Many landlords pay at this step, and the letter is proof that you asked. Fill this in, download the letter as PDF or Word (or copy it), sign it, keep a copy and send it in a way you can prove, such as certified mail with a return receipt.
Repair request letter for Oregon
Ask your landlord in writing to fix the problem by a date. A written, dated request is the first step in almost every state, and it is proof that the landlord knew. Check the problems, add dates, then download the letter as PDF or Word (or copy it). Sign it, keep a copy and photos, and send it in a way you can prove.
Eviction notice timeline for Oregon
Got a notice from your landlord? Enter the kind of notice and the day you got it to see the dates that follow from your state's rule, what your landlord may not do, and where to get free help fast.
This is not legal advice. Eviction deadlines are short and missing one can cost you your home. Read your notice carefully and contact legal aid or your court's self-help center right away.
Questions about renters' rights in Oregon
How much can a landlord charge for a security deposit in Oregon?
No statewide limit on the amount. The landlord must give you a receipt and list the deposit in a written lease. During the first year, the landlord can't make you pay a new or bigger deposit (except an agreed pet deposit). After the first year, you get at least 3 months to pay a new or bigger deposit. No pet deposit for a service or assistance animal.
How long does a landlord have to return a security deposit in Oregon?
Within 31 days after the tenancy ends and you move out, the landlord must return your deposit (and any unused prepaid rent), or give you a written accounting of what is kept and return the rest. It must be delivered in person, by first-class mail, or by email if you agreed. Give your forwarding address in writing.
What can I do if my landlord won't return my deposit in Oregon?
Twice the amount withheld without a written accounting, or withheld in bad faith.
What can a landlord deduct from a security deposit in Oregon?
Only what is reasonably necessary to cover unpaid rent and other lease defaults, and to repair damage you caused beyond ordinary wear and tear. Machine carpet cleaning only if the carpet was cleaned before you moved in and the written lease says so. The landlord can't keep the deposit because you didn't stay a minimum number of months in a month-to-month tenancy. A last month's rent deposit must be used for the last month's rent.
Does a landlord have to pay interest on a security deposit in Oregon?
No statute requires interest.
How do I ask my landlord for repairs in Oregon?
Ask in writing and keep a copy. For minor repairs the notice must give a fix-by date at least 7 days away. For serious problems you may also give written notice that the lease will end in at least 30 days unless the landlord fixes the problem within 7 days (essential services) or 30 days (other problems) (ORS 90.360).
Can I repair and deduct the cost from rent in Oregon?
Allowed for minor defects costing up to $300 (such as leaky plumbing, a stopped toilet or a faulty switch; not mold, radon, asbestos or lead paint). Give written notice describing the defect and saying you will have it fixed and deduct the cost if not repaired by a date at least 7 days later. A qualified person (not you) must do the work, and you must give the landlord a written statement of the actual cost. If the landlord fails to supply an essential service like heat or water, after written notice and a reasonable time you may buy the service and deduct the cost, sue for reduced rent value, or move to substitute housing and stop paying rent for that time. ORS 90.365, 90.368.
Can I withhold rent for repairs in Oregon?
No general right to withhold rent. Use the repair-and-deduct and essential-services remedies, or sue for damages. Unpaid rent can lead to a 10- or 13-day nonpayment notice.
How much notice does a landlord need to enter in Oregon?
At least 24 hours' actual notice, and entry only at reasonable times. You may deny consent after getting the notice. No notice is needed in an emergency (the landlord must tell you within 24 hours if they entered while you were out). If you asked for repairs in writing, the landlord may enter to do them for up to 7 days without more notice. ORS 90.322.
How much notice does a landlord have to give for unpaid rent in Oregon?
For monthly tenancies, either a 10-day notice given no sooner than the 8th day of the rental period, or a 13-day notice given no sooner than the 5th day (counting the day rent is due). Week-to-week: 72 hours, given no sooner than the 5th day. The notice must say how much to pay and by when, and must come with the state's notice about rental assistance. Paying the full rent within the notice period stops the eviction. A late fee alone can't be the basis for a nonpayment notice.
How much notice for a lease violation in Oregon?
30-day notice for a material lease violation. If the problem can be fixed, you get at least 14 days to fix it (cure), and the tenancy does not end if you do.
How much notice is needed to end a month-to-month lease in Oregon?
Tenant: 30 days' written notice. Landlord: 30 days without a reason only during the first year. After the first year the landlord needs a tenant cause or a qualifying landlord reason (sale to a buyer who will live there, demolition, major repairs, owner or family moving in) with 90 days' written notice; landlords with 5 or more units must also pay one month's rent as relocation. Week-to-week: 10 days. ORS 90.427.
How long do I have to respond to an eviction lawsuit in Oregon?
The court sets a first appearance 7 days after the filing (15 days for nonpayment cases), and it may be delayed up to 7 more days. You must go to the first appearance; if you contest, you file an answer there and a trial is set.
Can my landlord lock me out or shut off utilities in Oregon?
Yes. If the landlord locks you out, removes you, or shuts off heat, water, hot water, electricity or another essential service, you can get a court order to get back in, or end the lease, and recover up to two months' rent or twice your actual damages, whichever is greater.
How much notice is needed for a rent increase in Oregon?
No increase during the first year. After that, at least 90 days' written notice, no more than one increase every 12 months. The notice must state the amount of the increase, the new rent and the effective date. Week-to-week: 7 days. ORS 90.323.
Is there rent control in Oregon?
Yes, statewide rent stabilization. For 2026 the maximum increase is 9.5% (7% plus inflation, capped at 10%); for 2027 it is 10%. Units with a first certificate of occupancy less than 15 years old, and some subsidized units, are exempt. Breaking the cap makes the landlord owe you 3 months' rent plus damages. ORS 90.323, 90.324.
Is there a limit on late fees in Oregon?
Allowed only if rent is not received by the end of the 4th day and the written lease explains the fee. Limits: a reasonable flat fee once per month; or a reasonable daily fee starting on day 5 of up to 6% of that flat amount; or 5% of the rent for each 5-day period late. You can't be evicted for nonpayment only because you didn't pay a late fee. ORS 90.260.
Can my landlord retaliate if I complain in Oregon?
The landlord may not raise rent, cut services, give a termination notice or threaten eviction because you complained in good faith to the landlord or to a government agency, joined a tenant union, testified against the landlord, won an eviction case in the past 6 months, or used any legal tenant right. You can use it as a defense and get the ORS 90.375 remedies (up to 2 months' rent or twice damages). ORS 90.385.
What is the small claims limit in Oregon?
$10,000.