Oregon · Repairs · Updated Oct 2026

Oregon tenant repair rights

What a landlord in Oregon must keep in repair, how to ask for repairs, whether you can repair and deduct or withhold rent, and the protection against retaliation.

Short answer

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.

Repair and deduct
Allowed (with conditions)
Withholding rent
Not allowed
Notice before entry
24 hours

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.

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.

Get repairs made, step by step

  1. Write down the problem and take dated photos or video.
  2. Ask in writing and keep a copy. In Oregon: Ask in writing and keep a copy.
  3. Give the landlord the time the rule allows, and let them in to do the work with proper notice.
  4. If nothing happens, call your local housing or code inspector and talk to legal aid before you stop paying any rent.
  5. Keep paying rent unless the rule above lets you withhold it and you follow its steps exactly.

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.

Your letter is made in your browser. Nothing you type is sent to us or anyone else.

The name on your lease or rent receipts.

What needs repair? (required)

Your state's rule on repair requests is shown below the form.

Oregon's rule on asking 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).

Dates, rooms and how the problem affects you. This text goes into the letter as written.

Where to get free help in Oregon

Questions about repairs in Oregon

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.

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.

More for Oregon renters

Repairs in nearby states

Sources

Last checked: Oct 2026.