Oregon (OR) law guide
Quick answer
Oregon landlord-tenant law is governed by ORS Chapter 90. There is no statutory cap on security deposits, but landlords must return them within 31 days of move-out. Oregon has statewide rent stabilization: for 2026, most landlords may raise rent no more than 9.5% with at least 90 days' written notice. For nonpayment of rent, landlords must give a 10-day notice to pay or quit before filing for eviction.
Security Deposit Limit
No statutory cap (must be reasonable)
Deposit Return Deadline
31 days after move-out
Statewide Rent Control
Yes, 9.5% max increase in 2026 (buildings 15+ years old)
Nonpayment Eviction Notice
10-day notice to pay or quit
Oregon rental market snapshot
Population
4.2 million
Renter households
37%
Median rent
$1,796/mo (2BR, 2026)
Largest rental markets
Portland, Eugene, Salem, Bend, Medford
Oregon rents declined about 1.3% statewide in late 2025, with Portland vacancy rising and concessions common. Eugene bucked the trend with rents up roughly 4.6% year over year.
Oregon sets no maximum on security deposit amounts under ORS 90.300, though the amount must be reasonable relative to the rent and property condition. Landlords must keep deposits in a trust account and provide a written receipt.
After a tenant moves out, the landlord has 31 days to return the deposit or send an itemized written statement of deductions. Wrongfully withholding any portion exposes the landlord to a penalty of up to twice the amount withheld.
Oregon has statewide rent stabilization under ORS 90.323. For 2026, the maximum allowable rent increase is 9.5% for most residential units. This cap applies only to buildings that are 15 or more years old; newer construction is exempt.
Landlords must give at least 90 days' written notice before any rent increase. A landlord may raise rent only once every 12 months. Rent cannot be increased during the first year of a new tenancy.
For nonpayment of rent on a month-to-month tenancy, a landlord must serve a 10-day notice to pay or quit under ORS 90.394. The tenant has the full 10 days to pay all owed rent and stop the eviction. Week-to-week tenants receive a 72-hour notice.
If the tenant does not pay or vacate, the landlord files a Forcible Entry and Detainer (FED) complaint in circuit court. Oregon requires a court hearing; self-help eviction (changing locks, removing belongings) is illegal and exposes the landlord to damages.
Landlords must give at least 24 hours' actual notice before entering a unit for non-emergency purposes such as inspections, repairs, or showings under ORS 90.322. Entry must be at a reasonable time. In a genuine emergency (fire, burst pipe), entry without notice is permitted.
Once a tenant submits a written repair request, the landlord may enter without additional notice for up to 7 days to complete that specific work. Landlords generally must complete non-emergency repairs within 30 days of written notice.
Oregon landlords must maintain rental units in a habitable condition under ORS 90.320. This includes functioning heat, plumbing, weatherproofing, and freedom from pest infestations. Landlords cannot waive this duty in a lease.
If a landlord retaliates against a tenant for complaining about habitability or contacting a government agency, the tenant may recover at least one month's rent in damages under ORS 90.385. Retaliation is presumed if adverse action occurs within 90 days of a protected act.
Oregon follows federal Fair Housing Act protections and adds source of income (including Section 8 vouchers) and sexual orientation as protected classes under ORS Chapter 659A. Landlords cannot refuse to rent, set different terms, or advertise in a discriminatory way.
A tenant may break a lease early without penalty for specific legal reasons: active military deployment, domestic violence, landlord habitability failures, or by paying a buyout equal to 1.5 months' rent as an early termination fee under ORS 90.220. Small claims court in Oregon handles disputes up to $10,000.
This guide is general information, not legal advice. Governing statute: Oregon Residential Landlord and Tenant Act (ORS Chapter 90). Laws change; confirm the current statute or consult an attorney before acting. Last reviewed 2026-06-05.
Oregon FAQ
The 2026 maximum rent increase is **9.5%** for most residential units in buildings 15 or more years old. Landlords must give **90 days' written notice** and may only raise rent once every 12 months. Buildings less than 15 years old are exempt from the cap.
Oregon landlords must return the security deposit within **31 days** of move-out. If deductions are made, the landlord must include an itemized written statement. Wrongful withholding can result in a penalty of up to **twice the withheld amount**.
At least **24 hours' actual notice** is required for non-emergency entry such as repairs, inspections, or showings under ORS 90.322. In an emergency, the landlord may enter without notice but must inform the tenant within 24 hours afterward.
For month-to-month tenancies, the landlord must serve a **10-day notice to pay rent or quit** before filing for eviction. If the tenant pays in full within 10 days, the tenancy continues. Week-to-week tenants receive a shorter **72-hour notice**.
Yes. Oregon passed **statewide rent stabilization** in 2019, one of the first states to do so. The annual cap is set each year by the Oregon Department of Administrative Services; for 2026 it is **9.5%**. The law applies only to buildings that are 15 or more years old.
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