Oregon (OR) law guide
Oregon's **Residential Landlord and Tenant Act**, codified at ORS Chapter 90, is one of the more tenant-protective frameworks in the western United States, combining statewide **rent stabilization** with lengthy notice requirements and strict deposit accounting rules. Senate Bill 608, passed in 2019, made Oregon the first state in the nation to adopt a statewide rent control law, and the legislature has continued refining tenant protections through bills like HB 2001 (2023), which updated the eviction notice timeline for nonpayment of rent. Landlords operating in Oregon must navigate these layered obligations carefully to stay in legal compliance.
Security deposit limit
No statewide cap (Portland caps at 1 month's rent)
Deposit return deadline
31 days after move-out
Statewide rent control
Yes (9.5% max increase for 2026, buildings 15+ years old)
Nonpayment eviction notice
10 days (or 13 days if given from day 5)
Oregon rental market snapshot
Population
~4.27 million (2024 U.S. Census estimate)
Renter households
~37% of households rent
Median rent
~$1,700 (2BR)
Largest rental markets
Portland, Eugene, Salem, Bend, Gresham
Portland's 47% rentership rate and dense urban core make it the most regulated market in the state, where both the statewide rent stabilization cap and city-level deposit rules apply simultaneously. Fast-growing Bend commands some of the highest rents outside Portland, underlining why landlords statewide treat the 9.5% annual increase ceiling as a genuine operational constraint rather than a theoretical limit.
Oregon law does not impose a statewide dollar cap on security deposits, meaning landlords may set deposit amounts based on market conditions and the specifics of each tenancy. The terms governing any deposit must be written into the rental agreement. Portland is a notable exception: the city limits security deposits to one month's rent when no last month's rent is collected, or 1.5 months' rent when last month's rent is bundled with the deposit.
Under ORS 90.300, landlords must return the full deposit or provide a written, itemized accounting of any deductions within 31 days after the tenancy ends and the tenant surrenders possession. Allowable deductions include unpaid rent, cleaning costs beyond ordinary wear, and damage caused by the tenant. Ordinary wear and tear cannot be charged against the deposit.
If a landlord fails to comply with the 31-day deadline or withholds funds in bad faith without a proper accounting, the tenant may recover twice the amount wrongfully withheld in a small claims or circuit court action. This double-damages provision is a strong incentive for landlords to document every deduction with receipts or written estimates before mailing the accounting.
Oregon made history in 2019 as the first state to enact statewide rent stabilization. Under ORS 90.323, landlords may not raise rent more than once in any 12-month period, and the annual increase is capped at the lesser of 10% or 7% plus the West Region Consumer Price Index. For 2026, the Oregon Department of Administrative Services set that ceiling at 9.5% for most residential units. The cap applies only to buildings whose certificate of occupancy was issued at least 15 years before the notice date, so newer construction is fully exempt.
Landlords must deliver written notice at least 90 days before the effective date of any rent increase. During the first 12 months of any new tenancy, no rent increase is permitted at all. A tenant who receives a rent increase notice on a month-to-month tenancy has the right to terminate the tenancy by giving 30 days' written notice before the increase takes effect, avoiding the higher rent entirely.
The 90-day notice window is significantly longer than many states, and combined with the annual frequency limit, it gives Oregon renters meaningful advance planning time. Landlords should calendar increase notices carefully: sending a 90-day notice that does not align with the 12-month anniversary of the last increase can result in the increase being legally invalid.
Oregon uses a Forcible Entry and Wrongful Detainer (FED) process for residential evictions, governed by ORS Chapter 90 and ORS 105.105-105.165. For nonpayment of rent on a standard month-to-month or fixed-term tenancy, a landlord must serve a written pay-or-quit notice before filing any court action. Under ORS 90.394 as amended by HB 2001 (2023), the landlord has two options: deliver a 10-day notice no sooner than the eighth day after rent was due, or deliver a 13-day notice no sooner than the fifth day after rent was due. For week-to-week tenancies, the notice period is shorter at 72 hours, delivered no sooner than day five of the rental period.
Self-help eviction is strictly prohibited under ORS 90.375. Changing locks, removing doors, shutting off utilities, or removing the tenant's belongings without a court order are all illegal and expose the landlord to damages. If the tenant does not pay or vacate within the notice period, the landlord files an FED complaint in circuit court. After a judgment of restitution is entered, only a sheriff may carry out the physical removal.
Oregon also requires specific no-cause termination notices that differ by tenancy length. Landlords terminating a month-to-month tenancy must provide 30 days' notice during the first year, but after one year of continuous occupancy the required notice increases to 90 days and must be based on a qualifying reason in most jurisdictions. Portland and other local governments may layer additional just-cause eviction requirements on top of state law.
Oregon tenants have a broad statutory right to a habitable rental unit throughout the tenancy under ORS 90.320. Landlords must maintain structural integrity, weatherproofing, functioning plumbing and heat, working smoke alarms and carbon monoxide detectors, and adequate sanitation. If a landlord fails to address a serious habitability defect after receiving written notice, tenants may pursue remedies that include rent reduction, repair-and-deduct for minor issues, or termination of the tenancy.
Retaliation by a landlord against a tenant who reports a code violation, contacts a housing authority, or exercises any right under ORS Chapter 90 is presumed unlawful under ORS 90.385. Oregon law creates a rebuttable presumption of retaliation when adverse action follows a tenant's protected activity within 180 days. Victims of domestic violence, sexual assault, stalking, or bias crimes have additional statutory protections, including the right to terminate a lease early and to have locks changed at the landlord's expense.
Oregon law also requires landlords to provide new tenants with a written move-in checklist documenting the condition of the unit before or at the start of occupancy, and written disclosure of any known lead-based paint hazards. Landlords who receive a tenant's notice of a habitability concern are given a reasonable time (typically 30 days for non-emergency repairs, 24 hours for emergency conditions) to complete the fix. Tenants retain the right to file a complaint with local housing code enforcement at any stage without fear of lawful retaliation.
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 2026-06-04.
Oregon FAQ
Oregon landlords must return the security deposit, along with a written itemized statement of any deductions, within 31 days after the tenancy ends and the tenant delivers possession. Missing this deadline or withholding funds without a proper accounting can result in the tenant recovering twice the amount wrongfully withheld under ORS 90.300.
Yes. Oregon has statewide rent stabilization under ORS 90.323, enacted through Senate Bill 608 in 2019. For 2026, the annual cap is 9.5% for most residential units. The cap only applies to buildings where the certificate of occupancy was issued 15 or more years ago; newer construction is exempt. Landlords must also give at least 90 days' written notice before any increase takes effect.
For most tenancies, the landlord must serve either a 10-day pay-or-quit notice (delivered no sooner than the eighth day after rent is due) or a 13-day notice (delivered no sooner than the fifth day after rent is due) under ORS 90.394. For week-to-week tenants, the notice period is 72 hours. If the tenant pays in full within the notice period, the eviction cannot proceed.
No. Self-help eviction is strictly prohibited under ORS 90.375. Changing locks, removing doors, shutting off utilities, or removing a tenant's possessions without a court order are all illegal. A landlord must obtain a judgment of restitution from a circuit court, and only a county sheriff may carry out the physical removal.
Oregon state law sets no maximum dollar cap on security deposits. However, Portland has a local ordinance limiting deposits to one month's rent when last month's rent is not collected, or 1.5 months' rent when it is bundled with the deposit. Outside Portland, landlords statewide may charge any amount as long as the terms are stated in writing in the rental agreement.
Under ORS 90.323, landlords must give at least 90 days' written notice before a rent increase takes effect. No increase is allowed during the first 12 months of a tenancy, and increases may not occur more than once every 12 months. The 2026 annual cap is 9.5% for covered units (buildings 15 years old or older).
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