Oregon Landlord-Tenant Laws (2026)
Last reviewed: July 2026
Oregon caps annual rent increases statewide at 7% plus inflation with a hard 10% ceiling, and requires just cause to end most tenancies after the first year. Nonpayment evictions use 72-hour or 144-hour notices tied to how late the rent is. Deposits have no cap but must be returned within 31 days.
General information, not legal advice. Verify with the current statute or a local attorney before acting.
Oregon landlord-tenant rules at a glance
| Security deposit limit | No statutory limit |
|---|---|
| Deposit return deadline | 31 days |
| Notice to enter | 24 hours' notice |
| Rent control | Statewide, annual increases capped at 7% + CPI, with a 10% ceiling (SB 608/SB 611) |
| Eviction notice (nonpayment) | 72-hour notice (after rent is 7 days late) or 144-hour notice (after 4 days late) |
| Late fee rule | Must be reasonable; statute allows flat, daily, or 5-day-period fee structures |
| Month-to-month termination | 30 days in the first year; after that, 90 days and a qualifying just cause |
| Governing statute | Oregon Residential Landlord and Tenant Act (ORS Ch. 90) |
Security deposits in Oregon
The deposit rule in Oregon is: No statutory limit. After the tenancy ends, the landlord must return the deposit within 31 days, typically with an itemized statement for any amounts withheld. Deductions are limited to unpaid rent, damage beyond normal wear and tear, and other charges the statute or lease allows — routine repainting and carpet aging from ordinary use generally cannot be charged to the tenant. Both parties should document the unit’s condition at move-in and move-out; disputes usually turn on that evidence.
Landlord entry and tenant privacy
Oregon’s entry rule is: 24 hours' notice. Entry is generally limited to legitimate purposes such as repairs, inspections, and showings, and emergencies allow immediate entry everywhere. Where the statute is silent or vague, courts fall back on the tenant’s right to quiet enjoyment, so landlords should give written notice and enter at reasonable hours regardless of the statutory minimum.
Rent increases and rent control
Rent control status in Oregon: Statewide, annual increases capped at 7% + CPI, with a 10% ceiling (SB 608/SB 611). Even without rent control, a landlord cannot raise rent mid-lease unless the lease allows it, and periodic tenancies require proper advance notice of an increase — commonly the same notice period used to terminate (30 days in the first year; after that, 90 days and a qualifying just cause in Oregon). Retaliatory increases after a tenant exercises a legal right are prohibited in most states.
Eviction process overview
For unpaid rent, Oregon requires: 72-hour notice (after rent is 7 days late) or 144-hour notice (after 4 days late). If the tenant does not pay or leave, the landlord files an eviction case (the name varies: unlawful detainer, summary process, forcible entry and detainer), serves the tenant, and attends a hearing. Only a court judgment followed by a sheriff or constable can remove a tenant — lockouts and utility shutoffs are illegal in every state. Timelines vary from a few weeks to several months depending on court backlog and whether the tenant contests the case.
Late fees
Oregon’s late fee rule: Must be reasonable; statute allows flat, daily, or 5-day-period fee structures. Even where no statutory cap exists, courts can strike down fees that operate as penalties rather than reasonable estimates of the landlord’s actual cost, and the fee must appear in the written lease to be enforceable.
Ending a lease or month-to-month tenancy
To end a month-to-month tenancy in Oregon, the required notice is: 30 days in the first year; after that, 90 days and a qualifying just cause. Fixed-term leases end on their own schedule unless renewed, though some states and cities require just cause or additional notice even at lease end. Notice should always be written, dated, and delivered by a method the statute recognizes.
Is Oregon landlord-friendly or tenant-friendly?
Oregon is generally considered tenant-friendly. Oregon was the first state to adopt statewide rent control (2019) and requires just cause plus 90 days' notice to end most tenancies after the first year.
Official source
The governing law is the Oregon Residential Landlord and Tenant Act (ORS Ch. 90). Read the current text at the state’s official legislative site: https://www.oregonlegislature.gov/bills_laws/ors/ors090.html.
Oregon landlord-tenant law FAQs
- How much can a landlord charge for a security deposit in Oregon?
- Security deposits in Oregon are governed by the Oregon Residential Landlord and Tenant Act (ORS Ch. 90). The deposit rule is: No statutory limit. After the tenancy ends, the landlord must return the deposit (minus properly documented deductions) within 31 days. Landlords who miss the deadline or take undocumented deductions can owe the tenant damages, so both sides should document the unit's condition at move-in and move-out and keep an itemized statement of any charges. Deposit rules are amended fairly often, so verify the current statute before relying on a specific number.
- How much notice does a landlord have to give before evicting for unpaid rent in Oregon?
- For nonpayment of rent, Oregon requires: 72-hour notice (after rent is 7 days late) or 144-hour notice (after 4 days late). That notice is only the first step, a landlord cannot legally remove a tenant without then filing an eviction case and winning a court judgment, and self-help evictions (changing locks, shutting off utilities) are prohibited. Local courts and city ordinances can add procedural steps, so check the Oregon Residential Landlord and Tenant Act (ORS Ch. 90) and local rules before starting an eviction.
- Can a landlord enter a rental property without permission in Oregon?
- Oregon's entry rule is: 24 hours' notice. Genuine emergencies (fire, flooding, gas leaks) are a standard exception in every state, and lease clauses can add detail but generally cannot strip a tenant's right to quiet enjoyment. For ending a month-to-month tenancy, Oregon requires 30 days in the first year; after that, 90 days and a qualifying just cause of notice. When in doubt, put entry requests and termination notices in writing and confirm the current rule in the Oregon Residential Landlord and Tenant Act (ORS Ch. 90).
Compare nearby states
Related Lofty resources
- Rental property calculator — model cash flow with Oregon vacancy and eviction-cost assumptions.
- Rental income investing guide — how landlord-tenant rules feed into returns.
- All 50 states + DC compared
This page is general information, not legal advice. Laws change — verify with the current statute or a local attorney before acting. Rules reflect widely documented statutes as of July 2026; cities and counties in Oregon may add their own requirements.