Key Takeaways
Ensure full compliance from the start by providing all required Oregon landlord disclosures in writing and handling security deposits strictly within the 31-day return or accounting deadline.
Oregon landlord-tenant law strongly protects tenant rights, making proper notice, documentation, and habitability standards essential for avoiding fines, lawsuits, and eviction delays.
Because even small procedural mistakes can carry significant penalties, many landlords reduce risk by working with experienced property management professionals familiar with Oregon regulations.
Oregon has some of the most detailed landlord-tenant laws in the country. Many property owners are surprised to learn how strict the rules are around notices, deposits, rent increases, and tenant protections.
Tenants, on the other hand, often do not realize how many rights they already have under state law. If you own or rent property, understanding these laws is not optional.
So what happens if a landlord misses a required disclosure or handles a security deposit incorrectly? The answer can include fines, lawsuits, or delays in regaining possession of a rental unit. Oregon law strongly favors compliance, documentation, and proper procedure from day one.
Arise Real Estate Management has put together this article to help landlords and tenants understand Oregon landlord-tenant law in clear, plain language.
Required Landlord Disclosures in Oregon
Landlords must disclose certain information to tenants under Oregon law. These disclosures must be provided in writing, typically within the lease or rental agreement.
1. Nonrefundable Fees
Landlords must clearly state all nonrefundable fees in writing. A landlord may not charge any fee unless it is described in the written rental agreement. If it is not written, it is not enforceable. Common legal fees include late rent fees (after a 4-day grace period), dishonored check fees, and lease-break fees.
2. Security Deposit Handling
The landlord must provide the tenant with a receipt for any security deposit paid. While the law does not require a specific 14-day bank disclosure notice, the written rental agreement must list any security deposit required.
The most critical rule is that within 31 days after the tenancy terminates and the tenant delivers possession, the landlord must return the full deposit or provide a specific written accounting of any portions withheld.
3. Rights of Domestic Violence Victims
Tenants and their children have specific rights to end a lease early with 14 days' written notice if they are victims of domestic violence, sexual assault, or stalking.
4. Owner or Agent Identity
The lease must include the name and address of the person authorized to manage the premises and the owner of the premises (or a person authorized to act for and on behalf of the owner) for the purpose of service of process and receiving notices.
5. Smoking Policy & Flood Plain Disclosure
Oregon law requires every rental agreement to include a disclosure of the smoking policy for the premises. Additionally, if a dwelling is located within a 100-year flood plain, the landlord must disclose this in the rental agreement.
Oregon Tenant Rights and Responsibilities
Tenant Rights in Oregon
Tenants have the right to remain in the rental unit until the landlord follows the legal eviction process. They are entitled to have essential repairs made within a reasonable time after written notice. Tenants must receive proper notice before lease terms change (typically 30 days for month-to-month) and have the right to a safe, clean, and livable home.
Tenant Responsibilities in Oregon
Tenants must give proper written notice before moving out (at least 30 days for month-to-month), follow all lease terms, keep noise at reasonable levels, report needed repairs in writing, and pay rent on time.
Oregon Landlord Rights and Responsibilities
Landlord Rights in Oregon
Landlords have the right to receive rent as agreed, require tenants to follow the lease, and receive advance notice when tenants plan to vacate.
Landlord Responsibilities in Oregon
Landlords must maintain the property in a habitable condition. This includes ensuring waterproof roofs, functional plumbing with hot and cold water, adequate heating, and working locks. Landlords must also respect tenant privacy by giving at least 24 hours' notice before entering, except in emergencies.
An Overview of Oregon Landlord-Tenant Laws
1. Tenant Privacy and Entry
Entry must occur during reasonable hours and with at least 24 hours' notice for repairs, inspections, or showing the unit, unless there is an emergency or the tenant has made a specific written request for maintenance.
2. Habitability
Oregon landlords must keep properties habitable. This includes working locks, safe stairways, functional heating, and premises free from pests at the time of move-in.
3. Housing Discrimination
Oregon law prohibits discrimination based on race, color, religion, sex, sexual orientation, gender identity, marital status, familial status, disability, source of income, national origin, or age.
4. Security Deposits
There is no legal distinction between "pet deposits" or "cleaning deposits" all are treated as a single security deposit. They can only be used for unpaid rent, lease violations, or repairs beyond "ordinary wear and tear."
5. Rent Withholding
If a landlord fails to make essential repairs, tenants may have the right to "repair and deduct" (up to $300) or withhold rent, but only if they strictly follow the legal notification procedures.
6. Small Claims Lawsuits
Disputes over security deposits up to $10,000 are heard in small claims court. If a landlord fails to return a deposit or accounting within 31 days, the tenant may be entitled to twice the amount wrongfully withheld.
Bottom Line
Oregon landlord-tenant law is detailed, tenant-focused, and unforgiving of mistakes. Whether you own a single rental home or a growing portfolio, the safest approach is working with professionals who understand local rules and enforcement trends.
If you have specific legal questions, consult a qualified Oregon attorney. For day-to-day compliance, tenant screening, maintenance coordination, and risk reduction, partnering with the professional property management team at Arise Real Estate Management can be a smart investment.
Please note that the information provided in this blog is intended for general guidance and should not be considered as a replacement for professional legal advice. It is important to be aware that laws pertaining to property management may change, rendering this information outdated by the time you read it.
