Oregon landlord and tenant rules

Seayora publishes 17 Oregon rules, covering security deposits, notice periods, late fees, applications, evictions, rent regulation, fair housing, tenant protections, repairs, contractor sales tax. Every one is composed from the statute it cites and links to that statute on the state’s own code site.

Oregon at a glance

RuleOregon
How long does a landlord have to return a security deposit in Oregon?31 days
How many days does a tenant get to pay late rent in Oregon?10 days to pay
How much notice does a landlord have to give before entering in Oregon?24 hours
How much notice does a landlord have to give before raising the rent in Oregon?90 days
How much notice must a landlord give to end a tenancy in Oregon?30 days
How much can a landlord charge for a late rent fee in Oregon?A reasonable flat fee, 6% of it a day, or 5% per five days
Is there a grace period for paying rent in Oregon?4 days
How much can a landlord charge for a rental application fee in Oregon?Average actual cost; one charge per 60 days
Can a landlord change the locks to force a tenant out in Oregon?An unlawful ouster or utility shut-off entitles the tenant to up to two months’ rent or twice their actual damages.
Does a landlord need a reason to evict a tenant in Oregon?Oregon requires a statutory cause to terminate a tenancy after the first year, and caps annual rent increases.
How long does a tenant have to respond to an eviction case in Oregon?The first appearance is set about seven days after filing.
What are the steps to evict a tenant for unpaid rent in Oregon?Wait until rent is at least 8 days late
Is there rent control in Oregon?Statewide: 9.5% for 2026, 10% for 2027
Can a landlord refuse a Section 8 voucher in Oregon?Protected: a landlord may not refuse one
Can a landlord retaliate against a tenant for complaining in Oregon?Prohibited; no set period
Can a tenant repair and deduct from rent in Oregon?Up to $300
Do contractors charge sales tax in Oregon?No sales tax

Security deposits in Oregon

How long does a landlord have to return a security deposit in Oregon?

In Oregon, a landlord has 31 days after the tenancy ends to return the security deposit, together with an itemised statement of any deductions. This is ORS 90.300.

Full answer and the checkable figures.

Notice periods in Oregon

How many days does a tenant get to pay late rent in Oregon?

In Oregon, before starting a nonpayment case a landlord must serve a written notice giving the tenant 10 days to pay the rent due. This is ORS 90.323, 90.322, 90.394.

Rent increases need 90 days and are capped annually under SB 608. Entry: 24 hours. Late rent: 10-day notice after the 7-day grace.

Full answer and the checkable figures.

How much notice does a landlord have to give before entering in Oregon?

In Oregon, a landlord must give 24 hours notice before entering an occupied rental, other than in an emergency. This is ORS 90.323, 90.322, 90.394.

Rent increases need 90 days and are capped annually under SB 608. Entry: 24 hours. Late rent: 10-day notice after the 7-day grace.

Full answer and the checkable figures.

How much notice does a landlord have to give before raising the rent in Oregon?

In Oregon, a landlord must give 90 days written notice before raising the rent. This is ORS 90.323, 90.322, 90.394.

Rent increases need 90 days and are capped annually under SB 608. Entry: 24 hours. Late rent: 10-day notice after the 7-day grace.

Full answer and the checkable figures.

How much notice must a landlord give to end a tenancy in Oregon?

In Oregon, a landlord must give 30 days written notice to end a tenancy or decline to renew it. After the first year of occupancy a landlord may end a month-to-month tenancy only for a cause the statute allows (ORS 90.427). This is ORS 90.323, 90.322, 90.394.

Rent increases need 90 days and are capped annually under SB 608. Entry: 24 hours. Late rent: 10-day notice after the 7-day grace.

Full answer and the checkable figures.

Late fees in Oregon

How much can a landlord charge for a late rent fee in Oregon?

In Oregon, a late charge may be a reasonable flat amount charged once per rental period; a daily charge, from the fifth day, of no more than 6% of that reasonable flat amount; or 5% of the periodic rent for each five-day period the rent stays unpaid. A late charge may be imposed only if the rent has not been received by the fourth day of the rental period. The charge and how it is calculated must be in a written rental agreement, and changing it takes 30 days’ written notice. This is ORS 90.260.

The charge and how it is calculated must be in a written rental agreement, and changing it takes 30 days’ written notice.

Full answer and the checkable figures.

Is there a grace period for paying rent in Oregon?

Yes. In Oregon, a late charge may be imposed only if the rent has not been received by the fourth day of the rental period. The late fee itself is limited too: a late charge may be a reasonable flat amount charged once per rental period; a daily charge, from the fifth day, of no more than 6% of that reasonable flat amount; or 5% of the periodic rent for each five-day period the rent stays unpaid. The charge and how it is calculated must be in a written rental agreement, and changing it takes 30 days’ written notice. This is ORS 90.260.

The charge and how it is calculated must be in a written rental agreement, and changing it takes 30 days’ written notice.

Full answer and the checkable figures.

Applications in Oregon

How much can a landlord charge for a rental application fee in Oregon?

In Oregon, an applicant screening charge may not exceed the landlord’s average actual cost of screening or the customary charge of a screening company for comparable screening, and only one may be charged in any 60-day period whatever the number of units applied for. The charge must be refunded within 30 days if the unit is filled before the applicant is screened, or the applicant withdraws in writing before any screening is done. This is ORS 90.295.

The charge must be refunded within 30 days if the unit is filled before the applicant is screened, or the applicant withdraws in writing before any screening is done.

Full answer and the checkable figures.

Evictions in Oregon

Can a landlord change the locks to force a tenant out in Oregon?

No. An unlawful ouster or utility shut-off entitles the tenant to up to two months’ rent or twice their actual damages. ORS 90.375. In Oregon a tenant may be removed only through the court process, which is set by ORS 90.394, 90.396, 90.427, 105.113, 105.137, 90.375.

Oregon’s ten-day nonpayment notice may not be served until rent is at least eight days past due, and the notice must include the statutory summary of the tenant’s rights and a list of resources.

Full answer and the checkable figures.

Does a landlord need a reason to evict a tenant in Oregon?

Yes, for most tenancies. Oregon requires a statutory cause to terminate a tenancy after the first year, and caps annual rent increases. ORS 90.427, 90.323. In Oregon the eviction procedure itself is set by ORS 90.394, 90.396, 90.427, 105.113, 105.137, 90.375.

Oregon’s ten-day nonpayment notice may not be served until rent is at least eight days past due, and the notice must include the statutory summary of the tenant’s rights and a list of resources.

Full answer and the checkable figures.

How long does a tenant have to respond to an eviction case in Oregon?

In Oregon, the time a tenant has to respond to an eviction case is governed by ORS 90.394, 90.396, 90.427, 105.113, 105.137, 90.375. The first appearance is set about seven days after filing. A tenant who appears is given time to file a written answer.

Oregon’s ten-day nonpayment notice may not be served until rent is at least eight days past due, and the notice must include the statutory summary of the tenant’s rights and a list of resources.

Full answer and the checkable figures.

What are the steps to evict a tenant for unpaid rent in Oregon?

In Oregon, an eviction for unpaid rent runs through 5 steps, each set by the statute or court rule beside it: (1) Wait until rent is at least 8 days late — ORS 90.394; (2) Serve a 10-day notice of nonpayment — ORS 90.394(3); (3) File an FED complaint — ORS 105.110; (4) First appearance, about seven days after filing — ORS 105.113; (5) Notice of restitution and writ of execution — ORS 105.151. Oregon’s ten-day nonpayment notice may not be served until rent is at least eight days past due, and the notice must include the statutory summary of the tenant’s rights and a list of resources. The procedure as a whole is set by ORS 90.394, 90.396, 90.427, 105.113, 105.137, 90.375.

Oregon’s ten-day nonpayment notice may not be served until rent is at least eight days past due, and the notice must include the statutory summary of the tenant’s rights and a list of resources.

Full answer and the checkable figures.

Rent regulation in Oregon

Is there rent control in Oregon?

Yes. In Oregon, a landlord may not raise the rent during the first year of a tenancy, and after that may raise it once in any 12-month period, with at least 90 days’ written notice, by no more than 7% plus inflation or 10%, whichever is less, which the state set at 9.5% for 2026 and 10% for 2027. Units whose certificate of occupancy was issued less than 15 years ago are exempt. This is ORS 90.323, 90.324.

Full answer and the checkable figures.

Fair housing in Oregon

Can a landlord refuse a Section 8 voucher in Oregon?

No, not in most cases. In Oregon, a person may not refuse to rent real property, or set different terms, because of source of income, which the law defines to include Section 8 rent subsidy payments and any other local, state or federal housing assistance. This is ORS 659A.421.

Full answer and the checkable figures.

Tenant protections in Oregon

Can a landlord retaliate against a tenant for complaining in Oregon?

No. In Oregon, a landlord may not retaliate by raising the rent, cutting services, serving a termination notice, or bringing or threatening an eviction after a tenant complains to a government agency or in good faith to the landlord, joins a tenants’ union, testifies against the landlord, or asserts a legal right. A landlord may still evict a tenant who was behind on rent when the notice was served, and the statute sets no period of presumed retaliation. Separately, the federal Fair Housing Act makes it unlawful to threaten or interfere with anyone for exercising fair housing rights. This is ORS 90.385.

Full answer and the checkable figures.

Repairs in Oregon

Can a tenant repair and deduct from rent in Oregon?

Yes, within limits. In Oregon, if a landlord does not fix a minor habitability defect by a date at least seven days after the tenant’s written notice, the tenant may have it repaired and deduct up to $300 from a later rent payment. The tenant may not do the work personally and must give the landlord a written statement of the cost from the person who made the repair. Each step has to be followed as the statute sets it out, including the written notice and the waiting period, or the deduction can be treated as unpaid rent. This is ORS 90.368.

Full answer and the checkable figures.

Contractor sales tax in Oregon

Do contractors charge sales tax in Oregon?

Oregon imposes no state sales tax, so there is no state sales tax to add to a contractor's invoice. Source: Oregon imposes no general sales tax.

Full answer and the checkable figures.

Sources

  • ORS 659A.421
  • ORS 90.260
  • ORS 90.295
  • ORS 90.300
  • ORS 90.323, 90.322, 90.394
  • ORS 90.323, 90.324
  • ORS 90.368
  • ORS 90.385
  • ORS 90.394, 90.396, 90.427, 105.113, 105.137, 90.375
  • Oregon imposes no general sales tax.

This is a summary of a published statute, not legal advice. Rules change, local ordinances can add to them, and the terms of a specific lease may differ. Check the citation and speak to a lawyer before acting.

This is a summary of the published procedure, not legal advice. Courts, local rules and the facts of a tenancy change what applies, and a defect in a notice or a filing can end a case. Have a lawyer review anything before it is served or filed.

This is a summary of a state’s published guidance, not tax or legal advice. Rates and rules change, local jurisdictions add their own, and the treatment of a specific job depends on the contract and the work. Check the citation and speak to a CPA or a state tax adviser before relying on it.

How Seayora uses these rules

Security deposits. Seayora computes the deadline this rule sets from the tenancy’s own dates, shows it on the deposit statement, and reminds the landlord before it falls due — so the answer above is not reference material sitting beside the product, it is the rule the product enforces.

Notice periods. Seayora computes the notice this rule requires from the tenancy’s own dates — for a renewal offer, a rent increase or a served notice — and will not serve one that is short unless the owner records a reason. The answer above is the rule the product enforces.

Late fees. Seayora charges only the late fee written into the lease, after the grace period the lease sets, and adds no late fee of its own. This page states the statutory ceiling and waiting period so the terms of a lease can be checked against them before it is signed.

Applications. This page states what the state allows a landlord to charge somebody applying to rent, so a fee can be checked against it before it is advertised or collected.

Evictions. Seayora does not file, serve or appear in an eviction, and is not anybody’s lawyer. When a tenant has stopped paying, it lays out these steps for the property’s own state and city with the statute beside each one, holds back any step that would come too early, keeps an append-only record of the case — and shows the resident what would end it, legal-aid links included.

Rent regulation. This page states whether the state lets its cities control rent, and any statewide limit on an increase, so a renewal can be checked before it is offered. In New York City, Seayora’s rent-increase advisor goes further: it computes the highest increase the Rent Guidelines Board order and the Good Cause standard allow for each apartment, with the law cited, and gives no number where the law is not verified.

Fair housing. This page states whether the state protects renters who pay with a housing voucher, so a listing and its screening rules can be checked against it before they are published. Seayora’s rental search assistant never filters homes by how a renter will pay the rent.

Tenant protections. When an owner prepares an eviction in Seayora, it lists any repair request opened on the unit in the last 180 days that is still open, not to stop the case but because the tenant will raise retaliation and the owner should have an answer. Every repair request keeps the date it was filed.

Repairs. Every deadline on this page runs from the tenant’s notice. A repair request filed in Seayora keeps the date it was made and every update after it, on the website and both phone apps, so owner and tenant are working from the same date.

Contractor sales tax. Seayora resolves this rule on every invoice a contractor raises — per line, from the job site’s own address — and prints the rate, the jurisdiction and this citation on the document itself, so the estimate a customer accepts is the invoice they are billed. Where the rule is more nuanced than a single answer, Seayora refuses to guess a total rather than quoting a confident wrong one.

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