Last reviewed: 2026-11-06 | By US Legal Brain Editorial Team
Oregon has one of the most tenant-protective legal frameworks in the country. The Residential Landlord and Tenant Act, codified primarily in Oregon Revised Statutes (ORS) Chapter 90, governs most residential rentals in the state. Local ordinances in cities like Portland, Eugene, and Bend can add further protections, but state law sets the floor.
This guide covers the rights most tenants need to know: habitability, rent rules, eviction protections, deposits, repairs, privacy, and how to enforce your rights. Whether you rent a studio in Salem or a house in Medford, understanding these rules helps you avoid disputes and act quickly when problems arise.
ORS Chapter 90 applies to most residential tenancies, including apartments, houses, duplexes, mobile home park spaces, and rented rooms. Some arrangements fall outside the law or have partial coverage:
If you are unsure whether your rental is covered, review your lease and consult a tenant rights organization such as your local Legal Aid office.
Oregon landlords must maintain rentals in a habitable condition at all times. This includes:
If a landlord fails to maintain habitability, tenants may use the statutory repair-and-deduct or repair-and-terminate procedures described below.
Tenants must also do their part. Under ORS 90.325, tenants must keep the unit clean and safe, use fixtures reasonably, and promptly notify the landlord of needed repairs. Failure to do so can reduce the landlord's liability for certain damages.
Oregon's rent control law (ORS 90.323) caps rent increases for most residential tenancies at 7% plus the regional Consumer Price Index (CPI), with an absolute maximum of 10% per year. The specific cap is announced each year by the Oregon Department of Administrative Services. The cap does not apply to:
For month-to-month tenancies, landlords must give written notice at least 30 days before the increase takes effect. For week-to-week tenancies, the notice period is 7 days. Fixed-term leases generally cannot have rent raised mid-term unless the lease expressly allows it.
| Tenancy Type | Minimum Notice for Rent Increase | Annual Cap (If Covered) |
|---|---|---|
| Week-to-week | 7 days | Yes, if covered |
| Month-to-month | 30 days | Yes, if covered |
| Fixed-term lease | No mid-term increase unless lease allows | N/A mid-term |
Oregon does not impose a statewide cap on security deposits, but landlords must give tenants a written statement describing the deposit and its terms. If a landlord charges a nonrefundable fee, it must be clearly disclosed in writing.
Within 31 days after a tenant moves out and returns possession, the landlord must either refund the deposit or provide a written itemized statement of deductions. The statement must explain the reason for each deduction. If the landlord fails to comply, the tenant may recover the deposit plus up to twice the deposit amount in damages.
Practical tip: Take dated photos and video of the unit at move-in and move-out, and submit a written forwarding address so the landlord can send the refund.
Oregon law (ORS 90.427) generally prohibits no-cause evictions after the first year of tenancy for month-to-month rentals. After that period, a landlord must have a qualifying cause, such as nonpayment of rent, lease violations, or the landlord or a family member moving in.
In many no-cause termination situations, Oregon requires landlords to pay relocation assistance equal to one month's rent. The exact amount and triggers depend on the reason for termination and local rules. Portland and other cities impose additional relocation requirements.
| Reason | Typical Notice |
|---|---|
| Nonpayment of rent | 10-day notice (with right to cure in many cases) |
| Lease violation | 10-day or 30-day notice depending on violation type |
| No-cause after first year | Generally not permitted for month-to-month |
| Landlord/family move-in | 90-day notice plus relocation assistance |
Landlords cannot lock tenants out, remove doors, or shut off utilities to force a move. Self-help evictions are illegal. A landlord must file an eviction action in court and obtain a judgment before removing a tenant. Tenants who receive a summons should respond promptly and seek legal help.
Tenants should notify the landlord in writing of needed repairs and keep a copy. For serious habitability issues, Oregon law provides several remedies:
If a landlord cuts off heat, water, electricity, or other essential services, tenants have expedited remedies under ORS 90.375, including the right to arrange substitute services and recover costs.
Oregon landlords must give at least 24 hours' notice before entering a rental for non-emergency purposes, such as inspections or repairs. Entry must occur at reasonable times. In emergencies, landlords may enter without notice. Tenants cannot unreasonably withhold consent to entry after proper notice.
Oregon law (ORS 659A.421) prohibits housing discrimination based on race, color, religion, sex, national origin, familial status, disability, marital status, source of income, sexual orientation, and gender identity. Tenants who believe they have been discriminated against can file complaints with the Oregon Bureau of Labor and Industries (BOLI) or the federal Department of Housing and Urban Development (HUD).
Landlords may not retaliate against tenants for exercising legal rights, such as requesting repairs, joining a tenant union, or reporting code violations. Retaliation can include rent increases, service reductions, or eviction threats. If retaliation occurs within 90 days of a protected activity, Oregon law presumes retaliation, and the landlord must prove a legitimate reason for the action.
Tenants in mobile home parks have additional protections under ORS Chapter 90 and related statutes, including rules on rent increases, park closures, and sale of the home. Because these rules are detailed, park tenants should consult a specialized legal aid resource.
For month-to-month tenancies, landlords must give at least 30 days' written notice before a rent increase takes effect. Week-to-week tenancies require 7 days. Rent increases for covered units are also subject to Oregon's annual cap, generally 7% plus CPI with a 10% maximum.
After the first year of tenancy, Oregon generally prohibits no-cause evictions for month-to-month rentals. The landlord must have a qualifying cause, such as nonpayment, lease violations, or a landlord/family move-in, and may owe relocation assistance in some situations.
Landlords must return the deposit or provide a written itemized statement of deductions within 31 days after the tenant moves out and returns possession. If they fail to comply, tenants may recover the deposit plus up to twice the deposit amount in damages.
Send a written repair request and keep a copy. For serious habitability issues, Oregon law allows remedies including repair and deduct, rent withholding in limited circumstances, termination of the tenancy, and lawsuits for damages. Contact Legal Aid if the landlord does not respond.
Landlords must generally give at least 24 hours' notice before entering for non-emergency purposes and must enter at reasonable times. In emergencies, they may enter without notice. Tenants cannot unreasonably refuse entry after proper notice.
No. Self-help evictions, including lockouts, utility shutoffs, and removal of doors, are illegal in Oregon. A landlord must file an eviction case in court and obtain a judgment before removing a tenant. Tenants facing a lockout should contact Legal Aid or local law enforcement promptly.