Renting in Oregon
Your rights as a tenant in Oregon
Oregon law sets no maximum for the security deposit. What state law says about your deposit, the notices you must get, repairs and eviction. Every rule comes with its citation and the text of the law.
Key numbers in Oregon
- Maximum deposit
- No maximum in the law
- ORS 90.300(2)(a)
- To return your deposit
- 31 days
- ORS 90.300(13)
- Notice for late rent
- 10 days
- ORS 90.394(2)
What the law says
The rules, one by one
The basic rules for renting in Oregon, answered with state law and its citation.
Tap “What the law says” to read the exact text and see where it comes from.
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How much can they charge for a deposit?
Oregon law sets no maximum for the security deposit.
Oregon law sets no maximum for the security deposit. ORS 90.300 lets the landlord require a deposit, requires a receipt and governs how it is held and returned, but caps no amount.
What the law says · ORS 90.300(2)(a)
“Except as otherwise provided in this section, a landlord may require a tenant to pay a security deposit. The landlord shall provide the tenant with a receipt for any security deposit the tenant pays.”
Source: Oregon Legislature (Oregon Revised Statutes) · Verified on November 5, 2026
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When must they return my deposit?
31 days
The landlord must return the deposit (or the part not claimed, with a written accounting of deductions) no later than 31 days after the tenancy ends and you deliver possession.
What the law says · ORS 90.300(13)
“The landlord shall return to the tenant the security deposit or prepaid rent or the portion of the security deposit or prepaid rent that the landlord does not claim in the manner provided by subsections (11) and (12) of this section not later than 31 days after the tenancy terminates and the tenant delivers possession to the landlord.”
Source: Oregon Legislature (Oregon Revised Statutes) · Verified on October 23, 2026
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If I fall behind on rent, what notice must I get?
10 days
If you do not pay rent, the landlord may end the agreement with at least 10 days' written notice (given no sooner than the eighth day of the rental period) or at least 13 days' notice (no sooner than the fifth day). The notice must state the amount due and the deadline to pay and cure.
What the law says · ORS 90.394(2)
“For all tenancies other than week-to-week tenancies, by delivering to the tenant: (a) At least 10 days' written notice of nonpayment and the landlord's intention to terminate the rental agreement if the rent is not paid within that period. The landlord shall give this notice no sooner than on the eighth day of the rental period, including the first day the rent is due; or (b) At least 13 days' written notice of nonpayment and the landlord's intention to terminate the rental agreement if the rent is not paid within that period. The landlord shall give this notice no sooner than on the fifth day of the rental period, including the first day the rent is due.”
Source: Oregon Legislature (Oregon Revised Statutes) · Verified on October 23, 2026
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How much notice ends a month-to-month rental?
30 days
In a month-to-month tenancy you may end it with at least 30 days' written notice. The landlord may end it without cause on 30 days' notice only during your first year of occupancy; after the first year, the landlord needs a tenant cause or a qualifying landlord reason, with the notice the law sets.
What the law says · ORS 90.427(3)
“If a tenancy is a month-to-month tenancy: (a) At any time during the tenancy, the tenant may terminate the tenancy by giving the landlord notice in writing not less than 30 days prior to the date designated in the notice for the termination of the tenancy. (b) At any time during the first year of occupancy, the landlord may terminate the tenancy by giving the tenant notice in writing not less than 30 days prior to the date designated in the notice for the termination of the tenancy. (c) Except as provided in subsection (8) of this section, at any time after the first year of occupancy, the landlord may terminate the tenancy only: (A) For a tenant cause … or (B) For a qualifying landlord reason for termination”
Source: Oregon Legislature (Oregon Revised Statutes) · Verified on October 23, 2026
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Are there limits on late fees?
A landlord may charge a late fee only if a written rental agreement provides for it and rent is not received by the fourth day of the period. The charge must be a reasonable flat amount (the customary one in that market), a reasonable daily amount from the fifth day (at most 6 percent of the flat amount per day) or 5 percent of the rent per 5-day period late, within that rental period only.
What the law says · ORS 90.260(1)-(2)
“A landlord may impose a late charge or fee, however designated, only if: (a) The rent payment is not received by the fourth day of the weekly or monthly rental period for which rent is payable; and (b) There exists a written rental agreement that specifies: (A) The tenant's obligation to pay a late charge on delinquent rent payments; (B) The type and amount of the late charge, as described in subsection (2) of this section; and (C) The date on which rent payments are due and the date or day on which late charges become due. (2) The amount of any late charge may not exceed: (a) A reasonable flat amount, charged once per rental period. … (b) A reasonable amount, charged on a per-day basis, beginning on the fifth day of the rental period for which rent is delinquent. … The per-day charge may not exceed six percent of the amount described in paragraph (a) of this subsection; or (c) Five percent of the periodic rent payment amount, charged once for each succeeding five-day period, or portion thereof, for which the rent payment is delinquent”
Source: Oregon Legislature (Oregon Revised Statutes) · Verified on October 23, 2026
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How much notice before a rent increase?
7 or 90 days, depending on the case
If you rent month to month or on a lease, the landlord cannot raise the rent during the first year. After that, they must give you written notice at least 90 days before the increase. If you rent week to week, the notice is at least 7 days.
What the law says · ORS 90.323(1)-(2)
“(1) If a tenancy is a week-to-week tenancy, the landlord may not increase the rent without giving the tenant written notice at least seven days prior to the effective date of the rent increase. (2) During any tenancy other than week-to-week, the landlord may not increase the rent: (a) During the first year after the tenancy begins. (b) At any time after the first year of the tenancy without giving the tenant written notice at least 90 days prior to the effective date of the rent increase.”
Source: Oregon Legislature (Oregon Revised Statutes) · Verified on October 31, 2026
Protections
Protections the law gives you
We show only what state law says, with its citation. Your city may give you more protections.
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Only a court order can remove you
Yes: state law says so
If the landlord unlawfully removes or excludes you, or willfully cuts heat, water, electricity or another essential service (or seriously threatens to), you may seek a court order to regain possession or end the agreement and recover up to two months' rent or twice your damages, whichever is greater.
What the law says · ORS 90.375
“If a landlord unlawfully removes or excludes the tenant from the premises, seriously attempts or seriously threatens unlawfully to remove or exclude the tenant from the premises or willfully diminishes or seriously attempts or seriously threatens unlawfully to diminish services to the tenant by interrupting or causing the interruption of heat, running water, hot water, electric or other essential service, the tenant may obtain injunctive relief to recover possession or may terminate the rental agreement and recover an amount up to two months' periodic rent or twice the actual damages sustained by the tenant, whichever is greater.”
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Protection from retaliation
Yes: state law says so
A landlord may not retaliate (raise rent, cut services, serve a termination notice or sue for possession) because you complained to an agency or to the landlord in good faith, joined a tenants' union, testified against the landlord or won an eviction case in the past six months.
What the law says · ORS 90.385(1)
“Except as provided in this section, a landlord may not retaliate by increasing rent or decreasing services, by serving a notice to terminate the tenancy or by bringing or threatening to bring an action for possession after: (a) The tenant has complained to, or expressed to the landlord in writing an intention to complain to, a governmental agency charged with responsibility for enforcement of any of the following concerning a violation applicable to the tenancy: (A) A building, health or housing code materially affecting health or safety … (b) The tenant has made any complaint to the landlord that is in good faith and related to the tenancy; (c) The tenant has organized or become a member of a tenants' union or similar organization”
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Protection related to immigration status
Yes: state law says so
Unless a federal subsidy program requires it, a landlord may not ask about your or your household's immigration or citizenship status, must accept documents such as a passport, consular ID or ITIN card to verify identity, and may not discriminate based on actual or perceived status.
What the law says · ORS 90.306
“Except as required by a federal program that provides rent subsidies or affordable rents: (1) A landlord may not inquire about the immigration or citizenship status of an applicant, a tenant or a member of an applicant's or a tenant's household. … (3) A landlord may not discriminate against an applicant, a tenant or a member of an applicant's or a tenant's household on the basis of actual or perceived immigration or citizenship status.”
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Repair and deduct from the rent
Yes: state law says so
For a minor habitability defect (one that costs $300 or less to fix, such as a leak or a faulty switch), you may give the landlord written notice with a deadline of at least 7 days; if it is not fixed, you may have it repaired (not do it yourself) and deduct the actual cost, up to $300, from rent with the repairer's statement.
What the law says · ORS 90.368(2)-(3)
“If, contrary to ORS 90.320, the landlord fails to repair a minor habitability defect, the tenant may cause the repair of the defect and deduct from the tenant's subsequent rent obligation the actual and reasonable cost of the repair work, not to exceed $300. … The specified date for repair contained in a written notice given to a landlord under this subsection must be at least seven days after the date the notice is given to the landlord.”
Eviction
How an eviction works in Oregon
Step by step, with the time periods the law sets. No landlord can skip the court.
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Written 10-day notice (given from the 8th day of the period) or 13-day notice (from the 5th day) for unpaid rent
10 to 13 days
What the law says · ORS 90.394(2)(a)
“At least 10 days' written notice of nonpayment and the landlord's intention to terminate the rental agreement if the rent is not paid within that period. The landlord shall give this notice no sooner than on the eighth day of the rental period, including the first day the rent is due”
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Complaint; for nonpayment the first appearance is set 15 days after the judicial day following payment of the filing fee
up to 15 days
What the law says · ORS 105.135(2)(a)
“The clerk shall calculate the first appearance, which shall be: (A) Seven days after the judicial day next following payment of the filing fees; or (B) If the claim for possession is brought under ORS 90.392 or 90.394 for nonpayment as defined in ORS 90.395, 15 days after the judicial day next following payment of the filing fees.”
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If you do not appear, a default judgment for possession may be entered
What the law says · ORS 105.137(1)
“A default judgment shall be entered in favor of the plaintiff for possession of the premises and costs and disbursements only if: (a) The plaintiff appears and the defendant fails to appear at the first appearance”
Free or low-cost legal help
If you get a notice or a court case, look for help early: the deadlines are short. These are official pages or pages the state courts link to.
Oregon Bureau of Labor and Industries (BOLI) and the protections state law adds
Oregon law bars treating you differently in housing because of race, color, religion, sex, national origin, whether you have kids or disability, and also source of income, being a domestic violence survivor, marital status, sexual orientation and gender identity. If you believe you face discrimination looking for a home or financing, you can file a complaint with the Bureau of Labor and Industries (BOLI). It is free and you do not need a lawyer.
Oregon Bureau of Labor and Industries (BOLI)Frequently asked questions
How much can a landlord charge for a deposit in Oregon?
Oregon law sets no maximum for the security deposit. ORS 90.300 lets the landlord require a deposit, requires a receipt and governs how it is held and returned, but caps no amount. (ORS 90.300(2)(a))
When must a deposit be returned in Oregon?
The landlord must return the deposit (or the part not claimed, with a written accounting of deductions) no later than 31 days after the tenancy ends and you deliver possession. (ORS 90.300(13))
What notice is required for late rent in Oregon?
If you do not pay rent, the landlord may end the agreement with at least 10 days' written notice (given no sooner than the eighth day of the rental period) or at least 13 days' notice (no sooner than the fifth day). The notice must state the amount due and the deadline to pay and cure. (ORS 90.394(2))
How much notice ends a month-to-month rental in Oregon?
In a month-to-month tenancy you may end it with at least 30 days' written notice. The landlord may end it without cause on 30 days' notice only during your first year of occupancy; after the first year, the landlord needs a tenant cause or a qualifying landlord reason, with the notice the law sets. (ORS 90.427(3))
Are there limits on late fees in Oregon?
A landlord may charge a late fee only if a written rental agreement provides for it and rent is not received by the fourth day of the period. The charge must be a reasonable flat amount (the customary one in that market), a reasonable daily amount from the fifth day (at most 6 percent of the flat amount per day) or 5 percent of the rent per 5-day period late, within that rental period only. (ORS 90.260(1)-(2))
How much notice before a rent increase in Oregon?
If you rent month to month or on a lease, the landlord cannot raise the rent during the first year. After that, they must give you written notice at least 90 days before the increase. If you rent week to week, the notice is at least 7 days. (ORS 90.323(1)-(2))
A summary of state law, not legal advice. Cities may have additional rules.