Landlord tools · Oregon

Oregon residential lease agreement.

Everything a Oregon lease must get right in 2026 — deposit limits, late fees, notice periods, and required disclosures — plus a free builder that applies each rule for you and outputs a signable PDF.

No capSecurity deposit cap

31 daysDeposit return deadline

24 hrsEntry notice required

30 daysTo end month-to-month

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Security deposits in Oregon

Oregon doesn't cap security deposits by statute — most landlords charge one to two months' rent. No statutory limit; written receipt required; no mid-first-year increases After the tenancy ends, the deposit must be returned within 31 days. Itemized written accounting; receipts for deductions Returning one now? Use the free Oregon deposit return letter generator — it computes the deadline and itemizes deductions for you.

Late fees and grace periods

Oregon limits late fees: Reasonable flat fee, 5% of rent per 5-day period, or 6%/day of flat fee. Rent must be at least 4 day(s) late before a fee can be charged. No fee until rent is 4+ days late; must be in written lease.

Landlord entry and notices

Landlords must give at least 24 hours' notice before entering, except in emergencies. 24 hours' actual notice, reasonable times. Ending a month-to-month tenancy takes 30 days' written notice (30 days no-cause in first year only; then cause/qualifying reason + 90 days (SB 608)). Rent increases require 90 days' advance notice (90 days' written notice; no increase during first year). Planning an increase? The free Oregon rent increase notice generator applies the notice period automatically.

Rent regulation

Statewide cap: lesser of 10% or 7%+CPI (9.5% for 2026); buildings under 15 years exempt

Required disclosures in a Oregon lease

Lead-based paint (federal). Pamphlet + known-hazard disclosure required (Required when: pre-1978 housing.)
Smoking policy. Lease must disclose smoking policy for premises (Always required.)
Owner/manager identity. Names/addresses of manager and owner or agent for notices (Always required.)
100-year floodplain notice. Lease must state unit is in FEMA 100-year floodplain (Required when: if in 100-year floodplain.)
Utility/service charges. Disclose which utilities tenant pays and any pro-rata billing method (Required when: if tenant pays utilities.)
Recycling notice. Notice of curbside recycling location/availability in covered cities (Required when: multifamily in cities with curbside programs.)
Carbon monoxide alarm. Working CO alarm plus tenant instructions where CO source present (Required when: if CO source present.)

Clauses you can’t put in a Oregon lease

Rent increases above the state cap or in the first year
Waiver of ORS ch. 90 rights
Confession of judgment clauses
Late fees inconsistent with ORS 90.260

Utilities and pets

Utilities: Detailed submetering/pro-rata billing rules; disclose method in lease. Pets: Pet deposits allowed (no cap); pet rent permitted; no fees for assistance animals.

Frequently asked questions

How much can a landlord charge for a security deposit in Oregon?

Oregon has no statutory limit on security deposits — one to two months' rent is customary. No statutory limit; written receipt required; no mid-first-year increases

How long does a Oregon landlord have to return the deposit?

31 days after the tenancy ends. Itemized written accounting; receipts for deductions

Are late fees limited in Oregon?

Yes — Reasonable flat fee, 5% of rent per 5-day period, or 6%/day of flat fee. No fee until rent is 4+ days late; must be in written lease A 4-day grace period is required before charging a fee.

How much notice before a landlord can enter the unit in Oregon?

At least 24 hours, except in emergencies. 24 hours' actual notice, reasonable times

Does Oregon have rent control?

Yes. Statewide cap: lesser of 10% or 7%+CPI (9.5% for 2026); buildings under 15 years exempt

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Key statutes: ORS 90.300 · ORS 90.260 · ORS 90.322 · ORS 90.323 · ORS 90.427. Last reviewed 2026-07. This guide summarizes state law for convenience and is not legal advice; cities and counties may add their own rules.