Very Tenant-Leaning State

Oregon Landlord-Tenant Laws (2026)

Everything a landlord or tenant needs to know about Oregon rental law: security deposit limits, notice periods, late fees, evictions, and required disclosures. Updated for 2026.

Not legal advice. This is a plain-English summary for landlord education. Laws change — always verify with the current state statutes or consult a Oregon attorney before taking action on a specific situation.

Quick Reference

Security Deposit Max

No limit

Deposit Return Period

31 days

Notice to Enter

24 hours

Rent Increase Notice

90 days (with statewide cap)

Nonpayment Notice

10 days (or 13 days if mailed)

Late Fee Limit

Reasonable; typically capped at 5% of rent or $50, whichever is greater

Grace Period

4 days required

Rent Control

Yes — statewide cap (7% + CPI, max 10%)

Security Deposits

In Oregon, the maximum security deposit a landlord can collect is no limit. After a tenant moves out, landlords have 31 days to return the deposit (minus any legitimate deductions for damage beyond normal wear and tear).

Interest on deposits: Not required statewide (Portland requires it).

Best practice: Provide an itemized statement of any deductions alongside the returned deposit. Most states require this, and it's your best defense if a tenant disputes charges. Document the unit condition with dated photos at both move-in and move-out.

Notice Periods

Landlord entry	24 hours
Rent increase	90 days (with statewide cap)
Terminating month-to-month	30 days (first year), 60 days after (landlord), 30 days (tenant)
Nonpayment of rent	10 days (or 13 days if mailed)

These notice periods are statutory minimums. A lease can require more notice than the statute, but it can never require less. If your lease is silent on an issue, the state statute controls.

Late Fees & Grace Period

Late fee limit: Reasonable; typically capped at 5% of rent or $50, whichever is greater.
Grace period: 4 days required.

Late fees must be specified in the lease to be enforceable. A late fee that isn't written into the lease generally cannot be collected, even if the state allows it.

Rent Control

Yes — statewide cap (7% + CPI, max 10%)

Landlord Entry

A Oregon landlord must give 24 hours of notice before entering a rental unit, except in emergencies.

Permitted reasons for entry:

Inspection
Repairs
Services
Showings
Emergencies

Required Lease Disclosures

Oregon landlords must disclose the following in the lease or at lease signing:

Lead-based paint
Flood zone
Mold
Carbon monoxide
Recycling

Missing a required disclosure can give tenants grounds to break the lease or withhold rent — even if the underlying condition is fine. This is low-effort compliance worth getting right.

Eviction Timeline

A typical uncontested eviction in Oregon takes 4-8 weeks typical from filing to lockout, assuming the tenant doesn't answer or fight the case.

Contested evictions take significantly longer, especially if the tenant raises habitability defenses or claims retaliation. Self-help evictions (changing locks, shutting off utilities, removing belongings) are illegal in every state, including Oregon.