Legal Disclaimer: This article provides general information for educational purposes only and does not constitute legal advice. Laws vary by jurisdiction and change frequently. For advice specific to your situation, consult a licensed attorney in your area.
Oregon is one of the most tenant-friendly states in the country. The Oregon Residential Landlord and Tenant Act (ORS Chapter 90) provides comprehensive protections, and Oregon became the first state to enact statewide rent control in 2019.
This guide covers Oregon's unique protections including rent control, just-cause eviction requirements, security deposit rules, and how to enforce your rights when landlords violate the law.
Major Protection: Oregon limits rent increases to 7% plus inflation annually, and requires "just cause" for evictions after 12 months of tenancy. These are groundbreaking protections.
Security Deposit Rules
No Deposit Limit
Oregon doesn't cap security deposits by statute, but landlords must:
- Provide written accounting of deposit within 31 days
- Return deposit within 31 days of termination
- Provide receipts for any claimed repairs
Return Timeline
Under ORS 90.300:
- Deadline: 31 days after termination
- Itemization: Written statement required
- Receipts: Must provide proof of repair costs
Double Damages: If landlord fails to return deposit within 31 days or provide proper accounting, tenant can recover twice the amount wrongfully withheld.
Statewide Rent Control
Oregon's landmark rent control law (SB 608) provides:
- Rent cap: 7% plus Consumer Price Index annually
- Exceptions: New construction (first 15 years), subsidized housing
- Just cause required: After 12 months, landlord needs a valid reason to end tenancy
- Relocation assistance: Required for no-cause terminations
Just Cause Eviction
After 12 months, landlords can only evict for:
- Non-payment of rent
- Substantial lease violations
- Owner move-in (with relocation assistance)
- Major renovations (with relocation assistance)
- Demolition (with relocation assistance)
Habitability Standards
Oregon landlords must maintain:
- Weathertight dwelling
- Working plumbing and heating
- Hot and cold running water
- Working electrical systems
- Smoke alarms and carbon monoxide detectors
- Safe and clean common areas
- Locks on doors and windows
- Compliance with housing codes
Repair Rights
Oregon tenants have strong repair options:
- Give written notice of needed repairs
- Allow 7 days for essential services (30 days otherwise)
- If not repaired, tenant may:
- Repair and deduct (up to $300)
- Reduce rent proportionally
- Obtain substitute housing
- Terminate lease
Move-In Requirements
Oregon requires landlords to provide:
- Written rental agreement
- Move-in condition statement
- Copy of ORS 90.295 (tenant rights)
- Lead paint disclosure (if applicable)
- Carbon monoxide and smoke detector information
Retaliation Protections
Oregon strongly prohibits retaliation for:
- Complaining about habitability
- Reporting code violations
- Joining tenant organizations
- Exercising legal rights
Presumption of retaliation if adverse action within 6 months of protected activity.
Portland Specific Rules
Portland has additional protections:
- Mandatory relocation assistance for rent increases over 10%
- Security deposit screening fee limits
- Fair access in renting (source of income protection)
- Stronger tenant advocacy programs
Breaking a Lease
Early termination without penalty for:
- Military deployment: Under federal SCRA
- Domestic violence: With 14 days notice
- Sexual assault: With 14 days notice
- Stalking: With 14 days notice
- Uninhabitable conditions: After proper notice
Oregon Small Claims Court
- Limit: $10,000
- Filing fee: $50-$85
- Where to file: County where property is located
- Lawyers: Not allowed in small claims
Demand Letter Strategy
Your Oregon demand letter should include:
- Move-out date and forwarding address
- Citation to ORS 90.300
- Amount of deposit paid
- Specific objections to deductions
- Request for receipts of any repairs
- Notice of double damages for wrongful withholding
- 14-day deadline to respond
Oregon Department of Justice
The Consumer Protection Section:
- Handles consumer complaints
- Provides tenant rights information
- Mediates disputes
- Enforces consumer protection laws
Statute of Limitations
- Security deposits: 6 years
- Contract claims: 6 years
- Personal injury: 2 years
Oregon Tenant Resources
These official Oregon agencies and resources can help with landlord-tenant disputes:
- Oregon State Bar - Landlord Tenant: Legal information and referrals
- Oregon Judicial Department: Court forms and procedures
- Oregon Law Help: Free legal information and aid resources
- Oregon DOJ Consumer Protection: File complaints about deceptive practices
Frequently Asked Questions
What makes Oregon's rent control different from other states?
Oregon was the first state to enact statewide rent control in 2019. The law caps annual rent increases at 7% plus the Consumer Price Index (CPI). Unlike local rent control ordinances in other states, Oregon's law applies statewide to all rentals except new construction (first 15 years) and subsidized housing. Combined with just-cause eviction requirements after 12 months of tenancy, Oregon provides some of the strongest tenant protections in the nation.
What is "just cause" eviction and how does it protect me?
After you've lived in a rental for 12 months, your landlord can only evict you for specific legal reasons (just cause) such as non-payment of rent, substantial lease violations, or owner move-in. They cannot simply end your tenancy with a no-cause notice. If they need to end your tenancy for demolition, major renovation, or owner move-in, they must pay relocation assistance equal to one month's rent.
How long does my landlord have to return my security deposit?
Oregon landlords must return your security deposit or provide a written itemized accounting within 31 days after your tenancy ends. If they claim deductions for repairs, they must provide receipts showing the actual costs. If they fail to comply with the 31-day deadline or proper accounting requirements, you can recover twice the amount wrongfully withheld.
Can I withhold rent for repairs in Oregon?
Oregon doesn't allow rent withholding, but you have other strong remedies. For essential services (heat, water, electricity), the landlord has 7 days to repair after written notice. For other repairs, they have 30 days. If they fail, you can: repair and deduct up to $300, reduce rent proportionally, obtain substitute housing at landlord's expense, or terminate the lease.
What additional protections does Portland offer?
Portland has extra tenant protections beyond state law. Landlords must pay relocation assistance if they raise rent more than 10% in a 12-month period. Portland also has stricter limits on security deposit screening fees, source of income discrimination protections, and active tenant advocacy programs through the Portland Housing Bureau.
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