Oregon Residential Lease Agreement
Free Oregon lease agreement template. No statutory deposit cap, a 31-day return deadline, and required ORS Chapter 90 disclosures. Attorney review available.
Introduction
A residential lease agreement is a legally binding contract that sets the terms under which a tenant rents a landlord's residential property, covering the rent, the length of the tenancy, the security deposit, each party's responsibilities, and how the tenancy ends. In Oregon, the Oregon Residential Landlord and Tenant Act, ORS Chapter 90, governs these leases. Oregon sets no statutory cap on how much a landlord can charge for a security deposit, but under ORS 90.300 the landlord must return the deposit, minus any lawful deductions and with a written itemization, no later than 31 days after the tenancy ends and the tenant delivers possession; withholding in bad faith can cost the landlord twice the amount wrongfully kept. Oregon leases must disclose the manager's and owner's name and address for service of notices (ORS 90.305), the property's smoking policy (ORS 90.220), the basis for any utility or service charge billed to the tenant (ORS 90.315), and, for housing built before 1978, the federal lead-based paint hazard notice. A landlord must give at least 24 hours actual notice before entering (ORS 90.322). Oregon is also a statewide rent-stabilization state: annual rent increases are capped, and ending a month-to-month tenancy after the first year generally requires a qualifying reason and 90 days notice. Attorney review is available as an option before you sign.
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Key Things to Know
- 1
A residential lease agreement is a contract in which a landlord (or lessor) rents residential property to a tenant (or lessee) in exchange for rent, spelling out the deposit, each side's duties, and how the tenancy ends.
- 2
Oregon sets no statutory maximum for a security deposit, but under ORS 90.300 the landlord must return it, less lawful deductions and with a written itemization, within 31 days after the tenancy ends and the tenant delivers possession; bad-faith withholding can cost the landlord double the amount kept.
- 3
Oregon leases must disclose the name and address of the property manager and of the owner or owner's agent for service of legal notices (ORS 90.305), the smoking policy for the premises (ORS 90.220), and the basis for any utility or service charge billed to the tenant (ORS 90.315). Housing built before 1978 must also include the federal lead-based paint disclosure.
- 4
Except in an emergency or by agreement for a specific entry, a landlord must give the tenant at least 24 hours actual notice before entering, and may enter only at reasonable times (ORS 90.322).
- 5
A landlord may not charge a late fee until rent is unpaid past the fourth day of the rental period. After that, ORS 90.260 caps a reasonable late fee at 6 percent per day of a reasonable flat fee, or 5 percent of the rent for each five-day period it stays unpaid.
- 6
A month-to-month tenancy can end with 30 days written notice during the first year. After the first year, a landlord may end it only for a qualifying reason under ORS 90.427, with 90 days notice, and any rent increase after year one also needs at least 90 days notice (ORS 90.323).
- 7
Oregon has a statewide rent-stabilization law (ORS 90.324, SB 608 as amended by SB 611): no rent increase in the first year of tenancy, then annual increases capped at the lesser of 10 percent or 7 percent plus the regional Consumer Price Index, 9.5 percent for 2026 (6 percent for larger manufactured-dwelling facilities).
Key decisions before you file
Before you file a Residential Lease Agreement in Oregon, a few decisions shape the document: which option to choose and what each one means. The Residential Lease Agreement guide walks through them.
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Oregon Requirements for Residential Lease Agreement
Return the Security Deposit Within 31 Days
Oregon sets no statutory cap on a security deposit amount (ORS 90.300), but the landlord must return the deposit, minus any lawful deductions, no later than 31 days after the tenancy ends and the tenant delivers possession, along with a written itemization of any amount withheld. Withholding in bad faith can expose the landlord to twice the amount wrongfully kept.
Disclose the Manager and Owner for Service of Notices
Under ORS 90.305, the landlord must disclose to the tenant in writing, at or before the start of the tenancy, the name and address of the person authorized to manage the premises and of the owner or a person authorized to act for the owner for service of legal notices and demands.
Disclose the Smoking Policy
The rental agreement must state whether smoking is prohibited on the premises, allowed throughout, or allowed only in limited areas, as required by ORS 90.220 and ORS 479.305.
Disclose the Basis for Utility and Service Charges
If the landlord bills the tenant for utilities or services, ORS 90.315 requires the rental agreement to disclose the utility or service and the basis on which the charge is assessed.
Give 24 Hours Notice Before Entering
Except in an emergency or by agreement for a specific entry, ORS 90.322 requires the landlord to give the tenant at least 24 hours actual notice before entering the premises, and to enter only at reasonable times.
Limit Late Fees to a Reasonable Amount After a Grace Period
ORS 90.260 bars a late fee until rent remains unpaid past the fourth day of the rental period. After that, a late fee must be reasonable: a per-day charge may not exceed 6 percent of a reasonable flat fee, and a periodic charge may not exceed 5 percent of the rent for each five-day period it remains unpaid.
Give the Required Notice to End a Month-to-Month Tenancy
During the first year of occupancy, either party may end a month-to-month tenancy with at least 30 days written notice (ORS 90.427). After the first year, the landlord may end the tenancy only for a qualifying reason listed in the statute, with at least 90 days written notice.
Follow the Statewide Rent Increase Notice and Cap
A landlord may not raise rent during the first year of a tenancy, and after that must give at least 90 days written notice (ORS 90.323). Oregon's statewide rent-stabilization law (ORS 90.324, SB 608 as amended by SB 611) caps the annual increase at the lesser of 10 percent or 7 percent plus the regional Consumer Price Index; the maximum is 9.5 percent for 2026 (6 percent for qualifying manufactured-dwelling facilities with more than 30 spaces).