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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. 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. 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. 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. 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. 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. 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. 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.

Open the Residential Lease Agreement guide

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OREGON RESIDENTIAL LEASE AGREEMENT

  1. PARTIES AND PREMISES This Residential Lease Agreement (Lease) is a legally binding contract between [LANDLORD NAME] (the landlord, or lessor) and [TENANT NAME] (the tenant, or lessee) for the residential property located at [RENTAL ADDRESS], Oregon (the Premises). The Lease sets the rent, term, deposit, and each party's responsibilities, and how the tenancy ends.

  2. TERM The tenancy begins on [START DATE] and is either (a) a fixed term ending on [END DATE], or (b) a month-to-month tenancy that continues until either party gives the notice described in Section 8.

  3. RENT Tenant shall pay $[AMOUNT] rent on the [DAY] of each month. Under ORS 90.260, no late fee may be charged until rent remains unpaid past the fourth day of the rental period; only a reasonable late fee may then apply, up to 6 percent of a reasonable flat fee per day, or 5 percent of the periodic rent per five-day period it stays unpaid.

  4. SECURITY DEPOSIT Landlord may collect a security deposit of $[AMOUNT]. Oregon law (ORS 90.300) sets no statutory maximum on the deposit amount, but the landlord must return the deposit, less any lawful deductions, no later than 31 days after the tenancy ends and the tenant delivers possession, along with a written accounting of any amount withheld. Withholding in bad faith exposes the landlord to twice the amount wrongfully kept.

  5. DISCLOSURES Landlord discloses to tenant: (a) the federal lead-based paint disclosure and pamphlet, required for housing built before 1978; (b) under ORS 90.305, the name and address of the person authorized to manage the Premises and of the owner or the owner's agent for service of legal notices; (c) under ORS 90.220 and ORS 479.305, whether smoking is prohibited, allowed throughout, or allowed only in limited areas; and (d) under ORS 90.315, the basis for any utility or service charge billed to the tenant.

  6. ENTRY Except in an emergency or by agreement for a specific entry, landlord shall give tenant at least 24 hours actual notice before entering the Premises, and may enter only at reasonable times (ORS 90.322).

  7. MAINTENANCE AND USE Tenant shall use the Premises as a residence, keep it clean and undamaged, and comply with applicable building and housing codes. Landlord shall maintain the Premises in habitable condition as required by the Oregon Residential Landlord and Tenant Act.

  8. TERMINATION During the first year of occupancy, either party may end a month-to-month tenancy with at least 30 days written notice. After the first year, landlord may terminate only for a qualifying reason under ORS 90.427, with at least 90 days written notice. Rent may not increase during the first year; after that, an increase requires at least 90 days written notice (ORS 90.323). Oregon's statewide rent-stabilization cap under ORS 90.324 (SB 608, amended by SB 611) limits annual increases to the lesser of 10 percent or 7 percent plus the regional Consumer Price Index; the 2026 maximum is 9.5 percent (6 percent for larger manufactured-dwelling facilities).

Landlord: _____________________ Date: _______ Tenant: _____________________ Date: _______

Note: This is a compact Oregon lease skeleton reflecting the Oregon Residential Landlord and Tenant Act, ORS Chapter 90, as currently published; confirm current statutory text at oregonlegislature.gov before relying on a specific deadline. For the complete, customizable template, see the full Residential Lease Agreement template.

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).

Frequently Asked Questions

An Oregon residential lease should name the landlord and tenant, describe the rental property, state the rent amount and due date, the term, and the security deposit amount. It should also include the disclosures Oregon requires: the property manager's and owner's name and address for service under ORS 90.305, the smoking policy under ORS 90.220, any utility charge basis under ORS 90.315, and, for housing built before 1978, the federal lead-based paint notice.

Oregon sets no statutory maximum on a security deposit amount under ORS 90.300. The landlord must, however, 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. A landlord who withholds money in bad faith can be liable for twice the amount wrongfully kept.

Yes. You can generate an Oregon-specific lease agreement free using this template, built around the disclosures and notice periods ORS Chapter 90 requires. Attorney review is available as an option if you want a licensed attorney to check the finished document before you sign.

No. A residential lease agreement in Oregon does not need to be notarized or witnessed to be valid; signatures from the landlord and tenant are enough. The Oregon Residential Landlord and Tenant Act, ORS Chapter 90, ties enforceability to the required disclosures and terms, not to notarization.

Generally no. Under ORS 90.322, a landlord must give the tenant at least 24 hours actual notice before entering and may enter only at reasonable times, except in an emergency or when the tenant agrees to a specific entry in advance.

Oregon leases must disclose the name and address of the person managing the property and of the owner or the owner's agent for service of 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 hazard disclosure.

During the first year of occupancy, either party may end a month-to-month tenancy with at least 30 days written notice. After the first year, a landlord may end the tenancy only for a qualifying reason listed in ORS 90.427, with at least 90 days written notice. Oregon's statewide rent-stabilization law also limits how much rent can rise each year.

Yes, but not right away. Under ORS 90.260 a landlord may not impose a late charge until rent remains unpaid past the fourth day of the rental period. After that, the fee must be reasonable: a per-day charge cannot exceed 6 percent of a reasonable flat fee, and a periodic charge cannot exceed 5 percent of the rent for each five-day period it stays unpaid.