Renting Out Your Property in Oregon: A Guide for Landlords

Familiarize yourself with Oregon's Residential Landlord and Tenant Act (ORS Chapter 90). Pay special attention to Oregon-specific requirements regarding security deposits, tenant screening, rent increases, termination notices, and habitability standards. Oregon has some of the strongest tenant protections in the country, so understanding these laws is crucial before renting your property.

Check with your local city and county government to determine what business licenses are required for rental property owners. Many Oregon municipalities require landlords to register their rental properties and obtain a business license. In Portland, for example, you need to register with the Rental Services Office and pay an annual fee per unit.

Prepare the necessary documentation to apply for your rental property business license. This typically includes property information, owner contact details, and payment of applicable fees. Requirements vary by municipality, so check with your local government office for specific requirements.

Develop a consistent and legal tenant screening process that complies with Oregon's fair housing laws. Oregon prohibits discrimination based on race, color, national origin, religion, sex, familial status, disability, source of income, sexual orientation, gender identity, and marital status. Your screening criteria must be objective and applied equally to all applicants.

Create a comprehensive rental application that collects necessary information while complying with Oregon laws. Include sections for personal information, rental history, employment information, income verification, references, and authorization for background and credit checks. In Oregon, you must disclose your screening criteria and the applicant's right to dispute inaccurate information.

Create a legally compliant Oregon lease agreement that includes all required disclosures and terms. Oregon requires specific provisions regarding security deposits, fees, maintenance responsibilities, entry notice requirements, and more. Consider having an attorney review your lease to ensure compliance with all state and local laws.

For properties built before 1978, federal law requires landlords to disclose known information about lead-based paint and provide tenants with an EPA-approved pamphlet. Oregon enforces this federal requirement, and failure to comply can result in significant penalties.

Develop a detailed checklist to document the condition of the property at move-in and move-out. This documentation is crucial for security deposit disputes. Include spaces for both landlord and tenant signatures, dates, and comments. Take date-stamped photos to supplement the written checklist.

Create a clear set of rules and regulations for your rental property. In Oregon, these must be reasonable and cannot contradict terms in the lease agreement. Common topics include noise restrictions, maintenance responsibilities, pet policies, smoking policies, and waste disposal requirements.

Create a receipt for security deposits that complies with Oregon law. Oregon requires landlords to provide a receipt for any payment made by a tenant. The receipt should include the amount, date received, purpose of the payment, and where the deposit will be held.

Create a form to notify tenants when you need to enter the rental unit. Oregon law requires at least 24 hours' written notice before entering a tenant's unit except in emergencies. Your notice should include the date, approximate time, and purpose of entry.

Obtain appropriate landlord insurance coverage for your rental property. Standard homeowner's insurance typically doesn't cover rental activities. Landlord insurance should include property damage, liability coverage, and loss of rental income protection. Consider requiring tenants to obtain renter's insurance as well.

Establish a system for handling maintenance requests and emergencies. Oregon law requires landlords to maintain properties in a habitable condition and make repairs within a reasonable time. Create a process for tenants to submit maintenance requests and establish relationships with reliable contractors for various types of repairs.

Investigate whether your property is subject to Oregon's statewide rent control law (SB 608) or additional local rent control ordinances. Oregon limits annual rent increases to 7% plus the consumer price index for buildings 15 years or older, with some exceptions. Some municipalities may have additional restrictions.

Establish a system for maintaining all rental-related records. Keep copies of all documents, communications with tenants, maintenance records, and financial transactions. Oregon requires landlords to retain certain records, and good documentation is essential if legal disputes arise.