Landlord Rules in Oregon: Renting Out Property (2026)

Reviewed by DocDraft Legal Team · Oregon · Last updated 2026-05-18

Letting residential property in Oregon is a statute-driven exercise. Oregon law sets the deposit return clock (31 days) and the entry-notice minimum (at least 24 hours' actual notice) explicitly. What follows is the Oregon-specific landlord compliance sequence, from before move-in through after the tenancy ends.

Key Considerations

The day-to-day rules in a Oregon tenancy revolve around notice. To enter the unit, at least 24 hours' actual notice To end a month-to-month, 30 days

Renting out residential property in Oregon starts with the registration question. ORS § 90.732 On the deposit side, No statutory limit Funds must be returned within the statutory window: 31 days

If the tenancy ends in non-payment or breach, the eviction track is procedural and rigid. (consult the state code) Separately, every Oregon landlord operates under federal fair-housing law plus the state agency's enforcement pipeline. Complaints route

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Residential Lease Agreement Rental Application Form Move-In/Move-Out Inspection Checklist

Relevant Documents

The Oregon landlord toolkit centers on a state-specific lease (with statutory disclosures), a compliant entry-notice template, a deposit-itemization form keyed to the state's return deadline, and the pre-suit eviction notice format the state requires before filing.

Landlord's Rules and Regulations

A supplementary document to the lease that outlines specific rules for the property, such as quiet hours, guest policies, and maintenance responsibilities.

Move-In/Move-Out Inspection Checklist

A document that records the condition of the rental property before the tenant moves in and after they move out, which helps determine if any damage occurred during the tenancy.

Notice of Entry Form

A document used by landlords to notify tenants of their intent to enter the rental property, typically required by state law with specific advance notice periods.

Rental Application Form

A form used to collect information about potential tenants, including employment history, income, references, and authorization for background and credit checks.

Residential Lease Agreement

A legally binding contract between a landlord and tenant that outlines the terms and conditions of the rental arrangement, including rent amount, security deposit, lease duration, and other important provisions.

Security Deposit Receipt

A document acknowledging the landlord's receipt of the security deposit, including the amount, date received, and where the deposit will be held.

Relevant Laws

Oregon Residential Landlord and Tenant Act (ORS Chapter 90)

This is the primary law governing landlord-tenant relationships in Oregon. It covers essential aspects like security deposits, lease requirements, tenant rights, landlord obligations, eviction procedures, and habitability standards. Any property owner renting residential property in Oregon must comply with these comprehensive regulations.

Security Deposit Requirements (ORS 90.300)

Oregon law limits what landlords can charge for deposits and sets specific rules for handling them. Landlords must provide written documentation of the property's condition at move-in, and generally must return deposits within 31 days after tenancy ends, with an itemized statement for any deductions.

Rent Increase Restrictions (ORS 90.323)

Oregon has statewide rent control that limits annual rent increases to 7% plus the consumer price index (CPI) for properties 15+ years old. Landlords must provide 90 days' written notice before increasing rent. Properties newer than 15 years are exempt from the rent increase cap but still require proper notice.

No-Cause Eviction Limitations (ORS 90.427)

Oregon restricts no-cause evictions for tenancies longer than one year. For properties with 5+ units or that are 15+ years old, landlords generally cannot terminate month-to-month tenancies without cause after the first year. When allowed, specific notice periods apply based on tenancy length.

Habitability Requirements (ORS 90.320)

Landlords must maintain rental properties in a habitable condition, including weatherproofing, plumbing, heating, electrical systems, and pest control. This law outlines specific standards that all rental units must meet and maintain throughout the tenancy.

Fair Housing Laws (ORS Chapter 659A)

Oregon's fair housing laws prohibit discrimination based on race, color, national origin, religion, sex, familial status, disability, source of income, sexual orientation, gender identity, and marital status. These protections extend beyond federal requirements and apply to advertising, tenant selection, and all aspects of the landlord-tenant relationship.

Carbon Monoxide and Smoke Alarm Requirements (ORS 90.317)

Landlords must install and maintain working smoke alarms and carbon monoxide detectors in all rental units according to specific requirements. These must be tested between tenancies and maintained in working order throughout the rental period.

Local Ordinances and Regulations

Many Oregon cities have additional rental regulations beyond state law. For example, Portland requires landlords to register rental properties, pay fees, and may have stricter tenant protections. Eugene, Bend, and other municipalities may have their own requirements for inspections, permits, or tenant screening.

Regional Variances

Portland Metro Area

Portland has some of the strictest rental regulations in Oregon, including a 90-day notice requirement for no-cause evictions and rent increases (compared to 30-60 days in other areas). Portland also requires landlords to pay relocation assistance ranging from $2,900-$4,500 to tenants who are evicted without cause or who experience rent increases over 10%. Additionally, Portland has a Rental Registration program requiring all rental units to be registered with the city.

Multnomah County follows many of Portland's stricter rental regulations. The county has additional protections during extreme weather events, prohibiting evictions when temperature is below 32°F, above 100°F, or during air quality emergencies. Landlords must also provide cooling devices in at least one room of rental units.

Beaverton requires landlords to provide 90 days' notice for no-cause evictions and rent increases over 5%. The city also has a Mandatory Rental Inspection Program for certain multi-family properties.

Eugene/Springfield Area

Eugene has a Rental Housing Code that establishes minimum habitability standards beyond state requirements. The city requires landlords to provide tenants with a Rental Housing Code disclosure form. Eugene also has a rental housing navigator program to help mediate landlord-tenant disputes before they escalate to court.

Springfield follows state law more closely than Eugene, with fewer additional local regulations. However, the city does have specific requirements for rental housing inspections and a rental property registry program.

Coastal Communities

Lincoln County has specific regulations addressing short-term vacation rentals, which are common in this coastal area. Property owners must obtain licenses, pay lodging taxes, and comply with occupancy limits. The county also has restrictions on the density of vacation rentals in certain neighborhoods.

Tillamook County has implemented a Short Term Rental Ordinance requiring permits, safety inspections, and occupancy limitations. The county also has specific rules regarding tsunami evacuation plans that must be posted in rental properties in tsunami hazard zones.

Southern Oregon

Ashland has a program requiring rental property owners to register their units and pay an annual fee. The city also has specific regulations regarding converting long-term rentals to short-term vacation rentals, with restrictions in residential zones.

Medford follows state landlord-tenant laws with minimal additional local regulations. However, the city does have specific code enforcement procedures for rental properties that fail to meet basic health and safety standards.

Central Oregon

Bend has implemented strict regulations on short-term rentals, including a permit system with annual fees, occupancy limits, parking requirements, and noise restrictions. The city also has a cap on the number of short-term rental permits issued in certain residential areas.

Deschutes County has specific regulations for rural vacation rentals, including requirements for fire safety, road access, and septic system capacity. The county also has noise ordinances that specifically address vacation rentals.

Suggested Compliance Checklist

Audit state and city registration rules for the property's location

Before listing days after starting

ORS § 90.732

Size the security deposit to the rule and confirm the holding-account requirements

Before signing days after starting

No statutory limit

Provide the statutorily required disclosures before the tenant signs

At lease signing days after starting

Identity of manager and owner/agent; utility/service payments; smoking policy; pending legal actions (for 1-4 unit properties); 100-year floodplain location; carbon monoxide and smoke alarms; recycling services; renter's liability insurance requirements; and federal lead-based paint information for homes built before 1978.

Calendar the entry-notice timeline before any non-emergency access

Ongoing days after starting

at least 24 hours' actual notice

Use the correct termination notice for any month-to-month tenancy

As needed days after starting

30 days

Document: lease-termination-letter

Refund or itemize the deposit before the statutory cut-off

At move-out days after starting

31 days

Move evictions through the formal court track set by statute

If eviction needed days after starting

(consult the state code)

Apply fair-housing rules across advertising, screening, and tenancy decisions