Oregon
Tenant Rights.

ORS 90.323 and ORS 90.600.

Landlords cannot increase rent by more than 7% plus the Consumer Price Index (CPI) for the West Region in any 12-month period. The Oregon Department of Administrative Services announces the maximum allowed increase for the following year every September. (For 2024, the cap is 10.0%).

Properties built within the last 15 years and certain affordable housing programs are exempt from the cap.

Landlords must provide at least 90 days' written notice before increasing the rent. Rent cannot be increased during the first year of a month-to-month tenancy.

ORS 90.300.

There is no state-mandated "cap" on the amount of a security deposit; however, it must be "reasonable."

Landlords have 31 days from the date the tenancy ends and the tenant delivers possession to return the deposit.

If the landlord keeps any portion of the deposit, they must provide a written, itemized statement accounting for every dollar withheld.

Landlords can only deduct for damages beyond "normal wear and tear" and unpaid rent/fees. They cannot charge for routine carpet cleaning unless the tenant significantly soiled the carpet.

If a landlord fails to return the deposit or provide the accounting within 31 days, the tenant may sue for twice the amount wrongfully withheld.

ORS 90.392 through ORS 90.427.

After the first year of occupancy (the "safe harbor" period), a landlord can generally only terminate a tenancy for a specific "Just Cause." - Tenant-Based Causes: Nonpayment of rent, lease violations, or criminal activity.Landlord-Based Causes: The landlord intends to demolish the unit, perform major renovations, move themselves or an immediate family member into the unit, or they have sold the unit to a buyer who will live there.

Nonpayment: A 10-day notice (or a 13-day notice if mailed) is required. Tenants have the right to pay and stay within that window.Lease Violations: A 30-day "Fix it or Leave" notice. If the tenant fixes the violation (cures) within 14 days, the tenancy continues.No-Cause (First Year Only): 30 days' notice for month-to-month tenants.

In some "landlord-based" terminations, the landlord must pay the tenant one month’s rent as relocation assistance (though small landlords with 4 or fewer units are exempt).

ORS 90.322.

Landlords must provide at least 24 hours’ notice before entering the premises. The notice must state the time of entry and the reason (e.g., repairs, inspection).

Entry must be at a reasonable time.

Emergency: No notice is required if there is an emergency (fire, burst pipe).Agreement: If the tenant and landlord agree to entry for a specific repair within 7 days.

A tenant can refuse entry if it is unreasonable, but they cannot unreasonably withhold consent to allow the landlord to inspect or repair.

ORS 90.320 (Habitability) and ORS 90.368 (Repair and Deduct).

Units must have waterproof roofs/walls, working plumbing (hot and cold water), adequate heating, electrical lighting/wiring in good working order, and be free of vermin/trash.

If a landlord fails to make a "minor" habitability repair after being notified in writing, the tenant can hire a professional to fix it and deduct the cost from the rent. - Limits: The cost cannot exceed $300 or half the monthly rent, whichever is less.Strict Procedure: The tenant must follow specific notice procedures under ORS 90.368 for this to be legal.

If the landlord fails to provide heat, water, or electricity, the tenant has broader rights to obtain the service themselves or find substitute housing and deduct the cost from rent (ORS 90.365).

ORS 90.385.

A landlord cannot retaliate (evict, raise rent, or decrease services) because a tenant: - Complained to the landlord or a government agency about habitability.Joined or organized a tenants' union.Testified against the landlord in court.

Under ORS 90.385, a landlord is prohibited from taking adverse action against a tenant when that action is taken "after and because" of a protected activity. If a tenant has successfully defended an eviction action in court within the previous six months, the law provides a specific defense for the tenant against subsequent retaliatory actions. For other activities, such as making a formal complaint, the tenant must generally demonstrate that the adverse action was a direct consequence of their protected activity.

ORS 90.220 and ORS 90.302.

If there is a written lease, the landlord must provide the tenant with a copy.

Landlords must provide working smoke and CO alarms. It is the tenant's responsibility to test them and replace batteries (ORS 90.325).

If the unit is in a 100-year flood plain, it must be disclosed in the lease.

Late fees cannot be charged until the 5th day of the rental period. They must be reasonable and disclosed in the lease (ORS 90.260).