How much can a landlord charge for a security deposit in Oregon?

Oregon sets no statutory cap on the security deposit amount. The deposit must be accounted for within 31 days after the tenancy ends (Or. Rev. Stat. § 90.300).

Is there a limit on late fees in Oregon?

A late fee must be reasonable: a flat fee, or 5% of the periodic rent charged per five-day period, or a daily charge not exceeding 6% of a reasonable flat fee. (Or. Rev. Stat. § 90.260)

How much notice must a landlord give before entering a rental in Oregon?

Landlord must give at least 24 hours' notice before entering, except in an emergency. (Or. Rev. Stat. § 90.322)

How do you end a month-to-month tenancy in Oregon?

Landlord must give 30 days' notice during the first year of occupancy and 60 days' notice thereafter, with cause required after the first year. (Or. Rev. Stat. § 90.427)

What happens if a tenant does not pay rent in Oregon?

Tenant has 10 days to pay rent or vacate, or 13 days if the notice is mailed. (Or. Rev. Stat. § 90.394) The case is filed as a forcible entry and detainer in Circuit Court. A landlord may never change the locks or remove a tenant's belongings without a court order.

Does a residential lease have to be in writing in Oregon?

A written lease is not always legally required, but it is what makes the terms enforceable and provable. Oregon tenancies are governed by the Oregon Residential Landlord and Tenant Act, and a written lease is the practical way to document rent, deposits, and each party's obligations. Landy builds a lease specific to Oregon with the statutory citations printed in it.

Oregon Residential Lease Agreement

A lease that works in the State of Oregon has to respect the Oregon Residential Landlord and Tenant Act: no statutory ceiling on the security deposit, accounted for within 31 days of move-out, and late fees that must be reasonable rather than capped at a fixed number. Below is every number that governs a Oregon tenancy, with the statute it comes from.

Read the whole lease before you pay. $14.99 to download, or three for $29.

Oregon rental law at a glance

Each row is the rule Landy applies when it builds a Oregon lease. The citation is printed in the finished document too, so a tenant can check it.

Oregon landlord-tenant rules with statutory citations
Rule	Oregon	Citation
Security deposit limit	No statutory limitOregon sets no statutory cap on the security deposit amount.	No statute on point
Deposit return deadline	31 daysLandlord must return the deposit or a written accounting within 31 days after the tenancy ends.	Or. Rev. Stat. § 90.300
Interest on deposits	Not requiredOregon does not require interest on security deposits.	Or. Rev. Stat. § 90.300
Late fee limit	Must be reasonable — no fixed number set by statuteA late fee must be reasonable: a flat fee, or 5% of the periodic rent charged per five-day period, or a daily charge not exceeding 6% of a reasonable flat fee.	Or. Rev. Stat. § 90.260
Grace period before rent is late	4 daysA late fee may not be charged until rent is at least 4 days overdue.	Or. Rev. Stat. § 90.260
Notice to pay or quit	10 daysTenant has 10 days to pay rent or vacate, or 13 days if the notice is mailed.	Or. Rev. Stat. § 90.394
Time to cure a lease violation	14 daysTenant generally has 14 days to remedy a curable lease violation.	Or. Rev. Stat. § 90.392
Ending a month-to-month tenancy	30 days' noticeLandlord must give 30 days' notice during the first year of occupancy and 60 days' notice thereafter, with cause required after the first year.	Or. Rev. Stat. § 90.427
Notice before landlord entry	24 hoursLandlord must give at least 24 hours' notice before entering, except in an emergency.	Or. Rev. Stat. § 90.322

Disclosures a Oregon lease must carry

Missing a required disclosure is the most common way an otherwise fine lease creates a problem. Landy adds these automatically, plus any that apply only to your specific property.

Lead-Based Paint Disclosure
Housing built before 1978 may contain lead-based paint. Lead from paint, paint chips, and dust can pose health hazards if not managed properly. Lead exposure is especially harmful to young children and pregnant women. Before renting pre-1978 housing, landlords must disclose the presence of known lead-based paint and lead-based paint hazards in the dwelling, provide any available records and reports to the tenant, and give the tenant the EPA-approved pamphlet "Protect Your Family From Lead In Your Home." Tenant acknowledges receipt of this information by signing below.
42 U.S.C. § 4852d; 24 C.F.R. Part 35; 40 C.F.R. Part 745 · applies to housing built before 1978
Smoking Policy Disclosure
Landlord discloses the smoking policy for the dwelling and the premises, including whether smoking is prohibited entirely, allowed in the entire dwelling, or allowed in limited areas.
Or. Rev. Stat. § 90.220
Flood Plain Disclosure
Landlord discloses whether the dwelling is located in a 100-year flood plain.
Or. Rev. Stat. § 90.228

If things go wrong in Oregon

Where eviction is filed

Circuit Court, as a forcible entry and detainer.

Governing law

Oregon Residential Landlord and Tenant Act, cited from the Oregon Revised Statutes.

Never self-help

Changing locks, removing belongings, or shutting off utilities to force a tenant out is unlawful. A court order is the only route.

Oregon lease questions, answered

How much can a landlord charge for a security deposit in Oregon?: Oregon sets no statutory cap on the security deposit amount. The deposit must be accounted for within 31 days after the tenancy ends (Or. Rev. Stat. § 90.300).
Is there a limit on late fees in Oregon?: A late fee must be reasonable: a flat fee, or 5% of the periodic rent charged per five-day period, or a daily charge not exceeding 6% of a reasonable flat fee. (Or. Rev. Stat. § 90.260)
How much notice must a landlord give before entering a rental in Oregon?: Landlord must give at least 24 hours' notice before entering, except in an emergency. (Or. Rev. Stat. § 90.322)
How do you end a month-to-month tenancy in Oregon?: Landlord must give 30 days' notice during the first year of occupancy and 60 days' notice thereafter, with cause required after the first year. (Or. Rev. Stat. § 90.427)
What happens if a tenant does not pay rent in Oregon?: Tenant has 10 days to pay rent or vacate, or 13 days if the notice is mailed. (Or. Rev. Stat. § 90.394) The case is filed as a forcible entry and detainer in Circuit Court. A landlord may never change the locks or remove a tenant's belongings without a court order.
Does a residential lease have to be in writing in Oregon?: A written lease is not always legally required, but it is what makes the terms enforceable and provable. Oregon tenancies are governed by the Oregon Residential Landlord and Tenant Act, and a written lease is the practical way to document rent, deposits, and each party's obligations. Landy builds a lease specific to Oregon with the statutory citations printed in it.

Build a Oregon lease with these rules already in it.

Answer questions in plain English. Landy writes the Oregon lease around your answers, applies every limit above, and shows you the finished document before you decide to pay.

Lease laws in other states

This page summarizes Oregon law for general information and is not legal advice. Landy is a self-help document service, not a law firm. Cities and counties may impose additional requirements, and statutes change. Have a licensed Oregon attorney review your lease before you rely on it.