Oregon Tenant Law: Security Deposits, Late Fees & Landlord Entry (2026)

What Oregon law says about the clauses that matter most in a residential lease. Data as of 2026-10-18.

Main statute: Oregon Residential Landlord and Tenant Act (ORS Chapter 90), incl. SB 608 (2019) and SB 611 (2023) rent stabilization (ORS 90.100 et seq.)

Security deposits

Max: No statutory cap in ORS 90.300; a landlord cannot raise the deposit in the first year of tenancy.
Return deadline days: 31 days
Itemization required: Yes

Source: ORS 90.300(12)-(13)

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Late fees

Rule: Only if rent is unpaid by the 4th day of the rental period and the written lease sets the fee; must be a reasonable flat amount (customary in the market), or a per-day amount capped at 6% of the flat fee starting on day 5, or 5% of rent per 5-day period.

Source: ORS 90.260

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Landlord entry

Notice: At least 24 hours' actual notice, at reasonable times; no notice for emergencies or for entering at the tenant's written repair request.

Source: ORS 90.322

Ending a month-to-month tenancy

Tenant: 30 days written notice.
Landlord: 30 days notice (no cause needed) only during the first year; after the first year only for cause, or 90 days notice plus one month's rent payment for a qualifying reason (demolition, repairs, landlord/family occupancy, buyer occupancy); the payment exemption applies to landlords with 4 or fewer units.

Source: ORS 90.427

Rent increases

Rule: No increase in the first year; afterwards 90 days written notice, once per 12 months, and no more than the annual cap: lesser of 10% or 7% plus CPI (West Region). Cap is 9.5% for 2026 and 10% for 2027 (DAS announcement Sept 28, 2026). Buildings with a certificate of occupancy under 15 years old, and some subsidized units, are exempt.
Statewide rent control: Yes; statewide annual rent cap (ORS 90.323, 90.324). Violation: 3 months' rent plus damages.

Source: ORS 90.323, 90.324

Repairs & habitability

Rule: Landlord must keep the dwelling habitable (weatherproofing, plumbing, heat, electricity, locks, smoke and CO alarms, and cooling in buildings permitted after April 1, 2024, among others).

Source: ORS 90.320

Retaliation

Rule: Landlord may not retaliate (terminate, raise rent, cut services, threaten eviction) because a tenant complained to a government agency or the landlord in good faith, joined a tenants' union, testified against the landlord, or asserted legal rights.

Source: ORS 90.385

Clauses often unenforceable in Oregon

Late fees outside the ORS 90.260 limits
Rent increases above the statewide cap or within the first year (ORS 90.323; 3 months' rent penalty)
Charging a new or increased security deposit during the first year (90.300(5))

Notes

Return deadline is 31 days after the tenancy ends and the tenant delivers possession. Landlords with a 90-day no-cause style termination after year one are limited to 90.427 reasons. Deposit interest not required by 90.300 as read; left blank. Text read from a statute mirror (official site unreachable from this server). Local rules (e.g., Portland relocation assistance) are not covered.

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General information only, not legal advice. Laws change — verify with the linked source or a licensed attorney.