Landlord Laws in Oregon (2026): Rules Every Renter and Owner Must Know

Oregon has some of the strongest tenant protections in the country. Whether you’re a landlord or a renter, knowing these rules can save you a lot of trouble.

This guide breaks down everything you need to know about landlord laws in Oregon. We’ll cover rent limits, security deposits, repairs, evictions, and recent updates for 2026.

What Is the Oregon Residential Landlord and Tenant Act?

Oregon’s rental rules all come from one main law. It’s called the Oregon Residential Landlord and Tenant Act. You’ll often see it written as ORS Chapter 90.

This law sets the rules for almost every rental situation in the state. It covers what landlords must provide. It covers what tenants must do. And it covers what happens when someone breaks the rules.

Pretty much everything in this guide comes from that law. So if you ever want to go deeper, that’s where to look.

Rent Increase Rules

Okay, this one’s important. Oregon limits how much landlords can raise your rent each year.

For 2026, the state set the maximum rent increase at 9.5% for most residential rental units. That cap applies to properties that are 15 years old or older. Newer buildings are generally exempt from the rent increase limit.

Wait, it gets better. If you live in a manufactured home park or marina, the cap is even lower. Landlords of larger manufactured home parks can only raise rent by 6% in 2026. That update came from a new law passed in 2025 and took effect on September 1, 2025.

Wondering when a landlord can raise your rent? They can only do it once every 12 months. And they must give you at least 90 days’ written notice before the increase kicks in. Week-to-week tenants get 7 days’ notice instead.

If a landlord violates the rent cap, you could be owed up to three months’ rent in damages. That’s not a small deal. It’s the kind of rule that matters.

Security Deposit Laws

Most people don’t realize how strict Oregon’s deposit rules are. Let me break it down.

Oregon does not cap how much a landlord can charge for a security deposit. There’s no set limit written into state law. But landlords cannot hold that money forever.

After you move out, your landlord has 31 days to return your deposit. They must send it back along with an itemized list of any deductions. That list needs to be specific. “General cleaning” is not enough under Oregon law.

Not sure what counts as a valid deduction? Here’s what landlords can keep part of your deposit for. They can deduct for damage beyond normal wear and tear. They can deduct for unpaid rent. They can also deduct for cleaning costs needed to restore the unit to move-in condition.

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Here’s what they cannot keep your deposit for. Normal wear and tear doesn’t count. That includes things like small scuffs on walls or carpet that wore down over time. Routine turnover cleaning doesn’t count either.

If a landlord wrongfully withholds your deposit, you can sue. Oregon law allows you to recover twice the amount wrongfully withheld, plus court costs and attorney’s fees.

So simple. Document everything when you move in. Photos, videos, written notes. Do the same when you move out. That documentation is your best protection.

Habitability Requirements

Every rental unit in Oregon must meet basic health and safety standards. This isn’t optional. It’s the law.

Landlords must provide working heat, plumbing, and hot water. They must maintain electrical systems. The unit must be structurally safe and weatherproofed. Pest control is also a landlord responsibility in most cases.

If something breaks, you need to tell your landlord in writing. Oregon landlords generally have 30 days to make necessary repairs after receiving written notice. Some urgent issues may require faster action.

Hold on, this part is important. If your landlord ignores repair requests, you have options. You can report the issue to local housing authorities. In some cases, you can arrange repairs yourself and deduct the cost from rent. You can also terminate the rental agreement or sue for damages.

Landlords cannot retaliate against you for reporting problems. Under ORS 90.385, it’s illegal for a landlord to raise your rent, reduce services, or threaten eviction just because you asked for repairs or reported a safety issue.

Landlord Entry Rules

Your home is your space. Oregon law takes that seriously.

Landlords must give you at least 24 hours’ written notice before entering your unit. The notice must include the date, time, and reason for entry. This applies to repairs, inspections, and showing the unit to potential renters.

There are two main exceptions. A landlord can enter without notice in a true emergency, like a fire or burst pipe. They can also enter without notice if the property appears to have been abandoned.

That’s basically it. No surprise visits. No dropping by whenever they feel like it. Right?

Eviction Laws

This is where things get serious. Oregon has very strict rules about how evictions work.

Landlords cannot evict you without going through the proper legal process. That means no changing the locks. No removing your belongings. No shutting off utilities to force you out. Those are called self-help evictions, and they are illegal in Oregon.

For nonpayment of rent, a landlord must give you a 72-hour notice to pay or vacate. If rent is not paid within that window, they can begin the eviction process.

For lease violations, landlords typically must give you a 30-day notice with the option to fix the problem. If the same violation happens again within six months, the landlord can issue a 30-day notice without the option to fix it.

Month-to-month tenancies can be ended by either party with at least 30 days’ written notice. But there’s a catch. No-cause evictions face stricter rules depending on how long you’ve lived there.

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Here’s a newer rule worth knowing. Under a law that took effect in October 2025, if a landlord is selling the property to someone who will live in it, they can shorten the termination notice from 90 days to 60 days. But only if they pay you two months’ rent as compensation first.

And as of January 1, 2026, landlords can evict squatters from non-dwelling properties with just 24 hours’ notice.

Squatter and Unauthorized Occupancy Rules

A friend asked me about this last week. It’s one of those areas most people don’t think about until they need to.

Oregon passed a new law in 2026 specifically addressing squatters. If someone occupies a property that is not being used as a dwelling unit, landlords can now remove them with just 24 hours’ notice. This gives property owners a faster tool to address unauthorized occupancy.

For occupied rental units, the rules are different. Landlords must still follow all standard eviction procedures.

Anti-Discrimination Laws

Oregon has broad fair housing protections. Landlords cannot discriminate against you based on race, color, religion, sex, national origin, disability, or family status. Those are protected under federal law.

Oregon goes further than federal law. You’re also protected based on source of income, sexual orientation, gender identity, and marital status.

Here’s one you might not have heard of. Under Senate Bill 599, which came out of the 2025 legislative session, landlords cannot discriminate based on immigration or citizenship status. They also cannot ask about your immigration status, or threaten to share that information to pressure or remove you.

You’re not alone if this surprises you. Most people don’t realize how broad Oregon’s protections actually are.

Lease Termination and Early Exits

Confused about breaking a lease early? Let me explain.

Oregon passed a significant change in 2025 that took effect for the 2026 rental season. Tenants can now terminate a lease early without penalty if they give their landlord 30 days’ written notice. Landlords cannot charge early termination fees or collect rent beyond the move-out date under this new rule.

If you need to end a month-to-month tenancy, you must give at least 30 days’ notice. Fixed-term leases follow the terms of the lease agreement.

Landlords in Oregon are also required to make reasonable efforts to re-rent a unit. So if you leave early, your liability for remaining rent may be reduced if the landlord finds a new tenant.

Physical Key Access Law

This one is new. And honestly, it’s pretty practical.

Starting January 1, 2026, landlords must ensure that tenants can access their units with a physical key. This new law addresses rental properties that rely entirely on electronic or smart locks. If your building uses app-based or keypad-only access, your landlord must now provide a backup physical key option.

It’s a small change. But it matters for tenants who don’t have smartphones or lose access due to a dead battery.

Water Quality for Well Properties

Here’s one for rural renters and property owners. A new law passed in 2026 requires landlords whose properties use private wells to test the drinking water for contaminants. This includes arsenic, coliform bacteria, lead, and nitrates.

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This law takes effect January 1, 2027, so landlords with well water properties should start planning now. It’s designed to protect tenants from unsafe water, especially in rural areas where well quality varies.

How to Handle a Dispute With Your Landlord

You’ve got options if something goes wrong.

Start by putting everything in writing. Send repair requests, complaints, and lease termination notices by mail or email. Keep copies of everything. Dates matter in legal disputes.

If a landlord won’t return your deposit or makes illegal entry, you can file a complaint. Oregon has a Renters’ Rights Hotline that connects tenants with information and legal resources. Small claims court handles issues like deposit disputes, unpaid rent, and property damage without needing a lawyer.

If you believe you’ve been discriminated against, you can file a complaint with the Oregon Bureau of Labor and Industries, also known as BOLI. They handle fair housing complaints at the state level.

Don’t wait too long. Oregon law has deadlines for taking legal action. When in doubt, reach out to a local tenant clinic or attorney sooner rather than later.

Frequently Asked Questions

How much can a landlord raise rent in Oregon in 2026?

For most residential properties, the maximum increase is 9.5%. For manufactured home parks and marinas, the cap is 6%.

How long does a landlord have to return my security deposit in Oregon?

Landlords have 31 days after you move out. They must include an itemized list of any deductions.

Can a landlord enter my apartment without notice in Oregon?

No. Landlords must give at least 24 hours’ written notice in most cases. Emergencies are the main exception.

What happens if my landlord doesn’t make repairs?

You can report the issue, deduct repair costs from rent, terminate your lease, or sue for damages. Landlords cannot retaliate against you for complaining.

Can a landlord evict me without a reason in Oregon?

It depends on your situation. No-cause evictions are limited, especially for long-term tenants. Your landlord must follow strict notice and legal procedures regardless.

Is Oregon a landlord-friendly or tenant-friendly state?

Oregon is generally considered a tenant-friendly state. It has statewide rent control, strict eviction rules, and broad anti-discrimination protections.

Final Thoughts

Oregon’s landlord-tenant laws are detailed. But they exist for a reason. They protect both sides of the rental relationship.

If you’re a tenant, know your rights. Document everything. Put requests in writing. And don’t be afraid to ask for help if something seems wrong.

If you’re a landlord, stay current. Oregon’s laws change often. Missing a deadline or breaking a rule can cost you significantly.

Now you know the basics. Stay informed, stay protected, and when in doubt, talk to a local attorney or call the Oregon Renters’ Rights Hotline.