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Oregon landlord rules
1 of 10 values below carries a source-confirmed statute citation. The rest are conservative reference values from Aptoria's compliance data and are labeled unverified.
SB 608/611: annual increase capped at 7% + CPI (10% absolute ceiling); first-year exempt; 90-day notice; just-cause termination required after year 1.
Deposits, fees, and notices
Security deposit limit
Unverified reference value
No statewide cap
No verified statutory citation on file. Confirm with the current statute.
Deposit return deadline
Source-confirmed 2026-07
Within 31 days after the tenancy terminates and the tenant delivers possession, return the deposit (and any prepaid rent) not claimed, with a written accounting stating the specific basis of any claim. No deductions for ordinary wear and tear. Failure to comply exposes the landlord to up to twice the deposit.
ORS § 90.300. Oregon Revised Statutes (public.law reproduction) ↗
Prefer oregonlegislature.gov for binding text.
Reference value on file: 31 days after move-out
Late fees
Unverified reference value
No statewide cap (reasonableness standard); 4 days grace
No verified statutory citation on file. Confirm with the current statute.
Rent-increase notice
Unverified reference value
90 days
No verified statutory citation on file. Confirm with the current statute.
Month-to-month termination notice
Unverified reference value
30 days
No verified statutory citation on file. Confirm with the current statute.
Pay-or-quit notice
Unverified reference value
10 days
No verified statutory citation on file. Confirm with the current statute.
Non-emergency entry notice
Unverified reference value
24 hours
No verified statutory citation on file. Confirm with the current statute.
Application fee limit
Unverified reference value
No statewide cap
No verified statutory citation on file. Confirm with the current statute.
Statewide rent regulation
Unverified reference value
Statewide annual increase cap (10% ceiling on file)
No verified statutory citation on file. Confirm with the current statute.
Separate pet deposit
Unverified reference value
Permitted
No verified statutory citation on file. Confirm with the current statute.
Payments, fair housing, and licensing
Card surcharges on rent
Allowed within card-network limits
Returned-payment (NSF) fee
No statewide statutory cap on file
Source-of-income protection
Protected statewide
Local ordinances can extend protection beyond the statewide rule.
Property-management licensing
License generally required to manage for others
State real estate broker license required for property management for others — confirm with state commission.
Oregon next to its neighbors
Own units on both sides of a state line? These are the same reference values for every bordering jurisdiction. Open a state to see its citations.
| Rule | Oregon | California | Idaho | Nevada | Washington |
|---|---|---|---|---|---|
| Security deposit limit | No statewide cap | 1× monthly rent | No statewide cap | 3× monthly rent | No statewide cap |
| Deposit return deadline | 31 days after move-out | 21 days after move-out | 21 days after move-out | 30 days after move-out | 21 days after move-out |
| Late fees | No statewide cap (reasonableness standard); 4 days grace | No statewide cap (reasonableness standard) | No statewide cap (reasonableness standard) | Capped at 5% of monthly rent | Capped at $75; 5 days grace |
| Rent-increase notice | 90 days | 30 days | 30 days | 60 days | 60 days |
| Non-emergency entry notice | 24 hours | 24 hours | Reasonable notice | 24 hours | 48 hours |
| Pay-or-quit notice | 10 days | 3 days | 3 days | 7 days | 14 days |
| Source-of-income protection | Protected statewide | Protected statewide | No statewide protection on file | No statewide protection on file | Protected statewide |
| Card surcharges on rent | Allowed within card-network limits | Allowed only with inclusive total pricing | Allowed within card-network limits | Allowed within card-network limits | Allowed within card-network limits |
Lease disclosures on file
• Lead-based paint hazards (pre-1978 housing) — EPA Pamphlet "Protect Your Family from Lead in Your Home"
• Smoking policy
• Flood plain (ORS 90.228)
• Recycling (Portland, Eugene)
• SB 608 / SB 611 rent-cap + just-cause notice
Run the numbers
Security deposit calculator
Late fee calculator
Rent increase calculator
Move-in / move-out inspection checklist
Educational information only, not legal advice. Laws, local ordinances, court interpretations, and the facts of a tenancy can change the result. Verify the current binding text and obtain advice from a qualified local professional before acting.