10 of the 10 rules below carry a statute citation that was read at the official source (most recently October 2026), with the controlling text quoted. The rest are conservative reference values from Aptoria's compliance data and are labeled unverified.
Security deposit size: No statewide statutory cap on the amount of a security deposit. A landlord may require a deposit, but may not require a new or increased deposit during the first year of the tenancy except as the statute allows (e.g., pet or mutually agreed changes), and must give the tenant at least three months to pay any mid-tenancy increase. (ORS 90.300(2)(a), (5), confirmed 2026-10). Returning the deposit: 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, confirmed 2026-07).
Late fees: A late charge may be imposed only if rent is not received by the 4th day of the rental period (i.e., a 4-day grace period), it is disclosed in the written rental agreement, and it takes one of three forms: (a) a reasonable flat amount charged once per period ('reasonable' = customary in that market); (b) a per-day charge beginning on the 5th day, not exceeding 6% of the reasonable flat amount per day; or (c) 5% of the periodic rent charged once per succeeding 5-day period beginning on the 5th day. (ORS 90.260, confirmed 2026-10). Application fees: No fixed dollar cap, but an applicant screening charge may not exceed the landlord's average actual cost of screening or the customary amount charged by screening companies/credit bureaus for a comparable level of screening; the landlord must give a written receipt and may not charge it when no unit is available (with limited exceptions). (ORS 90.295(2), confirmed 2026-10).
Nonpayment notice: Either (a) at least 10 days' written notice of nonpayment and intent to terminate, served no sooner than the 8th day of the rental period (counting the due date as day 1); or (b) at least 13 days' written notice, served no sooner than the 5th day. Post-HB 2001 (2023) the notice must include the statutory nonpayment information. (ORS 90.394(2)(a)-(b), confirmed 2026-10). Rent increases: No rent increase during the first year of a tenancy; after the first year, written notice at least 90 days before the effective date. Statewide cap (ORS 90.324): annual increase may not exceed the lesser of 10% or 7% plus CPI, as published yearly by DAS (2026: 9.5%; 2027: 10%). Exemptions include buildings first certified for occupancy within 15 years and certain subsidized housing. A landlord that increases rent in violation is liable for three months' rent plus actual damages. (ORS 90.323(2), (6); ORS 90.324(1), confirmed 2026-10). Ending a month-to-month tenancy: During the first year of occupancy: landlord may terminate without cause with at least 30 days' written notice. After the first year: landlord may terminate only for tenant cause or for a 'qualifying landlord reason' (e.g., demolition/renovation, owner move-in, sale to an owner-occupant) with at least 90 days' written notice and, for most landlords, relocation assistance of one month's rent. Tenant may terminate with 30 days' notice. (ORS 90.427(3), (5), confirmed 2026-10). Entry: At least 24 hours' actual notice of the landlord's intent to enter, and entry only at reasonable times, except in emergencies and other enumerated situations in ORS 90.322. (ORS 90.322(1)(f), confirmed 2026-10).
Oregon applies a statewide annual rent-increase cap with a 10% ceiling on file. Source-of-income protection is on file statewide, so voucher and benefit income must be treated like any other lawful income in screening and advertising. Card surcharges on rent: allowed within card-network limits. Managing property for others for compensation generally requires a state license: State real estate broker license required for property management for others — confirm with state commission.
Security deposits
What Oregon allows a landlord to collect up front, how it must be held, and the deadline and paperwork for returning it.
Security deposit limit
Source-confirmed 2026-10
No statewide statutory cap on the amount of a security deposit. A landlord may require a deposit, but may not require a new or increased deposit during the first year of the tenancy except as the statute allows (e.g., pet or mutually agreed changes), and must give the tenant at least three months to pay any mid-tenancy increase.
“Except as otherwise provided in this section, a landlord may require a tenant to pay a security deposit.”
Excerpt from the cited source as read on the date shown.
ORS 90.302 separately bars fees at the start of tenancy for anticipated landlord expenses; a 'fee' is not a deposit.
Reference value in Aptoria's compliance data: “No statewide cap”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The maximum a landlord may collect up front as security against unpaid rent or damage, usually expressed as a multiple of one month's rent. Separate pet, key or cleaning deposits often count toward the same limit.
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.
Reference value in Aptoria's compliance data: “31 days after move-out”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The window after the tenant vacates in which the landlord must refund the deposit or deliver an itemized statement of deductions. Missing the deadline is the most common way a landlord forfeits the right to keep any part of the deposit.
Separate pet deposit
Source-confirmed 2026-10
A separate pet deposit may be charged (no statewide cap on security deposits), including as an added deposit when the parties agree mid-tenancy to modify the rental agreement to permit a pet (ORS 90.300(5)(a) exception to the first-year no-new-deposit rule). A landlord may NOT charge a pet security deposit for a service animal or companion animal a tenant with a disability requires as a reasonable accommodation (ORS 90.300(4)). After the first year the tenant must be allowed at least three months to pay a new or increased deposit (90.300(5)(b)).
“A landlord may not charge a tenant a pet security deposit for keeping a service animal or companion animal that a tenant with a disability requires as a reasonable accommodation under fair housing laws.”
Excerpt from the cited source as read on the date shown.
Pet exception language confirmed: 'the landlord and tenant agree to modify the terms and conditions of the rental agreement to permit a pet'.
Reference value in Aptoria's compliance data: “Permitted”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
Whether a refundable pet deposit can be collected on top of the security deposit. Even where it is permitted, the combined amount usually has to stay inside the overall deposit limit.
In practice
• Hold the deposit the way the statute requires (separate or escrow account where applicable) and record the account in the file.
• Document move-in condition with a dated, photographed inventory the tenant can sign; it is the only evidence that supports a later deduction.
• Send the itemized statement and any refund by a trackable method, and keep the receipts or estimates behind every deduction.
Rent, late fees and application fees
The fees a Oregon lease can charge, the statutory ceilings that override the lease, and whether rent increases are regulated statewide.
Late fees
Source-confirmed 2026-10
A late charge may be imposed only if rent is not received by the 4th day of the rental period (i.e., a 4-day grace period), it is disclosed in the written rental agreement, and it takes one of three forms: (a) a reasonable flat amount charged once per period ('reasonable' = customary in that market); (b) a per-day charge beginning on the 5th day, not exceeding 6% of the reasonable flat amount per day; or (c) 5% of the periodic rent charged once per succeeding 5-day period beginning on the 5th day.
“Five percent of the periodic rent payment amount, charged once for each succeeding five-day period, or portion thereof, for which the rent payment is delinquent, beginning on the fifth day of that rental period”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “No statewide cap (reasonableness standard); 4 days grace”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
Any statutory ceiling on the fee for late rent and any mandatory grace period before it can be charged. Where there is no statutory cap, courts still strike fees they find punitive rather than a reasonable estimate of the landlord's cost.
Application fee limit
Source-confirmed 2026-10
No fixed dollar cap, but an applicant screening charge may not exceed the landlord's average actual cost of screening or the customary amount charged by screening companies/credit bureaus for a comparable level of screening; the landlord must give a written receipt and may not charge it when no unit is available (with limited exceptions).
“The amount of any applicant screening charge must not be greater than the landlord's average actual cost of screening applicants or the customary amount charged by tenant screening companies or consumer credit reporting agencies for a comparable level of screening.”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “No statewide cap”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
A cap on what an applicant can be charged to apply, sometimes limited to the actual cost of screening and sometimes prohibited outright. Fee receipts and refund rules usually travel with the cap.
Statewide rent regulation
Source-confirmed 2026-10
(a) Statewide cap: for tenancies other than week-to-week, rent may not be increased during the first year, more than once in any 12-month period, or by more than the maximum calculated under ORS 90.324(1) — the lesser of 10% or 7% plus CPI, published by DAS by September 30 each year (2026: 9.5%; 2027: 10%). Exemptions in 90.323(5) (e.g., buildings first certified for occupancy within 15 years, certain subsidized housing). 90-day written notice required after the first year.
“subject to ORS 90.323, as the lesser of: (A) Ten percent; or (B) Seven percent plus CPI.”
Excerpt from the cited source as read on the date shown.
is 10%'; 'The allowable rent increase percentage for the previous year, 2026, was 9.5%.'
Reference value in Aptoria's compliance data: “Statewide annual increase cap (10% ceiling on file)”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
Whether a statewide law caps annual rent increases or whether rent control exists for covered units. Local ordinances can add limits even where the state has none.
In practice
• State the late fee, the grace period and the application fee in the lease in dollars or a clear percentage; a fee that is not in the lease is rarely enforceable.
• Never charge above the statutory cap even when the lease says more; the excess is unenforceable and can expose the landlord to penalties.
• Keep fee calculations in the ledger so a tenant, a court or an auditor can reproduce them from the rent roll.
Notices, rent increases and termination
How much written notice Oregon requires before a rent increase, before ending a month-to-month tenancy, and before filing for nonpayment.
Rent-increase notice
Source-confirmed 2026-10
No rent increase during the first year of a tenancy; after the first year, written notice at least 90 days before the effective date. Statewide cap (ORS 90.324): annual increase may not exceed the lesser of 10% or 7% plus CPI, as published yearly by DAS (2026: 9.5%; 2027: 10%). Exemptions include buildings first certified for occupancy within 15 years and certain subsidized housing. A landlord that increases rent in violation is liable for three months' rent plus actual damages.
“At any time after the first year of the tenancy without giving the tenant written notice at least 90 days”
Excerpt from the cited source as read on the date shown.
2027 = 10%).
Reference value in Aptoria's compliance data: “90 days”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The written notice a landlord must give before a rent increase takes effect on a periodic (month-to-month) tenancy. Fixed-term leases generally cannot be changed mid-term.
Month-to-month termination notice
Source-confirmed 2026-10
During the first year of occupancy: landlord may terminate without cause with at least 30 days' written notice. After the first year: landlord may terminate only for tenant cause or for a 'qualifying landlord reason' (e.g., demolition/renovation, owner move-in, sale to an owner-occupant) with at least 90 days' written notice and, for most landlords, relocation assistance of one month's rent. Tenant may terminate with 30 days' notice.
“At any time during the first year of occupancy, the landlord may terminate the tenancy by giving the tenant notice in writing not less than 30 days prior to the date designated in the notice for the termination of the tenancy.”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “30 days”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The notice a landlord must give to end a periodic tenancy without cause. Some jurisdictions require longer notice for long-term tenants or require a stated cause.
Pay-or-quit notice
Source-confirmed 2026-10
Either (a) at least 10 days' written notice of nonpayment and intent to terminate, served no sooner than the 8th day of the rental period (counting the due date as day 1); or (b) at least 13 days' written notice, served no sooner than the 5th day. Post-HB 2001 (2023) the notice must include the statutory nonpayment information.
“At least 10 days' written notice of nonpayment and the landlord's intention to terminate the rental agreement if the rent is not paid within that period. The landlord shall give this notice no sooner than on the eighth day of the rental period, including the first day the rent is due.”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “10 days”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The notice a tenant must receive for nonpayment before the landlord can file for possession, and the time the tenant has to pay in full and cure. This is the step most often done wrong in an eviction.
In practice
• Serve notices in the form and by the method the statute names, and keep proof of service with the dated notice.
• Count notice periods the way the statute counts them (calendar days, business days, or "before the next rent due date") and build in a margin.
• Treat a notice to a possibly rent-regulated or subsidized unit as a legal check, because longer periods and extra content requirements usually apply.
Landlord entry
When a Oregon landlord may enter an occupied unit and how much notice the tenant must receive.
Non-emergency entry notice
Source-confirmed 2026-10
At least 24 hours' actual notice of the landlord's intent to enter, and entry only at reasonable times, except in emergencies and other enumerated situations in ORS 90.322.
“the tenant at least 24 hours' actual notice of the intent of the landlord to enter”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “24 hours”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The advance notice required before a landlord enters an occupied unit for repairs, inspections or showings. Emergencies are the usual exception.
In practice
• Give written notice with the date, a reasonable time window and the purpose, and log the entry afterwards.
• Emergencies are the only common exception; document what made the entry urgent.
• A pattern of unannounced entries is a common basis for tenant complaints and counterclaims.
Payments, fair housing and licensing
Operational rules that sit outside the landlord-tenant act but decide how rent can be collected, who can be screened out, and who may manage for others.
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.
Compliance posture values are reference data compiled from public statutes and are not source-confirmed line by line. Confirm with the state agency before relying on them.
Oregon next to its neighbors
Own units on both sides of a state line? These are the reference values for every bordering jurisdiction. Open a state to see which values carry a citation.
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
Federal and state disclosures Aptoria's lease workflow surfaces for Oregon. This is a working checklist from public sources, not a complete legal inventory for a specific property.
• 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
Official sources
Primary sources a Oregon landlord should bookmark. Each link was fetched and read during the October 2026 review; the binding text is always the current official version.
How much can a landlord charge for a security deposit in Oregon?
No statewide statutory cap on the amount of a security deposit. A landlord may require a deposit, but may not require a new or increased deposit during the first year of the tenancy except as the statute allows (e.g., pet or mutually agreed changes), and must give the tenant at least three months to pay any mid-tenancy increase. (ORS 90.300(2)(a), (5), confirmed 2026-10).
How long does a Oregon landlord have to return the security deposit?
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, confirmed 2026-07).
What is the maximum late fee in Oregon?
A late charge may be imposed only if rent is not received by the 4th day of the rental period (i.e., a 4-day grace period), it is disclosed in the written rental agreement, and it takes one of three forms: (a) a reasonable flat amount charged once per period ('reasonable' = customary in that market); (b) a per-day charge beginning on the 5th day, not exceeding 6% of the reasonable flat amount per day; or (c) 5% of the periodic rent charged once per succeeding 5-day period beginning on the 5th day. (ORS 90.260, confirmed 2026-10).
How many days does a Oregon pay-or-quit notice give the tenant?
Either (a) at least 10 days' written notice of nonpayment and intent to terminate, served no sooner than the 8th day of the rental period (counting the due date as day 1); or (b) at least 13 days' written notice, served no sooner than the 5th day. Post-HB 2001 (2023) the notice must include the statutory nonpayment information. (ORS 90.394(2)(a)-(b), confirmed 2026-10).
How much notice must a Oregon landlord give before entering?
At least 24 hours' actual notice of the landlord's intent to enter, and entry only at reasonable times, except in emergencies and other enumerated situations in ORS 90.322. (ORS 90.322(1)(f), confirmed 2026-10).
How much notice is required to raise rent in Oregon?
No rent increase during the first year of a tenancy; after the first year, written notice at least 90 days before the effective date. Statewide cap (ORS 90.324): annual increase may not exceed the lesser of 10% or 7% plus CPI, as published yearly by DAS (2026: 9.5%; 2027: 10%). Exemptions include buildings first certified for occupancy within 15 years and certain subsidized housing. A landlord that increases rent in violation is liable for three months' rent plus actual damages. (ORS 90.323(2), (6); ORS 90.324(1), confirmed 2026-10).
How much notice is required to end a month-to-month tenancy in Oregon?
During the first year of occupancy: landlord may terminate without cause with at least 30 days' written notice. After the first year: landlord may terminate only for tenant cause or for a 'qualifying landlord reason' (e.g., demolition/renovation, owner move-in, sale to an owner-occupant) with at least 90 days' written notice and, for most landlords, relocation assistance of one month's rent. Tenant may terminate with 30 days' notice. (ORS 90.427(3), (5), confirmed 2026-10).
Does Oregon have statewide rent control?
Yes. Oregon applies a statewide annual cap on rent increases (10% ceiling on file). Covered units, exemptions and the notice period are set by the statute, so confirm the current text before issuing an increase.
Is source of income a protected class in Oregon?
Statewide source-of-income protection is on file for Oregon. Screening criteria, advertising and income calculations must treat vouchers and benefit income like other lawful income. Local rules can add further protections.
Can a Oregon landlord add a surcharge for paying rent by card?
Allowed within card-network limits. Where a surcharge is allowed, it must still follow card-network rules and be disclosed before payment.
How this page was verified
Every rule is shown in one of two states. “Source-confirmed” means an editor opened the official statute page named next to the rule on the date shown, read the controlling text, and recorded the excerpt you see; the excerpt is quoted verbatim so you can check it. “Reference value” means Aptoria's compliance engine applies a conservative number for this rule, but nobody has yet tied it to a specific statute section on this page, so it must be checked before you rely on it.
This page meets Aptoria's evidence floor for publication (10 source-confirmed rules and 3 fetched official sources). Statutes change; local ordinances can be stricter; the facts of a tenancy change the result.