Oregon Landlord Compliance
Everything you're responsible for as a landlord in Oregon
Rent control, just-cause eviction, deposits, entry, repairs and recordkeeping, written for people who own or manage a few units, checked against the official sources, and kept current when the rules move.
Jurisdiction
key details
Rent cap · Detail
Annual cap = lesser of 10% or 7% + West-region CPI (9.5% in 2026; 10.0% in 2025), one increase per 12 months. Exempt: units under 15 years from first certificate of occupancy, regulated affordable housing. Manufactured-park spaces have separate caps.
Deposit cap · Detail
ORS 90.300 regulates handling and accounting but sets no maximum security deposit; pet deposits barred for assistance animals.
Rent increase notice · Detail
No rent increase during the first year of a tenancy; afterwards at least 90 days' written notice and no more than once in any 12 months. Week-to-week tenancies: 7 days.
City rules · Detail
ORS 91.225 bars cities/counties from controlling rents (exceptions: subsidized contracts, condo conversions, disasters). Local tenant-protection ordinances such as Portland's relocation-assistance rule for no-cause terminations exist.
Just cause · Detail
After year one, month-to-month may end only for tenant cause or a qualifying landlord reason (demolition, repairs, owner move-in, sale to occupier) on 90 days' notice + 1 month's rent; year one: 30 days, no cause. Owner-occupied ≤2 units exempt.
Return deadline · Detail
Within 31 days after the tenancy terminates and the tenant delivers possession, landlord must return the deposit or give a written itemized accounting and any balance. Refund model.
Nonpayment notice · Detail
Landlord may serve a 10-day pay-or-terminate notice no sooner than the 8th day of the rental period, or a 13-day notice no sooner than the 5th day; week-to-week tenancies 72 hours from the 5th day. Notice must state amount and cure deadline.
What are you trying to do?
Start from the task. Each route gathers the guides, checklists and forms that apply to it in Oregon.
Essential local guides
If you're new to owning here, these five cover most of what will come up in your first year.
View All GuidesOregon Nonsmoking Conversion Law 2027: Landlords Must Give 180 Days' Written Notice to Ban Smoking in Existing Tenancies
An Oregon landlord who wants to make an existing multifamily tenancy smoke-free can't just post a new rule on the lobby bulletin board. Starting January 1, 2027, House Bill 4120 lets landlords convert a rental to nonsmoking mid-tenancy, but only with at least 180 days' written notice and several specific conditions met first.
Guide
Oregon Payment Portal Law 2026: Landlords Can't Make Electronic Payment the Only Way to Pay Rent
An Oregon landlord who tells a tenant "the portal is the only way to pay rent" has been giving tenants bad information since June 5, 2026. Senate Bill 1523 requires landlords to accept checks or another commercially reasonable non-electronic method, and it reaches beyond rent payment into how applications and building access work too.
Guide
Oregon Rent Increase Cap 2026: Maximum Annual Increase Is 9.5%
An Oregon landlord planning a rent increase for a covered unit in 2026 is working under a lower ceiling than last year's. The Department of Administrative Services set the maximum allowable annual increase at 9.5% for calendar year 2026, down from the prior year's figure, using the state's standard 7%-plus-inflation formula.
Guide
Oregon Tenant Data Privacy Law 2026: Confidential Information Can Be Disclosed in Only 7 Situations
An Oregon landlord who hands a tenant's Social Security number or immigration status to someone who merely asks has been exposed to statutory damages since June 5, 2026. House Bill 4123 built a blanket confidentiality rule around a tenant's personal information, carving out only 7 specific situations where disclosure is actually allowed.
Guide
Oregon Owner-Occupant Sale Terminations 2025: Notice Period Cut From 120 to 60 Days
An Oregon landlord selling to a buyer who plans to move in used to face a 120-day wait and a rule that the unit had to be sold separately from any other dwelling unit. Since September 26, 2025, Senate Bill 586 scraps both of those conditions and opens up a faster 60-day notice path, provided the landlord backs it with written proof of the offer and, for larger landlords, a relocation payment.
Guide
Recent changes
Only substantive changes, not copy edits.
1 Jan 2026
2026 maximum rent increase published
For covered standard residential tenancies, Oregon’s published 2026 maximum annual increase is 9.5%.
1 Jan 2026
Fixed-term end notice rule changes in 2026
HB 2134 changes notice timing for some fixed-term tenancies after a landlord gives the statutory notice.
Full Oregon collection
Filter by what you're doing or by the kind of resource you need.
| Resource | Type | Task | Reviewed |
|---|---|---|---|
Oregon Nonsmoking Conversion Law 2027: Landlords Must Give 180 Days' Written Notice to Ban Smoking in Existing Tenancies An Oregon landlord who wants to make an existing multifamily tenancy smoke-free can't just post a new rule on the lobby bulletin board. Starting January 1, 2027, House Bill 4120 lets landlords convert a rental to nonsmoking mid-tenancy, but only with at least 180 days' written notice and several specific conditions met first. | Guides | Keep the right records | Oct 4, 2026 |
Oregon Payment Portal Law 2026: Landlords Can't Make Electronic Payment the Only Way to Pay Rent An Oregon landlord who tells a tenant "the portal is the only way to pay rent" has been giving tenants bad information since June 5, 2026. Senate Bill 1523 requires landlords to accept checks or another commercially reasonable non-electronic method, and it reaches beyond rent payment into how applications and building access work too. | Guides | Keep the right records | Oct 4, 2026 |
Oregon Rent Increase Cap 2026: Maximum Annual Increase Is 9.5% An Oregon landlord planning a rent increase for a covered unit in 2026 is working under a lower ceiling than last year's. The Department of Administrative Services set the maximum allowable annual increase at 9.5% for calendar year 2026, down from the prior year's figure, using the state's standard 7%-plus-inflation formula. | Guides | Raise the rent | Oct 4, 2026 |
Oregon Tenant Data Privacy Law 2026: Confidential Information Can Be Disclosed in Only 7 Situations An Oregon landlord who hands a tenant's Social Security number or immigration status to someone who merely asks has been exposed to statutory damages since June 5, 2026. House Bill 4123 built a blanket confidentiality rule around a tenant's personal information, carving out only 7 specific situations where disclosure is actually allowed. | Guides | Keep the right records | Oct 4, 2026 |
Oregon Owner-Occupant Sale Terminations 2025: Notice Period Cut From 120 to 60 Days An Oregon landlord selling to a buyer who plans to move in used to face a 120-day wait and a rule that the unit had to be sold separately from any other dwelling unit. Since September 26, 2025, Senate Bill 586 scraps both of those conditions and opens up a faster 60-day notice path, provided the landlord backs it with written proof of the offer and, for larger landlords, a relocation payment. | Guides | End a tenancy | Oct 4, 2026 |
Oregon Hold Deposit Rules 2026: Written Terms Required Before Accepting a Deposit, Plus Refund Deadlines An Oregon landlord who takes a hold deposit with a verbal promise to apply it toward the first month's rent, with no written terms spelling out when it gets refunded, has been out of compliance since January 1, 2026. House Bill 3521 requires a written statement before collecting the deposit at all, and backs that up with a steep penalty if the refund doesn't arrive on time. | Guides | Return a deposit | Oct 4, 2026 |
Oregon Early Move-Out Law 2026: Tenants Can Leave on 30 Days' Notice After a Landlord-Reason Notice An Oregon tenant who gets a notice that their landlord is ending the tenancy to move in or sell the property used to be stuck honoring the full notice period, even after finding a better place to go. Since January 1, 2026, House Bill 2134 lets a tenant in good standing give just 30 days' notice and leave early instead of waiting out the landlord's full timeline. | Guides | End a tenancy | Oct 4, 2026 |
Oregon Smart Lock Law 2026: Landlords Can't Make a Smartphone App the Only Way In An Oregon tenant locked out of their own apartment because a phone died, an app update stalled, or the data signal dropped has run into exactly the problem House Bill 3378 was written to stop. Starting January 1, 2026, a landlord using app-based access control has to offer a non-phone alternative, and the requirement is written directly into Oregon's habitability standards. | Guides | Handle a repair request | Oct 4, 2026 |
Oregon Immigration Status Screening Ban 2025: Landlords Can't Ask About or Disclose Immigration Status An Oregon landlord who asks an applicant whether they're a citizen, or insists on a Social Security number before processing an application, has been out of compliance since May 28, 2025. Senate Bill 599 bars those questions outright and requires landlords to accept a broad list of identification documents that don't single out citizenship or immigration status. | Guides | Screen an applicant | Oct 4, 2026 |
What a Landlord Cannot Do in Oregon: Legal Rules Learn the legal limits of Oregon landlords. This guide covers prohibited actions regarding entry, evictions, rent caps, and tenant rights under ORS. | Guides | End a tenancy | Jul 30, 2026 |
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