What a Landlord Cannot Do in Oregon: Legal Rules

Oregon's anti-discrimination protections go beyond federal law. Under ORS 659A.421 and the federal Fair Housing Act, landlords cannot discriminate based on race, religion, sex or gender identity, sexual orientation, disability, national origin, familial status, or source of income, including housing vouchers. Refusing an applicant because they use a lawful income source like a voucher is a direct violation.

Withholding Essential Services

Under ORS 90.375, a landlord cannot shut off water, electricity, or heat, or block access to essential facilities, to pressure a tenant into compliance. This is treated as an illegal eviction tactic and can result in tenant damages and court-ordered remedies.

Ignoring Habitability Standards

Under ORS 90.320, a rental must meet minimum habitability standards: weatherproofing, safe electrical systems, working plumbing and water, heat, functional smoke detectors, and sanitary conditions. This also covers supplied appliances, carbon monoxide alarms where required, and working entrance locks. Failing to maintain these gives tenants grounds to pursue repair-and-deduct remedies, rent withholding, or lease termination habitability isn't a courtesy, it's a baseline the landlord is legally obligated to meet for the full length of the tenancy.

Mishandling Security Deposits

Under ORS 90.300, a landlord must return the deposit or a written, itemized accounting of any deductions within 31 days of the tenancy ending. Deductions can't cover normal wear and tear, and Oregon sets no statewide dollar cap on deposit amounts, so the return and accounting rules are what actually protect tenants. If a landlord withholds in bad faith or without proper accounting, the tenant can recover twice the amount wrongfully withheld.

Raising Rent Without Proper Notice

Oregon runs statewide rent stabilization under ORS 90.323 and ORS 90.324. For 2026, the maximum allowable increase is 9.5%, a figure recalculated annually as the lesser of 10% or 7% plus the change in the Consumer Price Index. Landlords cannot raise rent more than once every 12 months, cannot exceed the published cap, and must give at least 90 days' written notice. Buildings with a certificate of occupancy issued less than 15 years before the notice are exempt from the cap. A landlord who raises rent above the cap or without proper notice is liable for three months' rent plus any actual damages the tenant suffers a real number, not a technicality.

Charging Illegal Fees

Under ORS 90.302 every fee must be disclosed in the lease and comply with statutory limits. Undisclosed charges, excessive late fees, and surprise administrative fees are all prohibited.

Refusing Repairs After Notice

Once a tenant gives written notice of a needed repair, ORS 90.360 requires the landlord to act. Ignoring the request lets the tenant withhold rent, repair and deduct the cost, terminate the lease, or seek a court remedy depending on how essential the repair is.

Harassment and Intimidation

Oregon law protects a tenant's right to peaceful enjoyment of the unit. Excessive inspections, repeated entry requests without cause, threats of eviction without grounds, and verbal abuse can all expose a landlord to civil liability under ORS 90.322 and ORS 90.385.

Landlord Compliance Checklist

Before taking any action that touches these areas, confirm:

• Entry notice was given in writing, at least 24 hours ahead, for a lawful reason
• Any tenant removal is going through the court process, not self-help
• No action taken shortly after a tenant complaint or repair request could look retaliatory
• Applications are being screened without regard to protected class or income source
• Essential services have never been shut off to pressure a tenant
• The unit currently meets all ORS 90.320 habitability requirements
• Deposit deductions are itemized in writing and sent within 31 days
• Any rent increase is within the 2026 cap, once per 12 months, with 90 days' notice
• Every fee charged is disclosed in the lease
• Repair requests are logged and addressed on a documented timeline

Conclusion

Oregon's landlord-tenant rules are detailed but not ambiguous; each rule ties back to a specific statute, a specific number, and a specific consequence for getting it wrong. For landlords, staying compliant means treating entry notice, rent caps, deposit deadlines, and repair timelines as fixed operational rules, not guidelines. For tenants, knowing the statute behind a violation is often the fastest path to a resolution.