Source: https://www.landlordology.com/oregon-landlord-tenant-laws/
Timestamp: 2019-04-20 07:08:46+00:00

Document:
This article summarizes the Oregon Landlord Tenant laws applicable to residential rental units.
If you have a legal question or concern, you should contact a licensed attorney referral service that is operated by the state bar association.
Security Deposit Maximum: No Statute. After the first year of tenancy, the landlord is allowed to charge a new or increased security deposit, and the tenant is given at least three months to pay the new or increase deposit.
Abandonment Fee: Landlord can charge up to 1.5 times the monthly rent to tenants who abandon the lease. Members of the military and victims of domestic violence are exempt. (Or. Rev. Stat. § 90.302(2e), Or. Rev. Stat. § 90.453, and Or. Rev. Stat. § 90.457).
Termination of Tenancy with 24 Hours Notice: Landlords are allowed to issue 24-hour evictions if the tenant poses a “substantial” danger to themselves, others, engages in or promotes prostitution, or is guilty of manufacturing, dealing or possessing drugs classified as controlled substances. 24-hour notice of eviction can also be given if a tenant’s pet poses a dangerous threat to others. (Or. Rev. Stat. § 90.396) Tenants who live in drug and alcohol free housing for less than two years may receive a 24-hour eviction notice if they possess alcohol, illegal drugs, or a controlled substance without a medical prescription. (Or. Rev. Stat. § 90.398).
The landlord has provided notice, along with written evidence of the purchase offer to the tenant not more than 120 days after accepting the offer to purchase.
Notice of Termination of All Other Leases for Nonpayment: A landlord must provide written notice of nonpayment and give the tenant 72 hours, given no sooner than the eighth day of the rental period, or 144 hours, given no sooner than the fifth day of the rental period, to remedy nonpayment (Or. Rev. Stat. § 90.394(2)).
Termination for Lease Violation: A rental agreement is terminated 30 days after written notice is provided to the tenant. If the tenant violated another lease agreement within the last six months, the landlord may give 10 days’ written notice (Or. Rev. Stat. § 90.392).
Required Notice before Entry: 24 hours. The notice must provide the reason for entry, the date and time of entry, and identify who entered the unit (Or. Rev. Stat. § 90.322(b)).
Proof of Status: Landlord is entitled to verify a tenant’s claim of Domestic Violence status. The tenant must complete the form found in Or. Rev. Stat. § 90.453.
Retaliation: Landlord must not terminate or refuse to renew a lease to a tenant who has filed an official complaint to a government body, or for involvement in a tenant’s organization. Other actions are prohibited; read Or. Rev. Stat. § 90.385 for more information.
Oregon Small Claims Court Limits: $10,000 unless different at the county level.
trustee sold the house dad and i both have lived in for10 years when dad went into the nursing home. the new owner has walked in without any notice . even when he served me a no cause eviction he came in through the back door. i dont know this man . so he served me the wrong notice . we went to trial i won .this guy continues to come in without notice can i sue him for each violation using fair market value. in small claims .
Call a local LL/T lawyer. When you explain the situation I’m sure he/she will take your case with no charge to you because from what you stated as evidence, your LL will lose and will have to pay all fees including your attorney and you should have no problem prevailing. IMHO.
I am not a licensed atty and cannot give you legal advice. You need to contact an attorney. Legal Aid may be able to help you or at least direct you to an attorney that can.
Can a landlord charge pet rent?
We are renting a house in Oregon and the property manager, while showing us the house, used the wood stove as a great feature to help with lowering the heating bill during the winter, now the owner has stated that they do not want us to use it ever, even if we pay to have it serviced cleaned. Can they do this? Also the wood flooring was improperly put in one of the bedrooms and is coming apart, they tell us to buy a rug to put over the top of it and the room they advertise as a 4th bedroom has no heat other than a heater we bought and this room has a door that accesses the back yard and there are large gaps creating the cold and the owner does not want to replace the door. what should we do?
Short answer: find another place to live.
It sounds like the stove and 4th BR were part of the consideration for the amount of rent you agreed to pay. As for the floor; was the deteriorated condition existing and visible when you toured the house before agreeing to rent? If the floor doesn’t present a dangerous condition and you were aware of it before signing the agreement, then, most likely, their recommendation of a carpet is about all you can expect.
Since you contracted through the rental agency, I would discuss your situation with them and see if they’re willing to lower your rent to compensate for not having the use of the wood stove. As for the bad BR door, that was existing when you made your pre-contract viewing.
The floor had been done by the homeowner and it was a very bad job, this was pointed out during our walk through with the property manager. The house was originally for sale but had sat on the market too long so the owners decided to rent it out. We brought up the door when signing papers, the owners had someone come out and do estimates but because they say that because the house sat for so long and not sold they had to pay a mortgage on two homes and can’t afford to fix the door at this time. I am upset that they refuse to let us use the wood stove and that I have to pay pet rent, which I think is against the law in Oregon. Does anyone know if this is a law?
They are allowed to charge PET rent but not for a certified service dog. You may also have the right to have the BR door fixed and deduct from the rent. Look at ORS 90.365-368 referenced at the top of this web page.
If I rent out a basement mother in law unit in my Oregon home that I reside in up stairs, do the same laws apply when it comes to service animals? I have 2 cats that are on the property that will damage my floors if other animals are living in the home! I love animals but my cats do not! I read that if its under 4 units and owner occupied, I do not have to accept any service animals! But I am not sure if that is true?
Assuming he is an adult, most likely has tenant rights. Sometimes the cost of tuition can be high. Without a written lease/rental agreement, Oregon Revised Statutes [ORS] Chapter 90-91 is the prevailing law. These are available for your use at the beginning of this web page. Just scroll to the top and begin reading. You should find all the answers regarding landlord-tenant law.
Possibly no one is at the old place who would know about this. Most likely the place you are applying to saw it on a credit report with one of the credit reporting agencies. Have you gotten a copy of your credit reports recently? There is a site that supplies an annual report for all 3 agencies free. It might be on there, and would say who the owner of the debt is currently, the original creditor or a collection agency. If it is not there then you may have to wait to hear from the old landlord. As far as “how far back they go” if it is on your credit report it would simply stay there if not paid. I believe normally landlords go back 7 years or two previous places of residence ; others here will correct if that is wrong.
Sounds to me like your past LL got a judgement on you. A judgement, if renewed, is good for 20 years. Regardless of whether the judgement is still valid, if you did not satisfy the judgement, it will continue to show up and as a LL I would never rent to you. If you did it once you will most likely do it again. Best thing for you to do is to satisfy the debt and clear your record or you’re going to continue having difficulty in getting approved for another ‘decent’ rental. There are always slumlords out there that will rent to you. I would advise you to clear that debt so it stops coming up as unpaid.
Hello, My Landlord is selling the home I’m renting, I can not afford to move and I have 3 children between 4yrs and almost 1yrs of age. The property management he uses has been very rude and not unwilling to work with us but very mad when I have to have a set schedules for my oldest for he has a form of autism. Almost every time he wants some to see the home he calls not in writing but falls and wants it to be at less than 24 hours in advance. So I try to enforce the 24 hour law and he gets very irritated. I don’t want to step on toes because I haven’t found a house that fits my budget right now. I’m worried that he’s going to try and evict us before we find a place. I was wondering if they have to pay for moving fees or give deposit back.
If you are a renter and have a medical injury and now need a ramp and a door frame removed into bathroom so you are able to get into the home and into the bathroom, with your wheelchair Is the landlord able to evict you from the home if they do not want to make the modifications to the home?
I live in portland in a apt complex since they came with the new law the landlords only being able to raise 10% our labdlord made us all sign new leases witch now included water garbage and sewer. I live in a studio apt its just me with my rent and utilities im paying a 1000.00 dollars amonth and everytime he raises the rent so does he with the utilities im on SSI i cant save money to move and now in Violation of lease because i was able to pay the rent portion but not the 70.00 for utilities is there something i can do or someone to help me cause i cant even get help with agencies because the watet and garbage is all in his name. Landlords are finding ways to still get thier money and still hurting us.
He cannot “force you to sign a new lease” unless the old one’s term has run out.
I just handed keys in after renting a place over a year, month to month. When I asked the manager to do a walk through with me, she said they never do that the day tenant moves out and turns in keys…I told her I got everything done and wanted to do the walk through today (called her yesterday) rather than tomorrow because I knew it was her one day off. I’ve never heard of someone refusing to walkthrough the day keys are turned in!
Hi Deborah. Really not that unusual. I’m not absolutely sure but I don’t believe there is any law in OR that regulates when, if ever, a LL must do a walk through. We usually try to schedule ours immediately after they have removed all furnishings so we can see everything. Sometimes there are missed items that show up days after the tenant vacates. That is why OR law allows the LL up to 31 days after the tenant vacates in which to refund their sec dep. It is always best to take photos of the rental unit on vacating and even have a friend with you as a witness to protect you from having to pay for things that you did not damage. I must say that 90%+ of our tenants get 100% of their Sec Dep refunded. Good luck to you.
I vacated a residence after 2.5 years of living there on February 1st. I repaired, painted, cleaned, and left the house in good condition. I received only a tiny amount of the original deposit back and received an invoice that did not included a full accounting of what the LL claims it was used for, and now 2 months later they want to bill me for the remainder of the deposit. Is it true that they can issue additional charges for a year after the tenancy ended?

References: § 90
 § 90
 § 90
 § 90
 § 90
 § 90
 § 90
 § 90
 § 90
 § 90