Oregon landlord-tenant laws.
Notable Oregon quirk
Statewide rent stabilization (SB 608, 2019; tightened by SB 611, 2023) caps most increases at the lesser of 10% or 7% + CPI — 9.5% for 2026 — with new construction exempt for 15 years. After the first year of occupancy, no-cause termination is off the table: only tenant cause or a qualifying landlord reason, with 90 days' notice and usually one month's rent in relocation assistance (ORS 90.323, 90.427).
Oregon landlord law FAQ
How much can I raise the rent in Oregon in 2026?
9.5% — the 2026 statewide cap published by the Department of Administrative Services under ORS 90.324: the lesser of 10% or 7% plus West Region CPI (SB 611, 2023). No increase at all during the first year of the tenancy, 90 days' written notice after that, and no more than one increase per 12 months (ORS 90.323(2)). Units whose first certificate of occupancy issued less than 15 years before the notice are exempt (ORS 90.323(5)). Exceeding the cap costs three months' rent plus actual damages (ORS 90.323(6)).
How long do I have to return a security deposit in Oregon?
31 days after the tenancy terminates and the tenant delivers possession, with a written accounting for anything withheld (ORS 90.300(12)-(13)). There is no cap on deposit size, but deductions are limited to unpaid rent and damage beyond ordinary wear and tear (ORS 90.300(7)), and withholding without an accounting or in bad faith exposes you to twice the amount withheld (ORS 90.300(16)).
What late fees can I charge in Oregon?
Only what a written rental agreement specifies, and only if rent is not received by the fourth day of the rental period (ORS 90.260(1)). Three structures are allowed: a reasonable flat fee charged once per period (the customary amount for that market), a per-day fee up to 6% of that flat amount, or 5% of the periodic rent per succeeding 5-day period of delinquency (ORS 90.260(2)). You may not deduct a late fee from the next rent payment, and an unpaid late fee alone is not grounds for a nonpayment eviction (ORS 90.260(4), (6)).
Can I still evict without cause in Oregon?
Only during the first year of occupancy — 30 days' written notice for a month-to-month tenancy (ORS 90.427(3)(b)). After the first year you need tenant cause or a qualifying landlord reason — demolition or conversion, renovations making the unit unfit, a landlord or immediate-family move-in, or an accepted offer from a buyer who will occupy — with 90 days' notice and, unless you own four or fewer dwelling units, one month's rent in relocation assistance (ORS 90.427(5)-(6)). A violating termination costs three months' rent plus actual damages (ORS 90.427(9)).
How much notice do I have to give before entering a rental in Oregon?
At least 24 hours' actual notice, entry only at reasonable times (ORS 90.322(1)(f)) — and the tenant can block a specific entry by giving actual notice or posting a written denial on the main entrance. Emergencies need no notice, and a tenant's written repair request authorizes entry without further notice for seven days (ORS 90.322(1)(b)-(c)). Unlawful or harassing entry exposes you to damages of at least one month's rent (ORS 90.322(8)).
How much can a landlord charge for late rent in Oregon?
No fee until rent is 4+ days late; three permitted structures — reasonable flat fee, daily fee up to 6% of the flat fee, or 5% of rent per 5-day period. Grace period: 4 days — a late charge may be imposed only if rent is not received by the fourth day of the rental period (ORS 90.260(1)(a)). Late fee terms should always be written into the lease.
What is the security deposit limit in Oregon?
No explicit cap. The deposit must be returned within 31 days after move-out.
How much notice does a landlord need to enter a rental in Oregon?
24 hours (actual notice).
Is there rent control in Oregon?
Statewide cap — lesser of 10% or 7% + CPI (9.5% for 2026).
Sources
Summarized from public statutes, state bar guides, and provincial residential tenancy acts. Last reviewed 2026-07-17. Deposit statute: ORS 90.300 (no statutory cap; 31-day return with written accounting). Late fee statute: ORS 90.260 (written rental agreement required; three permitted fee structures).
- ORS ch. 90 (deposits 90.300, late fees 90.260, entry 90.322, rent cap 90.323-90.324, termination 90.427)
- Oregon DAS Office of Economic Analysis — maximum annual rent increase (9.5% for 2026)
- ORS 46.405 (small claims jurisdiction)
- SB 611 (2023) enrolled — rent-cap amendments to ORS 90.323/90.324
This page is general information, not legal advice. Consult a local attorney for your specific situation.