Laws by state / Oregon

Oregon landlord and tenant rules

The figures that decide most disputes between Oregon landlords and tenants, each with a calculator and the statute behind it.

Verified against the statutes 2026-10-22By RentByState Research
RuleOregonStatuteTool
Maximum security depositNo statutory limitORS 90.300Deposit rules
Deposit return deadlineWritten accounting and refund within 31 days after the tenancy terminates and the tenant delivers possessionORS 90.300Deposit rules
Interest on the depositNot requiredORS 90.300
Maximum late fee5% (tiered) after a 4-day grace periodORS 90.260; ORS 90.302(2)(a)Late fee calculator
Landlord notice, month-to-month30 days (just cause required)ORS 90.427; ORS 90.323; ORS 90.394Notice calculator
Tenant notice, month-to-month30 daysORS 90.427; ORS 90.323; ORS 90.394Notice calculator
Rent increase notice90 daysORS 90.427; ORS 90.323; ORS 90.394Notice calculator
Pay-or-quit notice10 daysORS 90.427; ORS 90.323; ORS 90.394Notice calculator
Rent increase capOregon (SB 608 / SB 611)ORS 90.323 and 90.324Oregon (SB 608 / SB 611) calculator

Security deposits in Oregon

Oregon sets no statutory limit on the size of a security deposit. The deposit must be returned written accounting and refund within 31 days after the tenancy terminates and the tenant delivers possession, with an itemised list of any deductions. No interest is owed on the deposit under state law. Landlord who fails to account or refund is liable for twice the amount wrongfully withheld (ORS 90.300(16)). Text read on oregon.public.law (verbatim ORS mirror; oregonlegislature.gov was unreachable). Full deposit rules and move-out checklist.

Late fees in Oregon

Oregon caps late fees on a sliding scale, generally 5% of the monthly rent. Rent must be at least 4 days late before any fee may be charged. Calculate the maximum fee.

Notice periods in Oregon

A Oregon landlord must give 30 days’ written notice to end a month-to-month tenancy, and the tenant must give the same. The state requires a lawful reason (just cause) to end most tenancies, so notice alone is not enough. A rent increase needs 90 days’ notice. For nonpayment, the landlord must serve a 10-day notice to pay or quit before filing for eviction. Calculate the effective date of a notice.

Rent increase limits in Oregon

Sources

Frequently asked questions

How much can a landlord charge for a security deposit in Oregon?

There is no statutory cap in Oregon; the market and the lease decide. Landlord who fails to account or refund is liable for twice the amount wrongfully withheld (ORS 90.300(16)). Text read on oregon.public.law (verbatim ORS mirror; oregonlegislature.gov was unreachable).

What is the maximum late fee for rent in Oregon?

5% (tiered). Late charge allowed only if rent is not received by the 4th day of the rental period and the written agreement specifies it. Amount may not exceed one of: (a) a reasonable flat fee charged once per period (the customary market amount); (b) a reasonable per-day fee starting the 5th day, capped at 6% of the reasonable flat fee per day; or (c) 5% of the periodic rent per 5-day period (or part) of delinquency, starting the 5th day. Nonpayment of a late fee alone cannot support a nonpayment eviction.

How much notice does a landlord have to give a tenant to move out in Oregon?

30 days’ written notice for a month-to-month tenancy. Month-to-month: tenant may terminate with 30 days' written notice at any time; landlord may terminate without cause with 30 days' notice only during the first year of occupancy. After the first year the landlord may terminate only for tenant cause or for a qualifying landlord reason (demolition/conversion, major repairs, owner or family move-in, sale to an owner-occupant) with 90 days' written notice (and, for landlords of more than four units, one month's rent relocation assistance). Week-to-week: 10 days. Nonpayment notice: 10 days' notice served no sooner than the 8th day of the rental period, or 13 days' notice served no sooner than the 5th day (72-hour/144-hour notices were replaced in 2023). The landlord also needs a lawful reason.

How long is a pay-or-quit notice in Oregon?

10 days. The tenant can stop the eviction by paying the full amount within that time.

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