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Oregon law requires specific provisions in rental agreements that protects both rental property owner and occupant. While Oregon does not impose a statutory cap on security deposits, landlords must return deposits within 31 days. A 4-day grace period is required before late fees can be assessed. Oregon requires 11 specific disclosures in lease agreements.
Oregon Lease Requirements
Security Deposit LimitNo statutory maximum, but must be 'reasonable' under Oregon law
Deposit Return Deadline31 days
Deposit Interest Required Not required
Late Fee CapReasonable flat fee only; daily late fees capped at 6% of the flat fee per day
Grace Period4 days
Landlord Notice (Month-to-Month)Tenant: 30 days written notice (ORS § 90.427). Landlord: 30 days during first year; 60 days after first year with cause stated; 90 days for no-cause termination after 1+ year of tenancy (ORS § 90.427, as amended by SB 608 2019)
Tenant Notice (Month-to-Month)30 days
Entry Notice24 hours advance notice required (ORS § 90.322); must be at reasonable times (8am - 9pm unless tenant agrees otherwise)
Required Disclosures Lead-based paint disclosure (federal law, pre-1978 housing); Carbon monoxide detector disclosure - landlord must confirm working CO detectors are installed (ORS § 90.316); Smoke detector disclosure - landlord must confirm working smoke detectors are installed (ORS § 90.316); Smoking policy disclosure - landlord must disclose the smoking policy for the unit, building common areas, and grounds (ORS § 90.220(4)); Flood zone disclosure - if the dwelling is in a 100-year flood plain, landlord must disclose this in writing (ORS § 90.228); Foreclosure disclosure - if the property is subject to a recorded notice of default or foreclosure, landlord must disclose (ORS § 90.220(9)); Utility billing arrangement - landlord must disclose how utilities are billed if tenant pays any utilities (ORS § 90.315); Move-in checklist - landlord must provide a written checklist of the unit's condition and tenant must return signed copy within 7 days; failure by landlord to provide checklist limits their ability to charge for damages (ORS § 90.300(7)); Owner or manager name and address for receiving notices (ORS § 90.305); Rental agreement terms - landlord must provide written rental agreement before or at the time tenant pays any deposits or fees (ORS § 90.220); Drug manufacturing contamination disclosure if property was previously used as a drug lab (ORS § 90.leware - applicable under ORS § 453.855)
What to Include in a Oregon Room Rental Agreement
Every Room Rental Agreement in Oregon should include the following critical provisions: identification of the landlord and tenant, a complete description of the rental property, the lease term and rent amount, security deposit terms including the amount and return deadline (31 days in Oregon), late fee policies that comply with state limits, utility responsibilities, rules regarding pets, smoking, and occupancy limits, maintenance and repair obligations, right of entry provisions, termination and renewal terms, and all state-required disclosures.
Oregon law requires landlords to disclose lead-based paint disclosure, carbon monoxide detector disclosure - landlord must confirm working co detectors are installed, smoke detector disclosure - landlord must confirm working smoke detectors are installed, smoking policy disclosure - landlord must disclose the smoking policy for the unit, building common areas, and grounds ), flood zone disclosure - if the dwelling is in a 100-year flood plain, landlord must disclose this in writing. Landlord may not charge more than 1.5 times the monthly rent as a combined security deposit and last month's rent (ORS § 90.300(1)); if both are charged separately, each is limited but the combined cap applies.
How to Complete a Oregon Room Rental Agreement
To complete a Room Rental Agreement in Oregon, start by gathering the necessary information: full legal names and addresses of all parties, the complete property address, the agreed-upon rent amount and payment terms, and the security deposit amount. You will also need to decide on house rules such as pet policies, smoking restrictions, and quiet hours.
Our platform walks you through each section with a guided form that only shows fields required for Oregon. Once you have filled in all details, you can preview the document, choose from five professional document styles, and download your completed Room Rental Agreement as a PDF.
Frequently Asked Questions
What is the maximum security deposit in Oregon?
Oregon does not impose a statutory cap on security deposits. Landlords must return the deposit within 31 days after move-out, minus lawful deductions.
Can a landlord charge a late fee in Oregon?
Yes, but Oregon requires a 4-day grace period before a late fee can be assessed. Late fees are capped at reasonable flat fee only; daily late fees capped at 6% of the flat fee per day. Late fee terms must be clearly stated in the lease.
How much notice must a landlord give before entering a rental in Oregon?
Oregon requires landlords to give 24 hours advance notice required (ORS § 90.322); must be at reasonable times (8am - 9pm unless tenant agrees otherwise) before entering a rental unit for non-emergency purposes. Entry without proper notice may violate tenant rights under Oregon landlord-tenant law. Emergency situations such as fire or flood allow immediate entry without advance notice.
What rights does a room renter have in Oregon?
Room renters in Oregon have rights under landlord-tenant law, including the right to a habitable living space, proper notice before entry (24 hours advance notice required (ORS § 90.322); must be at reasonable times (8am - 9pm unless tenant agrees otherwise)), and return of any security deposit within 31 days. A written room rental agreement clearly defines shared space rules, utility splits, and house policies to prevent disputes.
Does a room rental agreement need to cover shared spaces in Oregon?
Yes - and this is one of the most important sections of a room rental agreement. The agreement should clearly specify which spaces are exclusive to the renter (their room) and which are shared (kitchen, bathrooms, laundry), along with rules for cleanliness, noise, guests, and parking. Clear shared space rules prevent the most common disputes between housemates.
Is a written lease agreement required in Oregon?
Oregon does not require written leases for all tenancies, but oral agreements are harder to enforce and provide less protection. Written leases are required for tenancies exceeding one year under the Statute of Frauds. A written Room Rental Agreement clearly documents rent, security deposit terms, house rules, and each party's obligations - reducing disputes significantly.
What notice is required for rent increases in Oregon?
Oregon requires landlords to give 90 days written notice before any rent increase - one of the longest notice requirements in the US. Additionally, under Oregon's statewide rent control (SB 608), annual increases for units 15+ years old are capped at 7% plus CPI (max 10%). Oregon also prohibits rent increases within the first year of a new tenancy. Landlords who violate these rules may owe the tenant 3 months' rent in damages.
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