State Guide
Landlord–tenant law in Oregon
The rules that come up in practice — returning a deposit, charging a late fee, raising the rent — each read against the Oregon statute and quoted on its own page.
Security deposit return
Full rule →31 days
The 40th shortest of 49 states with a deadline.
ORS 90.300(13)
Late fee limit
Full rule →A reasonable flat amount once per period; or 6% of that flat amount per day; or 5% of the periodic rent per five-day period
No fee until rent is 3 days late.
ORS 90.260(1)(a), (2)
Rent increase notice
Full rule →90 days
A statute written specifically about rent increases. Limited to once per 12 months. The 47th shortest of 49.
ORS 90.323; 90.324
What is distinctive about Oregon
- Deposits: 31 days. 31 days, not 30.
- Late fees: capped at a reasonable flat amount once per period; or 6% of that flat amount per day; or 5% of the periodic rent per five-day period. A 3-day grace period is mandatory.
- Rent increases: 90 days under a statute written for the purpose.
The mistake that costs the most here
Charging a late fee above Oregon’s cap. The clause is void rather than reduced, and the tenant’s signature does not save it — which tends to surface in an eviction hearing, exactly when the lease needs to hold up.
Where these figures come from
Each rule above was read against the section it cites and the statutory wording is quoted on the dedicated page, so you can check it rather than take our word for it. That matters more than it sounds on this subject: when we read all 51 jurisdictions we found several widely-published figures to be wrong, including a Kentucky deposit deadline that does not exist, a South Dakota one reported as 14 days when the statute says 21, and late-fee caps for nine states that actually come from their self-storage statutes.
Local ordinances can add requirements the state does not, and statutes move — Washington, Connecticut, Nevada, Rhode Island and Maryland have all changed in the last three years. Each figure carries the date we read it.
Common questions about Oregon
- How long does a Oregon landlord have to return a security deposit?
- 31 days under ORS 90.300(13).
- What is the maximum late fee in Oregon?
- a reasonable flat amount once per period; or 6% of that flat amount per day; or 5% of the periodic rent per five-day period, under ORS 90.260(1)(a), (2). A fee above the cap is unenforceable even if the lease says otherwise.
- How much notice before a rent increase in Oregon?
- 90 days under ORS 90.323; 90.324.
- Does Oregon have rent control?
- Oregon limits increases to 1 per 12 months (ORS 90.323; 90.324). Whether the amount is also capped depends on the building and the municipality.
Let the software know the Oregon rules
Pacific Rentals Pro checks a lease’s late fee against the Oregon cap, counts the deposit deadline from the move-out date, and works out the latest day to serve a rent increase. Same verified data as this page.
Start free →Oregon rules last read against their cited sources on November 6, 2026. General information, not legal advice — verify the current text before relying on it, and check your city and county, which can impose more than the state does.