Oregon Rental Lease Agreement Templates

HOME Lease Compliance Form: Required for tenants who have signed up with the HOME Program.

Pet Addendum: Registers the particulars surrounding a domesticated animal that will be living on the leased premises.

1.) Identification of the Landlord or Authorized Personnel (§ 90.305) – Information regarding the name and address for all owners and managing operatives must be stated in the lease materials.

2.) Provided Recycling Services (§ 90.318): City rental homes with more than 4 units within a city or district, and multifamily recycling services must furnish receptacles for tenants to do so, as well as the applicable conditions.

3.) Carbon Monoxide Alarm (§ 90.316): Any post-2011 residence with a carbon monoxide source or that is a renovation with specific building permits requires working carbon monoxide alarms in all units and disclosures.

4.) Notice of Residence Smoking Policy (§ 90.220): Landlords document all rules for smoking on the property during the rental term.

5.) Shared Utility Service (§ 90.315) – The portion of services that are to be paid by the tenant must be outlined in the lease arrangement and presented before contract execution. Documentation of each utility provider and amounts or percentage costs must be established in order to be sanctioned.

6.) Lead-Based Paint (42 U.S. Code § 4852d): All properties from before 1978 must have a warning on the dangers of lead paint exposure present with the lease at the time of signing.

7.) Notice of Current Legal Proceedings Associated with the Property (§ 90.310) – For habitations where there are fewer than five units, any current or pending financial default or legal proceeding must be disclosed to the tenant before entering into a leasing contract.

9.) Notification of Property in 100-Year Floodplain (§ 90.228) – Residences that lie within an area categorized as a floodplain zone are to be disclosed as such to any possible tenant. Should the dwelling’s flood zone status not be indicated prior to signing a lease agreement, the landlord can be liable for any resulting flood damage.

Grace Period: Oregon explicitly sets a 4-day grace period. (ORS 90.260(1))
Unpaid Rent: Oregon allows landlords to issue a pay or quit that is dependent on when the landlord may serve it:

• Landlords may serve a 10-day notice of termination for nonpayment on the 8th day past the due date
• Landlords may serve a 13-day notice; however, only when issuing it on the 5th day past the due date
• For weekly notices, landlords may issue a 72-hour notice on the fifth day.
• For monthly leases, landlords may serve (a 10 or 13-day notice) the tenant once the 4-day grace period expires (ORS 90.394).

Landlords can charge a late fee for late rent payments; however, this “may not exceed:”

• A reasonable amount for the rental market that is applicable only once
• Six percent of the current market’s acceptable late fee that is applicable every day when the payment is delinquent.
• Five percent of the rent amount, specifically applicable once every 5 days (ORS 90.425).

Landlords, in Oregon, seek up to $35 as a dishonored-check fee in addition to the delinquent amount and bank fees (ORS 30.701(5)).

While Oregon does not limit security deposits, it explicitly forbids landlords from increasing them within a year of entering the lease (ORS 90.300).
Service Animals: Landlords do not have the right to seek additional security deposits for a service animal, specifically protecting tenants with disabilities (ORS 90.300).

Returning to Tenant: Landlords have 31 days “after the tenancy terminates” to deliver the security deposit (ORS 90.300).
Itemized List: Landlords have a strict obligation to account for every deduction from the security; additionally, they may not deduct from the last month’s rent for damages (ORS 90.300).

Standard Entry: Oregon landlords must inform tenants of the intent to enter 24 hours beforehand, accordingly (ORS 90.322(1)).
Emergency Entry: Landlords have no obligation to gain consent or give notice whenever responding to emergencies with entry (ORS 90.322(1)).

Oregon allows landlords to assume abandonment whenever:

• Rent is delinquent
• The tenant is not on the property and cannot be contacted for 7 days
• It is obvious from evidence the tenant will not return (such as removing bedroom furniture, the tenant will not return) (ORS 90.147(1)).

Oregon explicitly allows tenants to deduct up to $300 from the rent for minor repairs the landlords ignore (ORS 90.368(2)).

Duty to Mitigate: Oregon expects an “aggrieved party” to minimize their losses, such as re-renting a property after abandonment (ORS 90-125).
Domestic Violence: Landlords must release victims (and “immediate family members”) from completing a lease if:

• They provide 14 days’ notice
• Submit a valid protection order or show the last incident within 90 days before the notice date
• Verification statements must bear the signature of a formal victim services provider (ORS 90.453).

Active Military: Landlords accept termination with 30 days’ notice whenever originating from military, complying with assignment orders (50 USC 3955).
Landlord’s Noncompliance: Tenants give 30 days’ notice before lease termination whenever the landlord does not remedy material noncompliance (ORS 90.360(1)).
Landlord’s Harassment: Tenants may seek “injunctive relief” whenever landlords continually abuse their right to access (ORS 90.322(8)).
Inhabitability: Tenants may terminate by with a notice to cure appropriate to the urgency, but may vacate for unsolvable issues that significantly pose a threat to health or safety (ORS 90.365(1))

Oral leases that are less than 1 year in term are enforceable (ORS 90.100(42)), (ORS 41.580(1)(e)).

Oregon regulates rent increases, especially during renewal periods, to either:

• 10% of the rent or
• 7% plus the “September annual 12-month average change in the Consumer Price Index for All Urban Consumers, West Region” that is the current figure according to the Bureau of Labor Statistics (ORS 90.324).

Landlords issue a 15-day notice, then dispose of the property; however, for out-of-state notice recipients, it must be a 30-day notice (ORS 90.425(17)).

You can refer to the source materials made available in the Oregon Revised Statutes – Chapter 90 – Residential Landlord and Tenant to further probe the legalities pertaining to the accepted residential leasing observances.