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Oregon residential lease agreement

Answer the questions, download the lease. Free, no account, and it holds your figures to what Oregon allows.

Oregon caps rent increases statewide (ORS 90.323 and 90.324) and allows none at all during the first year of a tenancy, and after the first year a landlord cannot end a tenancy without a cause the statute lists. Both sit on top of every figure on this page.

What Oregon law does to your lease

These are the figures the builder holds you to. Each one is the statute's, not ours, and the citation is there so you can read it yourself.

RuleOregonWhere it says so
Most a landlord may take as a depositNo statutory limitOregon sets no ceiling but the written rental agreement has to list the deposit, the landlord must give a receipt, and no pet deposit may be charged for a service or companion animal a disabled tenant needs.ORS 90.300
Earliest a late fee may be charged3 days after rent is dueORS 90.260
Most a late fee may beNo statutory limit, but it has to be reasonableNothing may be charged unless rent is still unpaid on the fourth day of the rental period. Then the fee may take one of three shapes: a reasonable flat amount once per period, a daily charge from the fifth day capped at 6% of that flat amount, or 5% of the periodic rent for each five-day period it stays unpaid. The written agreement has to spell out which, how much, and the dates.ORS 90.260
Notice before the landlord may enter24 hoursThe tenant may refuse a particular entry after getting the notice, and then the landlord may not come in.ORS 90.322(1)(f)
Notice to end a month-to-month tenancy30 daysThirty days holds only during the first year of occupancy. After that an Oregon landlord may end a month-to-month tenancy only for a tenant cause, or for one of the qualifying landlord reasons in ORS 90.427(5), which take 90 days' notice and usually a month's rent in relocation assistance.ORS 90.427(3)

The clause most landlords get wrong

Rent stated as a base figure with mandatory fees bolted on beside it. If a fee is not optional, it is rent, and several states now say so outright: the lease has to carry one total figure that the landlord may not charge above. The builder asks for the total and then asks how much of it is fees, which is the same information in the order the law wants it.

The second is the assistance animal. A no-pets clause that does not carve one out is a fair-housing problem, not a pet problem, and no pet rent or pet deposit may be charged for one. Your lease says so whether or not you allow pets.

After it is signed

Download the PDF and it is yours, account or not. If you want the tenant to sign it without printing anything, a free Kouzr account sends it for signature, files the executed copy against the tenancy, and keeps it beside the listing, the rent record and the deposit accounting, so the paperwork for that home is in one place when the tenancy ends.

Is this Oregon lease legally binding?

A written lease signed by the landlord and every adult tenant is a contract, and this one is built to say what Oregon requires a residential lease to say. What it is not is legal advice, and no lawyer has reviewed it. It is a form you complete yourself, the same category as the fill-in-the-blank lease sold in an office supply shop, and it is worth having a lawyer in your state read it before you rely on it, especially on a property you will hold for years.

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

Oregon sets no statutory ceiling (ORS 90.300), so the figure is yours to choose. One month is the usual ask and two is the most a tenant will normally accept; every dollar above that is money you have to hold, account for line by line at move-out, and return on the state's clock.

Can a landlord charge a late fee in Oregon?

Yes, but not without limit. Oregon allows no late fee until 3 days after rent is due, and sets no ceiling on the amount, which leaves the common-law rule that it has to be a reasonable estimate of what a late payment costs you (ORS 90.260). A fee charged earlier or larger than that is not enforceable, and the rest of the lease still stands. Nothing may be charged unless rent is still unpaid on the fourth day of the rental period. Then the fee may take one of three shapes: a reasonable flat amount once per period, a daily charge from the fifth day capped at 6% of that flat amount, or 5% of the periodic rent for each five-day period it stays unpaid. The written agreement has to spell out which, how much, and the dates.

How much notice does a landlord have to give before entering in Oregon?

24 hours for anything that is not an emergency, at a reasonable hour (ORS 90.322(1)(f)). A lease cannot shorten it, so the builder raises your figure if you enter a smaller one. Genuine emergencies need no notice anywhere. The tenant may refuse a particular entry after getting the notice, and then the landlord may not come in.

How much notice ends a month-to-month tenancy in Oregon?

30 days of written notice from either side (ORS 90.427(3)). The builder writes that figure into the term clause. A lease may agree on longer notice than the statute; one that gives less is unenforceable to that extent, and the statutory period governs instead. Thirty days holds only during the first year of occupancy. After that an Oregon landlord may end a month-to-month tenancy only for a tenant cause, or for one of the qualifying landlord reasons in ORS 90.427(5), which take 90 days' notice and usually a month's rent in relocation assistance.

Do I have to include a lead-based paint disclosure?

Only if the home was built before 1978, and then yes, everywhere in the country. Federal law requires the landlord to disclose known lead-based paint, hand over any report they have, and give the tenant the EPA pamphlet before the tenant is committed to the lease (42 U.S.C. 4852d). Enter the year built and the builder attaches it for you.

Can I have the tenant sign it online?

Yes. Download the PDF and sign it however you like, or make a free Kouzr account and send it to the tenant for signature from here: they get a link, sign on a phone, and the executed copy files itself against the tenancy alongside rent and the deposit record. The PDF is free either way and does not require an account.

Kouzr is not a law firm and this is not legal advice. The builder produces a form you complete yourself, and no lawyer has reviewed the document it assembles. Have one admitted in Oregon read it before you rely on it.