What a Landlord Cannot Do in Oregon — Key Laws to Know

Thinking about renting in Oregon? Whether you’re stepping into your first lease or managing multiple properties, understanding the rules is essential. Oregon’s strong economy and growing cities make it a hot spot for renters—but it’s not just opportunity that’s drawing people in. The state also offers some of the most tenant-friendly protections in the country.

From rent control to privacy rights and anti-discrimination protections, Oregon landlord tenant law works hard to maintain a fair balance between property owners and renters. That means both sides have responsibilities—and clear boundaries they can’t cross.

Curious about what Oregon landlords can’t legally do? You’ll want to read on.

What a Landlord Cannot Do in Oregon?

Oregon law draws a firm line around what landlords are allowed to do, placing strong emphasis on fairness, safety, and dignity in housing.

These rules aren’t just formalities—they’re designed to prevent abuse and to ensure that both tenants and property owners understand their responsibilities.

Because of these protections, Oregon is often seen as one of the least landlord-friendly states in the country.

Rent control measures, anti-discrimination policies, and detailed landlord-tenant laws mean that owners need to be especially mindful of how they manage their rental units. For tenants, this legal structure offers a sense of security that their rights are backed by state law.

Knowing what a landlord cannot do helps keep the rental relationship respectful and within legal boundaries. Landlords cannot bypass legal procedures for evictions, raise rent without notice, ignore health and safety codes, or enter a tenant’s home without providing written notice.

To better understand these limitations, we’ll take a closer look at each one—from privacy and discrimination issues to maintenance responsibilities and rent increases—in the sections that follow.

1. A Landlord Cannot Evict an Active Duty Service Member

Imagine this: a tenant is called to active duty and must report within weeks. Their world changes overnight—should their housing fall apart too? Not in Oregon.

Under both Oregon law and federal protections like the Servicemembers Civil Relief Act (SCRA), active duty military members are shielded from eviction in certain circumstances, especially when service impacts their ability to pay rent.

These laws aren’t optional—they’re enforceable rights that landlords must recognize.

According to ORS 90.475, tenants who receive military orders can terminate a lease agreement early without penalty. This gives service members the flexibility to focus on duty, not lease disputes. When a landlord attempts to evict due to unpaid rent, and the tenant is actively serving, they must inform the court of the tenant’s military status.

The judge will evaluate whether the tenant’s service materially affects their ability to meet rent payments. If so, the court can delay the eviction process or dismiss it altogether.

This isn’t just a formality—it’s a legal safeguard. Any property owner who ignores or retaliates against a tenant’s military status could face court costs, attorney fees, and additional legal consequences.

Oregon landlords are expected to follow proper legal procedures, starting with written notice and a legitimate cause.

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2. A Landlord Must Respect Entry and Privacy Rights

You’re sipping coffee in your kitchen when the front door creaks open—without a knock, without a call. If that sounds unsettling, that’s because it is—and in Oregon, it’s also likely illegal.

Under Oregon tenant laws, landlords cannot walk into a rental unit whenever they please. The law requires at least 24 hours’ notice—written or verbal—before a landlord enters, unless there’s an emergency. That notice must include a valid reason, the expected date, and an approximate time of entry.

Even then, entry must happen during normal business hours unless the tenant agrees otherwise.

Routine repairs, inspections, or showing the property to potential tenants are considered legitimate reasons. What’s not allowed? Using entry as a way to check on guests, monitor activities, or intimidate renters—those actions violate the privacy protections built into Oregon law and may even lead to legal penalties.

There are limited exceptions.

In emergencies, such as a fire or burst pipe, landlords can enter without advance notice to protect the property. The same goes if the tenant has been gone for more than seven days without notifying the landlord—entry in those cases is allowed to ensure the unit is secure and maintained.

Still, repeated or unjustified entries—especially those without a clear purpose—can damage the landlord-tenant relationship and could be challenged in small claims court.

Respecting privacy isn’t just a courtesy; it’s a legal requirement.

3. A Landlord Cannot Ignore Rent Control or Unlawfully Raise Rent

Since 2019, Oregon has had statewide rent control laws in place, setting clear limits on how much landlords can increase rent payments each year. Under these rules, a landlord may not raise rent during the first year of a tenant’s stay.

After that, the law caps increases at 7% plus the annual inflation rate, measured by the Consumer Price Index.

These protections are built into Oregon landlord tenant law to prevent unreasonable spikes in housing costs. Landlords who ignore these regulations not only risk harming the landlord-tenant relationship but could also face legal consequences, including court costs or required reimbursements.

It doesn’t stop at percentage caps. Landlords must also give tenants at least 90 days’ written notice before any rent increase after the first year.

And the rules differ depending on the type of rental housing involved—properties built within the last 15 years are exempt from these rent control restrictions, giving developers flexibility while still shielding long-term tenants in older buildings.

Attempting to bypass these legal procedures or mislead tenants about their rights under rent control is a serious violation of Oregon state law.

Rent control exists to keep housing stable and predictable—and every property owner must play by the rules.

4. A Landlord Must Follow Proper Eviction Procedures

Eviction isn’t just about asking someone to leave—it’s a legal process, not a personal decision. And in Oregon, skipping the proper steps can get a landlord into serious trouble.

The law requires landlords to have valid legal grounds before they can remove a tenant from a rental unit. That means no lock changes, no shutting off water or electricity, and absolutely no pressure tactics to drive someone out. These actions are considered illegal evictions and can land the landlord in court.

The correct process starts with a written notice. For missed rent payments, a 72-hour notice is typically issued. If the tenant breaks the terms of the rental agreement—like causing property damage or violating occupancy rules—a 30-day notice may apply.

These notices must clearly explain the reason and give the tenant a chance to fix the issue or move out.

If the tenant remains after the notice period, the landlord must file for eviction through the county courthouse. This step leads to a court hearing, where a judge will review the situation.

Only after the court grants an order can the landlord proceed with removing the tenant, and even then, only with the help of law enforcement.

Bypassing this process isn’t just risky—it’s unlawful. Landlords who try to evict tenants without following legal procedures can face lawsuits, be ordered to pay damages, and even cover the tenant’s attorney fees.

5. A Landlord Is Responsible for Timely Maintenance and Repairs

State law requires every landlord to maintain their rental properties in a safe, livable condition.

This legal concept, known as “habitability,” covers more than just appearances. It means the property must have working heat, plumbing, and electricity, and must be free from pests, mold, or anything that could pose a risk to your health or safety.

Tenants have the right to report issues and request repairs, and when they do, landlords are expected to respond in a timely manner. If a tenant submits a written notice about necessary repairs, the landlord has up to 30 days to address the problem.

Ignoring that clock can lead to consequences—including the tenant withholding rent, seeking legal remedies, or making the repair themselves and deducting the cost.

That said, tenants must follow the proper procedure. Before making any repairs out of pocket, they’re required to notify the landlord in writing and give them a chance to fix the issue first. Skipping this step can complicate things down the line.

Maintaining a rental unit isn’t optional, it’s one of the landlord’s core obligations under Oregon law. And when those duties are neglected, tenants have every right to take action.

6. A Landlord Must Comply with Fair Housing Practices

You find the perfect place, fill out the application, and everything checks out—until the landlord suddenly claims it’s no longer available. Then you learn it’s been rented to someone else with fewer qualifications.

If this sounds suspicious, it might be more than just bad luck—it could be illegal.

In Oregon, both state and federal laws protect tenants and potential tenants from housing discrimination. The Fair Housing Act and Oregon law make it unlawful for landlords to treat people differently based on race, color, religion, sex, national origin, disability, familial status, sexual orientation, or even their source of income.

Discrimination doesn’t always come in the form of a blunt “no.” Sometimes it’s hidden in subtle actions—like giving false information about a unit’s availability, applying different rental conditions, or refusing to allow reasonable accommodations for tenants with service animals or disabilities.

All of these are violations of fair housing rights.

When a landlord crosses that line, the consequences can be serious.

Tenants may file complaints that trigger formal investigations, fines, or even lawsuits. In some cases, landlords may be required to revise their property management policies or undergo compliance training.

Following fair housing laws isn’t just about avoiding penalties—it’s about respecting the dignity of everyone seeking a place to live. And when landlords fail to uphold these protections, tenants have every right to push back.

7. A Landlord Must Provide Required Disclosures and Transparency

Oregon law requires landlords to share key information with tenants before and during the rental period.

These mandatory disclosures are designed to promote transparency and ensure renters have a clear understanding of the condition and legal standing of the property they’re moving into.

Some of the standard disclosures include whether the rental unit was built before 1978 (which would require a lead-based paint disclosure), if the unit lies in a designated floodplain, and the property’s smoking policy.

Landlords must also provide the names and addresses of the property owner and anyone involved in property management or maintenance responsibilities.

Additionally, tenants must be informed about carbon monoxide alarm maintenance responsibilities and whether recycling services are available on-site. If there are any pending legal actions against the rental property—such as foreclosure proceedings—those must also be disclosed before the rental agreement is signed.

Providing a written copy of the lease agreement is also a legal requirement.

Verbal agreements or informal outlines are not sufficient under Oregon landlord tenant law. If a landlord fails to disclose this required information, they may lose legal standing in disputes or face penalties in small claims court.

Ensuring all disclosures are clearly communicated isn’t just about checking legal boxes—it helps establish a stronger, more informed landlord tenant relationship from the start.

8. A Landlord Should Not Conduct Illegal Evictions

Evictions aren’t as simple as asking someone to leave—and they’re definitely not something landlords can carry out on their own terms. In Oregon, taking shortcuts with the eviction process isn’t just discouraged—it’s against the law.

Illegal evictions occur when a landlord tries to force a tenant out without going through the proper legal procedures. This includes actions like changing the locks, shutting off utilities, using threats or harassment, or attempting to intimidate a tenant into vacating the rental unit.

These tactics are strictly prohibited under Oregon landlord tenant laws.

For an eviction to be valid, the landlord must first provide proper notice, file a lawsuit through the court system, and obtain a legal judgment against the tenant.

Even after a court ruling, it’s not the landlord who carries out the removal. That responsibility falls solely to the sheriff, and only after a judge has issued a formal order.

Tenants who are victims of illegal evictions have the right to take legal action. They may file lawsuits for damages, seek compensation for attorney fees, and request penalties against the landlord. Courts take these violations seriously, especially when they disrupt a tenant’s access to their home or violate their legal rights under federal and state laws.

Respecting the legal process is essential—not only to avoid consequences but to preserve fairness and dignity in the landlord tenant relationship.

9. A Landlord Cannot Terminate Tenancies Without Proper Cause or Notice

Ending a tenancy in Oregon isn’t as simple as handing over a notice and expecting a tenant to be out by the weekend. State law sets strict rules about when and how a landlord can legally terminate a rental agreement—and skipping those steps can result in costly legal trouble.

Oregon requires landlords to have legal cause when ending a tenancy. Valid reasons include nonpayment of rent, violations of the lease agreement, or the expiration of a fixed-term lease.

In most cases, landlords must provide written notice—typically at least 30 days in advance—depending on the reason for termination and the type of rental agreement.

For tenants who’ve lived in the unit for more than a year, the rules tighten.

After that point, no-cause terminations are heavily restricted. A landlord must have “landlord cause,” which refers to specific, lawful reasons for ending the tenancy—such as plans to renovate the unit, move in themselves, or sell the rental property.

Failure to follow proper procedures, notice timelines, or to provide a valid reason may result in a wrongful eviction claim. That means the tenant could take the landlord to small claims court, seek financial compensation, and even delay the eviction process through legal channels.

Following the correct process protects both parties—and ensures the landlord tenant relationship ends on legal and professional terms.

Conclusion

Oregon doesn’t leave room for guesswork when it comes to tenant rights. From strict eviction procedures to rent control and privacy protections, the state’s landlord tenant laws are built to ensure that rental housing remains fair, safe, and respectful for everyone involved.

Whether you’re renting out a single unit or navigating life as a tenant, staying informed is key. Understanding your rights—and the limits of your responsibilities—helps prevent costly mistakes and avoid legal disputes that could’ve been solved early with the right knowledge.

If you’re involved in rental housing and need to verify military status to comply with the Servicemembers Civil Relief Act (SCRA), don’t leave it to chance.

Use SCRACVS to confirm service member protections quickly and securely—especially before making lease decisions or pursuing eviction actions.

Because when the law is followed and rights are respected, everyone wins.

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SCRAcvs assists you in active duty verification—no SSN required. Confirm SCRA eligibility quickly and confidently before taking any legal action.

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FAQs

Is a landlord allowed to charge non-refundable fees in Oregon?

Under Oregon landlord tenant law, landlords can charge non-refundable fees, but only if clearly stated in the lease agreement and agreed upon by the tenant in writing. These fees must be for specific services or conditions—such as cleaning or pet-related charges—and cannot be arbitrary. If not properly disclosed or justified, such fees may be challenged in small claims court. Always review your rental agreement carefully and ask for clarification before signing to avoid disputes over illegal or excessive fees.

What should a tenant do if a landlord retaliates against them?

Retaliation—like raising rent, reducing services, or threatening eviction after a tenant asserts their legal rights—is prohibited under Oregon tenant laws. For example, if you report health and safety code violations or join a tenant union, your landlord cannot take adverse action in response. If retaliation occurs, document everything and file a complaint with local housing authorities.

How quickly must a landlord return a security deposit after move-out?

According to Oregon law, landlords must return a tenant’s security deposit within 31 days after the rental period ends and the tenant has vacated the rental unit. Any deductions must be itemized in writing and relate only to unpaid rent, normal wear exclusions, or necessary repairs beyond standard use. If the landlord fails to return the deposit on time, tenants can seek compensation, including double the withheld amount, through legal procedures. Clear communication and proper documentation help avoid these disputes.

What is considered harassment by a landlord in Oregon?

Harassment includes repeated, unwanted actions meant to intimidate, pressure, or interfere with a tenant’s right to enjoy their rental housing. This can involve entering the rental unit without proper notice, making excessive or threatening communications, or attempting to force a tenant out without using the legal eviction process. Oregon landlord tenant laws prohibit this behavior, and tenants experiencing harassment can file complaints or take the issue to court. Harassment claims are serious and can result in fines and legal penalties for the property owner.