State law guide · Checked November 14, 2026

Oregon landlord rules: late fees, deposits and rent increases

Oregon regulates late fees, deposit returns and rent increases more closely than most states. It sets a statewide cap on how much rent can go up in a year. Here is what chapters 90 and 91 of the Oregon Revised Statutes say, with the section for each rule.

Late fees in Oregon

Limit

A reasonable flat amount, charged once per rental period. Reasonable means the customary amount landlords charge in that rental market. The other options are a daily charge of up to 6% of that flat amount starting on day 5, or 5% of the periodic rent for each succeeding five-day period. ORS 90.260(2)

Grace period

Rent must not be received by the fourth day of the rental period, so a fee can be charged from day 5. ORS 90.260(1)(a)

Other conditions

The written rental agreement must set out the late charge. It must state the tenant's obligation to pay, the type and amount of the charge, the rent due date and the date late charges become due. In a periodic tenancy, changing the fee takes 30 days' written notice. A late fee can't be deducted from later rent to make that rent delinquent, and an unpaid late fee alone isn't grounds for a nonpayment termination notice. ORS 90.260(1)(b), (3), (4), (6)

Security deposits in Oregon

Maximum deposit

The statute sets no limit. A landlord can't require a new or increased deposit in the opening 12 months of the tenancy, and can't charge a pet deposit for a service or companion animal. ORS 90.300(2), (4), (5)

Return deadline

31 days after the tenancy ends and the tenant delivers possession to the landlord. ORS 90.300(13)

Itemized deductions

Required, as a written accounting stating the basis for each claim, within the same 31 days. The deposit and prepaid rent each get a separate accounting. It can be sent by personal delivery, mail, or email where ORS 90.155(1)(d) allows. ORS 90.300(12), (14)

Interest

The statute doesn't require it. ORS 90.300

How it's held

No special account or bond in the statute. The tenant's claim to the deposit or prepaid rent comes before the claim of the landlord's creditors, including a trustee in bankruptcy. ORS 90.300(2)

Penalty

Twice the amount wrongly withheld. It applies when the landlord withholds without giving a written accounting, or withholds in bad faith. ORS 90.300(16)

Rent increases in Oregon

Notice to raise rent

90 days' written notice before the increase takes effect, and no increase in the opening 12 months of the tenancy. The notice must state the amount of the increase, the new rent and the effective date, plus the facts supporting any exemption. For a week-to-week tenancy, the notice period is seven days. Rent can go up once per 12 months. ORS 90.323(1), (2), (3)

Statewide cap

Yes. The yearly increase can't exceed the lesser of 10% or 7% plus CPI. The state sets the exact percentage each year using the West Region CPI. Exempt: a unit whose certificate of occupancy was issued less than 15 years before the notice, and government-regulated affordable housing where the tenant's share doesn't rise or the change is required by program rules. A landlord who breaks the rule owes three months' rent plus actual damages. ORS 90.323(2), (5), (6); ORS 90.324(1)(b)

City rent control

Not allowed, with exceptions. A city or county can't pass an ordinance or resolution that controls the rent charged for a dwelling unit. Exceptions cover subsidized properties, condominium conversion notification periods and temporary controls after a disaster. ORS 91.225(2), (7)

This page covers Oregon state law for ordinary residential rentals. Cities and counties can add their own rules, and subsidized housing and mobile home lots follow different ones. The Oregon Legislature publishes each chapter of the ORS as one page, so the links go to chapter 90 or chapter 91 and the citation shows the section.

Questions landlords ask

Free templates you can use in Oregon

These are plain templates that aren’t tied to one state. Fill in the numbers your statute and lease call for.

• Rent increase letter kit: increase notice, renewal offer, pricing worksheet and delivery log.
• Late rent notice kit: friendly reminder, past-due notice, payment plan and delivery log.
• Security deposit return kit: itemized return letter, wear-and-tear guide and move-out checklist.
• Move-in kit: inspection checklist and deposit receipt, signed by the tenant.
• Rent ledger: running tenant balances and printable statements.

This guide is general information, not legal advice. It summarizes state statutes as read on November 14, 2026; laws change and courts interpret them. Check the current statute (Oregon Revised Statutes, chapter 90) or talk to a local attorney before you act.