Quick AnswerOregon (ORS Chapter 90) was the first state with statewide rent control, and its rules are strict. There is no deposit cap, but the deposit must be returned with a written accounting within 31 days of move-out, and bad-faith withholding costs twice the amount (ORS 90.300). Annual rent increases are capped at the lesser of 10% or 7% + CPI — 9.5% for 2026 — with 90 days' notice and no increase in the first year (ORS 90.323). After 12 months a landlord generally needs cause or a qualifying no-fault reason to terminate (ORS 90.427). Nonpayment takes a 10-day or 13-day notice (ORS 90.394). Every lease must state a smoking policy.
Oregon pioneered statewide rent control with SB 608 (2019, amended by SB 611 in 2023) and pairs it with strong for-cause eviction protections. Getting the current cap figure and notice periods right matters. This guide walks through every clause, figure, and notice an Oregon landlord should build into a compliant 2026 lease. For the national baseline, see What Every Residential Lease Agreement Must Include.

What clauses are legally required in every Oregon lease agreement?

Every Oregon lease should identify the landlord/agent and all adult tenants, the property, the rent and due date, and the term. Oregon then requires a smoking policy in every rental agreement (ORS 90.220), the landlord/agent disclosure (ORS 90.305), and, where applicable, a floodplain disclosure. Because the rent cap and for-cause rules are statutory and non-waivable, a lease cannot contract around them.

Oregon security deposit rules — the 31-day return

Oregon sets no deposit cap, but ORS 90.300 regulates handling and return:

  • No cap on the deposit amount (some cities add limits).
  • Separate handling: the deposit may not be commingled with the landlord's personal funds.
  • Return: within 31 days after the tenancy ends and the tenant delivers possession, the landlord must return the deposit and give a written accounting of any deductions.
  • Penalty: a landlord who withholds in bad faith is liable for twice the amount wrongfully withheld.

For a multi-state comparison, see security deposit rules every landlord must know.

The statewide rent cap and 90-day rent-increase notice

Oregon caps annual rent increases (ORS 90.323, from SB 608 and SB 611):

  • Cap: the maximum annual increase is the lesser of 10% or 7% + the West-region CPI. The Department of Administrative Services publishes the figure each year — it is 9.5% for 2026 (it was 10.0% in 2024 and 2025). A separate 6% cap applies only to large manufactured-home facilities.
  • No increase in the first 12 months of a tenancy (except week-to-week).
  • New construction is exempt from the cap for 15 years from the first certificate of occupancy, if the notice states the exemption.
  • Notice: a rent increase requires 90 days' written notice, and rent may be raised only once in any 12-month period.

Oregon is one of three states with a statewide cap — compare our Washington and California guides.

For-cause termination and nonpayment notices in Oregon

Ending a tenancy (ORS 90.427): during the first 12 months of a month-to-month tenancy, a landlord may terminate without cause on 30 days' written notice. After 12 months, a landlord generally may not terminate without cause — termination requires either tenant cause or a qualifying landlord (no-fault) reason such as landlord/family move-in, sale to a buyer who will occupy, or demolition/major repair, with 90 days' notice and (for landlords who own more than four units) one month's rent in relocation assistance. The older "60-day no-cause" option no longer exists after the first year.

Nonpayment (ORS 90.394): the landlord may serve a 10-day notice (no sooner than the 8th day of the rental period) or a 13-day notice (no sooner than the 5th day). Self-help eviction is unlawful.

What disclosures must Oregon landlords provide?

Oregon's required disclosures:

  • Smoking policy (ORS 90.220): every rental agreement must describe the smoking policy.
  • Landlord / agent identity (ORS 90.305): the owner and the person authorized to manage, in writing at the start.
  • 100-year floodplain (ORS 90.228): if the dwelling is in a 100-year floodplain, the landlord must disclose it; failure lets the tenant recover the lesser of actual uninsured flood loss or two months' rent.
  • Carbon-monoxide alarm (ORS 90.316): required where there is a CO source, with testing instructions and working batteries.
  • Recycling (ORS 90.318): information on available recycling service where it exists.
  • Lead-based paint (federal): the disclosure and EPA pamphlet for pre-1978 housing.

What happens if an Oregon lease is missing required terms?

Oregon's remedies are strong:

  • Rent increase over the cap or with short notice: unenforceable, and the tenant may recover three months' rent plus actual damages for a violation (ORS 90.323/90.427).
  • Terminating without cause after 12 months: unlawful and exposes the landlord to damages.
  • Deposit not returned/accounted within 31 days: up to twice the amount wrongfully withheld (ORS 90.300).
  • Missing floodplain disclosure: the tenant may recover the lesser of the uninsured flood loss or two months' rent (ORS 90.228).

Managing rentals in more than one state? Compare Oregon's rules with our Washington and Colorado lease requirement guides.

Full Oregon disclosure checklist

For a dedicated, statute-by-statute rundown of every notice a Oregon landlord must give at signing, see our Oregon required lease disclosures checklist.

A compliant Oregon lease reflects the nation's oldest statewide rent-control regime: the 2026 cap of 9.5% with 90-day notice and no first-year increase, for-cause termination after 12 months, a 31-day deposit return with double-damages exposure, and the smoking, floodplain, CO, and recycling disclosures. LeaseHelper generates an Oregon-specific lease that keeps these rules current so nothing required is left out.

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Frequently asked questions

What is the Oregon rent increase cap for 2026?

9.5% for 2026. Oregon caps annual rent increases at the lesser of 10% or 7% plus the West-region CPI, and the Department of Administrative Services publishes the figure each year (ORS 90.323). No increase is allowed in the first 12 months of a tenancy.

Is there a security deposit limit in Oregon?

No. Oregon does not cap the deposit amount, but it may not be commingled with the landlord's funds and must be returned with a written accounting within 31 days of move-out; bad-faith withholding costs twice the amount (ORS 90.300).

How much notice is required to raise rent in Oregon?

Ninety days' written notice, and rent may be raised only once in any 12-month period (ORS 90.323). The notice must state the effective date and any new-construction exemption.

Can an Oregon landlord end a tenancy without cause?

Only in the first 12 months of a month-to-month tenancy (30 days' notice). After 12 months a landlord generally needs cause or a qualifying no-fault reason with 90 days' notice and, for larger landlords, one month's relocation assistance (ORS 90.427).

How much notice is required for nonpayment of rent in Oregon?

A 10-day notice (given no sooner than the 8th day of the rental period) or a 13-day notice (given no sooner than the 5th day) (ORS 90.394).

Official sources

Primary statutes and official government references for this guide. Statutes change — always confirm against the current official text before you act.

This article provides general information about Oregon lease agreement requirements and landlord-tenant law and is not legal advice. The rent-cap figure changes annually, and cities like Portland add local rules (for example, relocation assistance). Verify the current statutes and cap figure before acting, and for complex situations consult a licensed Oregon attorney. Last reviewed: July 2, 2026.