Oregon Residential Lease Agreement Template

A fixed-term lease for a house, apartment or condo. It sets the rent, deposit, rules and responsibilities for both sides, with slots for the rules of the state where the home is located. This edition fills in the Oregon rules we could confirm and marks the rest as blanks to check.

Oregon rules for this form

Deposit limit. Oregon does not generally set a dollar or months limit on security deposits, though a landlord cannot add or raise a deposit during the first year except for an agreed change such as a pet. (ORS 90.300)

Deadline to return the deposit. The landlord has 31 days after the tenancy ends and the tenant gives up possession to return the deposit or the part not claimed. (ORS 90.300)

Notice before entry. Except in an emergency, after a tenant's written repair request or by agreement, the landlord gives at least 24 hours of actual notice and enters only at reasonable times. (ORS 90.322)

Late fees. A late charge is allowed only if the written rental agreement sets it and rent has not been received by the fourth day of the rental period; a daily charge can begin on the fifth day. (ORS 90.260)

Grace period. Oregon effectively builds in a short grace period, because no late charge may be imposed until rent is still unpaid on the fourth day of the rental period. (ORS 90.260)

Required disclosures. Homes built before 1978 need the federal lead-based paint disclosure and the EPA pamphlet. (Residential Lead-Based Paint Hazard Reduction Act (42 U.S.C. 4852d))

Required disclosures. If the unit lies in a 100 year flood plain, the rental agreement must say so; a tenant who suffers an uninsured flood loss without that notice can recover damages up to two months' rent. (ORS 90.228)

Required disclosures. Any security deposit paid or required must be listed in the written rental agreement. (ORS 90.300)

Notice before a rent increase. After the first year, a landlord must give at least 90 days of written notice that states the amount of the increase, the new rent and the date it starts. (ORS 90.323)

Notice before a rent increase. For a week to week tenancy, the notice period is seven days. (ORS 90.323)

Month-to-month notice. A tenant ends a month to month tenancy with at least 30 days of written notice; a landlord can use 30 days only during the first year of occupancy. (ORS 90.427)

Cities and counties in Oregon can add their own rules on top of these. Check local ordinances before you sign.

What is in the template

1. Parties
2. Property
3. Term
4. Rent
5. Late charges
6. Security deposit
7. Other charges and fees
8. Utilities and services
9. Occupants and guests
10. Use of the property
11. Pets
12. Smoking
13. Maintenance and repairs
14. Alterations
15. Landlord entry
16. Subletting and assignment
17. Insurance
18. Default
19. Moving out
20. Notices
21. Disclosures
22. General terms
23. Signatures

Before you use it

• A residential lease is the main contract between a landlord and a tenant for a fixed term, usually 6 or 12 months.
• State law sets the limits on deposits, late fees, entry notice and eviction notices, and it overrides any lease clause that conflicts with it.
• A clause that waives a tenant's legal rights is usually unenforceable and can weaken the rest of the lease.
• Have an attorney in your state review your final version, and attach every disclosure your state and city require.

For the full explanation of this form, read our guide to the residential lease agreement.