Oregon Rental Lease Agreement Templates

Oregon Rental Lease Agreement Templates

An Oregon lease agreement is the written contract that a landlord and tenant use to set the terms of a rental. It specifies the monthly rent, lease duration, deposit amount, maintenance responsibilities, and conditions for termination.

Oregon caps security deposits at the equivalent of two months’ rent and requires landlords to return deposits within 31 days of the tenant vacating. The state also mandates a carbon monoxide alarm in every rental unit and requires landlords to give tenants a written move-in condition report.

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Types (6)

Commercial (PDF)

Legal clauses and conditions that solely apply to the leasing of property to business-tenants.

 

Lease-to-Own (PDF)

Contains a clause that gives tenants the option to purchase the rented property at the end of the lease term.

 

Month-to-Month

Offers greater flexibility than a fixed-term rental contract. Either the landlord or tenant can terminate the agreement with 1 month of notice.

 

Roommate (PDF)

Used for establishing rental-wide rules on quiet hours, guests, pets, utility payments, and more. Helps prevent roommate conflict.

 

Standard (Residential)

Once signed by all parties, locks tenants into a yearly (12-month) lease contract. The most commonly used rental form in the state.

 

Sublease (PDF)

Functions as a secondary lease, allowing a tenant to re-rent their leased unit to another tenant. The original tenant maintains all responsibility until the lease ends.

 

Renting in Oregon

Most Common Rental Type Apartments
Average Rent $1,597/mo
Households That Rent 36.9%
Average Renter Household Size 2.2
Rental Vacancy Rate 6.7%

Source: U.S. Census Bureau, American Community Survey (2024)[13] & Housing Vacancy Survey (2024)[14]

What is an Oregon Lease Agreement?

An Oregon lease agreement records the obligations that a landlord and tenant accept when entering a rental arrangement. It documents the rent, permitted uses, maintenance duties, and conditions for renewal or early termination.

Oregon law provides strong tenant protections, including statewide rent control that caps annual increases at 7% plus inflation for most residential units. Landlords must also give tenants at least 90 days’ written notice before a no-cause termination of a month-to-month tenancy.

State Laws & Guides

Laws

Landlord-Tenant Guides / Handbooks

When is Rent Due?

Rent must be paid at the time and place agreed upon by the landlord and tenant. Unless otherwise agreed in the lease, rent must be paid in equal monthly or weekly installments at the beginning of each month or week, depending on the lease structure.[1]

Tenants have a 4-day grace period before a landlord may charge a late fee for the late payment of rent.[2]

Landlord’s Access

Emergency: In emergency situations, landlords are permitted to enter the rental dwelling at any time, without the consent of the tenant.[3]

Non-Emergency: To access the property in non-emergency situations, the landlord must provide the tenant with at least 24 hours’ notice of their intent to enter, unless there is an agreement between the landlord and the tenant to the contrary. Landlords can only enter at reasonable times.[3]

Landlord’s Duties

Landlords are required to maintain rental premises in habitable condition and must comply with the following:[4]

  1. Comply with all applicable building and housing codes that materially affect health and safety.
  2. Make all repairs and do whatever is necessary to put and keep the premises in habitable condition.
  3. Keep common areas of the premises in a clean and safe condition.
  4. Maintain in good and safe working order all electrical, plumbing, sanitary, heating, ventilating, and other facilities and appliances supplied or required to be supplied by the landlord.
  5. For buildings with 4 or more units, provide and maintain appropriate receptacles for garbage and arrange for its regular removal.
  6. Supply running water and reasonable amounts of hot water at all times and reasonable heat (except where the building does not have heating facilities).
  7. Maintain smoke detectors and carbon monoxide alarm devices in working condition at the start of each tenancy.
  8. Provide working locks and keys for all tenant-occupied areas.

Tenant’s Duties

Tenants must comply with the following throughout the term of the lease:[5]

  1. Use the portions of the premises in a reasonable manner, keeping them safe, clean, and free from waste.
  2. Dispose of all ashes, garbage, rubbish, and other waste in a clean and safe manner.
  3. Keep all plumbing fixtures as clean as their condition permits.
  4. Use all electrical, plumbing, sanitary, heating, ventilating, air conditioning, and other facilities and appliances in a reasonable manner.
  5. Not deliberately or negligently destroy, deface, damage, impair, or remove any part of the premises.
  6. Not permit any person on the premises to willfully destroy, deface, or damage any part of the structure or dwelling.
  7. Comply with all obligations imposed on tenants by applicable building and housing codes materially affecting health and safety.
  8. Behave in a manner that does not disturb the peaceful enjoyment of the premises by neighbors.

Required Disclosures

  • Flood Disclosure: If the rental dwelling is located in the 100-year Flood Plain, as determined by the National Flood Insurance Program of FEMA, the landlord must disclose this fact to the tenant.[6]
  • Lead Paint Disclosure: Federal law requires landlords to inform tenants of any known lead paint hazards in rental dwellings built before 1978, along with a government-issued resource on the topic.[12]
  • Outstanding Notices/Pending Suits: If a rental unit is in a building containing no more than 4 units, the landlord must disclose any outstanding notices of default, pending foreclosure suits, or pending proceedings to foreclose a tax lien.[7]
  • Names and Addresses: Landlords must inform tenants in writing of the names and addresses of any individuals authorized to manage the premises.[8]
  • Recycling: Landlords of 5 or more residential dwelling units in a single facility located in an urban growth boundary must provide information about recycling processes to tenants.[9]
  • Smoking Policy: The lease agreement must include a disclosure of the rental dwelling’s smoking policy, indicating whether smoking is prohibited, allowed on the entire premises, or allowed in limited areas.[10]
  • Utility/Service Fees: Landlords must disclose any utility or service that a tenant directly pays that benefits the landlord or any other tenants. The disclosure must be made in writing before or during the start of the lease.[11]
  • Copy of the Lease: Landlords must provide all tenants with a copy of the signed lease.[1]

Security Deposits

Maximum: State law does not specify a limit to the amount a landlord can require a tenant to pay for a security deposit. Landlords cannot alter the rental contract to require the tenant to pay a new or increased security deposit during the first year of renting. If the landlord wishes to charge a new or increased security deposit after the first year, they may do so with at least 3 months for the tenant to pay the new deposit.

Pet Deposit: Landlords can charge tenants that have 1 or more pets an additional pet deposit. The deposit is not applicable to tenants with service animals.

Returning to Tenant: Landlords must return security deposits no later than 31 days after the tenancy ends and the tenant delivers possession of the rental to the landlord.[11a]

Deposit Interest: No statute.

Uses of the Deposit: Deductions made from security deposits must be for 1 of the following 2 reasons:[11a]

  1. To cover a tenant’s defaults regarding the rental agreement (unpaid rent included).
  2. To repair damages to the dwelling caused by the tenants, not including standard wear and tear.