Free Oregon Lease Agreement Template

An Oregon lease agreement is a written contract between a landlord and a tenant that sets the rules for renting a residential property in Oregon. It explains how much rent is due, when it is due, how the security deposit works, who handles repairs, and what conditions apply to the rental.

Landlords use an Oregon lease agreement when renting out a house, apartment, condo, or room. Putting the terms in writing helps prevent disputes and makes sure both sides understand their rights and responsibilities under Oregon’s Residential Landlord and Tenant Act (ORS chapter 90).

Oregon has state-level rules that your lease must follow. Key points include:

• Statewide rent control: Most units that are more than 15 years old are subject to rent stabilization. In many cases, annual rent increases are capped at the lower of 7% plus inflation or 10%, and landlords must usually give at least 90 days’ written notice before increasing rent. Check the current cap on the Oregon Department of Administrative Services’ rent stabilization page.
• Grace period for late rent: Landlords must wait until at least the fifth day of the rental period before charging a late fee, and the lease must clearly describe how late fees are calculated under ORS 90.260.
• Late fee limits: A flat late fee must be reasonable. A daily late fee cannot be more than 6% of a reasonable flat late fee, and, in total, late fees for a month generally cannot exceed 5% of the monthly rent.
• Security deposits: There is no statewide maximum security deposit, but deposits must be handled and returned according to ORS 90.300.
• Landlord licensing: Oregon does not require a statewide landlord license. However, some cities and counties have their own registration or rental program requirements, so it is important to check local rules.

Document Genius’s guided form helps you reflect these rules in your Oregon lease agreement so your terms stay clear and up to date.

Oregon has specific rules for collecting and returning security deposits:

• No state cap: State law does not set a maximum deposit amount. The landlord and tenant can agree on a deposit, but it must be written into the rental agreement and comply with ORS 90.300.
• Receipts and holding: Landlords must provide a receipt for any security deposit and hold it for the tenant. The tenant’s claim to the deposit is stronger than claims from most of the landlord’s creditors.
• Return deadline: After the tenancy ends, the landlord must return any remaining deposit and provide a written, itemized accounting of deductions within 31 days of the termination of the rental agreement.
• Allowed deductions: Landlords may deduct for unpaid rent, unpaid fees allowed by statute, and damage that goes beyond normal wear and tear. They cannot keep the deposit simply because a tenant did not stay for a minimum number of months in a month-to-month tenancy.
• “Non-refundable” deposits: Oregon generally treats deposits as refundable. If a landlord wants to charge a nonrefundable amount (for example, a cleaning fee), it should be clearly labeled as a fee in the agreement rather than part of the security deposit.
• Local rules: Cities like Portland may have additional requirements for how deposits are collected, documented, and returned. Always check local ordinances if your property is in a city with extra protections.

Your Oregon lease agreement should clearly explain how, when, and where rent is paid. State law adds a few important requirements:

• Rent due date: Oregon law does not set a default due date, so your lease should state when rent is due (often the first of the month) and where or how tenants must pay.
• Grace period: Under ORS 90.260, a landlord cannot start charging late fees until the rent has been unpaid for at least four full days. Late fees can only begin on the fifth day of the rental period.
• Late fee types: Oregon allows several structures, such as a one-time flat fee or a daily fee, but they must follow the rules in ORS 90.260 and be clearly described in the lease.
• Rent increases: For most rentals that are more than 15 years old, landlords may raise rent only once in a 12-month period and must follow statewide rent control limits and notice rules under ORS 90.323 and related statutes.
• Nonpayment of rent: Landlords must use the correct written notice and wait the required number of days before terminating a tenancy for nonpayment. Oregon’s notice timelines can change, so it is wise to check the current law or speak with a local attorney before evicting a tenant.

Adding clear rent, grace period, and late fee language to your Oregon lease agreement helps tenants understand expectations and reduces payment disputes.

Both landlords and tenants have duties related to repairs, maintenance, and when the landlord may enter the rental unit.

Landlord Responsibilities

• Habitability: Landlords must keep the property in a habitable condition under ORS 90.320. This includes providing safe, working plumbing, heating, electrical systems, locks, and required smoke and carbon monoxide alarms.
• Repairs: After a tenant reports a problem affecting health or safety, the landlord must make repairs within a reasonable time. If essential services are not restored, tenants may have specific remedies under Oregon law.
• Right of entry: For non-emergency visits, landlords generally must give at least 24 hours’ advance notice and enter at a reasonable time, as described in Oregon’s landlord entry rules (see ORS 90.322). No notice is required in emergencies such as fire, serious leaks, or situations that threaten safety.

Tenant Responsibilities

• Upkeep: Tenants must keep the unit reasonably clean, use fixtures properly, and avoid damaging the property beyond normal wear and tear.
• Health and safety issues: Tenants must report serious maintenance problems promptly so the landlord can fix them. If issues are not reported, the tenant may be responsible for damage that could have been avoided.
• Allowing access: Tenants must allow lawful entry by the landlord after proper notice, except when entry is requested at an unreasonable time.

Document Genius helps you clearly spell out these repair and entry rules in your Oregon lease agreement, so both sides know what to expect.

Oregon requires certain information to be disclosed to tenants in the lease or in attached documents. Common disclosures include:

• Lead-based paint disclosure: Federal law requires a lead-based paint disclosure and EPA pamphlet for most housing built before 1978, under 42 U.S.C. § 4852d.
• Landlord and agent contact: The lease must identify the person authorized to manage the premises and the owner or owner’s agent who can receive legal notices under ORS 90.305.
• Smoking policy: Oregon requires a disclosure of the property’s smoking policy, including whether smoking is banned, allowed everywhere, or allowed only in certain areas, as described in ORS 90.220 and related smoking policy rules.
• Floodplain notice: If the dwelling is in a 100-year floodplain, that fact must be disclosed in the rental agreement, as explained in Oregon’s landlord-tenant guidance materials.
• Utility billing arrangements: If utilities are shared between units or billed back to tenants, the lease must explain how charges are calculated and paid, consistent with ORS 90.315.
• Renter’s liability insurance (if required): Landlords may require renter’s liability insurance in some cases, but they must follow the rules and limits in ORS 90.222 and cannot require insurance for certain low-income tenants. The requirement and coverage amount must be described in the rental agreement.

When you use Document Genius, you can add these Oregon-specific disclosures directly to your lease agreement so they are all in one place.

Ending an Oregon lease agreement depends on the type of tenancy and how long the tenant has lived in the unit. Oregon has detailed “for-cause” and “no-cause” termination rules.

• Fixed-term leases: A fixed-term lease usually ends on the date listed in the agreement. Many landlords allow renewals or convert to month-to-month if the tenant stays and both parties agree.
• Month-to-month tenancies: Oregon law sets specific notice periods and, after a certain point, often requires a qualifying reason to end the tenancy. The exact rules depend on how long the tenant has lived in the unit and the type of landlord. These rules are laid out in the termination sections of ORS chapter 90.
• Abandoned property: When a tenant moves out and leaves belongings behind, landlords must follow the procedures in ORS 90.425 to store, notify, and, if needed, sell or dispose of the property after certain deadlines.

Because Oregon’s termination rules are detailed and change over time, landlords should check the latest version of the statute or talk with a local attorney before ending a tenancy.

Document Genius can help you document notice dates and move-out terms in your Oregon lease agreement so the process is easier to manage.