What do Oregon landlord tenant laws say about repairs and deposits?

Oregon landlord tenant day counts, with sources

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What repairs is a landlord responsible for in Oregon?

Section 90.320(1) of ORS chapter 90 (text read 2026-10-29) reads: “A landlord shall at all times during the tenancy maintain the dwelling unit in a habitable condition.” (Oregon Revised Statutes section 90.320 (ORS chapter 90)).

For 90.320(1), a dwelling unit is considered unhabitable if it substantially lacks one of the items that subsection lists, from (a) effective waterproofing and weather protection of roof and exterior walls to (h) floors, walls, ceilings, stairways and railings maintained in good repair.

Under 90.320(2) the landlord and tenant may "agree in writing that the tenant is to perform specified repairs, maintenance tasks and minor remodeling only if" the three conditions of 90.320(2) are met, and 90.320(3) keeps the structure-only items away from a manufactured dwelling, recreational vehicle or floating home the tenant owns on rented space.

When a roof leak, a broken heater or worn stairs and railings need work at a rental, a property manager can post that repair on InstaBids and compare written bids side by side.

How long does a landlord have to make repairs in Oregon?

Section 90.360(1)(a) (text read 2026-10-29) counts the landlord's time from the tenant's written notice of a noncompliance: “Except as provided in this chapter, if there is a material noncompliance by the landlord with the rental agreement or a noncompliance with ORS 90.320 or 90.730, the tenant may deliver a written notice to the landlord specifying the acts and omissions constituting the breach and that the rental agreement will terminate upon a date not less than 30 days after delivery of the notice if the breach is not remedied in seven days in the case of an essential service or 30 days in all other cases, and the rental agreement shall terminate as provided in the notice subject to paragraphs (b) and (c) of this subsection.” (Oregon Revised Statutes section 90.360 (ORS chapter 90)).

So after the tenant's written notice of a noncompliance, 90.360(1)(a) gives seven days for an essential service and 30 days in all other cases. Under 90.360(1)(b), if the landlord adequately remedies the breach before the date in the notice, the rental agreement does not end by reason of the breach of that noncompliance, and for a week-to-week tenancy 90.360(1)(a) sets a date not less than seven days after delivery of the tenant's notice of the noncompliance.

For a minor habitability defect, the tenant's written notice carries a repair date under 90.368(3)(b): “The specified date for repair contained in a written notice given to a landlord under this subsection must be at least seven days after the date the notice is given to the landlord.” (Oregon Revised Statutes section 90.368 (ORS chapter 90)).

Section 90.368(1)(b) leaves the presence of mold, radon, asbestos or lead-based paint out of a minor habitability defect.

Once a tenant's written notice names a needed repair, a manager can describe that job once on InstaBids, add photos and get written bids on the same scope.

How long does a landlord have to return a security deposit in Oregon?

Section 90.300(13) (text read 2026-10-29) sets 31 days: “The landlord shall return to the tenant the security deposit or prepaid rent or the portion of the security deposit or prepaid rent that the landlord does not claim in the manner provided by subsections (11) and (12) of this section not later than 31 days after the tenancy terminates and the tenant delivers possession to the landlord.” (Oregon Revised Statutes section 90.300 (ORS chapter 90)).

In order to claim from the deposit, the same 31 days apply to the landlord's written accounting under 90.300(12): “In order to claim all or part of any prepaid rent or security deposit, within 31 days after the tenancy terminates and the tenant delivers possession the landlord shall give to the tenant a written accounting that states specifically the basis or bases of the claim.” (Oregon Revised Statutes section 90.300 (ORS chapter 90)).

When the deposit is paid, 90.300(2)(a) reads: “The landlord shall provide the tenant with a receipt for any security deposit the tenant pays. The landlord shall hold a security deposit or prepaid rent for the tenant who is a party to the rental agreement.” (Oregon Revised Statutes section 90.300 (ORS chapter 90)). Section 90.300(4) adds that a landlord "may not charge a tenant a pet security deposit for keeping a service animal or companion animal that a tenant with a disability requires as a reasonable accommodation under fair housing laws."

For an abandoned manufactured dwelling or floating home the tenant owned, 90.300(15) starts the 31 days on the earliest of the events it lists.

For move-out cleaning and repairs between tenants, a property manager can post the job on InstaBids and compare written bids from several contractors.

Who pays for pest control in a rental in Oregon?

Section 90.320(1) (text read 2026-10-29) considers a dwelling unit unhabitable if it substantially lacks, at item (f): “Buildings, grounds and appurtenances at the time of the commencement of the rental agreement in every part safe for normal and reasonably foreseeable uses, clean, sanitary and free from all accumulations of debris, filth, rubbish, garbage, rodents and vermin, and all areas under control of the landlord kept in every part safe for normal and reasonably foreseeable uses, clean, sanitary and free from all accumulations of debris, filth, rubbish, garbage, rodents and vermin” (Oregon Revised Statutes section 90.320 (ORS chapter 90)).

Item (f) is part of what keeps a dwelling unit habitable under 90.320(1); the text of 90.320 read for this page does not name who pays for pest treatment, and 90.320(2) is the written-agreement route for moving specified repairs and maintenance tasks to the tenant.

For pest treatment at a rental, such as rodents, bedbugs or cockroaches, a manager can describe the problem once on InstaBids, add photos and get written bids.

When can a tenant end a lease over repairs in Oregon?

For a noncompliance with 90.320, the tenant's written notice under 90.360(1)(a) names a date not less than 30 days after delivery, and the rental agreement ends then only if the breach is not remedied in seven days for an essential service or 30 days in all other cases.

For a repeat, 90.360(1)(c) (text read 2026-10-29) reads: “If substantially the same act or omission that constituted a prior noncompliance of which notice was given recurs within six months, the tenant may terminate the rental agreement upon at least 14 days’ written notice specifying the breach and the date of termination of the rental agreement.” (Oregon Revised Statutes section 90.360 (ORS chapter 90)).

In a week-to-week tenancy, 90.360(1)(c) allows at least seven days’ written notice instead, where the noncompliance recurs within six months.

When the same repair keeps coming back, a manager can post a lasting fix, like a full replacement, on InstaBids and compare written bids before picking a contractor.

Who does Oregon landlord tenant law cover?

Section 90.110(1) (text read 2026-10-29) opens: “Unless created to avoid the application of this chapter, the following arrangements are not governed by this chapter: (1) Residence at an institution, public or private, if incidental to detention or the provision of medical, geriatric, educational, counseling, religious or similar service, but not including residence in off-campus nondormitory housing.” (Oregon Revised Statutes section 90.110 (ORS chapter 90)).

Unless created to avoid the chapter, the 90.110 list also takes in transient occupancy in a hotel or motel, vacation occupancy, occupancy by a squatter, and occupancy by an owner of a condominium unit or a holder of a proprietary lease in a cooperative.

Section 90.115 reads "This chapter applies to, regulates and determines rights, obligations and remedies under a rental agreement, wherever made, for a dwelling unit located within this state." The 90.110 exclusions hold unless created to avoid the chapter, and under 90.120(2) the structure-only provisions do not reach a manufactured dwelling, recreational vehicle or floating home the tenant owns on rented space.

For upkeep on a rental dwelling unit, from a single-family house to an apartment building, an owner or manager can post the job on InstaBids and get written bids.

Oregon ORS chapter 90 deposit rules a property manager works to

What to put in a written repair scope for an Oregon rental

• The repair in plain words, with photos, tied to the 90.320(1) item a dwelling unit is considered unhabitable for lacking, such as (b) plumbing facilities, (d) heating facilities or (f) rodents and vermin.
• The delivery date of the tenant's written notice of a noncompliance, since 90.360(1)(a) counts seven days for an essential service and 30 days in all other cases from it.
• Whether the same noncompliance was noticed before and recurs within six months, since 90.360(1)(c) then allows at least 14 days’ written notice.
• For a minor habitability defect, the specified repair date in the tenant's written notice, at least seven days after the date the notice is given (90.368(3)(b)).
• At move-out, the date the tenancy terminates and the tenant delivers possession: in order to claim from the deposit, the written accounting is due within 31 days of it (90.300(12)).

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Calling contractors one by one, or one written scope?

Calling contractors one by one gets each one's own idea of the repair. With one written scope, you describe it once, contractors bid in writing on that scope, and you choose who gets your number.

Property managers can post a rental job on InstaBids today.

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Sources

• Oregon Revised Statutes section 90.110 (ORS chapter 90), read 2026-10-29: www.oregonlegislature.gov