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Oregon Lease Agreement Templates (6)

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Oregon Lease Agreement Templates (6)

Updated May 17, 2024

An Oregon lease agreement is between a landlord seeking to lease residential or commercial property and a tenant willing to pay monthly rent. Upon the landlord and tenant signing the agreement, it becomes binding to each party. The landlord will commonly verify the tenant’s credit and employment before signing any type of agreement.

Table of Contents

Agreement Types (6)

Standard Residential Lease Agreement – Most common type of rental contract with an exact beginning and end date. Used for most tenancies that are for a one-year term.

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Commercial Lease Agreement – Typically for a business that occupies retail, office, or industrial type of space.

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Month-to-Month Lease Agreement – Known as a “tenancy-at-will,” which has no end date and can be terminated with 30 days’ notice by either party.

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Rent-to-Own Lease Agreement – Residential form that is for a specified amount of time with added language for the purchase of the real estate according to agreed-upon terms.

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Room Rental (Roommate) Agreement – For the renting of bedrooms amongst members of a housing unit that share common areas such as the living room, balconies, yard, storage space, etc.

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Sublease Agreement – The act of a tenant seeking another person to occupy the space they have under agreement with a landlord. The act, known as “subletting,” usually must be approved by the landlord.

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Required Disclosures (12)

  1. Person Authorized to Manage the Premises – The lease must include the name and address of the individual authorized to manage the property.[1]
  2. Carbon Monoxide Alarms (conditional) – If the property is equipped with carbon monoxide alarms, the landlord must provide the tenant with written instructions on how to test these alarms to ensure they are functioning properly.[2]
  3. Flood Plain (conditional) – If the residence is located in a 100-year flood plain, the landlord must convey this information to the tenant in a written notice.[3]
  4. Lead-Based Paint Disclosure & EPA Pamphlet – Only applicable to residential units built prior to 1978. Landlords and managers are required to issue this disclosure form to all members of the lease agreement.
  5. Move-in Checklist (Portland only) – The landlord must provide a move-in checklist for the tenant to complete within seven days of the start of the lease. If the tenant does not complete this list, the landlord must do so within 17 days.[4]
  6. Outstanding Notices/Pending Suits (conditional) – If the property has four or fewer residential units, the landlord must inform the tenant of any outstanding notice of default or pending foreclosure on the property.[5]
  7. Recycling (conditional) – For all multi-family units of five or more units located in an urban growth boundary, the landlord must provide instructions to the tenants on how to recycle using containers or depots located on the property.[6]
  8. Security Deposit Receipt – The landlord must provide a receipt for any security deposit the tenant pays.[7] This security deposit must also be listed in the lease agreement.[8]
  9. Security Deposit Receipt (Portland only) – The landlord must provide a receipt for a security deposit within two weeks of receiving it. The receipt must include the name and address of the bank where the funds were deposited.[9]
  10. Smoking Policy – The lease agreement must disclose the smoking policy for the premises.[10]
  11. Utility/Service Fees (conditional) – If there is any utility or service that the tenant pays for that benefits the landlord or other tenants, this must be disclosed in writing at the beginning of the lease term.[11]
  12. Addendum Regarding Written Notices – For a landlord to have the option of emailing written notices to the tenant, the tenant must agree and sign this addendum providing their consent to receive email notices.[12]

Security Deposits

Maximum Amount – There is no statewide statute setting an upper limit on how much a landlord can request for a security deposit.

Collecting Interest – Oregon state law does not require the landlord to collect or pay interest on a security deposit.

Receipt – The landlord must provide the tenant with a receipt for the security deposit.[7]

Returning – The landlord must return the security deposit, minus any withheld amounts, to the tenant within 31 days of the end of the lease term.[13]

  • Itemized List – Within 31 days of the end of tenancy, the landlord must provide the tenant with a written statement accounting for any portions of the security deposit that were withheld to cover the costs of damages or unpaid rent.[14]

When is Rent Due?

Grace Period – Oregon state law establishes a four-day grace period in which a tenant cannot be charged a late fee for not paying rent.[15] On the fifth day that rent has not been paid, the landlord may give a 10-day or 13-day notice of nonpayment.[16]

Maximum Late Fee – The landlord may charge the tenant at a rate of 5% of the monthly rent for each succeeding five-day period when rent is not paid.[17] Alternatively, the landlord may simply impose a flat rate at a “reasonable amount.”[18]

NSF Fee – The landlord can charge up to $35 for a bad check written by the tenant.[19]

Withholding Rent – If the landlord fails to repair a minor habitability defect, Oregon state law gives tenants the right to pay for the repairs on their own and deduct up to $300 from their next rent payment.[20]

Right to Enter (Landlord)

Standard Access – The landlord must give the tenant 24 hours’ notice prior to entering the property for any non-emergency reason.[21]

Immediate Access – The landlord may enter the property without giving notice to or seeking the consent of the tenant in the case of an emergency. However, the landlord must inform the tenant of their entry within 24 hours.[22]


Absence – A lease agreement may require that a tenant give notice of any anticipated extended absence in excess of seven days.[23] If the tenant fails to give this notice, the landlord may recover actual damages from the tenant.[24]

Breaking the Lease – A tenant may terminate the lease without penalty if they are enlisting for or terminating active service in the military,[25] a state militia member called into active service,[26] or a victim of domestic violence, sexual assault, or stalking.[27]

Tenant’s Utility Shutoff – If the tenant fails to pay for utilities as required by the lease, the landlord may serve a 14-day notice to pay for utilities or to quit the premises.[28] If this is a second offense, the landlord may serve a 10-day notice to quit.[29]

Unclaimed Property – The landlord must store any personal property left behind by a tenant and send written notice to their last known address. If the tenant fails to respond to the notice within five days or to recover their property within 15 days, the landlord may dispose of or sell the abandoned property.[30]


  1. ORS 90.305(1)
  2. ORS 90.317(2)
  3. ORS 90.228(2)
  4. § 30.01.087(D)(1)
  5. ORS 90.310(1)
  6. ORS 90.318(1)(c)
  7. ORS 90.300(2)(a)
  8. ORS 90.300(3)
  9. § 30.01.087(B)(1)
  10. ORS 90.220(4)
  11. ORS 90.315(2)
  12. ORS 90.155
  13. ORS 90.300(13)
  14. ORS 90.300(12)
  15. ORS 90.260(a)
  16. ORS 90.394(2)
  17. ORS 90.260(2)(c)
  18. ORS 90.260(2)(a)
  19. ORS 30.701(5)
  20. ORS 90.368(2)
  21. ORS 90.322(1)(f)
  22. ORS 90.322(1)(b)
  23. ORS 90.340
  24. ORS 90.410(1)
  25. ORS 90.475
  26. ORS 90.472
  27. ORS 90.453
  28. ORS 90.392(4)(a)(A)
  29. ORS 90.392(5)(a)
  30. ORS 90.425