Oregon Residential Lease Agreement (2026)

A complete, state-specific lease for a house, apartment or condo with every disclosure your state requires.

Updated September 2026≈ 12 minReviewed against ORS 90.300 · ORS 90.260 · ORS 90.322

Free to fill & preview · $19 PDF + WordBlank PDF (free, no account)

What you'll get

Sample first page of the Residential Lease Agreement. Your answers fill in the blanks; the clauses required in Oregon are added automatically.

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What this document covers

Parties, occupants and joint liability
Premises, furnishings and parking
Fixed or month-to-month term and holdover
Rent, due date, payment methods and late fees
Security deposit cap, holding and return deadline
Who pays which utilities
Maintenance, repairs and landlord entry notice
Pets, smoking, subletting and renter's insurance
Early termination and move-out
State disclosures and federal lead-paint notice

Oregon rules that this document follows

Security deposit limit	No statutory limitSource: No statutory limit statewide (ORS 90.300); Portland caps at 1 month (PCC 30.01.087)
Deposit return deadline	31 days after move-outSource: ORS 90.300(13)
Interest on deposit	Not requiredSource: ORS 90.300 (no state requirement; Portland requires interest if held in interest-bearing account)
Late fees	Reasonable flat fee, or up to 5% of monthly rent per 5-day late period, or daily fee up to 6% of the reasonable flat fee; must be in written leaseSource: ORS 90.260
Landlord entry notice	24 hoursSource: ORS 90.322(1)(f)
Notice to end month-to-month	Landlord 30 days / Tenant 30 daysSource: ORS 90.427 (landlord: 30 days without cause during first year only; thereafter cause or qualifying reason with 90 days' notice)
Just cause to end tenancy	Required after 12 monthsSource: ORS 90.427
Rent increase rules	7% + CPI or 10%, whichever lower (2026 cap: 9.5%); no increase in first year; 90 days' written notice; buildings under 15 years old exemptSource: ORS 90.323; ORS 90.324
Required disclosures	Lead-Based Paint Disclosure (pre-1978 housing); Manager/Owner Identification; Smoke and CO Alarm Instructions; 100-Year Flood Plain Notice; Smoking Policy; Recycling Information; Utility and Service Charges; Security Deposit Receipt; Outstanding Notices and Pending Suits; Portland Condition Report / Renter Relocation NoticeSource: Oregon Residential Landlord and Tenant Act, ORS Chapter 90

Rules current as of 2026-10-27. Statutes change; verify before relying on them.

How to use this Residential Lease Agreement in Oregon

A residential lease in Oregon should identify every adult tenant, describe the premises, state the term, the rent and how it is paid, the security deposit and how it will be returned, who pays which utilities, the rules on pets, smoking and subletting, and the disclosures Oregon law requires. This generator walks you through each of those items in order, checks the deposit and late fee against Oregon's statutory caps, and drafts the clauses for you.

Before you start, gather: the legal names and mailing addresses of the landlord and all tenants, the property address and the number of units in the building, the move-in date, the rent amount and due day, the deposit amount and the bank where it will be held (some states require this), whether the building was built before 1978 (federal lead-paint rule), and the answers to your state's disclosure questions (for example whether the property is in a FEMA flood zone — check msc.fema.gov).

After you preview the document, download the PDF, have every adult tenant and the landlord sign (electronic signatures are valid), give each party a copy together with every attachment listed at the end of the lease, and complete a move-in inspection checklist with photos. Keep the signed lease for at least four years after the tenancy ends.

Frequently asked questions

How much security deposit can a landlord charge in Oregon?

Oregon has no statutory cap on security deposits (No statutory limit statewide; Portland caps at 1 month); the amount must be stated in the lease and returned per statute.

When must the deposit be returned in Oregon?

Within 31 days after the tenant moves out, with an itemized statement of deductions (ORS 90.300(13)).

Does this lease include the disclosures Oregon requires?

Yes. The Disclosures section asks you the yes/no questions each Oregon statute requires (for example flood zone, sprinklers, mold or bed bugs) and prints the actual statutory statement — in bold or larger type where the law demands it — with its citation, plus the federal lead-paint notice for pre-1978 buildings. Forms that must be separate documents are listed as attachments.

Is this lease legally binding once signed?

A written lease signed by landlord and all adult tenants is an enforceable contract in Oregon. Electronic signatures are valid under the federal ESIGN Act and the state UETA. No notarization is required for a residential lease.

Can I use this for a month-to-month rental?

Yes — choose 'Month-to-month' in the Term step. The tenant's notice period is set to Oregon's statutory minimum, and the lease states that the landlord may end the tenancy only for a cause permitted by ORS 90.427.

Other names

rental agreement
residential tenancy agreement
apartment lease
house rental contract
tenancy agreement
lease contract
rental contract

Other states

FormsByState provides self-help document templates and general information, not legal advice. We are not a law firm. For advice about your situation consult a licensed attorney in your state.