Two ways to rent in Oregon
The same free builder makes both — pick the one that fits and the agreement adapts automatically.
Standard Residential Lease Agreement
A fixed-term lease with set start and end dates (usually one year) — best for a long-term tenant.
Create a fixed-term leaseMonth-to-Month Rental Agreement
A flexible tenancy that renews each month and ends with proper written notice from either party.
Create a month-to-month agreementOverview
Renting out a home in Oregon? A residential lease agreement is the contract that protects both sides — it sets the rent, the term, the deposit, and the rules the landlord and tenant agree to, and it's your proof of what was agreed if a dispute ever comes up. Oregon residential tenancies are governed by the Residential Landlord and Tenant Act in ORS Chapter 90, which spells out deposit, notice, and entry rules in detail.
Oregonlease rules & requirements
Security deposit
Oregon sets no statutory maximum on a residential security deposit — the amount is whatever the lease states (one month's rent is the common benchmark). Under ORS 90.300, the landlord must return the deposit, along with a written accounting that itemizes any deductions, within 31 days after the tenancy ends and the tenant gives up possession.
Late fees
Under ORS 90.260, a late fee may be charged only if rent is not received by the fourth day of the rental period and the lease states the fee in writing. The charge must be reasonable: either a reasonable flat fee, a daily fee capped at 6% of that flat amount, or 5% of the rent for each five-day period the rent stays unpaid.
Landlord entry & notice
Oregon requires the landlord to give the tenant at least 24 hours' actual notice before entering, and to enter only at reasonable times, under ORS 90.322. No notice is needed in a genuine emergency, but the landlord must then tell the tenant about the entry within 24 hours afterward.
Required disclosures
The landlord must disclose the owner or authorized manager and an address for notices, include the federal lead-based-paint disclosure for homes built before 1978, and give written instructions for testing smoke and carbon monoxide alarms. Landlords of more than five units in areas with multifamily recycling must also give a recycling notice.
Ending the lease
A fixed-term lease simply ends on its end date. A month-to-month tenancy can be ended by either party with at least 30 days' written notice under ORS 90.427, though once the tenant has lived there more than one year the landlord generally needs 60 days' notice (and some cities require more).
Does it need notarizing?
No. An Oregon residential lease doesn't need to be notarized or witnessed — it's binding once the landlord and tenant(s) sign. Each party should keep a signed copy.
This is general information, not legal advice. Confirm the current rules under the Oregon Residential Landlord and Tenant Act (ORS Chapter 90).
How to write a Oregon lease agreement
- 1
Choose the lease type — a fixed-term lease (set start and end dates) or a month-to-month tenancy.
- 2
Add the property details and the landlord's and tenant(s)' full legal names and addresses.
- 3
Set the monthly rent, the due date, accepted payment methods, and any late fee allowed under ORS 90.260.
- 4
Set the security deposit and when it's returned, plus any pet, parking, smoking, or utility terms.
- 5
Add the required disclosures (lead-based paint for pre-1978 homes, smoke and carbon monoxide alarm instructions) and any house rules.
- 6
The landlord and every tenant sign and date the lease — and each keeps a copy.
Ready to create your Oregon lease agreement?
Fill the form, watch it build live, and download the PDF — free, no signup.
Open the free builderWhat to include
- Landlord & tenant(s) — names and addresses
- Property, lease type & term
- Rent — amount, due date & payment methods
- Security deposit, late & NSF fees
- Pets, parking, smoking & utilities
- Disclosures & signatures
Oregon lease agreement FAQ
Does an Oregon residential lease need to be notarized?
No. A residential lease in Oregon doesn't have to be notarized or witnessed. It's legally binding once the landlord and tenant(s) sign it.
Is there a limit on the security deposit in Oregon?
No. Oregon doesn't cap residential security deposits by statute — the amount is set by the lease. One month's rent is the common benchmark.
How long does an Oregon landlord have to return the deposit?
31 days. Under ORS 90.300, the landlord must return the deposit and a written, itemized accounting of any deductions within 31 days after the tenancy ends and the tenant gives up possession. Willfully withholding it can expose the landlord to up to twice the amount wrongfully kept.
How much can a late fee be in Oregon?
It must be reasonable, and rent has to be at least past the fourth day of the period first. Under ORS 90.260 the fee can be a reasonable flat amount, a daily charge capped at 6% of that flat fee, or 5% of the rent for each five-day period it stays unpaid.
How much notice ends a month-to-month lease in Oregon?
At least 30 days' written notice from either party under ORS 90.427. If the tenant has lived there more than a year, the landlord generally needs to give 60 days' notice, and some cities require more.
Does the landlord have to give notice before entering in Oregon?
Yes. ORS 90.322 requires at least 24 hours' notice before entry, at reasonable times. The landlord may enter without notice only in a genuine emergency, and must then notify the tenant within 24 hours after the entry.
What must an Oregon lease disclose?
The owner or manager and an address for notices, the federal lead-based-paint disclosure for pre-1978 homes, and written instructions for testing smoke and carbon monoxide alarms. Larger landlords in areas with multifamily recycling must also give a recycling notice.
Is this Oregon lease agreement really free?
Yes — completely. Fill it in, preview it live, and download the PDF with no signup, no credit card, and no watermark. Unlike sites that charge a fee or push a subscription to download, there's nothing to pay here.