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Search Portland landlords →Oregon has some of the strongest residential tenancy protections in the country, all codified in ORS Chapter 90. Portland landlords routinely include clauses in leases that contradict these statutes — and those clauses are void even if you sign them. Here are the laws that matter most.
Every landlord in Oregon must maintain a rental in a habitable condition: weatherproof, structurally sound, functioning heating and plumbing, hot and cold running water, adequate ventilation, and no infestation. This duty cannot be waived by lease language. A clause saying "tenant accepts property as-is" does not override ORS 90.320. If your unit fails habitability, you have the right to require repairs — and in serious cases, to terminate the tenancy.
Oregon does not cap the dollar amount of a security deposit, but it imposes strict rules on how deposits are handled. Landlords must return your deposit within 31 days of move-out with a written itemization of any deductions. Deductions are only permitted for unpaid rent and damage beyond ordinary wear and tear. Any lease clause claiming a security deposit is "non-refundable" or waiving the 31-day return requirement is unenforceable under Oregon law.
Since Senate Bill 608 (2019), Oregon limits landlords' ability to terminate tenancies without cause. After a tenant has lived in a unit for 12 months or more, landlords generally cannot evict without a qualified reason (non-payment, lease violation, owner move-in, demolition). For tenants in their first year, landlords in most cities still must provide written notice — but the restrictions tighten significantly at the 12-month mark. Portland's own city code adds additional layers. Any lease clause purporting to let the landlord end the tenancy for no reason conflicts with this framework.
A landlord cannot raise your rent, reduce services, or threaten eviction in response to you exercising a legal right — such as filing a habitability complaint, organizing tenants, or contacting a government agency. This protection applies even if the landlord uses a facially neutral reason. Oregon law presumes retaliation if adverse action occurs within 90 days of a protected activity. Lease clauses waiving retaliation claims are void.
In addition to ORS Chapter 90, Portland renters have access to Title 29 of the Portland City Code, which governs housing inspections and habitability complaints filed with the Bureau of Development Services (BDS). If your landlord fails to address habitability violations, you can file a complaint with BDS. Portland also has its own Renter Services Office that provides free tenant counseling. These city-level protections stack on top of Oregon state law — they don't replace it.
Oregon law requires deposit return within 31 days with itemized deductions. A "non-refundable deposit" clause is void under ORS 90.300.
ORS 90.365 gives tenants the right to terminate for unaddressed habitability failures. Clauses requiring you to waive repair rights or accept the property "as-is" contradict state law.
Oregon requires landlords to provide written notice before lease expiration about renewal terms. Silent auto-renewal clauses that convert to year-long terms without notice are the most common trap.
ORS 90.322 requires landlords to give at least 24 hours written notice before entry except in genuine emergencies. Clauses granting entry rights at any time are unenforceable.
Clauses requiring tenants to pay landlord legal fees in any dispute — even if the tenant wins — are routinely added to Portland leases and are often unenforceable under Oregon's general contract principles.
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Search Portland landlords →No. Under ORS 90.300, Oregon landlords must return security deposits within 31 days of move-out with a written itemization of deductions. Only deductions for unpaid rent and damage beyond ordinary wear and tear are permitted. A clause labeling a security deposit "non-refundable" is void under Oregon law, though certain pre-paid last month's rent arrangements are handled separately.
Oregon Senate Bill 608 (2019) significantly restricted no-cause evictions statewide. After you've lived in a unit for 12 months or more, Portland landlords generally cannot evict you without a qualifying reason like non-payment or a lease violation. First-year protections are more limited, but landlords must still provide proper written notice. Lease clauses purporting to allow termination at will contradict this framework.
ORS 90.322 requires at least 24 hours' written notice before entry for non-emergency reasons such as inspections, repairs, or showing the unit to prospective tenants. The notice must specify the date, approximate time, and purpose of entry. Lease clauses granting broader entry rights — "at any reasonable time" without written notice — are unenforceable under Oregon law.
No. ORS 90.385 prohibits landlords from raising rent, reducing services, or threatening eviction in response to a tenant exercising legal rights — including filing a BDS habitability complaint, contacting the Portland Renter Services Office, or organizing with other tenants. Oregon law presumes retaliation if adverse action occurs within 90 days of a protected activity.
The most common illegal clauses in Portland leases include: non-refundable security deposits, waivers of habitability rights ("as-is" acceptance clauses), entry-without-notice provisions, automatic renewal without adequate notice, and one-sided attorney's fee clauses. Oregon's ORS Chapter 90 overrides any lease provision that attempts to reduce tenant rights below the statutory floor.