Landlord Atlas

What must an Oregon landlord disclose to a tenant, and what must the lease say?

Verified September 11, 2026 All Oregon topics →

An Oregon written lease must disclose the smoking policy, say if the unit is in the 100-year flood plain, describe every fee, and name the landlord or manager in writing at or before the tenancy starts, and the tenant is entitled to a copy of the agreement with no deadline attached.

Cited to ORS § 90.100 (24), (42), (52) and 41 more cited sources · Verified September 11, 2026

Oregon requires no move-in condition report, no general statement of tenant rights and no hazard disclosure at all: the act removes mold, radon, asbestos and lead from a landlord's obligations rather than requiring them to be disclosed, and renting a property determined unfit after drug manufacture is barred outright rather than disclosed. Four lease clauses are void, waiver of rights under the act, confession of judgment, exculpation for willful misconduct or negligence, and liquidated damages, and a landlord who deliberately uses one and tries to enforce it owes up to three months' rent on top of damages. Fees go to the prevailing party whatever the lease says, and a landlord who requires a tenant portal for everything, or refuses a check, is now in breach.

Oregon lease disclosures at a glance

Which law governs Chapter 90 of the Oregon Revised Statutes, the Residential Landlord and Tenant Act, carries almost every duty on this page: the copy of the agreement and the smoking-policy content in section 90.220, the renter's-insurance advice in section 90.222, the identity disclosure in section 90.305, the foreclosure and legal-proceedings disclosure in section 90.310, the flood-plain notice in section 90.228, the fee rules in section 90.302, the utility and billing rules in section 90.315, the prohibited-clause roster in section 90.245 and the attorney-fee rule in section 90.255. Three duties sit outside the act and are pulled in by cross-reference: the smoking-policy content standard in section 479.305, the affordability-restriction notice form prescribed by Oregon Housing and Community Services under section 90.308 and rule 813-115-0035, and the statute of frauds in section 41.580 with the conveyancing rule in section 93.020. The act reaches written and oral agreements alike, so a duty framed as lease content binds only where there is a written agreement. Oregon has no agency that administers chapter 90.
Who is covered Statewide, with no local opt-in, but four duties carry their own thresholds. The foreclosure and legal-proceedings disclosure applies only in premises containing no more than four dwelling units. The affordability-restriction notice reaches only a unit subject to an affordability restriction as defined in section 456.766, which is a multifamily rental housing development of five or more units receiving the listed government assistance, and excludes tax-abatement-only, inclusionary, voucher and rural-voucher developments. The smoking-policy content does not apply to space in a manufactured-dwelling facility or marina. The renter's-insurance description binds only a landlord who requires the tenant to carry that insurance. The drinking-water duty that arrives in 2027 reaches only a unit served by an exempt well inside a ground water quality management area. The flood-plain notice and the identity disclosure carry no threshold at all.
Written lease, copy and signature rules

No statute requires a residential lease to be in writing beyond the statute of frauds, so an oral tenancy is lawful. The landlord must give the tenant a copy of the lease; the statute sets no day count.

No Oregon statute requires a residential rental agreement to be written. The act's definition of a rental agreement covers agreements written or oral, and an oral tenancy is lawful; only a lease for longer than one year must be written to be enforceable. Where there is a written agreement, the landlord must give the tenant a copy of it and of all amendments and additions, and the section states no deadline and no delivery method, so the duty is real but untimed. The landlord must also keep a copy at the resident manager's office or at the address given for notices, must make it available for inspection within a reasonable time on the tenant's request, and must supply a further copy for a charge no greater than the lesser of twenty-five cents a page or actual copying costs. The terms of a fixed-term tenancy, including the rent, may not be changed by one party alone. Oregon prescribes no plain-language regime, no type size and no translation duty for leases.

Statute of frauds: An agreement for the leasing of real property for a longer period than one year is void unless it, or a note or memorandum of it expressing the consideration, is in writing and signed by the party to be charged (section 41.580, subsection 1, paragraph e). The conveyancing rule agrees: no interest in real property other than a lease for a term not exceeding one year can be created or transferred except by a signed writing (section 93.020, subsection 1).

Electronic leases and signatures: Oregon's electronic-transactions act, sections 84.001 to 84.061, makes an electronic record satisfy a writing requirement and an electronic signature satisfy a signature requirement, so a residential lease and the disclosures on this page may be signed electronically. Section 84.070, subsection 10, paragraph b withholds that authority from delivery of a notice of default, acceleration, repossession, foreclosure or eviction, or of the right to cure, under a rental agreement for an individual's primary residence. Inside the act itself, electronic mail may be used for written notices only under an addendum that meets the five conditions of section 90.155, subsection 1, paragraph d, and a utility bill may be sent electronically only if the written agreement says so. Since June 5, 2026, if an applicant or tenant asks in writing for an alternative, a landlord may not require a tenant portal as the sole means to verify identification, to review and sign addenda or other legal agreements, or to submit documents relating to the tenancy; a person the landlord fails may recover damages sustained or one hundred dollars, whichever is greater.
Owner and agent identity

Yes — a statute requires the landlord to disclose the owner's or managing agent's identity to the tenant, in the lease or in a separate writing.

The landlord must disclose to the tenant in writing, at or before the tenancy begins, the name and address of the person authorized to manage the premises and the name and address of an owner of the premises or a person authorized to act for the owner for service of process and for receiving notices and demands (section 90.305, subsections 1 and 2). The statute says only that the disclosure be in writing, so a lease clause or a separate writing both satisfy it; there is no posting alternative and no telephone number is required. The information must be kept current, and the duty extends to and is enforceable against any successor landlord, owner or manager. The consequence of a failure is not money: a person authorized to manage the premises or to enter into a rental agreement who does not comply becomes an agent of each person who is a landlord for service of process and for receiving and receipting for notices and demands. No threshold applies. Oregon has no statewide landlord or rental registration for ordinary residential rentals; the annual registration in section 90.732 binds the owner of a manufactured-dwelling facility or marina, and city rental registration, such as Portland's, is municipal.
Required statements and lease text

No general statement or document is prescribed, but the statutes or rules fix some of what the lease must say, listed here.

Oregon prescribes no general tenant-rights document and no general lease text: the notices its statute requires in a lease (the smoking policy, the flood-plain statement, any renter's-insurance requirement, the fee schedule) are each subject-specific and are carried in their own rows, the electronic-notice addendum applies only where the parties elect e-mail notice, and the one agency document, the expiring-rent-restrictions notice, binds only owners of publicly supported housing. Oregon hands renters no general statement of their rights: nothing in the act requires a landlord to give, attach or point to a summary of the landlord-tenant law, a handbook or a code extract. One state-prescribed document exists and it is narrow, reaching only publicly supported housing of five or more units whose affordability restriction can expire; the housing agency publishes the form in seven languages and the landlord must give it before charging a screening charge and before signing. Oregon's only statutory form of words is the warning inside an electronic-mail notice addendum, which the parties sign only if they want notices served that way and only after the tenant has moved in. What the general residential lease must carry is content rather than wording: the smoking policy, the flood-plain location where it applies, a description of the renter's-insurance requirements where insurance is required, and every fee. Portland imposes further lease content by city ordinance.

Listed, but not a general duty counted above:

Prospective/New Tenant Notice of Expiring Rent Restrictions — Publicly Supported Housing Program (PuSH) (Letter Sample) — a state-prescribed document to be handed over or attached; issued by the Oregon Housing and Community Services. Where a dwelling unit is subject to an affordability restriction, the landlord must give an applicant or prospective tenant, before charging an applicant screening charge and before entering into a rental agreement, a written notice stating the earliest date the affordability restriction could be terminated, on the form Oregon Housing and Community Services prescribes (section 90.308). Where the thirty-month expiring-restriction notice applies, that notice is given instead. The housing agency's rule requires the notice to be on its form, to state the earliest possible termination date plainly, to be given before a screening charge is assessed or an agreement executed, and to be posted on site in a common area as well as delivered; the agency publishes the current version on its own site. Neither the section nor the rule states a penalty for a failure. The notice is owed only by owners of publicly supported housing whose rent restrictions are expiring, so it is listed here and not counted. Revision: The form is published as a web page rather than a document, its face carries no revision date, and the page's file date is the time of the request, so no revision date can be obtained. The version marker carried instead is the adopting rule's own history line: OHCS 9-2026, amended filed May 7, 2026, effective May 8, 2026. The agency's landing page, opened September 11, 2026, is the page checked weekly. Given before signing, handed over or posted. Languages: English, Spanish, Korean, German, Chinese, Russian, Vietnamese. Threshold: Only a dwelling unit subject to an affordability restriction as defined in section 456.766: a multifamily rental housing development of five or more units receiving the listed government assistance, excluding developments whose only assistance is a tax abatement, an inclusionary-housing program, a housing choice voucher, a project-based voucher or a rural-development voucher. Agency page. (ORS § 90.308; OAR 813-115-0035(3)–(5))

Electronic-mail notice addendum warning — words or content the lease itself must carry. A landlord and tenant may serve written notices on each other by electronic mail only under a written addendum to the rental agreement that names both electronic mail addresses, lets either party end the arrangement or change the address on three days' written notice, and carries a warning in substantially the form the statute sets out: that by signing the addendum the tenant agrees to receive written notices by electronic mail, that these may include important legal notices such as rent-increase and termination notices, that failing to read or respond could cost the tenant the housing or leave the tenant unaware of a rent change, that signing is voluntary, and that the tenant should agree only if the tenant checks electronic mail regularly. The addendum may be executed only after the tenancy begins and the tenant has occupied the premises, so it cannot be folded into the lease at signing, and the text is required only where the parties choose electronic service, so it is listed here and not counted. The section states no penalty; a notice sent by electronic mail without a compliant addendum is simply not served. Attached to the lease. The statute fixes the words. Typography: The statute prints the heading in capital letters across three lines; no type size is prescribed. (ORS § 90.155(1)(d)(E))

Lease contents the statutes or rules address, each in the circumstance it names:

• The smoking policy for the premises, stating whether smoking is prohibited on the premises, allowed on the entire premises or allowed in limited areas, and identifying those areas where smoking is allowed in limited areas (section 90.220, subsection 4, and section 479.305; space in a manufactured-dwelling facility or marina is exempt).

• Notice that the dwelling unit is located within the 100-year flood plain, where it is (section 90.228, subsection 2).

• A description of the reciprocal renter's-insurance requirements, where the landlord requires the tenant to obtain and maintain renter's liability insurance (section 90.222, subsection 5).

• Every fee the landlord may charge, because a fee must be described in a written rental agreement (section 90.302, subsection 1).

• Where a utility or service charge is passed through, the agreement must provide for it, must state a common-area charge separately and distinctly from a charge for the tenant's own unit, and must describe any markup on cable, satellite, other video subscription or internet service separately and distinctly (section 90.315, subsection 4).

• Any security deposit paid by the tenant or required by the landlord must be listed in a written rental agreement (section 90.300, subsection 3; the deposit rules are on the security-deposits page).
Move-in condition report

No.

No Oregon statute requires a move-in condition report, inventory, checklist or walk-through, and none requires the landlord to tell the tenant of a right to inspect or to see a prior tenant's damage list. The act says nothing about the condition of the unit at the start of the tenancy beyond the habitability duties themselves, and no administrative rule supplies one, because no agency administers the act. Portland requires a landlord's condition report by city ordinance, which is the likely source of the widespread belief that Oregon has a statewide checklist.

Deposit notice at signing: The landlord must give the tenant a receipt for any security deposit the tenant pays, and a written rental agreement must list a security deposit paid by the tenant or required by the landlord (section 90.300, subsections 2 and 3). The amount, the return deadline and the accounting rules are on the security-deposits page.
Hazard disclosures

No in-force state hazard disclosure duty applies at signing beyond the federal lead-paint rule. Also on the books: methamphetamine — the state bars renting the affected property instead of requiring disclosure; and drinking water from an exempt well — enacted but not yet in force; no state duty exists for lead, mold, bed bugs, radon, or asbestos.

Every state duty and every stated absence, hazard by hazard:

Lead (state add-on to the federal rule) — no state duty. Oregon adds nothing to the federal lead-paint disclosure for landlords: no state form, pamphlet, certificate, registration or renewal re-disclosure. The state's lead provisions authorize the health authority to regulate lead-based paint work and fund a healthy-homes grant program, and the state's lead rules bind accredited trainers, certified firms and renovators rather than a landlord at signing.

Mold — no state duty. No Oregon statute or rule requires a landlord to disclose mold. Mold appears in the act once, and only to exclude it: a minor habitability defect, which the act defines as one repairable for no more than three hundred dollars, does not mean the presence of mold, radon, asbestos or lead-based paint (section 90.368, subsection 1, paragraph b). Mold in a rented home is a repair question under the habitability duties, not a signing disclosure.

Bed bugs — no state duty. Oregon law says nothing about bed bugs. The term appears nowhere in the landlord-tenant act, nowhere in the public-health, hazardous-substance, building-code, air-quality, water-quality, drinking-water, fire-safety or occupational-safety chapters, and in no health-authority rule. There is no history disclosure, no inspection-date disclosure and no treatment notice.

Radon — no state duty. Oregon requires no radon disclosure to a tenant, and the act twice removes radon from a landlord's obligations: it is not an imminent and serious threat to the tenant's health, safety or property, and it is not a minor habitability defect. The state's radon provisions elsewhere are a building-code standard for mitigating radon in new residential buildings in seven named counties and any county the boards add, and a duty on the Real Estate Agency to publish radon information for potential buyers of one- and two-family dwellings.

Methamphetamine — the state bars renting the affected property instead of requiring disclosure (a statute and an administrative rule). Oregon does not make a landlord disclose a former drug-manufacturing site; it bars the rental outright. Unless the property has been determined fit for use, no person may transfer, sell, use or rent property knowing or having reasonable grounds to believe it was used as an illegal drug manufacturing site, and a contract made in breach of that bar can be undone by the renter. The one written-disclosure route in the statute and in the health authority's rule runs to a buyer or transferee on a sale, attached to the earnest money receipt, and the sentence the rule prescribes for it says in ten-point bold type that the property cannot be rented, leased, entered or used for any reason until a certificate of fitness issues. Separately, where an agency has declared premises unfit because of methamphetamine manufacture, the act lets a landlord give the tenant a written notice saying so and move to the abandoned-property process; that notice comes during or after a tenancy, not at signing. Knowledge standard: Knowing or having reasonable grounds to believe the property was used as an illegal drug manufacturing site. If the property is rented in breach of the bar: A contract, oral or written, for the transfer, sale, use or rent of property in breach of the ban is voidable between the parties at the instance of the purchaser, transferee, user or renter (section 453.867, subsection 2). The section carries no damages figure.

Asbestos — no state duty. No Oregon statute or rule requires an asbestos disclosure to a tenant, and the act excludes asbestos both from an imminent and serious threat and from a minor habitability defect. The state's asbestos provisions sit in the air-quality chapter and bind abatement contractors and licensed workers through survey, notification, licensing and disposal duties; the words landlord and tenant do not appear among them.

Drinking water from an exempt well (duty arrives January 1, 2027) — enacted but not yet in force, before signing, within a stated period, annually, and when the event the section names occurs, in writing (a statute). From January 1, 2027 a landlord whose unit draws drinking water from an exempt well inside a ground water quality management area must test that water for arsenic, coliform bacteria, lead and nitrates, and must give the tenant a written notice before entering into the rental agreement saying that the unit has an exempt well inside such an area, giving the dates and results of the most recent test for each contaminant or stating that a contaminant has not yet been tested for, and giving the latest date by which the next test must be done. Testing is annual for each contaminant, with an arsenic test within thirty days of installing the well and a four-year gap allowed after a clean result in three defined situations; results go to the tenant within thirty days of the landlord receiving them, and a failed test brings the results plus the health authority's handout as soon as practicable, then retesting on the authority's schedule. Every unit covered on the operative date must be tested for all contaminants before June 1, 2027. The section states no penalty, and the health authority has not yet adopted the results form or the handout it is told to prescribe. Threshold: Only a dwelling unit whose drinking water comes from an exempt well and that sits within a ground water quality management area. A unit that is part of premises served by a regulated public water system is excluded. Where the change will be published. Takes effect January 1, 2027.
Flood disclosure

Yes — a statute requires the landlord to disclose whether the property lies in a mapped flood zone to a prospective or current tenant, in the lease itself.

If a dwelling unit is located in a 100-year flood plain, the landlord must give notice in the rental agreement itself that the unit is within the flood plain. The test is purely a map test: the 100-year flood plain is the level flood waters may be expected to equal or exceed once each hundred years as determined by the National Flood Insurance Program, so nothing turns on what the landlord knows or on whether the unit has ever flooded. Because the notice is a term of the agreement, there is no separate rider, no prescribed wording, no type size and no signature, and a handout given at move-in does not satisfy it. No threshold applies, so the duty reaches manufactured-dwelling facility space as well. The remedy depends on a loss: the tenant recovers only after an uninsured flood loss, and then only the lesser of actual damages or two months' rent. Oregon's seller's-property-disclosure regime adds nothing, because it says in terms that it does not apply to a leasehold in real property.

If the duty is not met: If the landlord fails to give the notice and the tenant suffers an uninsured loss due to flooding, the tenant may recover from the landlord the lesser of the actual damages for the uninsured loss or two months' rent (section 90.228, subsection 3). Nothing is owed for the bare omission.
Disclosures about the property's situation One, and it is about the landlord's own title. In premises containing no more than four dwelling units, the landlord must disclose to the tenant in writing, before the rental agreement is executed, any outstanding notice of default under a trust deed, mortgage or contract of sale or notice of trustee's sale, any pending suit to foreclose a mortgage, trust deed or vendor's lien under a contract of sale, any pending declaration of forfeiture or suit for specific performance of a contract of sale, and any pending proceeding to foreclose a tax lien (section 90.310, subsection 1). If the tenant moves as a result of a circumstance the landlord failed to disclose, the tenant may recover twice the actual damages or twice the monthly rent, whichever is greater, plus all prepaid rent; premises managed by a court-appointed receiver are outside the section, and a manager who complied with the identity section and had no knowledge of the circumstance is not liable. Oregon requires nothing else in this family: no sex-offender notice, no death-in-the-unit disclosure, no demolition or conversion notice at signing, and no military ordnance, noise-zone or airport disclosure.
What need not be disclosed

Yes — the statute forbids disclosing the facts the rule names.

Since June 5, 2026 an Oregon landlord may not disclose the confidential information of a tenant, former tenant, applicant or household member: date of birth; Social Security number, taxpayer identification number or other government-issued identification; telephone number; electronic mail address; banking information, tax returns, wage statements or sources of income or financial assistance; an employer's name or address or employer-issued identification; immigration or citizenship status or membership in a protected class; records relating to the assertion of rights as a survivor of domestic violence, sexual assault, stalking or bias crime, or under the federal Violence Against Women Act; and medical records or records related to disability. Seven exceptions allow disclosure: with the separate written consent of the individual; under a court order, judicial warrant or subpoena, but not an administrative warrant or subpoena; to grantors, to those reviewing compliance and to third-party preparers, so that affordable-housing requirements are met; to run background or credit checks when screening an applicant; to share a telephone number or electronic mail address for repairs, maintenance, utilities or services; to answer a reference request from a potential landlord; and for the landlord's own insurance claim, collection matter or court or administrative action. A knowing breach lets the individual recover twice the monthly rent of the tenancy or prospective tenancy. Because the only consent route is a separate written consent, a consent clause buried in the body of a lease does not work. Separately, a landlord may not inquire into the immigration or citizenship status of an applicant, tenant or household member, must accept any of seven identity documents or a combination of them, and may not discriminate on actual or perceived status. Oregon has no statute saying that a death, a suicide or a stigma need not be disclosed.
Utility, fee and payment disclosures This is the densest part of Oregon's law. Shared utilities: the landlord must disclose to the tenant in writing, at or before the tenancy begins, any utility or service the tenant pays directly to a provider that benefits the landlord or other tenants directly, which the statute defines as service delivered to any area other than the tenant's own unit; a knowing failure lets the tenant recover twice the actual damages or one month's rent, whichever is greater (section 90.315, subsections 2 and 3). Billing terms are lease content: a utility or service charge may be passed on only if the written agreement provides for it, a common-area charge must be stated separately and distinctly from a charge for the tenant's unit, the landlord must bill in writing within thirty days of receiving the provider's bill and state rent and the utility charge separately, must explain in the agreement or the bill how the provider assesses the charge and how it is allocated among tenants, and must attach the provider's bill or state the tenant's right to inspect and copy it. A markup of up to ten percent is allowed only for cable, satellite, other video subscription or internet service, and only if the agreement describes the extra amount separately and distinctly and every bill lists it separately. Sixty days' written notice is required before adding to a month-to-month agreement a public service charge adopted by a provider or a local government within the previous six months. A failure on any of these lets the tenant recover one month's periodic rent or twice the amount wrongfully charged, whichever is greater. Fees: a landlord may not charge a fee at the beginning of the tenancy for an anticipated expense, may charge only the fees the section lists, and every fee must be described in the written rental agreement; a noncompliance fee requires written rules describing the conduct and the fee, a written warning naming the specific conduct and the amount of the fee for a repeat within one year, given within thirty days of the conduct, and a written notice describing the conduct when the fee is assessed, with caps of fifty dollars for a second noncompliance and fifty dollars plus five percent of the current rent for a third or later one, and two-hundred-and-fifty-dollar limits for smoking in a designated non-smoking area and for an unauthorized dangerous pet. Liquidated damages in any form are barred except the fixed-term abandonment fee, which may not exceed one and a half times the monthly rent. Charging a fee in breach of the section costs twice the tenant's actual damages or three hundred dollars, whichever is greater. Payment: since June 5, 2026, and for agreements entered into before or after that date, a landlord must allow payment by check or other commercially reasonable methods, may not require payment by debit card, credit card, electronic check, tenant portal or any other electronic form, and may not charge a late fee or terminate for nonpayment after refusing a payment the tenant offered that way; a processing fee may be passed through for a card, portal or other electronic payment only if the processor allows it, the landlord allows non-electronic payment, and records of the fees charged to the landlord and passed on are made available to the tenant on written request within a reasonable time. A tenant who requests a writing evidencing a payment is entitled to it as a condition of making the payment, and the writing must show the amount, the date and information identifying the landlord or the property. Insurance: before entering a new tenancy a landlord who requires renter's liability insurance must advise the applicant in writing of the requirement and its amount and give a reasonable written summary of the exceptions for households at or below half the area median income and for publicly subsidized units, and the agreement must describe the landlord's own reciprocal insurance obligation; a knowing breach costs actual damages or two hundred and fifty dollars, whichever is greater. Smoking: every agreement outside manufactured-dwelling facility space must disclose the smoking policy and say whether smoking is prohibited, allowed on the entire premises or allowed in limited areas, identifying those areas. Oregon has no rent-concession disclosure, no rent-reporting disclosure and no advertising-price statute. Late fees are on the late-fee page, applicant screening charges on the application and screening-fee page, deposits on the security-deposits page and rent-increase notices on the rent-increase page.
Lease clauses that are void or prohibited

Yes — the statute lists the lease provisions that are void or prohibited.

Oregon's roster is short and sits in one section. A rental agreement may not provide that the tenant waives rights or remedies under the act, authorizes a confession of judgment, agrees to exculpation or indemnity for the other party's willful misconduct or negligence, or agrees to pay liquidated damages. Because the roster is framed as what an agreement may not provide that the tenant does, it reaches clauses that burden the tenant, though the exculpation item is drafted to catch a clause protecting either side. The liquidated-damages ban is the distinctive item and it is doubled in the fee section, which bars liquidated damages however designated apart from the fixed-term abandonment fee. Two provisions sit beside the roster: no instrument may let a landlord take rent free of the habitability duty, and the court may refuse to enforce an agreement, a provision or even a settlement it finds was unconscionable when made. A voluntary informal-dispute-resolution clause is expressly permitted.

The sanction needs deliberate use and an attempt to enforce the clause.

Sanction as the statute states it: A prohibited provision included in a rental agreement is unenforceable. If a landlord deliberately uses a rental agreement containing provisions known by the landlord to be prohibited and attempts to enforce them, the tenant may recover, on top of actual damages, an amount up to three months' periodic rent (section 90.245, subsection 2). Both conditions must be met: deliberate use of a known-prohibited clause and an attempt to enforce it. There is no cure window.

The listed provisions:

• A provision that the tenant agrees to waive or forgo rights or remedies under the residential landlord-tenant act (section 90.245, subsection 1, paragraph a).

• A provision authorizing any person to confess judgment on a claim arising out of the rental agreement (section 90.245, subsection 1, paragraph b).

• A provision agreeing to the exculpation or limitation of any liability arising from the other party's willful misconduct or negligence, or to indemnify the other party for that liability or the costs connected with it (section 90.245, subsection 1, paragraph c).

• A provision agreeing to pay liquidated damages, except the fixed-term abandonment fee the fee section allows, which may not exceed one and a half times the monthly rent (section 90.245, subsection 1, paragraph d).

• A rental agreement, assignment, conveyance, trust deed or security instrument may not permit the receipt of rent free of the obligation to keep the premises habitable (section 90.250).

Expressly permitted: The act expressly allows one clause it would otherwise void: notwithstanding the prohibited-provisions section, the parties may include a provision for informal dispute resolution (section 90.220, subsection 5). Informal dispute resolution is defined as voluntary consultation or voluntary mediation and does not include mandatory mediation or arbitration, so a mandatory-arbitration clause cannot travel under that name.
Attorney-fee clauses

Attorney fees go to the prevailing party by statute, whatever the lease says.

In any action on a rental agreement or arising under the residential landlord-tenant act, reasonable attorney fees at trial and on appeal may be awarded to the prevailing party together with costs and necessary disbursements, notwithstanding any agreement to the contrary; the prevailing party is the party in whose favor final judgment is rendered (section 90.255). Oregon does not convert a one-way landlord fee clause into a reciprocal one, as some states do. It displaces the clause: a lease term putting fees on one side only is neither enforced nor mirrored, and the statutory prevailing-party rule applies instead, across the whole act rather than a named list of actions. The verb is that fees may be awarded, so the award itself is discretionary even though the override of the clause is absolute. A fee awarded under that section is not a fee that must be described in the lease.
When, how, and what happens on a failure Oregon uses several timing pegs and they are not interchangeable. At or before the tenancy begins: the owner and agent identity, and the shared-utility disclosure. Before the rental agreement is executed: the foreclosure and legal-proceedings disclosure, and the drinking-water notice when it arrives in 2027. Before entering a new tenancy, or before charging an applicant screening charge and before entering into the agreement: the renter's-insurance advice and the affordability-restriction notice. Lease content carries the rest, the flood-plain notice, the smoking policy, the fee descriptions, the insurance description and the billing terms. One instrument may be signed only after the tenant has moved in, the electronic-mail notice addendum. Method: notice may be given by personal delivery, first class mail, mail with an attached copy where the agreement provides for it both ways, or electronic mail under a compliant addendum; mailing adds three days to any period and the notice must say so; a section with its own delivery rule displaces the general one. No disclosure in this topic needs a signed acknowledgment. Recurrence is thin: the identity information must be kept current and binds a successor, and nothing else repeats annually or at renewal until the drinking-water duty starts. Remedies are priced duty by duty rather than by a single rule. The identity duty carries no money at all; the non-complier simply becomes the landlord's agent for service and notices. The legal-proceedings disclosure pays twice actual damages or twice the monthly rent plus prepaid rent, but only if the tenant moves because of it. The flood notice pays only after an uninsured flood loss, and then the lesser of actual damages or two months' rent. The shared-utility disclosure pays twice actual damages or one month's rent on a knowing failure; the billing terms pay one month's rent or twice the amount wrongfully charged; a wrongful fee pays twice actual damages or three hundred dollars; the insurance advice pays actual damages or two hundred and fifty dollars on a knowing breach; disclosing a tenant's confidential information pays twice the monthly rent on a knowing breach; and a tenant-portal failure pays damages or one hundred dollars. Three duties state no penalty: the affordability-restriction notice, the smoking-policy disclosure and the drinking-water notice. Attorney fees ride on top for the prevailing party. There is no agency enforcement, because no agency administers the act, and every claim must be brought within one year of the violation, with no discovery rule to extend it.
Can cities add their own rules The residential landlord-tenant act neither preempts nor authorizes local lease-disclosure or lease-content ordinances: it carries no preemption clause, no statewide-concern declaration on the subject, and no authorization, and every reference to an ordinance in the act is either a definition, a savings clause for a landlord acting in good faith, or a manufactured-dwelling provision. Oregon's one preemption in this neighborhood is confined to rent: the imposition of rent control is declared a matter of statewide concern, a city or county may not enact an ordinance or resolution controlling the rent charged for a dwelling unit, and a local government may not enforce anything inconsistent with that, subject to exceptions for subsidized-property contracts, condominium-conversion notification periods and temporary controls after a disaster (section 91.225; the rent rules are on the rent-increase page). A second preemption reaches local ordinances on manufactured-dwelling park closures (section 90.660). So Oregon cities may and do add their own lease-content and disclosure duties. Portland requires the rental agreement itself to name the financial institution holding the security deposit and to say whether the account bears interest, and its code also requires a landlord's condition report, a description of tenant rights and relocation assistance with every termination, rent increase and relocation payment, and a rent-payment history on the city housing bureau's form; those city requirements are not carried on this page.
How state law refers to the federal rules State law adds nothing to, and refers to nothing in, the federal rules, which are listed further down this page
Changes already signed into law

Or. Laws 2026, ch. 60 (HB 4120), relating to smoking policies in residential tenancies, signed March 31, 2026, with effect from January 1, 2027: The smoking-policy section gains a definition of smoking, inhaling or possessing a lit tobacco product as the public-health chapter defines that term, and its present two subsections are renumbered. The content a lease must disclose does not change. The same act gives a landlord a new route to change a smoking policy during a tenancy without the tenant's consent, on six conditions: the amendment prohibits smoking within the dwelling units or interior common areas, the unit is in a planned development or shares a wall with another unit, it is not an accessible unit, the change does not reach a fixed-term tenancy until the term ends, the landlord provides and posts at least one designated smoking area on the premises, and the landlord gives at least one hundred and eighty days' written notice. Text: Or. Laws 2026, ch. 60 (HB 4120).

Or. Laws 2026, ch. 79 (SB 1521), section 7, signed March 31, 2026, with effect from January 1, 2027: The section amends the definition of an affordability restriction, which is the definition that decides which units carry the affordability-restriction notice on this page. The amendment replaces one cross-reference in the exclusion list with a reference to sections of the 2026 act, so the set of developments outside the notice duty shifts; the notice duty itself and its form are unchanged. Text: Or. Laws 2026, ch. 79 (SB 1521).
Leading court decisions

Hathaway v. B & J Property Investments, Inc., 374 Or 212 (2025) (Oregon Supreme Court; residential setting; bears on the topic as a whole): The one-year limitation period for a claim arising under a rental agreement or the residential landlord-tenant act carries no discovery rule: it commences running when the rental agreement is allegedly breached or when an alleged violation of the act has occurred, not when the tenant learns of it. The holding fixes the outer limit of every remedy on this page, which matters most for a duty a tenant would not notice at signing.

Shepard Investment Group LLC v. Ormandy, 371 Or 285, 533 P3d 774 (2023) (Oregon Supreme Court; residential setting; bears on utility, fee and payment disclosures): Where a landlord breaches the utility-billing requirements month after month, damages are calculated by aggregating the value of the utilities wrongfully billed, doubling that figure, and comparing the result against one month's periodic rent, so the award is capped at a single month's rent however many months the failure repeated. The trial court erred in awarding twelve months of periodic rent.

Cite this page: "Landlord Atlas, Oregon Lease Disclosure Laws & Required Lease Terms (verified September 11, 2026), landlordatlas.com/laws/lease-disclosures/oregon/" — free to cite and quote with a link (how these records are verified). Everything above is cited in the citations section below.

Oregon hazard disclosures at a glance

No row below is an in-force state duty to disclose, hand over, attach or post a hazard notice; the federal lead-paint rule still applies to housing built before 1978. Each row's full text, trigger, threshold and remedy are in the table above.

Hazard Status When Form Prescribed document
Lead (state add-on to the federal rule) None — — —
Mold None — — —
Bed bugs None — — —
Radon None — — —
Methamphetamine Bar on renting, not a disclosure — — —
Asbestos None — — —
Drinking water from an exempt well (duty arrives January 1, 2027) Enacted, not yet in force From January 1, 2027; then before signing, within a stated period, annually, and when the event the section names occurs In writing —

Documents named in the required-statements row: Prospective/New Tenant Notice of Expiring Rent Restrictions — Publicly Supported Housing Program (PuSH) (Letter Sample) (Oregon Housing and Community Services) — listed, not counted.

Where the published code text differs from the enacted law

On this page, the published edition runs behind the last session.

The official code pages for the landlord-tenant chapter still print the 2025 edition and carry a banner saying sections in the chapter were amended or added during the 2026 regular session. Three 2026 chapters have been in force since June 5, 2026 and are not yet in the codified text: the tenant-portal and payment-method act (chapter 23), which also rewrote the processing-fee pass-through and the definitions; the act barring disclosure of a tenant's confidential information (chapter 61); and the natural-disaster tenancy act (chapter 108). A fourth, chapter 60 on smoking policies, is signed but takes effect January 1, 2027 and is listed among the signed changes. Every 2026 value on this page comes from the enacted chapters themselves rather than the code page, and the codified text will catch up when the 2027 edition is published.

Federal rules that apply in every state

The federal layer for the lease-disclosures topic, carried once for the whole site. Every row names who it binds: most federal lease attachments bind only a landlord who takes a voucher or holds HUD-assisted or HUD-insured property, and the one rule that binds every landlord (the lead-paint disclosure rule) is a floor that state law may add to. No state record restates these rows; a state record says only where its own law references or extends them. Each row below says who it binds before it says what it requires. The full text of each row, with its citations, is on the 50-state page.

Notes and caveats

Common questions: Oregon lease disclosures

Each answer is the verified value from the table above, restated as a direct answer. Free to quote with a link to this page.

Does Oregon require a landlord to give the tenant a written statement of tenant rights?
No general statement or document is prescribed, but the statutes or rules fix some of what the lease must say, listed here. Oregon prescribes no general tenant-rights document and no general lease text: the notices its statute requires in a lease (the smoking policy, the flood-plain statement, any renter's-insurance requirement, the fee schedule) are each subject-specific and are carried in their own rows, the electronic-notice addendum applies only where the parties elect e-mail notice, and the one agency document, the expiring-rent-restrictions notice, binds only owners of publicly supported housing.
Does an Oregon landlord have to disclose the owner's name and address?
Yes — a statute requires the landlord to disclose the owner's or managing agent's identity to the tenant, in the lease or in a separate writing. The landlord must disclose to the tenant in writing, at or before the tenancy begins, the name and address of the person authorized to manage the premises and the name and address of an owner of the premises or a person authorized to act for the owner for service of process and for receiving notices and demands (section 90.305, subsections 1 and 2).
Is a move-in inspection checklist required in Oregon?
No. No Oregon statute requires a move-in condition report, inventory, checklist or walk-through, and none requires the landlord to tell the tenant of a right to inspect or to see a prior tenant's damage list. The act says nothing about the condition of the unit at the start of the tenancy beyond the habitability duties themselves, and no administrative rule supplies one, because no agency administers the act.
What hazards must an Oregon landlord disclose to a tenant?
No in-force state hazard disclosure duty applies at signing beyond the federal lead-paint rule. Also on the books: methamphetamine — the state bars renting the affected property instead of requiring disclosure; and drinking water from an exempt well — enacted but not yet in force; no state duty exists for lead, mold, bed bugs, radon, or asbestos.
Does Oregon require flood disclosure to renters?
Yes — a statute requires the landlord to disclose whether the property lies in a mapped flood zone to a prospective or current tenant, in the lease itself. If a dwelling unit is located in a 100-year flood plain, the landlord must give notice in the rental agreement itself that the unit is within the flood plain.
Does Oregon void or prohibit specific lease clauses?
Yes — the statute lists the lease provisions that are void or prohibited. Oregon's roster is short and sits in one section.

Citations

How this record was verified: Direct reading of the Oregon Revised Statutes on the Legislative Assembly's own host. ORS chapter 90 (the Residential Landlord and Tenant Act) was read in full, including the definitions section 90.100, the rental-agreement sections 90.220 and 90.222, the notice sections 90.150 and 90.155, the identity section 90.305, the legal-proceedings disclosure 90.310, the flood-plain section 90.228, the prohibited-provisions section 90.245, the anti-waiver section 90.250, the unconscionability section 90.135, the attorney-fee section 90.255, the fee section 90.302, the utility section 90.315, the affordability-restriction section 90.308 and the drinking-water section 90.321 with its operative-date note; chapters 12, 41, 84, 91, 93, 105, 431A, 433, 446, 448, 453, 455, 456, 468A, 468B, 479, 654 and 696 were pulled whole and term-searched; the seller's-property-disclosure sections 105.462 to 105.490 were read for their leasehold exclusion. The codified pages carry the 2025 edition banner, so every 2026 value was read from the enrolled Oregon Laws chapter files on the same host (2026 chapters 23, 60, 61, 79 and 108, and 2025 chapters 141, 226 and 574), and currency was established by the gap-checked 2026 amended-and-repealed act roll together with the 2025 special-session roll. The Oregon Administrative Rules were read on the Secretary of State's own rules database: chapter 813 (82 divisions enumerated) and chapter 333 (127 divisions enumerated), with divisions 333-016, 333-040, 333-061, 333-067, 333-068, 333-069, 333-070, 333-095 and 813-115 pulled whole and searched for landlord, tenant, lease, rental, renter and disclosure terms; OAR 813-115-0035 (history line OHCS 9-2026, amended filed May 7, 2026, effective May 8, 2026) and OAR 333-040-0100 were read in full. The Oregon Housing and Community Services notice template and its landing page were opened on the agency's own host. Hathaway v. B & J Property Investments, Inc., 374 Or 212 (2025), and Shepard Investment Group LLC v. Ormandy, 371 Or 285 (2023), were read in full text. The 2026 regular session adjourned sine die March 6, 2026, and Oregon has no carryover. Verified September 11, 2026.

What was read to state each absence on this page: