Free Oregon Landlord Forms
Every Oregon landlord form we publish, organised by the stage of the tenancy it belongs to, each one paired with the ORS section and the deadline that triggers it — for the most heavily amended landlord-tenant code in the country, where the nonpayment notice period changed and most templates still have not caught up.
Every form linked on this page is free, fillable in your browser, and downloadable as a PDF with no account, no membership and no paywall. Oregon landlord forms are governed by ORS chapter 90, and no state in the country has rewritten its landlord-tenant law more often in the past decade. Two consequences follow: the deadlines here are not the ones you remember, and a page written even two years ago is likely to be wrong on the most-used number of all.
The Oregon nonpayment notice is no longer 72 hours. House Bill 2001, effective 29 March 2023, replaced the old seventy-two-hour and one-hundred-forty-four-hour notices with a choice of ten days or thirteen days. We flag this prominently because a major national legal publisher was still serving the repealed seventy-two-hour text when we verified this page — while being simultaneously current on other Oregon sections. If your template says seventy-two hours, it is describing law repealed three years ago.
The short version
- Nonpayment of rent — your choice: ten days’ notice given no sooner than the eighth day, or thirteen days’ notice given no sooner than the fifth. Week-to-week is seventy-two hours.
- Mailing adds three days — and the notice itself must state the extended period.
- Other breaches — a two-number notice: terminate not less than thirty days after delivery, cure by a date at least fourteen days after.
- After the first year there is no no-cause termination. You need cause or a qualifying landlord reason with ninety days’ notice and one month’s rent in relocation assistance.
- Rent is capped statewide. The maximum annual increase is the lesser of ten per cent or seven per cent plus CPI. For 2026 the published figure is nine and a half per cent.
- No rent increase at all in the first year, and only once in any twelve-month period after that, on ninety days’ notice.
- Security deposit — no cap; thirty-one days to account; double the amount wrongfully withheld.
Nonpayment: Two Options, and a Mailing Rule That Changes Both
Section 90.394 gives the landlord a genuine choice, and the trade-off is between how early you can serve and how long the tenant then gets.
| Tenancy | Notice | Earliest it may be given |
|---|---|---|
| Week-to-week | at least 72 hours | Not before the 5th day of the rental period |
| All other tenancies | 10 days | No sooner than the 8th day |
| All other tenancies | 13 days | No sooner than the 5th day |
Serving on the fifth day with a thirteen-day notice and serving on the eighth with a ten-day notice both put you at the same place on day eighteen. The thirteen-day route simply lets you start the paperwork earlier.
Then the mailing rule moves everything. Under ORS 90.155(1)(b), where a notice is served by first class mail the minimum period is extended by three days — and, critically, the notice itself must include that extension in the period it states. It is not enough to wait the extra three days privately; a mailed ten-day notice that says “ten days” on its face has not complied. Oregon also permits personal delivery, first class mail plus attachment to a designated location where the written agreement allows it, and email where a written addendum specifies the addresses and lets either party end email service on three days’ notice.
Every Oregon Landlord Form, by Stage of the Tenancy
Alphabetical form lists are the least useful arrangement, because a landlord arrives knowing what has happened, not what the document is called. The index below is ordered by where you are in the tenancy.
Starting the tenancy
- Oregon residential lease agreement — the master document, and in Oregon it is also where two service mechanics are unlocked: attachment-plus-mail service and email service both require the written agreement or an addendum to authorise them.
- Lead-based paint form — required by federal law, not Oregon law, for any dwelling built before 1978.
- Move-in / move-out condition checklist — the most valuable optional form here, because ORS 90.300(12) requires a written accounting stating specifically the basis or bases of each claim.
During the tenancy
- Notice to enter the property — ORS 90.322, twenty-four hours’ actual notice stating the intent to enter, at reasonable times.
- Rent increase notice — the most heavily regulated document on this page. Ninety days’ notice, no more than once in twelve months, none at all in the first year, and the notice must state the facts supporting any exemption relied on.
- Late rent notice — a courtesy reminder. Note that non-payment of a late charge alone is not a ground for a nonpayment eviction.
- Abandoned Property Notice
- Lease Extension Agreement
- Month-to-Month Rental Agreement
- Rental Application
- Roommate Agreement
- Sublease Agreement
When the tenant breaches
- Ten-day notice to pay rent or quit — ORS 90.394(2), given no sooner than the eighth day of the rental period. Add three days if you mail it, and say so on the notice.
- Notice to cure or quit — ORS 90.392, and it carries two numbers: termination not less than thirty days after delivery, with a cure date at least fourteen days after delivery.
- Unconditional quit notice — the ORS 90.396 twenty-four-hour route, described below.
Ending the tenancy without fault
- Notice of non-renewal — use with care. After the first year of occupancy Oregon has no pure no-cause termination; see the section below before serving one.
- Tenant notice to vacate — the tenant’s side. Ten days for week-to-week, thirty for month-to-month.
After the tenant moves out
- Security deposit itemisation — the ORS 90.300(12) written accounting, due within thirty-one days.
- Security deposit return letter — the covering document that goes with the balance.
The First-Year Cliff: Oregon’s Defining Rule
More than any notice period, this is the rule that separates Oregon from its neighbours, and the one landlords arriving from another state most often get wrong.
| Situation | What Oregon allows |
|---|---|
| Week-to-week, any time | 10 days’ notice, either party, no cause needed (ORS 90.427(2)) |
| Month-to-month, during the first year of occupancy | 30 days’ notice, no cause needed (ORS 90.427(3)) |
| Fixed term ending within the first year | 30 days’ notice before the end of the term |
| Month-to-month, after the first year | No pure no-cause termination exists. Cause, or a qualifying landlord reason with 90 days’ notice |
| Fixed term ending after the first year | Converts to month-to-month unless the landlord gives 90 days’ notice with a qualifying reason |
The four qualifying landlord reasons
Under ORS 90.427(5) there are exactly four, and they are narrow:
- The landlord intends to demolish the unit or convert it to non-residential use.
- The landlord intends repairs or renovations that render the unit unsafe or unfit for occupancy.
- The landlord or an immediate family member intends to occupy it as a primary residence, and no comparable unit is available.
- The landlord has accepted a written offer to purchase from a buyer who will occupy it as a primary residence.
Relocation assistance is payable at the time the notice is delivered, not later. ORS 90.427(6) requires the landlord to pay the tenant one month’s periodic rent when serving a qualifying-reason termination. There is one exemption: a landlord who owns four or fewer residential dwelling units. And the penalty for getting a no-cause termination wrong is heavy — ORS 90.427(9) gives the tenant three months’ rent plus actual damages, together with a defence to the eviction itself, subject to a one-year limitation from when the tenant knew or should have known.
Our Oregon lease termination laws guide works through the first-year calculation and the qualifying reasons in detail.
Rent Control: the Formula, the Cap and the 2026 Figure
Oregon has statewide rent stabilisation. Under ORS 90.324(1) the maximum annual increase is the lesser of:
- ten per cent; or
- seven per cent plus the September annual twelve-month average change in the CPI for All Urban Consumers, West Region, All Items.
The ten per cent is a hard ceiling, so the formula can only ever produce a figure at or below it. The Department of Administrative Services must publish the number by 30 September each year and keep both the prior-year and current-year figures on its website.
For calendar 2026 the published maximum is nine and a half per cent for tenancies under ORS 90.323, and six per cent for manufactured dwelling facilities of more than thirty spaces under ORS 90.600(1). One point of housekeeping worth knowing: the Department published these on 30 September 2025 and then issued a formal correction the following day. Both versions carry the same figures, so the numbers are safe — but if you are relying on an annual figure it is worth checking the Department’s own page rather than a secondary repetition of it.
The mechanics around the cap
The percentage is only half the rule. Under ORS 90.323:
- No rent increase at all during the first year of the tenancy.
- After that, not more than once in any twelve-month period.
- Ninety days’ written notice for a month-to-month tenancy; seven days for week-to-week.
- The notice must state the amount of the increase, the new rent, the effective date, and the facts supporting any exemption the landlord relies on.
There are exactly two exemptions: a unit whose certificate of occupancy was issued less than fifteen years before the notice date, and regulated affordable housing where the increase does not raise the tenant’s portion or is required by the programme. Anything presented as a third, notice-based exemption is a misreading — the notice-contents rule in subsection (4) is a requirement, not an exemption. The penalty for an unlawful increase is three months’ rent plus actual damages. See our Oregon rent increase laws guide.
Breaches, Cure Periods and the Twenty-Four Hour Route
For a non-rent breach, ORS 90.392 uses a two-number structure. The termination takes effect not less than thirty days after delivery, and the tenant may cure by a date at least fourteen days after delivery where the conduct is ongoing — or, for a discrete non-repeating act, by a date no earlier than the date of delivery. The week-to-week variant runs seven, four and four days respectively.
Where substantially the same violation recurs within six months, ORS 90.392(5)(a) allows termination on not less than ten days after delivery, with no right to cure.
The twenty-four-hour notice is narrow, and it has one unusual cure. ORS 90.396 permits termination on twenty-four hours’ written notice with no right to cure for: threats of substantial personal injury, substantial property damage, materially false information on the application, and an extremely outrageous act. The sole exception is a pet — where the ground concerns an animal, the tenant may cure by removing the pet before the notice period ends. That is the only cure the section allows.
Entry, Deposits and Late Fees
Entry
ORS 90.322(1)(f) requires at least twenty-four hours’ actual notice stating the landlord’s intent to enter, with entry only at reasonable times. The statute fixes no clock hours, so any specific range you see quoted for Oregon is not statutory.
Emergency entry is permitted without notice, and “emergency” includes a repair problem likely to cause serious damage unless remedied immediately. But Oregon adds a duty that most states do not: where the landlord enters in the tenant’s absence in an emergency, they must give actual notice within twenty-four hours after the entry, stating the fact of entry, the date and time, the nature of the emergency, and the names of the persons who entered. See our Oregon landlord entry laws guide.
Security deposits
Oregon sets no cap on a residential security deposit and requires no interest. The accounting deadline is thirty-one days after the tenancy terminates and the tenant delivers possession, and the written accounting must state “specifically the basis or bases of the claim” — a phrase that does real work, because a round-number deduction with no stated basis does not satisfy it. The penalty under ORS 90.300(16) is twice the amount wrongfully withheld, available both where no accounting is given and where the retention is in bad faith. Our Oregon security deposit laws guide covers the permitted deductions.
Late fees — three permitted structures
ORS 90.260 is unusually prescriptive. No late charge may be imposed unless rent is not received by the fourth day of the rental period and a written rental agreement specifies the charge. Then the landlord may use one of three structures:
| Structure | Limit |
|---|---|
| Flat | A reasonable flat amount, charged once per rental period. “Reasonable” means the customary amount charged by landlords for that rental market |
| Per day | A reasonable daily amount beginning on the fifth day, which may not exceed six per cent of the flat amount under the first option |
| Percentage | Five per cent of the periodic rent, charged once for each succeeding five-day period or portion, beginning on the fifth day |
Two limits that catch landlords out. A late charge may not be deducted from a subsequent rent payment — so you cannot apply next month’s rent to last month’s fee and then treat the rent as short. And non-payment of a late charge alone is not a ground for a nonpayment eviction: a tenant cures an ORS 90.394 notice by paying the delinquent rent only. See our Oregon late fee laws guide.
Court, Costs and Recent Changes
An Oregon eviction is a forcible entry and detainer action in the circuit court, under ORS 105.105 to 105.168. The filing fee is set by statute at eighty-eight dollars under ORS 105.130(2)(a). Small claims is mandatory for claims not exceeding seven hundred fifty dollars and permissive up to ten thousand.
The Oregon Judicial Department publishes statewide FED forms by name rather than number — Residential Eviction Complaint, Residential Eviction Summons, Answer to a Residential Eviction, Motion to Reschedule Eviction Trial, and an information sheet for landlords. If you are looking for a numeric form code you will not find one.
What changed in 2025 and 2026
| Measure | Effect |
|---|---|
| SB 586 (2025) | Lets a landlord pay the tenant one month’s rent to reduce the qualifying-reason notice from ninety to sixty days when selling to a buyer who will occupy the unit, and removes the requirement that the unit be sold separately from other dwelling units |
| HB 2134 (2025) | A tenant may end a fixed-term tenancy without penalty on thirty days’ notice where the landlord has delivered a termination notice of ninety days or more. Emergency clause — effective on passage |
| HB 3522 (2025) | Squatter removal — allows an FED against unauthorised occupants after twenty-four hours’ written notice to vacate |
| HB 4123 (2026) | Limits what a landlord may reveal about a tenant’s confidential information, with statutory damages for knowing violations |
A currency caveat we are stating plainly rather than papering over. The consolidated ORS text we verified against is current through the 2024 regular session. The 2025 and 2026 measures above are verified from the Legislature’s own bill records, but we have not been able to confirm how each is codified subsection by subsection, and both SB 586 and HB 4123 take effect on “the ninety-first day after adjournment sine die”, a date we could not verify from an official source. Before relying on ORS 90.427 clause by clause — particularly the ninety-day period and the relocation payment — check the current edition. We would rather tell you where the edge of our verification is than let you walk over it.
Which Oregon Form Do I Need?
- The tenant has not paid rent. Ten days from the eighth day, or thirteen from the fifth. Add three days if mailing, and put the extended period on the notice itself.
- The tenant has breached in some other way. Thirty days to terminate, with a cure date at least fourteen days out.
- The same violation has recurred within six months. Ten days, no cure.
- There is a threat of injury, substantial property damage, a materially false application, or an extremely outrageous act. Twenty-four hours, no cure — except that a pet ground can be cured by removing the pet.
- You want to end a tenancy in its first year. Thirty days, no cause needed.
- You want to end a tenancy after the first year. You need cause or a qualifying reason, ninety days, and one month’s rent in relocation assistance unless you own four or fewer units.
- You are raising the rent. Not in year one; once per twelve months thereafter; ninety days’ notice; within the published cap; and state the facts behind any exemption.
- You need to get into the property. Twenty-four hours’ actual notice stating the intent to enter.
- The tenant has moved out. Thirty-one days to account, stating specifically the basis of each claim.
What Happens If the Form Is Wrong
Oregon punishes form errors harder than most states, because several of its penalties are fixed multiples rather than actual loss. A defective no-cause termination carries three months’ rent plus actual damages. An unlawful rent increase carries the same. A deposit accounting that is late or unfounded carries double.
The two errors most likely to produce those outcomes right now are both currency problems rather than carelessness. Serving a seventy-two-hour nonpayment notice gives a period repealed in 2023. And serving a mailed notice without stating the extended period on its face fails ORS 90.155(1)(b) even if you privately waited the extra three days.
The third is structural: serving a no-cause termination after the first year. That is not a short notice, it is a notice for which no statutory basis exists, and it hands the tenant both a defence and a three-month claim.
What This Page Does Not Have
We would rather scope this honestly than promise documents we do not host. Oregon landlords also commonly want a rental application, a sublease or assignment agreement, a rent receipt, and an abandoned-property notice. Those are not yet published as Oregon-specific forms.
We have also declined to state several things: numeric Oregon court form codes, because the Judicial Department appears to use named forms rather than numbers; whether the eighty-eight dollar filing fee carries a 2026 surcharge; and a section number for the rental-assistance notice that House Bill 2001 introduced, because two sources give conflicting headings for ORS 90.396 and we could not resolve which is right.
Common Oregon Landlord Form Mistakes
- Serving a seventy-two-hour nonpayment notice. Repealed in March 2023 for anything other than week-to-week.
- Mailing a notice without stating the extended period on it. The three days must appear in the period the notice states.
- Serving a no-cause termination after the first year. There is no such thing in Oregon.
- Forgetting relocation assistance on a qualifying-reason notice, or paying it late. It is due when the notice is delivered.
- Raising rent in the first year, or more than once in twelve months.
- Omitting the exemption facts from a rent increase notice that relies on one.
- Collapsing the cure notice to one number. Thirty days to terminate, fourteen to cure.
- Deducting a late charge from the next rent payment, or treating unpaid late fees as grounds for a nonpayment eviction.
- Giving a deposit accounting without stating the basis of each claim.
- Quoting a specific entry hour range. Oregon says “reasonable times” and nothing more.
Free Fillable Forms Versus the Paid Oregon Form Sites
The Oregon results are dominated by subscription form packages, with the deepest ranking page a paid landlord-tenant forms product. But depth is not the real problem on this query — currency is. Oregon has amended chapter 90 in almost every recent session, and we found a major national publisher serving text repealed three years ago while appearing entirely current.
That is why this page leads with the notice change and states its own verification limits openly. On Oregon, a page that is confident about everything is a page that has not checked.
Every form linked from this page is free, fills in the browser, and downloads as a finished PDF. There is no account, no trial, and no upsell attached to the documents themselves. What we ask in return is straightforward: if you are about to hand keys to someone, run the screening first, because nearly every dispute described on this page is cheaper to prevent than to litigate.
Oregon Landlord Forms: FAQ
How many days is an Oregon notice to pay rent or quit?
For most tenancies the landlord chooses: ten days’ notice given no sooner than the eighth day of the rental period, or thirteen days’ notice given no sooner than the fifth, under ORS 90.394(2). Week-to-week is at least seventy-two hours, not before the fifth day. The old seventy-two-hour and one-hundred-forty-four-hour rules were repealed by House Bill 2001 in March 2023.
Does Oregon add days when a notice is mailed?
Yes. Under ORS 90.155(1)(b) service by first class mail extends the minimum period by three days, and the notice itself must include that extension in the period it states. Waiting the extra three days privately is not enough if the notice on its face states the unextended period.
Can an Oregon landlord end a tenancy without cause?
Only in the first year of occupancy, on thirty days’ notice for a month-to-month tenancy. After the first year there is no pure no-cause termination. The landlord needs cause, or one of four qualifying landlord reasons with ninety days’ notice under ORS 90.427(5).
What are the qualifying landlord reasons in Oregon?
Four: demolition or conversion to non-residential use; repairs or renovations rendering the unit unsafe or unfit; occupation by the landlord or an immediate family member as a primary residence where no comparable unit is available; and an accepted written offer to purchase from a buyer who will occupy the unit as a primary residence.
Does Oregon require relocation assistance?
Yes, on a qualifying-reason termination. ORS 90.427(6) requires the landlord to pay the tenant one month’s periodic rent at the time the termination notice is delivered. A landlord who owns four or fewer residential dwelling units is exempt.
What is the Oregon rent increase cap for 2026?
Nine and a half per cent for tenancies under ORS 90.323, and six per cent for manufactured dwelling facilities of more than thirty spaces. The statutory formula is the lesser of ten per cent, or seven per cent plus the September twelve-month average change in CPI-U for the West Region, published annually by the Department of Administrative Services by 30 September.
How often can an Oregon landlord raise the rent?
Not at all during the first year of the tenancy, and thereafter not more than once in any twelve-month period, on at least ninety days’ written notice for a month-to-month tenancy or seven days for week-to-week. The notice must state the amount, the new rent, the effective date and the facts supporting any exemption relied on.
What is the Oregon cure period for a lease violation?
A two-number structure under ORS 90.392: termination effective not less than thirty days after delivery, with the tenant able to cure by a date at least fourteen days after delivery for ongoing conduct. Where substantially the same violation recurs within six months, ten days with no right to cure.
When can an Oregon landlord give twenty-four hours’ notice?
Under ORS 90.396, for threats of substantial personal injury, substantial property damage, materially false information on the application, or an extremely outrageous act. There is no right to cure, with one exception: where the ground concerns a pet, the tenant may cure by removing the pet before the notice period ends.
Is there a security deposit cap in Oregon?
No. ORS 90.300 sets no maximum and requires no interest. The landlord must provide a written accounting and return the balance within thirty-one days after the tenancy terminates and the tenant delivers possession, stating specifically the basis or bases of the claim. The penalty is twice the amount wrongfully withheld.
How do Oregon late fees work?
No charge unless rent is not received by the fourth day of the rental period and a written agreement specifies it. Then one of three structures: a reasonable flat amount once per rental period; a reasonable daily amount from the fifth day not exceeding six per cent of that flat amount; or five per cent of the periodic rent for each succeeding five-day period. A late charge may not be deducted from a later rent payment, and non-payment of a late charge alone is not grounds for a nonpayment eviction.
Which court hears Oregon evictions and what does it cost?
The circuit court, by forcible entry and detainer under ORS 105.105 to 105.168. The statutory filing fee is eighty-eight dollars under ORS 105.130(2)(a). The Oregon Judicial Department publishes statewide eviction forms by name rather than by number.
Related Oregon Guides
- Oregon landlord-tenant laws — the full statutory overview.
- Oregon eviction notice laws — the ten and thirteen day notices and the cure structure.
- Oregon rent increase laws — the formula, the cap and the exemptions.
- Oregon lease termination laws — the first-year cliff and qualifying reasons.
- Oregon breaking lease laws — early termination and mitigation.
- Oregon security deposit laws — the thirty-one day accounting.
- Oregon late fee laws — the three permitted structures.
- Oregon landlord entry laws — the twenty-four hour rule and the emergency follow-up.
- Oregon habitability laws — the landlord’s repairing duties.
- Oregon pet and ESA laws — pet policies and assistance animals.
- Oregon tenant screening laws — background checks and adverse action.
Published by Tenant Screening Background Check · Editorial Team
Established 2004. Our editorial team has spent two decades helping landlords and property managers run lawful tenant screening and follow state landlord-tenant codes across all fifty states. For this page we worked from the Oregon Revised Statutes and the Department of Administrative Services’ own published rent figures, and we checked the currency of every publisher we used — which is how we found a major national legal site still serving Oregon’s repealed seventy-two-hour notice while appearing current elsewhere.
Screen Oregon Applicants Before They Sign
Most Oregon landlord-tenant disputes trace back to a tenant a thorough screening would have flagged — and in a state where termination after year one requires cause, prevention is worth far more than remedy. Order FCRA-ready credit, criminal and eviction reports and start every tenancy on solid ground.
Last reviewed 2026. This page is general information about Oregon landlord-tenant law, not legal advice. Oregon amends chapter 90 frequently; the consolidated statutory text we verified against is current through the 2024 regular session, and the 2025 and 2026 measures described here are taken from the Legislature’s bill records rather than from codified text. Confirm the current requirements, and the current published rent cap, with the circuit court or with an Oregon attorney before you serve a notice or file a case.
