Oregon Residential Lease Agreement Template
The Oregon-compliant residential lease drafted from ORS Chapter 90 (ORLTA), ORS 90.427 (STATEWIDE Just-Cause — SB 608), ORS 90.323 (STATEWIDE Rent Cap — SB 611, 2023; lesser of 7%+CPI or 10%), ORS 90.300 (31-day deposit return + 2× damages), ORS 90.260 (4-day late grace), ORS 90.322 (24-hour entry with required content), ORS 90.228 (floodplain), and ORS 90.305 (owner/manager disclosure). Includes 90-day notice + 1 month relocation assistance for qualifying landlord reason termination (with 4-unit-or-fewer exemption), 72-hour Notice to Pay or Quit, Portland/Eugene/Bend local tenant protection advisory, and federal lead-paint addendum. Editable Word + print-ready PDF.
An Oregon Lease That Survives Statewide Just-Cause + Rent Cap
If you’ve been searching for an Oregon residential lease agreement, you’ve noticed the gap: most free OR lease templates miss the STATEWIDE JUST-CAUSE eviction framework under ORS 90.427 (SB 608, 2019) — Oregon is ONE OF ONLY 4 U.S. STATES with statewide just-cause. They miss the STATEWIDE RENT CAP under ORS 90.323 as amended by SB 611 (2023) — annual increases limited to the LESSER of 7%+CPI or 10%, with the 90-day rent-cap calculation notice. They skip the 15-year Certificate of Occupancy exemption and the first-year no-cause notice nuances. They quote the wrong deposit framework — Oregon requires a 31-day return with itemized list under ORS 90.300, and exposes the landlord to 2× damages under § 90.300(16). They miss the 4-day late fee grace period under ORS 90.260 and the three statutory late-fee structures. They omit the Floodplain Disclosure under ORS 90.228 and the Owner/Manager Disclosure under ORS 90.305. And they ignore the Portland / Eugene / Bend local relocation-assistance ordinances. This OR rental agreement template is different.
⚠ 90-Day Notice + 1 Month Relocation Assistance for Qualifying Landlord Reason
Under ORS 90.427(5), after the first year of tenancy a landlord may only terminate for a “Qualifying Landlord Reason” — demolition, major renovation, conversion, owner/family primary residence occupancy, or sale to a buyer who intends to occupy. Each requires 90 DAYS’ written notice AND payment of ONE MONTH’S RENT as RELOCATION ASSISTANCE (waived if the landlord owns 4 or fewer dwelling units statewide). Generic templates that allow at-will non-renewal are unenforceable in Oregon after the first year.
What This Template Covers at a Glance
Lease Structure
53 sections
OR Compliance
20+ statutes
Just-Cause + Rent Cap
Statewide
Reusability
Unlimited
Everything Oregon Landlords Need in One File
Editable Microsoft Word · Print-ready PDF · Instant download
Oregon Residential Lease Agreement Template
2026 Edition · Word + PDF · Drafted from ORS Chapter 90 + ORS 90.427 + ORS 90.323 + ORS 90.300
- 53 sections covering parties, property, rent, deposits, conduct, termination
- Both Fixed Lease and Month-to-Month options
- STATEWIDE Just-Cause Eviction Framework (ORS 90.427 — SB 608, 2019)
- First-Year 30-Day No-Cause Notice (Limited Window)
- Qualifying Landlord Reason 90-Day Notice + 1 Month Relocation (ORS 90.427(5))
- 4-Unit-or-Fewer Relocation Assistance Exemption
- STATEWIDE Rent Cap — Lesser of 7%+CPI or 10% (ORS 90.323 — SB 611, 2023)
- One Rent Increase Per 12 Months (ORS 90.323)
- 90-Day Written Rent-Increase Notice with Cap Calculation
- 15-Year Certificate of Occupancy Exemption from Rent Cap
- 31-Day Security Deposit Return + Itemized List (ORS 90.300(13))
- 2× Damages + Attorney Fees for Wrongful Retention (ORS 90.300(16))
- 4-Day Late Fee Grace Period (ORS 90.260)
- Three Statutory Late Fee Structures (ORS 90.260)
- 24-Hour Entry Notice with Reason/Date/Identity (ORS 90.322)
- 72-Hour or 144-Hour Notice to Pay or Quit (ORS 90.394)
- 30-Day Material Breach Notice + 14-Day Cure (ORS 90.392)
- 10-Day Repeat Violation Notice (No Cure)
- Floodplain Disclosure (ORS 90.228) — 100-year floodplain
- Owner / Manager / Service-of-Process Disclosure (ORS 90.305)
- Smoking Policy Disclosure (ORS 90.220(3))
- Smoke + CO Alarm Disclosure (ORS 90.317; ORS 105.836)
- Anti-Retaliation — 6-Month Presumption + 2 Months’ Rent Damages (ORS 90.385)
- Source-of-Income Protection (ORS 659A.421)
- Servicemember + DV Termination (ORS 90.475, 90.453)
- Habitability + Repair-and-Deduct + Essential Services (ORS 90.320, 90.365, 90.368)
- PORTLAND / EUGENE / BEND Local Tenant Protection Advisory
- Federal Lead-Based Paint Disclosure attachment (pre-1978)
- Editable Word · Lifetime use across all your OR rentals
OR Residential Lease Template
Every Required Oregon Provision, Already Drafted In
STATEWIDE Just-Cause Eviction
One of only 4 U.S. states. After year 1, only tenant-based causes or qualifying landlord reasons.
90-Day Notice + 1 Month Relocation
Qualifying Landlord Reason termination. 90 days’ notice + one month’s rent (waived for ≤4-unit landlords).
STATEWIDE Rent Cap
Lesser of 7%+CPI or 10%. One increase per 12 months. 90-day notice with cap calculation required.
15-Year CofO Exemption
Dwellings with Certificates of Occupancy less than 15 years old are exempt from the rent cap.
31-Day Deposit Return
31-day return with written description of damages and itemized charges. Slightly longer than 30-day norm.
2× Damages for Wrongful Retention
Wrongful retention exposes landlord to 2× the deposit + court costs + reasonable attorney fees.
4-Day Late Fee Grace
No late fee until rent unpaid through the 4th day. Three statutory structures: reasonable flat / 6% per-day / 5% periodic.
24-Hour Entry Notice
Notice MUST include reason, date and time, AND identity of person who will enter.
72-Hour Notice to Pay or Quit
Short statutory non-payment notice (or 144-hour / 6-day alternative).
Floodplain Disclosure
If in 100-year floodplain, written disclosure required. Failure = up to one month’s rent damages.
Owner / Manager Disclosure
Written disclosure of owner, agent, and service-of-process recipient at lease commencement.
Lead-Based Paint (Federal)
Federal requirement for pre-1978 properties. Full attachment included.
Who Drafted This Template
Mark Sias — Noble Notary & Legal Document Preparers
Mark is a Florida-commissioned notary and legal document preparer based in Port Orange, FL. He co-owns Noble Notary & Legal Document Preparers with his wife Grace, where they prepare residential and commercial real estate documents for clients across multiple states.
Important: Mark is a Florida-registered legal document preparer and is not a licensed Oregon attorney. This template is a self-help legal document drafted from public Oregon statutes. For contested FED (Forcible Entry and Detainer) matters, ORS 90.427 just-cause compliance, SB 611 rent-cap calculation disputes, Portland/Eugene/Bend mandatory relocation assistance, or complex tenancies, consult an Oregon-licensed attorney.
Frequently Asked Questions
Is this Oregon residential lease agreement legally binding?
Yes. The template is drafted from ORS Chapter 90 (ORLTA) and related statutes. When properly filled in, signed, and dated, it forms a legally binding contract under Oregon law.
Does Oregon have statewide just-cause eviction?
Yes. ORS 90.427 (SB 608, 2019) — after year 1, only tenant-based causes or qualifying landlord reasons. Qualifying reasons require 90 days’ notice + 1 month’s rent relocation (waived for ≤4 units).
What is the Oregon rent cap?
ORS 90.323 (SB 611, 2023) — annual increases limited to the LESSER of 7%+CPI or 10%. One per 12 months. 90-day notice with cap calculation. Exemptions: first year, <15-year CofO buildings, certain subsidized housing.
What is the security deposit rule?
ORS 90.300 — no statutory cap on amount. 31-day return with written description of damages + itemized charges. Wrongful retention = 2× damages + attorney fees under § 90.300(16).
How does the late fee work?
ORS 90.260 — no fee until rent unpaid through 4th day. Three statutory structures: reasonable flat fee / 6% per-day / 5% periodic with additional 5% per 5-day period.
What does the entry notice require?
ORS 90.322 — 24-hour written notice. MUST include reason, date and time, AND identity of person who will enter. Entry at reasonable times.
What is the floodplain disclosure?
ORS 90.228 — if in 100-year floodplain, written disclosure required. Failure = up to one month’s rent damages.
How long is the notice for non-payment?
72-hour Notice to Pay or Quit (ORS 90.394) or 144-hour / 6-day alternative. Material breach: 30-day notice + 14-day cure (ORS 90.392). Repeat violation: 10 days without cure.
What about Portland-specific rules?
PCC 30.01.085 — mandatory relocation assistance ($2,900-$4,500) for no-cause and qualifying landlord reason terminations. Eugene operates a Renter Protections Process with rental registration. Bend has rental housing inspection.
Does the lease need to be notarized?
Oregon does not require notarization for residential leases.
Is there a refund policy?
Due to the instant-download nature of digital products, all sales are final. At $9.97, the risk is minimal.
© 2026 Noble Notary & Legal Document Preparers. All rights reserved.
This template provides a self-help legal document for use by Oregon landlords. It is not legal advice. Noble Notary & Legal Document Preparers is not a law firm and Mark Sias is not a licensed Oregon attorney. The template is drafted from public Oregon statutes (ORS Chapter 90 Oregon Residential Landlord and Tenant Act; ORS 90.220 Smoking Policy; ORS 90.228 Floodplain Disclosure; ORS 90.245 Waiver; ORS 90.260 Late Fees; ORS 90.300 Security Deposit; ORS 90.305 Owner/Manager Disclosure; ORS 90.317 Smoke/CO Alarms; ORS 90.318 Recycling; ORS 90.320 Habitability; ORS 90.322 Entry; ORS 90.323/90.324/90.600 Rent Cap (SB 611, 2023); ORS 90.360/90.365/90.368 Tenant Remedies; ORS 90.385 Anti-Retaliation; ORS 90.392 For-Cause Termination; ORS 90.394 Non-Payment Notice; ORS 90.425 Abandonment; ORS 90.427 Statewide Just-Cause (SB 608, 2019); ORS 90.453 DV Termination; ORS 90.475 Servicemember Termination; ORS 105.836 CO Alarms; ORS Chapter 659A Fair Housing; ORS 659A.421 Source-of-Income) and federal lead-paint disclosure requirements (24 CFR Part 35). Use of this template does not create an attorney-client relationship. Oregon statutes may change — always verify current law at oregonlegislature.gov. For contested FED actions, ORS 90.427 just-cause matters, SB 611 rent-cap disputes, or Portland/Eugene/Bend mandatory relocation assistance, consult an Oregon-licensed attorney. Individual outcomes vary; purchase does not guarantee enforceability in any specific dispute.