Standard Lease Agreement

• 31 Days – Landlords must return the deposit to tenants within 31 days of the lease end date.
• Itemized List – Deductions must be itemized by the landlord and shared with the tenant.
• Maximum – No statutory maximum limit for security deposits in Oregon.^[2]

Both landlords and tenants can terminate a lease under the following conditions:

• Landlord’s Ability to Terminate
  • 72-hour notice for nonpayment of rent (after 7-day grace period).
  • 30-day notice for lease violations.
• Tenant’s Ability to Terminate
  • Tenants may terminate for reasons such as habitability issues after proper notice to the landlord.
  • 30-day notice required for month-to-month leases.^[3]

1. Written Notices via Email: Landlords must disclose and agree in the lease if notifying tenants via email. (ORS 90.155)
2. Carbon Monoxide Alarms: Required if the property has a carbon monoxide source. (§ 90.317(2))
3. Flood Plain Disclosure: Must inform tenants if the property is in a 100-year floodplain. (§ 90.228(2))
4. Landlord Contact Information: Provide the property manager’s name and address. (ORS 90.305(1))
5. Lead-Based Paint Disclosure: Required for properties built before 1978.
6. Move-in Checklist (Portland): Tenants must receive a checklist within 7 days of moving in. (§ 30.01.087(D)(1))
7. Recycling (Urban Areas): For buildings with 5+ units, landlords must provide recycling bins and annual recycling instructions. (§ 90.318(c))
8. Security Deposit Receipt: Include the deposit amount in the lease and provide a receipt. (ORS 90.300(2)(a))
9. Portland Only: Receipt must be given within 2 weeks, with the bank’s name and address disclosed. (§ 30.01.087(B)(1))
10. Smoking Policy: Clearly outline the smoking policy in the lease. (§ 90.220(4)
11. Utility/Service Fees: Any shared utilities must be disclosed in the lease. (ORS 90.315(2))

• Grace Period – Four-day grace period.
• Maximum Late Fee Amount – 5% of the rent payment or “reasonable” amount.
• NSF Fees – $35 per bounced rent check.^[5]