Landlord repairs in Oregon

The landlord must keep the unit habitable at all times during the tenancy. A unit is uninhabitable if it substantially lacks any item on the ORS 90.320(1) list, such as weatherproofing, working plumbing, hot and cold running water, heat, safe wiring, clean premises free of pests, smoke and carbon monoxide alarms, and working locks. (ORS 90.320(1))

Oregon law names these:

• effective waterproofing and weather protection of roof, exterior walls, windows and doors
• working plumbing
• approved water supply with hot and cold running water and safe drinking water, connected to approved sewage disposal
• adequate working heating facilities
• working electrical lighting and wiring
• buildings and grounds safe, clean, sanitary and free of debris, garbage, rodents and vermin
• garbage receptacles and removal
• floors, walls, ceilings, stairways and railings in good repair
• ventilating, air-conditioning and other supplied appliances and elevators in good repair
• working smoke alarm at the start of each new tenancy
• carbon monoxide alarm where there is a CO source
• working locks on entrance doors and latches on windows
• a means of unlocking those locks and accessing common areas the tenant may use (such as a code, fob, key card or key), including at least one means other than a tenant portal (Or. Laws 2026, ch. 23, eff. June 5, 2026)
• cooling in at least one room (buildings permitted on or after April 1, 2024)

The termination, repair-and-deduct and essential-service remedies all require written notice to the landlord (ORS 90.360(1), 90.365(1), 90.368(3)). Written notice must be delivered personally or by first-class mail (or by mail-and-attachment or email if the lease/addendum allows); 3 days are added if mailed (ORS 90.155, 90.365(7)). (ORS 90.360(1); 90.155)

The notice must be in writing. Write a Oregon repair request letter.

For lease termination, the landlord has 30 days after written notice to fix ordinary habitability breaches and 7 days for an essential service (ORS 90.360(1)(a)). For a minor defect (repair cost up to $300), the repair date in the tenant's notice must be at least 7 days after notice (ORS 90.368(3)). For an essential service posing an imminent and serious threat, 48 hours (ORS 90.365(2)). Add 3 days when notice is mailed.

Urgent problems (48 hours): Lack of an essential service that poses an imminent and serious threat to the tenant's health, safety or property (not radon, asbestos, lead paint, or future flood/seismic risk) — the tenant may give notice ending the lease in not less than 48 hours unless fixed (ORS 90.365(2)).

Law: ORS 90.360(1)(a); 90.365(2); 90.368(3)

Allowed with limits. For a minor habitability defect that can reasonably be fixed for $300 or less (e.g. leaky plumbing, stopped-up toilet, faulty light switch; not mold, radon, asbestos or lead paint), the tenant may give written notice naming a repair date at least 7 days later and then have the repair done and deduct up to $300 from later rent. The tenant may not do the work personally; the repairer's written cost statement must be given to the landlord. Not allowed if the tenant knew of the defect for more than 6 months before notice or already used it for the same occurrence (ORS 90.368). For a failure to supply an essential service, after written notice and a reasonable time, the tenant may buy reasonable amounts of the service and deduct the actual, reasonable cost from rent (ORS 90.365(1)(a)).

Waiting period after notice:

7 days

Limit:

$300

Law:

ORS 90.368; 90.365(1)(a)

Allowed with limits. There is no general right to withhold rent. If a missing essential service makes the unit unsafe or unfit, after written notice and a reasonable time the tenant may get substitute housing and is excused from paying rent during the landlord's noncompliance (ORS 90.365(1)(c)). In a landlord's eviction for nonpayment, the tenant may counterclaim for amounts owed under the lease or ORS ch. 90, and the court may order rent paid into court (ORS 90.370). Oregon Law Help says withholding is allowed only in certain situations and to consult an attorney first.

Law:

ORS 90.365(1)(c); 90.370

Allowed. The tenant may give written notice that the lease will end on a date at least 30 days after delivery unless the breach is fixed within 7 days (essential service) or 30 days (other breaches); for week-to-week tenancies, at least 7 days. If the same breach recurs within 6 months after notice, the tenant may end the lease on at least 14 days' written notice (7 for week-to-week) (ORS 90.360(1)). For an essential service posing an imminent and serious threat, 48 hours' notice (ORS 90.365(2)). If a government agency posts the unit unsafe to occupy and the landlord knowingly keeps renting it, the tenant may end the tenancy immediately (ORS 90.380(2)).

Law:

ORS 90.360(1); 90.365(2); 90.380(2)

Damages and injunctive relief for any habitability violation (ORS 90.360(2)); damages for reduced rental value or the extra cost of comparable substitute housing when an essential service fails (ORS 90.365(1)); if the landlord willfully interrupts heat, water, hot water, electricity or another essential service, up to two months' rent or twice actual damages, whichever is greater (ORS 90.375); renting a unit posted unsafe or unlawful: two months' rent or twice actual damages (ORS 90.380).

A landlord may not raise rent, cut services, serve a termination notice or bring or threaten an eviction after the tenant complains to a government agency about a building, health or housing code violation, makes a good-faith complaint to the landlord, joins a tenants' union, testifies against the landlord, or asserts other tenant rights. The tenant gets ORS 90.375 remedies (up to two months' rent or twice damages) and a defense to eviction. There is no presumption period. Exceptions include unreasonable or harassing complaints, tenant-caused violations, and rent default (rent paid into court under ORS 90.370 is not default) (ORS 90.385). (ORS 90.385)

Oregon Law Help advises contacting code enforcement or a building, health or fire inspector if the landlord will not make repairs.

• 'Essential service' means heat, plumbing, hot and cold running water, gas, electricity, light fixtures, exterior door locks, window latches, and any landlord-supplied stove or refrigerator, plus any other habitability item whose lack seriously threatens health, safety or property (ORS 90.100).
• A tenant cannot recover damages for a condition the landlord did not know about if the tenant knew and failed to give actual notice in a reasonable time (ORS 90.360(2)).
• Landlord and tenant may agree in writing that the tenant does specified repairs only if made in good faith, fairly disclosed and for stated consideration (ORS 90.320(2)).
• Oregon Law Help: a written notice to end the lease for unfixed repairs should give 30 days (33 if mailed) and the specific move-out date.
• Manufactured-home park and floating-home space tenancies follow ORS 90.730 instead of 90.320.

• Oregon repair request letter (free, runs in your browser)
• Breaking a lease in Oregon: notice periods and early-termination rights
• Oregon eviction notice rules: what a notice for unpaid rent requires

• ORS chapter 90 Residential Landlord and Tenant (2025 edition) Retrieved October 14, 2026.
• Oregon Law Help: What to do if your landlord won't make repairs Retrieved October 14, 2026.
• Oregon Laws 2026, ch. 23 (SB 1523) Retrieved October 14, 2026.

Laws change. This page was checked against the sources above on October 14, 2026. It is legal information, not legal advice; before withholding rent or ending a lease, contact your state's legal aid. See our methodology.