Residential Rental Lease Agreement
TITLE 10
PROPERTY RIGHTS AND TRANSACTIONS
Chapter 90
Residential Landlord and Tenant
GENERAL PROVISIONS
Definitions.
Subject to additional definitions contained in this chapter that
apply to specific sections or parts thereof, and unless the context otherwise
requires, in this chapter:
(1) "Accessory building or structure" means any portable, demountable
or permanent structure, including but not limited to cabanas, ramadas,
storage sheds, garages, awnings, carports, decks, steps, ramps, piers and
pilings, that is:
(b) Provided pursuant to a written rental agreement for the sole
use of and maintenance by a tenant of a manufactured dwelling or floating
home.
(2) "Action" includes recoupment, counterclaim, setoff, suit in
equity and any other proceeding in which rights are determined, including
an action for possession.
(3) "Applicant screening charge" means any payment of money required
by a landlord of an applicant prior to entering into a rental agreement
with that applicant for a residential dwelling unit, the purpose of which
is to pay the cost of processing an application for a rental agreement
for a residential dwelling unit.
(4) "Building and housing codes" include any law, ordinance or governmental
regulation concerning fitness for habitation, or the construction, maintenance,
operation, occupancy, use or appearance of any premises or dwelling unit.
(5) "Dealer" means any person in the business of selling, leasing
or distributing new or used manufactured dwellings or floating homes to
persons who purchase or lease a manufactured dwelling or floating home
for use as a residence.
(6) "Drug and alcohol free housing" means a rental agreement as
described in ORS 90.243.
(7) "Dwelling unit" means a structure or the part of a structure
that is used as a home, residence or sleeping place by one person who maintains
a household or by two or more persons who maintain a common household.
"Dwelling unit" regarding a person who rents a space for a manufactured
dwelling or recreational vehicle or regarding a person who rents moorage
space for a floating home as defined in ORS 830.700, but does not rent
the home, means the space rented and not the manufactured dwelling, recreational
vehicle or floating home itself.
(8) "Essential service" means:
(a) For a tenancy not consisting of rental space for a manufactured
dwelling, floating home or recreational vehicle owned by the tenant and
not otherwise subject to ORS 90.505 to 90.840:
(A) Heat, plumbing, hot and cold running water, gas, electricity,
light fixtures, locks for exterior doors, latches for windows and any cooking
appliance or refrigerator supplied or required to be supplied by the landlord;
and
(B) Any other service or habitability obligation imposed by the
rental agreement or ORS 90.320, the lack or violation of which creates
a serious threat to the tenant's health, safety or property or makes the
dwelling unit unfit for occupancy.
(b) For a tenancy consisting of rental space for a manufactured
dwelling, floating home or recreational vehicle owned by the tenant or
that is otherwise subject to ORS 90.505 to 90.840:
(A) Sewage disposal, water supply, electrical supply and, if required
by applicable law, any drainage system; and
(B) Any other service or habitability obligation imposed by the
rental agreement or ORS 90.730, the lack or violation of which creates
a serious threat to the tenant's health, safety or property or makes the
rented space unfit for occupancy.
(9) "Facility" means:
(a) A place where four or more manufactured dwellings are located,
the primary purpose of which is to rent space or keep space for rent to
any person for a fee; or
(b) A moorage of contiguous dwelling units that may be legally transferred
as a single unit and are owned by one person where four or more floating
homes are secured, the primary purpose of which is to rent space or keep
space for rent to any person for a fee.
(10) "Facility purchase association" means a group of three or more
tenants who reside in a facility and have organized for the purpose of
eventual purchase of the facility.
(11) "Fee" means a nonrefundable payment of money.
(12) "First class mail" does not include certified or registered
mail, or any other form of mail that may delay or hinder actual delivery
of mail to the recipient.
(13) "Floating home" has the meaning given that term in ORS 830.700.
As used in this chapter, "floating home" includes an accessory building
or structure.
(14) "Good faith" means honesty in fact in the conduct of the transaction
concerned.
(15) "Hotel or motel" means "hotel" as that term is defined in ORS
699.005.
(16) "Informal dispute resolution" means, but is not limited to,
consultation between the landlord or landlord's agent and one or more tenants,
or mediation utilizing the services of a third party.
(17) "Landlord" means the owner, lessor or sublessor of the dwelling
unit or the building or premises of which it is a part. "Landlord" includes
a person who is authorized by the owner, lessor or sublessor to manage
the premises or to enter into a rental agreement.
(18) "Landlord's agent" means a person who has oral or written authority,
either express or implied, to act for or on behalf of a landlord.
(19) "Last month's rent deposit" means a type of security deposit,
however designated, the primary function of which is to secure the payment
of rent for the last month of the tenancy.
(20) "Manufactured dwelling" means a residential trailer, a mobile
home or a manufactured home as those terms are defined in ORS 446.003 (26).
"Manufactured dwelling" includes an accessory building or structure. "Manufactured
dwelling" does not include a recreational vehicle.
(21) "Manufactured dwelling park" has the meaning given that term
in ORS 446.003.
(22) "Organization" includes a corporation, government, governmental
subdivision or agency, business trust, estate, trust, partnership or association,
two or more persons having a joint or common interest, and any other legal
or commercial entity.
(23) "Owner" includes a mortgagee in possession and means one or
more persons, jointly or severally, in whom is vested:
(b) All or part of the beneficial ownership and a right to present
use and enjoyment of the premises.
(24) "Person" includes an individual or organization.
(25) "Premises" means a dwelling unit and the structure of which
it is a part and facilities and appurtenances therein and grounds, areas
and facilities held out for the use of tenants generally or whose use is
promised to the tenant.
(26) "Prepaid rent" means any payment of money to the landlord for
a rent obligation not yet due. In addition, "prepaid rent" means rent paid
for a period extending beyond a termination date.
(27) "Recreational vehicle" has the meaning given that term in ORS
446.003.
(28) "Rent" means any payment to be made to the landlord under the
rental agreement, periodic or otherwise, in exchange for the right of a
tenant and any permitted pet to occupy a dwelling unit to the exclusion
of others. "Rent" does not include security deposits, fees or utility or
service charges as described in ORS 90.315 (4) and 90.510 (8).
(29) "Rental agreement" means all agreements, written or oral, and
valid rules and regulations adopted under ORS 90.262 or 90.510 (6) embodying
the terms and conditions concerning the use and occupancy of a dwelling
unit and premises. "Rental agreement" includes a lease. A rental agreement
shall be either a week-to-week tenancy, month-to-month tenancy or fixed
term tenancy.
(30) "Roomer" means a person occupying a dwelling unit that does
not include a toilet and either a bathtub or a shower and a refrigerator,
stove and kitchen, all provided by the landlord, and where one or more
of these facilities are used in common by occupants in the structure.
(31) "Screening or admission criteria" means a written statement
of any factors a landlord considers in deciding whether to accept or reject
an applicant and any qualifications required for acceptance. "Screening
or admission criteria" includes, but is not limited to, the rental history,
character references, public records, criminal records, credit reports,
credit references and incomes or resources of the applicant.
(32) "Security deposit" means any refundable payment or deposit
of money, however designated, the primary function of which is to secure
the performance of a rental agreement or any part of a rental agreement,
but does not mean a fee.
(33) "Squatter" means a person occupying a dwelling unit who is
not so entitled under a rental agreement or who is not authorized by the
tenant to occupy that dwelling unit. "Squatter" does not include a tenant
who holds over as described in ORS 90.427 (4).
(34) "Statement of policy" means the summary explanation of information
and facility policies to be provided to prospective and existing tenants
under ORS 90.510.
(35) "Surrender" means an agreement, express or implied, as described
in ORS 90.148 between a landlord and tenant to terminate a rental agreement
that gave the tenant the right to occupy a dwelling unit.
(36) "Tenant" means a person, including a roomer, entitled under
a rental agreement to occupy a dwelling unit to the exclusion of others,
including a dwelling unit owned, operated or controlled by a public housing
authority. "Tenant" also includes a minor, as defined and provided for
in ORS 109.697. As used in ORS 90.505 to 90.840, "tenant" includes only
a person who owns and occupies as a residence a manufactured dwelling or
a floating home in a facility and persons residing with that tenant under
the terms of the rental agreement.
(37) "Transient lodging" means a room or a suite of rooms.
(38) "Transient occupancy" means occupancy in transient lodging
that has all of the following characteristics:
(b) The lodging operator provides maid and linen service daily or
every two days as part of the regularly charged cost of occupancy; and
(39) "Vacation occupancy" means occupancy in a dwelling unit, not
including transient occupancy in a hotel or motel, that has all of the
following characteristics:
(a) The occupant rents the unit for vacation purposes only, not
as a principal residence;
(40) "Week-to-week tenancy" means a tenancy that has all of the
following characteristics:
(b) There is a written rental agreement that defines the landlord's
and the tenant's rights and responsibilities under this chapter; and
(c) There are no fees or security deposits, although the landlord
may require the payment of an applicant screening charge, as provided in
ORS 90.295. Title 10, Chap. 90, §90.100
Short title.
This chapter shall be known and may be cited as the "Residential
Landlord and Tenant Act." Title 10, Chap. 90, §90.105
Exclusions from application of this chapter.
Unless created to avoid the application of this chapter, the following
arrangements are not governed by this chapter:
(1) Residence at an institution, public or private, if incidental
to detention or the provision of medical, geriatric, educational, counseling,
religious or similar service, but not including residence in off-campus
nondormitory housing.
(2) Occupancy under a contract of sale of a dwelling unit or the
property of which it is a part, if the occupant is the purchaser or a person
who succeeds to the interest of the purchaser.
(3) Occupancy by a member of a fraternal or social organization
in the portion of a structure operated for the benefit of the organization.
(4) Transient occupancy in a hotel or motel.
(5) Occupancy by a squatter.
(6) Vacation occupancy.
(7) Occupancy by an employee of a landlord whose right to occupancy
is conditional upon employment in and about the premises. However, the
occupancy by an employee as described in this subsection may be terminated
only pursuant to ORS 91.120.
(8) Occupancy by an owner of a condominium unit or a holder of a
proprietary lease in a cooperative.
(9) Occupancy under a rental agreement covering premises used by
the occupant primarily for agricultural purposes. Title 10, Chap. 90, §90.110
Territorial application.
This chapter applies to, regulates and determines rights, obligations
and remedies under a rental agreement, wherever made, for a dwelling unit
located within this state. Title 10, Chap. 90, §90.115
Applicability of other statutory lien, tenancy and rent provisions;
applicability of ORS 90.100 to 90.450 and 90.505 to 90.840.
(1) The provisions of ORS 87.152 to 87.212, 91.010 to 91.110, 91.210
and 91.220 do not apply to the rights and obligations of landlords and
tenants governed by this chapter.
(2) Any provisions of this chapter which reasonably apply only to
the structure that is used as a home, residence or sleeping place shall
not apply to a manufactured dwelling, recreational vehicle or floating
home where the tenant owns the manufactured dwelling, recreational vehicle
or floating home but rents the space on which it is located.
(3) The provisions of ORS 90.505 to 90.840 apply only if:
(4) Residential tenancies for recreational vehicles and for manufactured
dwellings and floating homes that are not subject to ORS 90.505 to 90.840
shall be subject to ORS 90.100 to 90.450. Tenancies described in this subsection
include tenancies for:
(a) A recreational vehicle, located inside or outside of a facility,
if the tenant owns or rents the vehicle;
(b) A manufactured dwelling or floating home, located inside or
outside of a facility, if the tenant rents both the dwelling or home and
the space; and
(c) A manufactured dwelling or floating home, located outside a
facility, if the tenant owns the dwelling or home and rents the space.
Title 10, Chap. 90, §90.120
Administration of remedies; enforcement.
(1) The remedies provided by this chapter shall be so administered
that an aggrieved party may recover appropriate damages. The aggrieved
party has a duty to mitigate damages.
(2) Any right or obligation declared by this chapter is enforceable
by action unless the provision declaring it specifies a different and limited
effect. Title 10, Chap. 90, §90.125
Obligation of good faith.
Every duty under this chapter and every act which must be performed
as a condition precedent to the exercise of a right or remedy under this
chapter imposes an obligation of good faith in its performance or enforcement.
Title 10, Chap. 90, §90.130
Unconscionability.
(1) If the court, as a matter of law, finds:
(a) A rental agreement or any provision thereof was unconscionable
when made, the court may refuse to enforce the agreement, enforce the remainder
of the agreement without the unconscionable provision, or limit the application
of any unconscionable provision to avoid an unconscionable result; or
(b) A settlement in which a party waives or agrees to forego a claim
or right under this chapter or under a rental agreement was unconscionable
when made, the court may refuse to enforce the settlement, enforce the
remainder of the settlement without the unconscionable provision, or limit
the application of any unconscionable provision to avoid an unconscionable
result.
(2) If unconscionability is put into issue by a party or by the
court upon its own motion the parties shall be afforded a reasonable opportunity
to present evidence as to the setting, purpose and effect of the rental
agreement or settlement to aid the court in making the determination.
Title 10, Chap. 90, §90.135
Types of payments landlord may require or accept.
A landlord may require or accept the following types of payments:
(1) Applicant screening charges, pursuant to ORS 90.295;
(2) Deposits to secure the execution of a rental agreement, pursuant
to ORS 90.297;
(3) Security deposits, pursuant to ORS 90.300;
(4) Fees, pursuant to ORS 90.302;
(5) Rent, as defined in ORS 90.100;
(6) Prepaid rent, as defined in ORS 90.100;
(7) Utility or service charges, pursuant to ORS 90.315 (4) or 90.510
(8);
(8) Late charges or fees, pursuant to ORS 90.260; and
(9) Damages, for noncompliance with a rental agreement or ORS 90.325,
pursuant to ORS 90.400 (11) or as provided elsewhere in this chapter. Title
10, Chap. 90, §90.140
Tenant or applicant who conducts repairs, routine maintenance
or cleaning services not employee of landlord; restrictions.
(1) A tenant who occupies or an applicant who will occupy a dwelling
unit and who conducts repairs, routine maintenance or cleaning services
on that dwelling unit in exchange for a reduction in rent pursuant to a
written or oral agreement with the landlord shall not be considered to
be an employee of the landlord.
(2) A person described in subsection (1) of this section shall not
conduct electrical or plumbing installation, maintenance or repair unless
properly licensed or certified under ORS chapter 479 or 693.
(3) Nothing in this section diminishes the obligations of a landlord
to maintain the dwelling unit in a habitable condition under ORS 90.320
or 90.730.
(4) Any work performed by a tenant or applicant under this section
shall be in compliance with ORS chapters 447 and 479. However, a tenant
or applicant shall not be required to secure a certificate of registration
under ORS 447.010 to 447.160. Title 10, Chap. 90,
Delivery of possession.
For the purposes of this chapter, delivery of possession occurs:
(1) From the landlord to the tenant, when the landlord gives actual
notice to the tenant that the tenant has the right under a rental agreement
to occupy the dwelling unit to the exclusion of others. The right to occupy
may be implied by actions such as the landlord's delivery of the keys to
the dwelling unit; and
(2) From the tenant to the landlord at the termination of the tenancy,
when:
(a) The tenant gives actual notice to the landlord that the tenant
has relinquished any right to occupy the dwelling unit to the exclusion
of others. Relinquishment of the right to occupy may be implied by actions
such as the tenant's return of the keys to the dwelling unit;
(b) After the expiration date of an outstanding termination of tenancy
notice or the end of a term tenancy, the landlord reasonably believes under
all the circumstances that the tenant has relinquished or no longer claims
the right to occupy the dwelling unit to the exclusion of others; or
(c) The landlord reasonably knows of the tenant's abandonment of
the dwelling unit. Title 10, Chap. 90, §90.147
Landlord acts imply acceptance of tenant abandonment or relinquishment
of right to occupy.
The surrender of a dwelling unit may be implied from the landlord's
acceptance of a tenant's abandonment or relinquishment of the right to
occupy. The landlord's acceptance may be demonstrated by acts of the landlord
that are inconsistent with the existence of the tenancy. A landlord's receipt
of the keys to the dwelling unit or a landlord's reasonable efforts to
mitigate the landlord's damages by attempting to rent the dwelling unit
to a new tenant shall not constitute acts inconsistent with the existence
of the tenancy. Reasonable efforts to mitigate damages include preparing
the unit for rental. Title 10, Chap. 90, §90.148
Note: 90.148 was added to and made a part of ORS chapter
90 by legislative action but was not added to any smaller series therein.
See Preface to Oregon Revised Statutes for further explanation.
SERVICE OR DELIVERY OF NOTICES
Service or delivery of actual notice.
Where this chapter requires actual notice, service or delivery
of that notice shall be executed by one or more of the following methods:
(1) Verbal notice that is given personally to the landlord or tenant
or left on the landlord's or tenant's telephone answering device;
(2) Written notice that is personally delivered to the landlord
or tenant, left at the landlord's rental office, sent by facsimile to the
landlord's residence or rental office or to the tenant's dwelling unit,
or attached in a secure manner to the main entrance of the landlord's residence
or tenant's dwelling unit;
(3) Written notice that is delivered by first class mail to the
landlord or tenant. If the notice is mailed, the notice shall be considered
served three days after the date the notice was mailed; or
(4) Any other method reasonably calculated to achieve actual receipt
of notice, as agreed to and described in a written rental agreement. Title
10, Chap. 90, §90.150
Service or delivery of written notice.
(1) Except as provided in ORS 90.300, 90.425 and 90.675, where
this chapter requires written notice, service or delivery of that written
notice shall be executed by one or more of the following methods:
(c) If a written rental agreement so provides, both first class
mail and attachment to a designated location. In order for a written rental
agreement to provide for mail and attachment service of written notices
from the landlord to the tenant, the agreement must also provide for such
service of written notices from the tenant to the landlord. Mail and attachment
service of written notices shall be executed as follows:
(B) For written notices from the tenant to the landlord, the first
class mail notice copy shall be addressed to the landlord at an address
as designated in the written rental agreement and the second notice copy
shall be attached in a secure manner to the landlord's designated location,
which shall be described with particularity in the written rental agreement,
reasonably located in relation to the tenant and available at all hours.
(2) If a notice is served by mail, the minimum period for compliance
or termination of tenancy, as appropriate, shall be extended by three days,
and the notice shall include the extension in the period provided.
(3) A landlord or tenant may utilize alternative methods of notifying
the other so long as the alternative method is in addition to one of the
service methods described in subsection (1) of this section. Title 10,
Chap. 90, §90.155
Calculation of notice periods.
(1) Notwithstanding ORCP 10 and not including the seven-day and
four-day waiting periods provided in ORS 90.400 (2), where there are references
in this chapter to periods and notices based on a number of days, those
days shall be calculated by consecutive calendar days, not including the
initial day of service, but including the last day until midnight of that
last day. Where there are references in this chapter to periods or notices
based on a number of hours, those hours shall be calculated in consecutive
clock hours, beginning immediately upon service.
(2) Notwithstanding subsection (1) of this section, for 72-hour
or 144-hour nonpayment notices under ORS 90.400 (2) that are served pursuant
to ORS 90.155 (1)(c), the time period described in subsection (1) of this
section begins at 11:59 p.m. the day the notice is both mailed and attached
to the premises. The time period shall end 72 hours or 144 hours, as the
case may be, after the time started to run at 11:59 p.m. Title 10, Chap.
90, §90.160
CONTENT OF AGREEMENTS
Terms and conditions of rental agreement; rent obligation and
payment.
(1) A landlord and a tenant may include in a rental agreement terms
and conditions not prohibited by this chapter or other rule of law including
rent, term of the agreement and other provisions governing the rights and
obligations of the parties.
(2) The landlord shall provide the tenant with a copy of any written
rental agreement and all amendments and additions thereto.
(3) Notwithstanding ORS 90.245 (1), the parties to a rental agreement
to which ORS 90.100 to 90.450 apply may include in the rental agreement
a provision for informal dispute resolution.
(4) In absence of agreement, the tenant shall pay as rent the fair
rental value for the use and occupancy of the dwelling unit.
(5) Except as otherwise provided by this chapter:
(a) Rent is payable without demand or notice at the time and place
agreed upon by the parties. Unless otherwise agreed, rent is payable at
the dwelling unit, periodic rent is payable at the beginning of any term
of one month or less and otherwise in equal monthly or weekly installments
at the beginning of each month or week, depending on whether the tenancy
is month-to-month or week-to-week. Rent shall not be considered to be due
prior to the first day of each rental period. Rent may not be increased
without a 30-day written notice thereof in the case of a month-to-month
tenancy or a seven-day written notice thereof in the case of a week-to-week
tenancy.
(b) If a rental agreement does not create a week-to-week tenancy,
as defined in ORS 90.100, or a fixed term tenancy, the tenancy shall be
a month-to-month tenancy.
(6) Except as provided by ORS 90.427 (4), a tenant is responsible
for payment of rent until the earlier of:
(d) The date that the tenancy terminates as a result of the landlord
failing to use reasonable efforts to rent the dwelling unit to a new tenant
as provided under ORS 90.410 (3);
(f) Thirty days after delivery of possession without prior notice
of termination of a month-to-month tenancy; or
(g) Ten days after delivery of possession without prior notice of
termination of a week-to-week tenancy. Title 10, Chap. 90, §90.240
"Drug and alcohol free housing" and "program of recovery" defined.
(1) "Drug and alcohol free housing" is a rental agreement for a
dwelling in which:
(a) Each of the dwelling units on the premises is occupied or held
for occupancy by at least one tenant who is a recovering alcoholic or drug
addict and is participating in a program of recovery;
(b) The landlord is a nonprofit corporation incorporated pursuant
to ORS chapter 65 or a housing authority created pursuant to ORS 456.055
to 456.235;
(A) A drug and alcohol free environment, covering all tenants, employees,
staff, agents of the landlord and guests;
(A) That the tenant shall not use, possess or share alcohol, illegal
drugs, controlled substances or prescription drugs without a medical prescription,
either on or off the premises;
(B) That the tenant shall not allow the tenant's guests to use,
possess or share alcohol, illegal drugs, controlled substances or prescription
drugs without a medical prescription, on the premises;
(2) As used in this section, "program of recovery" means a verifiable
program of counseling and rehabilitation treatment services, including
a written plan, to assist recovering alcoholics or drug addicts to recover
from their addiction to alcohol or illegal drugs while living in drug and
alcohol free housing. A "program of recovery" includes Alcoholics Anonymous,
Narcotics Anonymous and similar programs. Title 10, Chap. 90, §90.243
Prohibited provisions in rental agreements; remedy.
(1) A rental agreement may not provide that the tenant:
(c) Agrees to the exculpation or limitation of any liability arising
as a result of the other party's willful misconduct or negligence or to
indemnify the other party for that liability or costs connected therewith.
(2) A provision prohibited by subsection (1) of this section 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 such provisions, the tenant may recover in addition
to the actual damages of the tenant an amount up to three months' periodic
rent. Title 10, Chap. 90, §90.245
Receipt of rent without obligation to maintain premises prohibited.
A rental agreement, assignment, conveyance, trust deed or security
instrument may not permit the receipt of rent free of the obligation to
comply with ORS 90.320 (1) or 90.730. Title 10, Chap. 90, §90.250
Attorney fees.
In any action on a rental agreement or arising under this chapter,
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. As used in this section, "prevailing party"
means the party in whose favor final judgment is rendered. Title
10, Chap. 90, §90.255
Late rent payment charge or fee; restrictions; calculation.
(1) A landlord may impose a late charge or fee, however designated,
only if:
(a) The rent payment is not received by the fourth day of the weekly
or monthly rental period for which rent is payable; and
(2) The amount of any late charge shall not exceed:
(a) A reasonable flat amount, charged once per rental period. "Reasonable
amount" means the customary amount charged by landlords for that rental
market;
(b) A reasonable amount, charged on a per-day basis, beginning on
the fifth day of the rental period for which rent is delinquent. This daily
charge may accrue every day thereafter until the rent, not including any
late charge, is paid in full, through that rental period only. The per-day
charge may not exceed six percent of the amount described in paragraph
(a) of this subsection; or
(c) Five percent of the periodic rent payment amount, charged once
for each succeeding five-day period, or portion thereof, for which the
rent payment is delinquent, beginning on the fifth day of that rental period
and continuing and accumulating until that rent payment, not including
any late charge, is paid in full, through that rental period only.
(3) In periodic tenancies, a landlord may change the type or amount
of late charge by giving 30 days' written notice to the tenant.
(4) A landlord shall not deduct a previously imposed late charge
from a current or subsequent rental period rent payment, thereby making
that rent payment delinquent for imposition of a new or additional late
charge or for termination of the tenancy for nonpayment pursuant to ORS
90.400 (2).
(5) A landlord may charge simple interest on an unpaid late charge
at the rate allowed for judgments pursuant to ORS 82.010 (2) and accruing
from the date the late charge is imposed.
(6) Nonpayment of a late charge alone shall not constitute grounds
for termination of a rental agreement for nonpayment of rent pursuant to
ORS 90.400 (2), but shall constitute grounds for termination of a rental
agreement for cause pursuant to ORS 90.400 (1) or 90.630 (1). A landlord
may note the imposition of a late charge on a notice of nonpayment of rent
pursuant to ORS 90.400 (2), so long as the notice states or otherwise makes
clear that the tenant may cure the nonpayment notice by paying only the
delinquent rent, not including any late charge, within the allotted time.
(7) A late charge includes an increase or decrease in the regularly
charged periodic rent payment imposed because a tenant does or does not
pay that rent by a certain date. Title 10, Chap. 90, §90.260
Use and occupancy rules and regulations; adoption; enforceability;
restrictions.
(1) A landlord, from time to time, may adopt a rule or regulation,
however described, concerning the tenant's use and occupancy of the premises.
It is enforceable against the tenant only if:
(a) Its purpose is to promote the convenience, safety or welfare
of the tenants in the premises, preserve the landlord's property from abusive
use, or make a fair distribution of services and facilities held out for
the tenants generally;
(d) It is sufficiently explicit in its prohibition, direction or
limitation of the tenant's conduct to fairly inform the tenant of what
the tenant must or must not do to comply;
(f) The tenant has written notice of it at the time the tenant enters
into the rental agreement, or when it is adopted.
(2) If a rule or regulation adopted after the tenant enters into
the rental agreement works a substantial modification of the bargain, it
is not valid unless the tenant consents to it in writing.
(3) If adopted, an occupancy guideline for a dwelling unit shall
not be more restrictive than two people per bedroom and shall be reasonable.
Reasonableness shall be determined on a case-by-case basis. Factors to
be considered in determining reasonableness include, but are not limited
to:
(4) As used in this section:
(b) "Habitable room" means a space in a structure for living, sleeping,
eating or cooking. Bathrooms, toilet compartments, closets, halls, storage
or utility space and similar areas are not included. Title 10, Chap. 90,
§90.262
Vehicle tags.
A landlord may not require that a tenant display a nonremovable
tag, sticker or other device on a motor vehicle that might reveal or indicate
to the public the premises where the tenant resides. Title 10, Chap. 90,
§90.263
Note: 90.263 becomes operative September 1, 2000. See section
3, chapter 397, Oregon Laws 1999.
Note: 90.263 was added to and made a part of ORS chapter
90 by legislative action but was not added to any smaller series therein.
See Preface to Oregon Revised Statutes for further explanation.
Interest in alternative energy device installed by tenant.
(1) An alternative energy device installed in a dwelling unit by
a tenant with the landlord's written permission is not a fixture in which
the landlord has a legal interest, except as otherwise expressly provided
in a written agreement between the landlord and tenant.
(2) As a condition to a grant of written permission referred to
in subsection (1) of this section, a landlord may require a tenant to do
one or more of the following:
(a) Provide a waiver of the landlord's liability for any injury
to the tenant or other installer resulting from the tenant's or installer's
negligence in the installation of the alternative energy device;
(b) Secure a waiver of the right to a lien against the property
of the landlord from each contractor, subcontractor, laborer and material
supplier who would obtain the right to a lien when the tenant installs
or causes the installation of the alternative energy device; or
(c) Post a bond or pay a deposit in an amount not to exceed the
cost of restoring the premises to its condition at the time of installation
of the alternative energy device.
(3) Nothing in this section:
(a) Authorizes the installation of an alternative energy device
in a dwelling unit without the landlord's written permission; or
(b) Limits a landlord's right to recover damages and obtain injunctive
relief as provided in ORS 90.400 (11).
(4) As used in this section, "alternative energy device" has the
meaning given that term in ORS 469.160. Title 10, Chap. 90, §90.265
FEES AND DEPOSITS
Applicant screening charge; limitations; notice upon denial of
tenancy; refund;
Remedies.
(1) A landlord may require payment of an applicant screening charge
solely to cover the costs of obtaining information about an applicant as
the landlord processes the application for a rental agreement. This activity
is known as screening, and includes but is not limited to checking references
and obtaining a consumer credit report or tenant screening report. The
landlord must provide the applicant with a receipt for any applicant screening
charge.
(2) The amount of any applicant screening charge shall not be greater
than the landlord's average actual cost of screening applicants. Actual
costs may include the cost of using a tenant screening company or a consumer
credit reporting agency, and may include the reasonable value of any time
spent by the landlord or the landlord's agents in otherwise obtaining information
on applicants. In any case, the applicant screening charge may not be greater
than the customary amount charged by tenant screening companies or consumer
credit reporting agencies for a comparable level of screening.
(3) A landlord may not require payment of an applicant screening
charge unless prior to accepting the payment the landlord:
(C) The process that the landlord typically will follow in screening
the applicant, including whether the landlord uses a tenant screening company,
credit reports, public records or criminal records or contacts employers,
landlords or other references; and
(c) Gives actual notice to the applicant of an estimate, made to
the best of the landlord's ability at that time, of the approximate number
of rental units of the type, and in the area, sought by the applicant that
are, or within a reasonable future time will be, available to rent from
that landlord.
The estimate shall include the approximate number of applications
previously accepted and remaining under consideration for those units.
A good faith error by a landlord in making an estimate under this paragraph
does not provide grounds for a claim under subsection (8) of this section.
(4) Regardless of whether a landlord requires payment of an applicant
screening charge, if a landlord denies an application for a rental agreement
by an applicant and that denial is based in whole or in part on a tenant
screening company or consumer credit reporting agency report on that applicant,
the landlord shall give the applicant actual notice of that fact at the
same time that the landlord notifies the applicant of the denial. Unless
written notice of the name and address of the screening company or credit
reporting agency has previously been given, the landlord shall promptly
give written notice to the applicant of the name and address of the company
or agency that provided the report upon which the denial is based.
(5) Except as provided in subsection (4) of this section, a landlord
need not disclose the results of an applicant screening or report to an
applicant, with respect to information that is not required to be disclosed
under the federal Fair Credit Reporting Act. A landlord may give to an
applicant a copy of that applicant's consumer report, as defined in the
Fair Credit Reporting Act.
(6) Unless the applicant agrees otherwise in writing, a landlord
may not require payment of an applicant screening charge when the landlord
knows or should know that no rental units are available at that time or
will be available within a reasonable future time.
(7) If a landlord requires payment of an applicant screening charge
but fills the vacant rental unit before screening the applicant or does
not conduct a screening of the applicant for any reason, the landlord must
refund the applicant screening charge to the applicant within a reasonable
time.
(8) The applicant may recover from the landlord the amount of any
applicant screening charge paid, plus $100, if:
(a) The landlord fails to comply with this section and does not
within a reasonable time accept the applicant's application for a rental
agreement; or
(b) The landlord does not conduct a screening of the applicant for
any reason and fails to refund an applicant screening charge to the applicant
within a reasonable time. Title 10, Chap. 90, §90.295
Prohibition on charging deposit or fee to enter rental agreement;
exceptions; deposit allowed for securing execution of rental agreement;
remedy.
(1) Except as provided in ORS 90.295 and in this section, a landlord
shall not charge a deposit or fee, however designated, to an applicant
who has applied to a landlord to enter a rental agreement for a dwelling
unit.
(2) A landlord may charge a deposit, however designated, to an applicant
for the purpose of securing the execution of a rental agreement, after
approving the applicant's application but prior to entering into a rental
agreement. The landlord must give the applicant a written statement describing
the terms of the agreement to execute a rental agreement and the conditions
for refunding or retaining the deposit.
(a) If a rental agreement is executed, the landlord shall either
apply the deposit toward the moneys due the landlord under the rental agreement
or refund it immediately to the tenant.
(b) If a rental agreement is not executed due to a failure by the
applicant to comply with the agreement to execute, the landlord may retain
the deposit.
(c) If a rental agreement is not executed due to a failure by the
landlord to comply with the agreement to execute, within four days the
landlord shall return the deposit to the applicant either by making the
deposit available to the applicant at the landlord's customary place of
business or by mailing the deposit by first class mail to the applicant.
Proof of timely compliance with this requirement shall include a postmark.
(3) If a landlord fails to comply with this section, the applicant
or tenant, as the case may be, may recover from the landlord the amount
of any fee or deposit charged, plus $100. Title 10, Chap. 90, §90.297
Security deposits; deposit changes; last month's rent; prepaid
rent; accounting.
(1) As used in this section, "security deposit" includes any last
month's rent deposit.
(2) Except as otherwise provided in this section, a landlord may
require the payment of a security deposit. A security deposit or prepaid
rent shall be held by the landlord for the tenant who is a party to the
rental agreement. The claim of a tenant to the security deposit or prepaid
rent shall be prior to the claim of any creditor of the landlord, including
a trustee in bankruptcy. The holder of the landlord's interest in the premises
at the time of termination of the tenancy is responsible to the tenant
for any security deposit or prepaid rent and is bound by this section.
(3)
(a) A landlord may not change the rental agreement to require the
payment of a new or increased security deposit during the first year after
the tenancy has begun, except that an additional deposit may be required
if the landlord and tenant agree to modify the terms and conditions of
the rental agreement to permit a pet or for other cause and the additional
deposit relates to that modification. This paragraph does not prevent the
collection of a security deposit that was provided for under an initial
rental agreement but remained unpaid at the time the tenancy began.
(b) If a landlord requires a new or increased security deposit after
the first year of the tenancy, the landlord shall allow the tenant at least
three months to pay that deposit.
(4) The landlord may claim all or part of the security deposit only
if the security deposit was made for any or all of the purposes provided
by subsection (5) of this section.
(5) The landlord may claim from the security deposit only the amount
reasonably necessary:
(a) To remedy the tenant's defaults in the performance of the rental
agreement including, but not limited to, unpaid rent; and
(b) To repair damages to the premises caused by the tenant, not
including ordinary wear and tear.
(6) A security deposit or prepaid rent shall not be required or
forfeited to the landlord upon the failure of the tenant to maintain a
tenancy for a minimum number of months in a month-to-month tenancy.
(7) Any last month's rent deposit shall be applied to the rent due
for the last month of the tenancy:
(a) Upon either the landlord or tenant giving to the other a notice
of termination, pursuant to this chapter, other than a notice of termination
under ORS 90.400 (2);
(8) Any portion of a last month's rent deposit not applied as provided
under subsection (7) of this section shall be accounted for and refunded
as provided under subsections (10) to (12) of this section. Unless the
tenant and landlord agree otherwise, a last month's rent deposit shall
not be applied to rent due for any period other than the last month of
the tenancy. A last month's rent deposit shall not operate to limit the
amount of rent charged unless a written rental agreement provides otherwise.
(9) Upon termination of the tenancy, a landlord shall account for
and refund to the tenant the unused balance of any prepaid rent not previously
refunded to the tenant as required by ORS 90.380 and 105.120 (4)(b) or
any other provision of this chapter, in the same manner as required for
security deposits by this section. The landlord may claim from the remaining
prepaid rent only the amount reasonably necessary to pay the tenant's unpaid
rent.
(10) In order to claim all or part of any prepaid rent or security
deposit, within 31 days after the termination of the tenancy and delivery
of possession the landlord shall give to the tenant a written accounting
that states specifically the basis or bases of the claim. The landlord
shall give a separate accounting for security deposits and for prepaid
rent.
(11) The security deposit or prepaid rent or portion thereof not
claimed in the manner provided by subsections (9) and (10) of this section
shall be returned to the tenant not later than 31 days after the termination
of the tenancy and delivery of possession to the landlord.
(12) The landlord shall give the written accounting as required
by subsection (10) of this section or shall return the security deposit
or prepaid rent as required by subsection (11) of this section by personal
delivery or by first class mail. Proof of timely compliance with this requirement
shall include a postmark.
(13) If the landlord fails to comply with subsection (11) of this
section or if the landlord in bad faith fails to return all or any portion
of any prepaid rent or security deposit due to the tenant under this chapter
or the rental agreement, the tenant may recover the money due in an amount
equal to twice the amount:
(14) This section does not preclude the landlord or tenant from
recovering other damages under this chapter. Title 10, Chap. 90, §90.300
Fees allowed for certain landlord expenses; accounting not required.
(1) Except as specifically provided otherwise in this chapter,
a landlord may require the payment of a fee, if the fee is related to and
designated as being charged for a specific reasonably anticipated landlord
expense. A landlord shall provide a receipt for the fee, and the receipt
or a written rental agreement shall describe the anticipated landlord expense
to be covered by the fee and describe the landlord's duties under subsection
(4) of this section.
(2) Except as provided in subsection (3) of this section, a landlord
shall not charge a fee more than once, at the beginning of or during the
tenancy.
(3) A landlord may charge a fee more than once, at the beginning
of or during the tenancy, for:
(a) A late rent payment, pursuant to ORS 90.260;
(b) A dishonored check, pursuant to ORS 30.701 (5);
(c) Removal or tampering with a properly functioning smoke alarm
or smoke detector, as provided in ORS 90.325 (7), if a written rental agreement
provides for a fee for that removal or tampering; and
(d) Any other noncompliance by the tenant with a written rental
agreement that provides for a fee for that noncompliance, provided that
the fee shall not be excessive.
(4) A landlord shall not be required to account for or return to
the tenant any fee. Upon termination of a tenancy and delivery of possession,
a landlord shall first apply any fee to the related landlord expense as
reasonably assessed against the tenant, before applying the tenant's security
deposit, if any, to that expense.
(5) Nonpayment of a fee shall not constitute grounds for termination
of a rental agreement for nonpayment of rent pursuant to ORS 90.400 (2),
but shall constitute grounds for termination of a rental agreement for
cause pursuant to ORS 90.400 (1) or 90.630 (1).
(6) This section shall not apply to attorney fees awarded pursuant
to ORS 90.255 or to applicant screening charges paid pursuant to ORS 90.295.
Title 10, Chap. 90, §90.302
Note: Section 15, chapter 577, Oregon Laws 1997, provides:
Sec. 15. The amendments to ORS 90.302, 90.315 (4) and 90.510 (8)
by sections 14, 16 and 26 of this Act apply only to tenancies, whether
periodic or fixed term, that are entered into on or after October 1, 1997,
or are extended or renewed after that date.
LANDLORD RIGHTS AND OBLIGATIONS
Disclosure of certain matters; retention of rental agreement;
inspection of agreement.
(1) The landlord shall disclose to the tenant in writing at or
before the commencement of the tenancy the name and address of:
(b) An owner of the premises or a person authorized to act for and
on behalf of the owner for the purpose of service of process and receiving
and receipting for notices and demands.
(2) The information required to be furnished by this section shall
be kept current and this section extends to and is enforceable against
any successor landlord, owner or manager.
(3) A person who is authorized to manage the premises, or to enter
into a rental agreement, and fails to comply with subsection (1) of this section becomes
an agent of each person who is a landlord for service of process and receiving and receipting
for notices and demands.
(4) (a) A landlord shall retain a copy of each rental agreement at the resident
manager’s office or at the address provided to the tenant under subsection (1)(a) of this section.
(b) A tenant may request to see the rental agreement and, within a reasonable time,
the landlord shall make the agreement available for inspection. At the request of the tenant
and upon payment of a reasonable charge, not to exceed the lesser of 25 cents per page or the actual
copying costs, the landlord shall provide the tenant with a copy of the rental agreement. This subsection
shall not diminish the landlord’s obligation to furnish the tenant an initial copy of the rental agreement
and any amendments under ORS 90.240 (3). [Formerly 91.765; 1993 c.369 §5; 1999 c.603 §17; 2003 c.378 §11] Title 10, Chap. 90, §90.305
