Oregon landlord repair laws

What your landlord is required to fix, how long they have once you put it in writing, and what Oregon law lets you do if they don't.

What your landlord must maintain

Under ORS 90.320, a landlord must maintain the dwelling unit in a habitable condition — weatherproofing, plumbing, safe drinking water hot and cold connected to approved sewage, heating, electrical, safe and sanitary buildings and grounds free of vermin, garbage receptacles, floors, walls, ceilings, stairways and railings in good repair, working smoke and carbon monoxide alarms, and working locks on entrance doors and latches on windows.

Conditions the statute covers

• ✓No working heat10-day clock
• ✓No running water10-day clock
• ✓No hot water10-day clock
• ✓Electrical system not working or unsafe10-day clock
• ✓Plumbing not in working order10-day clock
• ✓Sewage backup or unsanitary conditions10-day clock
• ✓Air conditioning not working (where supplied)
• ✓Supplied appliances not working — stove, refrigerator10-day clock
• ✓Unsafe floors, stairs, railings, ceiling, or roof
• ✓Roof, window, or plumbing leak causing damage
• ✓Mold growth
• ✓Rodent or insect infestation
• ✓Common areas unsafe or unsanitary
• ✓No garbage receptacles or removal
• ✓Broken exterior door, window, or lock10-day clock
• ✓Building or housing code violation

The highlighted conditions are on a shorter statutory clock than the general deadline — Oregon treats them as urgent.

What you can do about it

Once written notice has been given and the statutory period has passed, you may terminate the rental agreement under ORS 90.360(1), repair a minor habitability defect and deduct its cost under ORS 90.368, recover damages and obtain injunctive relief under ORS 90.360(2), and — for a failure to supply an essential service — procure substitutes and deduct their cost, recover the diminution in fair rental value, or procure comparable substitute housing and be excused from rent for the period of noncompliance under ORS 90.365.

Repair-and-deduct limit: under ORS 90.368 a minor habitability defect is one repairable for not more than $300, and the deduction may not exceed that amount. (Shown for a $1,500 monthly rent where the limit depends on rent.)

Retaliation is illegal

ORS 90.385 prohibits retaliation after a tenant makes a good-faith complaint to the landlord related to the tenancy or asserts any right secured by law, and ORS 90.375 provides for recovery of up to two months' periodic rent or twice the actual damages, whichever is greater, together with a defense to a retaliatory action for possession.

Limits and exceptions

Oregon sets no general retaliation look-back window, so this letter claims none. Repair-and-deduct under ORS 90.368 is limited to a defect repairable for not more than $300, expressly excludes mold, radon, asbestos and lead-based paint, is unavailable if the tenant has known of the defect for more than six months or has used the remedy for the same occurrence before, and under ORS 90.368(4)(c) the tenant may not perform the work personally.

Common questions

How long does a landlord have to make repairs in Oregon?

Under ORS 90.360(1)(a) the cure period is 30 days for this breach, or 7 days where the breach is the lack of an essential service. Because this notice is served by mail, ORS 90.155(2) extends each period by three days, and this notice states the extended periods accordingly. That clock starts when your landlord receives written notice — which is why how you send it matters.

Can I withhold rent or repair it myself in Oregon?

Oregon allows repair-and-deduct within limits: under ORS 90.368 a minor habitability defect is one repairable for not more than $300, and the deduction may not exceed that amount. You must give written notice first, and the statutory waiting period must pass before you act.

Can my landlord retaliate if I ask for repairs in Oregon?

ORS 90.385 prohibits retaliation after a tenant makes a good-faith complaint to the landlord related to the tenancy or asserts any right secured by law, and ORS 90.375 provides for recovery of up to two months' periodic rent or twice the actual damages, whichever is greater, together with a defense to a retaliatory action for possession.

Do I have to put a repair request in writing in Oregon?

Yes — and it is the single most important step. Under ORS 90.360, ORS 90.368, the landlord's obligations and your remedies run from written notice. A text message or a phone call generally leaves you arguing about whether and when your landlord was told.