Oregon Landlord Repair Responsibilities Explained

If you rent a home or apartment in Oregon, it's important to understand what your landlord must do to keep your rental safe and livable. Oregon law outlines the responsibilities landlords have to maintain rental properties, including repairs and habitability standards. This article offers a renter-focused guide to these rules, along with practical steps to take when maintenance or repairs are needed.

Landlord Repair and Maintenance Duties in Oregon

Under the Oregon Residential Landlord and Tenant Act, landlords must keep rental properties “habitable.” Habitability means your rental must be safe, sanitary, and fit to live in.

Required Repairs and Maintenance by Landlords

• Supply hot and cold running water and adequate plumbing.
• Keep all electrical, heating, and plumbing systems in working order.
• Ensure safe drinking water and sewage disposal.
• Repair broken locks, windows, and doors to keep the premises secure.
• Provide garbage containers and arrange removal if four or more units.
• Maintain floors, walls, and ceilings in good repair.
• Control pests and rodents (unless the tenant is responsible for infestations caused by their actions).
• Meet local housing and building codes affecting health or safety.

For more on required repairs, see Oregon Housing and Community Services Renter Resources.

When Must Landlords Make Repairs?

Landlords are required to make timely repairs once they receive written notice from the tenant. Most repairs must be started within a reasonable time (often within 7 days for essential services). Critical repairs—like broken heat in winter, lack of running water, or no electricity—require faster action.

How Tenants Should Request Repairs

• Notify your landlord in writing about the problem—email, text, or letter is best for proof.
• Be specific: State what needs fixing and when you noticed the problem.
• Keep copies of all communication.

Official Oregon Notice to Landlord to Repair

Oregon tenants can use the “Notice to Landlord to Repair or Remedy” form to formally request repairs:

• Form Name: Notice to Landlord to Repair or Remedy
• When to Use: If the landlord is not addressing necessary repairs after a verbal request, send this form to officially document your request and start the legal timeline.
• Where to Find: Download from the Oregon Judicial Department – Notice to Landlord to Repair or Remedy (PDF)

After sending this notice, your landlord must respond within the period set by the law (often 7 days for most repairs). Critical repairs may require faster action. If they fail to act, you may have rights such as withholding rent, making the repair and deducting costs, or giving notice to terminate your lease—always check rules carefully before proceeding.

Your Rights if Repairs Aren’t Made

If the landlord does not address health or safety issues after receiving written notice, renters have several options under Oregon law:

• File a complaint with the local building or health department if the issue violates code.
• Request dispute resolution or mediation through Oregon Building Codes Division Complaint Resources.
• In some cases, arrange for the repair yourself and deduct the cost from rent (only after following required steps—consult the law or seek advice).
• Terminate the rental agreement if the dwelling is unsafe and not fixed after appropriate notice.
• Apply to the Oregon Judicial Department – Landlord-Tenant Court if necessary.

Which Tribunal or Board Handles Rental Disputes?

In Oregon, rental disputes can be addressed in the Oregon Judicial Department’s Uniform Trial Court (Landlord-Tenant Court). Forms, guidance, and locations are available on their official pages.

Understanding Oregon’s Rental Legislation

All repair and habitability rules for rental housing are explained in the Oregon Residential Landlord and Tenant Act (ORS Chapter 90). Get familiar with sections 90.320 (landlord’s duties to maintain habitability) and 90.360 (tenant remedies).

FAQ: Answers to Common Oregon Renter Questions

1. What if my landlord refuses to fix something serious, like heat or plumbing?
   If you’ve given written notice for a major repair and the landlord doesn’t act in a reasonable time, you may contact local building officials, make the repair and deduct the cost (after following legal steps), or ask to terminate your lease in certain cases. Carefully follow Oregon law and keep records.
2. Can I withhold rent if my landlord doesn’t make repairs in Oregon?
   Maybe, but you must follow specific steps outlined in Oregon law. Giving written notice and allowing time to fix the issue is required first. Get legal advice before withholding any rent.
3. How soon must landlords fix urgent problems?
   Landlords must respond “as soon as possible” to urgent health or safety concerns, usually within 24-48 hours for things like no heat in winter, no water, or unsafe conditions.
4. Do I have to use a specific form to request repairs?
   You aren’t required to use a specific form, but the "Notice to Landlord to Repair or Remedy" form provides clear, documented proof that helps protect your rights.
5. Where can I get help if my landlord still won’t make repairs?
   Contact the local housing inspector, file a complaint with the building or health department, or seek free legal help from Oregon housing and tenant resources.

Key Takeaways for Oregon Renters

• Oregon landlords must keep rentals habitable, safe, and in working order.
• Always give written notice for repairs and document everything.
• Official forms and local courts can help if issues aren’t resolved.

Need Help? Resources for Renters

• Oregon Judicial Department – Landlord-Tenant Court
• Oregon Housing and Community Services – Renter Assistance
• Oregon State Bar – Tenant Legal Information
• Notice to Landlord to Repair or Remedy (Official Form PDF)

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1. Oregon Residential Landlord and Tenant Act (ORS Chapter 90)
2. Oregon Judicial Department Landlord-Tenant Court
3. Oregon Housing and Community Services: Renter Resources
4. Official Notice to Landlord to Repair or Remedy Form

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