Oregon Landlord Repair Timeframes: What Renters Need to Know

If you’re renting a home or apartment in Oregon, you have the right to a safe and livable space. When something breaks—like the heat, plumbing, or another major system—you may wonder how long your landlord has to fix it. This guide explains Oregon’s rules for landlord repair timeframes, required renter steps, and what to do if essential repairs aren’t made on time.

Understanding Landlord Repair Responsibilities in Oregon

Under the Oregon Residential Landlord and Tenant Act, landlords are legally required to keep rentals habitable. This includes making sure major systems—like heating, hot water, plumbing, and electrical—work safely and as intended.^[1]

Common Repairs Covered by Oregon Law

• Broken heaters, water heaters, or plumbing
• Major electrical issues
• Leaky roofs or structural problems
• No hot or cold water
• Pest infestations or mold (if not caused by tenant)
• Broken locks, windows, or exterior doors

Landlords are allowed reasonable time to make repairs, but Oregon law defines specific deadlines based on the urgency of the problem.

How Long Does a Landlord Have to Fix Issues?

Oregon sets different timelines depending on the type and severity of the repair:

• Immediate hazards (urgent): 24 hours to begin repairs if the problem seriously affects health and safety (such as a lack of heat in winter, no running water, or sewage overflow).
• Essential services (but not immediate emergency): 48 hours to begin repairs (like hot water not working or broken major appliances supplied by landlord).
• Other repairs affecting habitability: 7 days to begin repairs after written notice.
• Minor repairs: Landlord should address in a reasonable timeframe (not explicitly defined, but communicate in writing and keep records).

Always notify your landlord in writing (email or letter), describe the problem clearly, and keep a copy for your records. You may use Oregon’s sample notice forms for this purpose.

Practical Steps for Renters: Requesting Repairs in Oregon

• Document the issue as soon as it’s noticed (photos, descriptions, and dates)
• Notify your landlord in writing and request prompt repairs
• If your landlord does not fix the problem within Oregon’s legal timeframe, you may have the right to repair and deduct costs or take further legal steps

Official Oregon Repair Notice Forms

• Notice of Essential Services or Habitability Violation: Oregon Tenant Notice of Repairs Form
  • When to use: If immediate action is needed to restore heat, water, plumbing, or safety-related utilities. Fill out the form, give your landlord at least 24-48 hours’ notice to correct the issue depending on severity, as outlined in Oregon law.
  • Example: Your water heater fails and the landlord doesn’t respond quickly. Send this official notice so a repair timeline starts.
• 7-Day Notice of Noncompliance (ORS 90.360):
  • When to use: If repairs affect habitability but are not immediate emergencies. You must give your landlord written notice and allow 7 days for repairs.
  • Example: You have a leaky roof that’s not urgent but affects living conditions. Issue a formal 7-day notice.
  • See official language in ORS 90.360.

The Oregon Judicial Department website provides sample tenant repair notice forms and more resources: Oregon Courts Landlord/Tenant Forms

What If Repairs Are Not Made in Time?

If your landlord does not respond or fix the problem inside Oregon’s legal repair deadlines, you may:

• Contact Code Enforcement: Report the issue to your local city or county housing/code enforcement office.
• Repair and Deduct: If the issue is urgent and not repaired within the prescribed time, tenants may often pay for reasonable repairs themselves and deduct the cost from the next month’s rent (see ORS 90.368). Specific rules apply, so always keep receipts and seek advice first.
• File a Complaint or Seek Mediation: Oregon’s local housing authorities or small claims court can help resolve ongoing conflicts.
• Apply to the Oregon landlord-tenant tribunal: Disputes may be handled by the Oregon Circuit Courts (Landlord-Tenant Division).

For a detailed list of steps, see the next section.

Filing a Complaint or Taking Action: Step-by-Step

• Gather documentation of the problem and all communication attempts.
• Review your lease and Oregon repair laws (see Oregon Residential Landlord and Tenant Act).
• Complete the appropriate notice form and send it to your landlord.
• If no timely fix, you may file a complaint with your local code enforcement or seek help through Oregon’s Circuit Courts. Use the official forms and guidance available at Oregon Landlord-Tenant Services.

These official resources make the process easier, and tenant advocates can answer questions if you are unsure how to proceed.

Frequently Asked Questions

1. How fast must Oregon landlords fix no heat or water?
   If your rental loses heat or water, your landlord usually has 24 hours to begin repairs after you give written notice. For less urgent issues, the law allows 48 hours or up to 7 days depending on severity.^[2]
2. Can I withhold rent until repairs are made?
   No, Oregon law does not allow you to withhold rent. Instead, you may follow “repair and deduct” procedures or contact your local housing authority if urgent repairs aren’t made.^[3]
3. What if my landlord doesn’t respond after I send a repair notice?
   Keep records of your attempts. If the repair deadline passes, contact local code enforcement or file a complaint with Oregon’s landlord-tenant courts for further help.
4. Where do I file a formal rental complaint in Oregon?
   Formal disputes are handled through your local Oregon Circuit Court Landlord-Tenant Division. Check for local mediation services as well.
5. Do repair deadlines apply all year or just in winter?
   Oregon repair timelines apply all year, though urgency factors are stronger in weather-related cases (like heating outages in winter).

Key Takeaways for Oregon Renters

• Landlords must fix urgent health and safety issues within 24–48 hours after notice, or 7 days for non-emergency problems.
• Always use written notices and keep copies to protect your rights.
• Oregon law allows tenants to use “repair and deduct,” contact code enforcement, or take legal steps if repairs aren’t made on time.

Understanding your rights and the steps to take gives you more control in maintaining a safe, livable home in Oregon.

Need Help? Resources for Oregon Renters

• Oregon Residential Landlord and Tenant Act (full legislation)
• Oregon Circuit Courts – Landlord/Tenant Services
• Official Oregon Landlord-Tenant Forms & Repair Notices
• Contact your local Code Enforcement Office if repairs affect safety or health
• Need more assistance? Call 211 or visit the Oregon Housing and Community Services for renter rights, advocacy, and support

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1. Oregon Residential Landlord and Tenant Act, ORS Chapter 90: Oregon Official Statutes
2. ORS 90.365 (Failure to Supply Essential Services)
3. ORS 90.368 (Tenant’s Right to Repair and Deduct)

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