Oregon Laws on Surprise Inspections by Landlords

Privacy Rights & Landlord Entry Oregon published June 21, 2025 Flag of Oregon

Understanding when and how your landlord can enter your rental property is an important part of protecting your privacy and peace of mind as a renter in Oregon. State law has clear rules to prevent unexpected visits, while still allowing landlords to fulfill maintenance and inspection responsibilities. This article explains what Oregon law says about landlord entry, surprise inspections, your privacy rights, and what to do if those rights are violated.

When Can a Landlord Enter Your Rental in Oregon?

Landlords in Oregon cannot simply enter your rental home at any time. The standard rules for landlord entry are established under Oregon law to protect your privacy:

  • Advance Written Notice: In most cases, a landlord must provide at least 24 hours' written notice before entering your home.
  • Valid Reasons for Entry: Landlords may only enter to make repairs, perform inspections, show the unit to prospective tenants or buyers, or in emergencies.
  • Reasonable Times: Entry should occur at reasonable hours, typically between 8 a.m. and 9 p.m. unless you agree otherwise.

This means landlords are not allowed to perform surprise inspections or enter without giving you proper written notice, except in emergencies.

What Counts as a "Surprise Inspection" Under Oregon Law?

A "surprise inspection" usually means a landlord shows up at your door unannounced to check or inspect the property. Under Oregon's Residential Landlord and Tenant Act, this is generally not allowed.[1]

  • Landlords must notify you before any planned inspection—unless it's an emergency, like a fire or major water leak.
  • Notification must include the date and time of entry, the purpose, and be delivered in writing (including email or mail if agreed).

Exceptions: Emergencies and Abandonment

There are rare situations where a landlord can enter without notice:

  • Emergencies: If there is danger to life or property, such as a burst pipe or fire, a landlord may enter without notice.
  • Abandonment: If the landlord has good reason to believe you have abandoned the property, they may enter to verify.

In all other cases, surprise inspections are not permitted under Oregon law.

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Your Rights and What To Do If Your Privacy Is Violated

If a landlord enters without notice or proper reason, they may be violating your rights as a tenant. You have several actions you can take:

  • Document the event: Write down what happened, when, and who was involved.
  • Communicate in writing: Politely remind your landlord of the legal requirements, citing the Oregon Residential Landlord and Tenant Act.
  • Contact authorities: If the problem continues, you may file a complaint with a local housing authority or seek legal assistance.
If possible, keep records of all communications and incidents involving landlord entry. Written evidence helps protect your rights.

Relevant Official Forms and How to Use Them

  • Notice of Entry (No official statewide form number): This written notice is required to be provided to a tenant at least 24 hours before a landlord enters the unit. Tenants can request that landlords use written notices (paper or email). While there is no single statewide form, many county and city housing agencies provide templates. See the Oregon State Bar's summary of landlord entry requirements for guidelines.
    Example: If your landlord notifies you about a repair, you should receive (or can request) this type of written notice in advance.
  • Complaint to Oregon Bureau of Labor and Industries Civil Rights Division (BOLI): If you believe your privacy rights have been repeatedly violated, you may file a housing discrimination or landlord-tenant complaint using BOLI's complaint process.
    Example: After repeated illegal entry by your landlord, you document each instance and submit the state housing complaint form found on the BOLI website.

Which Tribunal Handles Tenant-Landlord Disputes in Oregon?

Most landlord-tenant disputes, including illegal entry claims, are handled by your local county Small Claims Court. For more information on Oregon courts and pathways, visit the Oregon Judicial Department website. If discrimination is involved, the Oregon Bureau of Labor and Industries Civil Rights Division can also help.

FAQ: Oregon Landlord Entry and Privacy

  1. Can my landlord enter my apartment without telling me in Oregon?
    Generally, no. Landlords must provide at least 24 hours' written notice before entering, except during emergencies or if you have abandoned the property.
  2. What should I do if my landlord keeps coming in unannounced?
    Document all incidents, communicate in writing with your landlord about the law, and, if it continues, consider filing a complaint with an official authority or seeking legal advice.
  3. Are there any forms I need if I want to stop a landlord's illegal entry?
    You can use written communication to assert your rights, and if the entry is repeated, file a complaint with the Oregon Bureau of Labor and Industries or seek a court protection order as a next step.
  4. Can I refuse landlord entry even with proper notice?
    In most cases, no. If your landlord has given proper notice and a valid reason (non-emergency access), you are generally expected to allow entry.
  5. Who can help if I think my landlord violated my privacy in Oregon?
    Contact your local court for small claims, the Bureau of Labor and Industries, or a legal aid service.

Need Help? Resources for Renters

  1. [1] Oregon Revised Statutes, ORS 90.322 – Landlord's Right of Entry
  2. [2] Oregon Judicial Department – Small Claims Information
  3. [3] Oregon Bureau of Labor and Industries – Tenant Rights and Complaints
  4. [4] Oregon Residential Landlord and Tenant Act – ORS Chapter 90

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Bob Jones
Bob Jones

Editor & Researcher, Renter Rights USA

Bob writes and reviews tenant law content for various regions. They’re passionate about housing justice and simplifying legal protections for tenants everywhere.

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