Oregon Rent Deduction Rules for Repairs: A Renter’s Guide

Dealing with an urgent repair in your Oregon rental home can be stressful — especially if your landlord hasn’t responded. Thankfully, Oregon law gives renters options to handle serious repairs by deducting costs from their rent. This process is sometimes called “repair and deduct.” Here’s what you need to know to do it legally and safely in Oregon.

Understanding Your Right to Repairs in Oregon

Oregon's laws require landlords to provide safe, habitable housing. You can find these rights in the Oregon Residential Landlord and Tenant Act (ORS Chapter 90). If a landlord fails to address urgent repair problems (like a broken heater in winter), you may have the right to arrange the repair and deduct reasonable costs from your rent.

When Can You Deduct Repair Costs?

You can typically use repair-and-deduct only when:

• The repair is necessary for habitability or essential services (heat, water, electricity, locks, sewage, etc.).
• You’ve given the landlord proper written notice and reasonable time to fix the problem.
• The repair is not due to your own actions or neglect.
• The total cost does not exceed $300, and you can only do this twice in any 12-month period.

Be sure to keep all receipts and documentation.

Step-by-Step: Applying Rent Deduction for Repairs

Follow these steps to ensure you’re protected when using this process:

• Step 1: Notify your landlord in writing about the needed repair. Clearly state the issue and request timely repairs.
• Step 2: Allow the landlord a “reasonable time” to complete repairs — typically 7 days for essential services, 30 days for other issues [see ORS 90.365].
• Step 3: If no action is taken, provide a second written notice stating your intent to fix the issue at the landlord’s expense and deduct the cost from rent (ORS 90.368).
• Step 4: Hire a licensed and qualified professional to perform the repair and get an itemized receipt.
• Step 5: When you pay next month’s rent, submit a copy of the repair notice and receipt, along with your reduced rent payment reflecting the deduction.

Keep copies of all communications and receipts for your records.

Official Forms for Oregon Renters

• Repair & Deduct Notice (Sample Form):
  While Oregon does not offer a single standardized state form, the Oregon Housing and Community Services Sample Tenant Repair Notice can be used for guidance. Fill out and send this notice to your landlord when repairs are needed.
  Example: If your apartment’s heating unit stops working in January, notify your landlord in writing using the sample repair notice. If there’s no response in 7 days, move to the next step.
• Receipt for Repair Services:
  Always request a detailed receipt from the professional contractor or repair service. Submit this alongside your rent payment and deduction notice.

If You Disagree with Your Landlord

If your landlord disputes the repair or tries to evict you, Oregon cases go through the Oregon Circuit Courts. The relevant legislation is the Oregon Residential Landlord and Tenant Act (ORS Chapter 90).

FAQ: Repair and Deduct in Oregon Rentals

1. Can I deduct rent for any type of repair?
   Only for repairs that impact habitability or essential services, like heat, water, or major plumbing problems.
2. Do I need to use a licensed professional for repairs?
   Yes, you must hire a licensed and qualified contractor. DIY repairs may invalidate your right to a deduction.
3. What if my landlord retaliates for using repair and deduct?
   Oregon law protects renters from retaliation. You can seek help from legal aid or file a complaint in Oregon Circuit Court.
4. Do I need to notify my landlord before and after making the repair?
   Yes. You must give written notice both before hiring a repair professional and when submitting receipts and your adjusted rent payment.
5. Is there a maximum amount I can deduct from rent?
   Yes, the law limits each deduction to $300, and you can use this remedy no more than twice in 12 months.

Key Takeaways

• Oregon renters may deduct repair costs from rent for urgent, unaddressed habitability issues.
• Strict notice, timing, and cost caps apply—always document every step using official forms and keep receipts.
• For complex or disputed situations, reach out to official resources or legal aid for help.

Need Help? Resources for Renters

• Oregon Housing and Community Services – Rental Assistance
• Oregon Circuit Courts – Eviction and Housing Disputes
• Oregon Law Help (Legal Aid Contact)
• Statewide Renter Resources
• Oregon Residential Landlord and Tenant Act

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1. Oregon Residential Landlord and Tenant Act (ORS Chapter 90): See official legislation
2. Sample Tenant Repair Notice: Download from Oregon Housing and Community Services
3. Oregon Circuit Courts: Official Court Information

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