Oregon Renters’ Guide to Emergency Exit Lighting Laws

When you rent a home or apartment in Oregon, building safety features like emergency exit lighting are crucial. If a power outage or emergency like a fire happens, proper exit lighting can save lives and help you escape safely. Knowing your rights and your landlord’s responsibilities gives you peace of mind—and ensures you know what to do if exit lights aren’t working.

What Are Emergency Exit Lighting Requirements in Oregon Rentals?

Emergency exit lighting is a legal safety requirement in most Oregon rental buildings. These lights:

• Mark exits clearly in case of an emergency
• Stay lit (or turn on automatically) if normal power fails
• Help renters and guests find safe exit routes during fires, earthquakes, or outages

Oregon follows the standards in the Oregon Structural Specialty Code (based on the International Building Code). Properties with common areas such as hallways, stairwells, or shared corridors must have:

• Clearly visible and properly maintained exit signs with emergency lighting
• Lighting that operates for at least 90 minutes during a power failure
• Lights and exit signs tested routinely (typically monthly and annually by landlords)

Does the Law Cover My Apartment or Rental?

If you rent in a multifamily building (apartments, duplexes, or any structure with shared exits), your landlord is legally responsible for making sure emergency lighting meets state building codes. In single-family homes without shared escape paths, these rules usually do not apply—but check your local municipal code for any stricter requirements.

Who Enforces Emergency Lighting in Oregon Rentals?

The Oregon Building Codes Division enforces safety standards in rental buildings. Local building and fire departments may also inspect rental properties and require landlords to fix problems. Emergency lighting rules are part of the larger Oregon Residential Landlord and Tenant Act, which protects your basic right to a safe place to live.

What to Do If Emergency Exit Lighting Is Not Working

If you notice burned-out, malfunctioning, or missing emergency exit lights in your building, take these steps:

• Notify your landlord or property manager in writing, describing the problem and the exact location.
• Give your landlord a reasonable time (usually up to seven days for urgent safety repairs) to fix the lighting.
• If your landlord does not respond or refuses to repair, you may file a housing code complaint with your local building or fire department.
• For unresolved safety hazards, Oregon law may let you seek repairs or break your lease without penalty. It’s important to follow legal procedures—see below for more guidance.

Relevant Official Forms for Renters

• Notice of Noncompliance with Rental Agreement or ORS 90.320 (Essential Services)
  When to use it: If your landlord fails to provide essential services such as working emergency lighting, you can serve written notice and request repairs or rent reduction according to the law. Find sample forms and template letters at the Oregon Housing and Community Services rental assistance page.
• Oregon Landlord-Tenant Complaint Form (varies by city/county)
  When to use it: File this with your city’s code enforcement or fire inspector if the landlord does not address the safety issue. For Portland, you can use the Portland rental housing complaint form.

Always keep a copy of any form or notice you submit.

Which Oregon Laws Protect Renters’ Safety?

Your right to safe emergency exits is protected by the Oregon Residential Landlord and Tenant Act (ORS Chapter 90). Specifically, ORS 90.320 requires landlords to keep common areas safe and “fit for occupancy,” which covers proper lighting in shared exits.

Where to Take a Rental Dispute About Safety

The Oregon Circuit Court—Landlord/Tenant Division handles legal disputes about habitability, repair requests, or lease terminations. Always try to resolve issues with your landlord first, but you have the right to seek a legal remedy if needed.

Frequently Asked Questions

1. Are landlords in Oregon required to maintain emergency lighting in apartment buildings?
   Yes, if you live in a building with common areas, your landlord must comply with state exit lighting codes to ensure safe escape in emergencies.
2. What should I do if my building’s exit lights are out?
   Report the problem to your landlord in writing right away. If they do not fix it, you can file a complaint with your city’s building or fire department.
3. Is there a time limit for my landlord to repair emergency lighting?
   Repairs affecting safety or essential services (like exit lighting) must be made promptly, typically within seven days after written notice.
4. Can I break my lease if my landlord won’t fix unsafe emergency exits?
   If the landlord fails to make repairs after written notice and the issue poses a serious safety risk, Oregon law may allow you to terminate the rental agreement following certain procedures.
5. Where can I get official complaint forms or help if my landlord won’t comply?
   Check with your city’s code enforcement or use the resources in the Need Help? Resources for Renters section below.

Key Takeaways for Oregon Renters

• Emergency exit lighting is a legal requirement in most rental buildings with shared hallways or stairs.
• Your landlord must keep these lights working and address repairs quickly for safety.
• If your landlord fails to act, Oregon law has steps you can take to protect yourself.

Need Help? Resources for Renters

• Oregon Housing and Community Services – Rental assistance, sample forms, and tenant help
• Oregon Circuit Court – Landlord/Tenant Division – Handles disputes and legal cases
• Oregon Building Codes Division – Rules and complaints about building safety
• City of Portland Rental Services Office – Complaint forms and advocacy within Portland
• Oregon State Bar – Renters’ Rights – Legal guides and support

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1. Oregon Residential Landlord and Tenant Act (ORS Chapter 90): Read the full text
2. Oregon Building Codes Division: Building and safety codes
3. Oregon Structural Specialty Code (adopts IBC): Current building code summary
4. Oregon Circuit Court – Landlord/Tenant Division: Tribunal for rental disputes
5. Sample rental complaint forms and notices: Oregon Housing and Community Services

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