Oregon Renters’ Internet Service Rights & Landlord Duties

Reliable internet isn’t just a modern amenity—it's essential for work, education, and daily life. If you’re renting an apartment in Oregon, understanding who’s responsible for internet service, what your landlord can (and can’t) do, and how billing works can prevent frustration later. This guide covers Oregon’s laws and your rights as a renter regarding internet utilities, with official forms and government links for quick help.

Who Is Responsible for Internet Service in Oregon Apartments?

Most Oregon renters need to arrange internet service themselves, unless their lease clearly states that the landlord provides it. Oregon law does not require landlords to offer internet, but they must follow certain rules if they do provide—or bill for—it.

• If internet is included in your rent: The lease must explain this, including cost and what happens if there’s a service outage.
• If you pay for your own internet: You’re generally free to choose your provider, unless prohibited in writing.
• If the landlord provides bulk internet (serves the whole building): The charge must be reasonable and not more than what the landlord pays.^[1]

Your Oregon Residential Landlord and Tenant Act lays out what landlords can and can’t do regarding utilities and services, including internet access.

Common Scenarios for Oregon Renters

• You move into a unit with included Wi-Fi and it suddenly stops working: Your landlord is responsible for coordination and ensuring it is restored if outlined in your agreement.
• You want to install your own internet: Check your lease. If there’s no restriction, your landlord can’t prevent you from setting up legal service at your own cost.
• Your landlord tries to add a new monthly internet charge mid-lease: This is generally not allowed without your written consent.

Always get any service promises or changes in writing, and keep copies of all lease addendums and bills.

Rules for Landlords Providing or Billing for Internet

When internet is provided as a utility or amenity in your lease, landlords must:

• Disclose all service and utility billing in the written rental agreement
• Charge you only what they pay the provider, without unreasonable markups
• Explain how and when internet outages will be resolved
• Follow lawful notice requirements if making changes to included services

If a landlord fails to provide promised internet or adds unauthorized charges, you have the right to file a formal complaint or seek assistance.

Your Rights If Internet Service Is Interrupted or Unavailable

You are entitled to the amenities listed in your lease. If you lose access to included internet and your landlord does not fix the issue promptly, you may have rights under Oregon law to reduce your rent or end your lease, depending on the situation.^[2] Document the problem and notify your landlord in writing. If nothing changes, consider the steps below.

Relevant Official Forms for Oregon Renters

• Notice of Termination with Cause (ORS 90.392)
  Used if a landlord fails to meet obligations, such as providing contracted utilities, after written notice.
  View the official Notice to Landlord: Noncompliance form.
  Example: If your lease includes internet but it has not worked for weeks and your landlord hasn’t resolved it, you may deliver this notice before withholding rent or terminating your lease.
• General Complaint Form – Oregon Judicial Department
  Used if you need to take your dispute to small claims or housing court.
  View the Small Claims Complaint form.
  Example: Filing a claim for the cost of arranging your own internet if the landlord refuses to supply it, as required by your lease.

If You Need to File a Complaint About Internet Service

The Oregon Circuit Court’s Landlord-Tenant Program and Small Claims Court handle residential utility disputes. You can seek mediation or file a formal complaint if your landlord violates your lease regarding internet service or improper billing.

Legal Protections for Oregon Renters

Your rights as a tenant are protected by the Oregon Residential Landlord and Tenant Act (ORS Chapter 90). This law covers notice, service obligations, and dispute procedures.

Frequently Asked Questions

1. Can my landlord limit my choice of internet provider in Oregon?
   Generally, no, unless your lease specifically restricts installation or includes exclusive service agreements. Always check your written lease first.
2. Is my landlord required to provide internet?
   No. Landlords in Oregon are not legally required to provide internet unless it is included in your lease agreement.
3. Can my landlord change the internet service or charge during my lease?
   Not without written notice and your agreement. Changes to utility billing or service must comply with Oregon law and be included in your lease.
4. What if my landlord stops providing promised internet?
   You can provide written notice, request repairs, withhold rent (in some cases), or use an official Notice of Termination with Cause if the service is not restored.
5. Who do I contact for help if my landlord won’t address internet issues?
   Start with the Oregon Circuit Court’s Landlord-Tenant Program and review complaint processes via state or county court websites.

Key Takeaways for Oregon Renters

• Internet is not a required service in Oregon unless your lease states otherwise.
• Landlords who provide or bill for internet must disclose charges and terms clearly.
• If you have unresolved utility complaints, use official forms and reach out to the circuit court for support.

Being informed and keeping records is your best protection as a renter.

Need Help? Resources for Renters

• Oregon Residential Landlord and Tenant Act – Official Legislation
• Oregon Circuit Court Landlord-Tenant Program (handles utility/service disputes)
• Oregon Housing and Community Services – Tenants' Rights
• Official Oregon landlord-tenant forms and filing instructions

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1. See Oregon Residential Landlord and Tenant Act (ORS Chapter 90), Section 90.315 - Utility or Service Charges
2. Refer to ORS Chapter 90, Section 90.360 - Effect of Landlord Noncompliance

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