Oregon Repair Request Guide: Get Results as a Renter

Having a safe and well-maintained home is every renter’s right. In Oregon, both tenants and landlords have duties when it comes to repairs and maintenance. This guide explains the process to file an effective repair request, what the law says, the forms to use, and how Oregon renters can get help if repairs aren’t made as required.

Your Right to a Habitable Rental in Oregon

Oregon law requires landlords to maintain rentals so they are safe, sanitary, and fit to live in. This covers basics like working plumbing, heat, locks, electrical systems, and pest-free conditions. The key law governing repairs and habitability in Oregon is the Oregon Residential Landlord and Tenant Act (ORS Chapter 90)¹.

• Landlords must repair serious or dangerous issues within a "reasonable time" (usually 7 days or sooner for urgent repairs).
• Examples of urgent repairs: no heat, plumbing leaks, broken windows that let in rain or cold, no hot/cold running water, or electrical hazards.
• Minor issues should also be addressed promptly, but urgent health and safety issues are the priority.

Steps to File a Repair Request in Oregon

If something needs repair in your rental, it’s important to notify your landlord or property manager in writing and keep a record of all communication.

Step 1: Make a Written Request

• Contact your landlord in writing (email, letter, or any form that generates a record)
• Describe the repair needed, the date you noticed the problem, and request prompt attention
• Keep a copy of your request for your records

Step 2: Use Oregon's Official Repair Request Notice

There isn’t a state-mandated form, but referring to the Oregon Residential Landlord and Tenant Act - ORS 90.365 provides the legal language needed for notices.

You can use a "Notice of Failure to Repair or Maintain" letter. Here’s how to use it:

• When to use: If your landlord has not responded within a reasonable time after your first request, send an official written notice outlining the specific repairs needed and requesting completion within the timeframe required by law.
• How to use: Clearly list the repairs, date, and reference ORS 90.365 if necessary. See a sample from Oregon Legal Help: Sample Letter: Request Repairs or Maintenance.

Step 3: Know Landlord Deadlines for Repairs

• Urgent repairs (heat, plumbing, electricity, major leaks): 7 days or sooner.
• Non-urgent repairs: 30 days is common, but check your lease for specifics.
• If the landlord does not address urgent issues within a "reasonable time," you may have further options under the law.

Step 4: If Repairs Are Not Made

If you still do not get results, Oregon law allows specific actions:

• Contact local code enforcement for unsafe conditions
• Apply to the appropriate housing authority or small claims court (see below)
• Consider using "repair and deduct" (see legislation for restrictions)

The tribunal handling rental disputes is the Oregon State Court system. Most disputes start in Oregon Circuit Court - Landlord/Tenant.

What Official Forms Can Help?

• Notice of Failure to Repair or Maintain
  - Use: To notify the landlord in writing, citing their duty under ORS 90.360 and 90.365.
  - Find a template: Sample Letter to Request Repairs
  - Example: If your heat is not working and you have informed your landlord by phone, send this notice by mail or email as a record.
• Oregon Notice of Intent to Withhold Rent or Repair and Deduct
  - Use: If repairs are not completed after legal notice, tenants may perform or arrange repairs and deduct costs, only in limited situations and following notice requirements (see ORS 90.368).
  - Find details: Oregon Repair & Deduct Law.

FAQ: Oregon Repairs and Maintenance

1. How quickly must a landlord make repairs in Oregon?
   Landlords must address urgent repairs (like heat, water, or hazardous conditions) within 7 days or sooner.Non-urgent repairs should be made within 30 days or a reasonable period specified by your lease.
2. What if my landlord ignores my repair request?
   If your landlord does not respond, send a formal written notice. If repairs still aren't made, contact local code enforcement or consider legal action through the courts.
3. Can I withhold rent for repairs in Oregon?
   Rent withholding is only allowed in limited cases and following strict notice procedures under Oregon law. "Repair and deduct" is also limited. Review ORS 90.368 for details.
4. Is there an official form to request repairs?
   There is no single state-issued form, but you can use a sample repair request letter for written notice.
5. What government agency handles rental repair disputes?
   Rental disputes generally go through the Oregon Circuit Court's Landlord/Tenant division. Code or safety issues can also go to your local city's housing code enforcement.

Key Takeaways for Oregon Renters

• Always document repair issues in writing, keeping copies for your records.
• Landlords must make urgent repairs within 7 days; non-urgent issues in 30 days.
• If repairs aren't made, you may contact local authorities or use the court system for further action.

Need Help? Resources for Renters

• Oregon State Courts - Landlord/Tenant Information (official tribunal for disputes)
• Oregon Residential Landlord and Tenant Act (ORS Chapter 90)
• Oregon Building Codes Division: Rental Habitability & Code Complaints
• Oregon Law Help: Tenant Self-Help Resources
• City of Portland Residents: Portland Rental Services Office

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1. Oregon Residential Landlord and Tenant Act (ORS Chapter 90)
2. Oregon State Courts - Landlord/Tenant
3. Oregon Building Codes Division - Habitability

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