Oregon Rules on Landlord Shutting Off Electricity for Non-Payment

If you’re renting in Oregon and worried about what could happen if you fall behind on utility payments, understanding your rights is essential. Landlords must follow clear rules before cutting off electricity or other vital services, and renters have strong protections under Oregon law. This article outlines what landlords can and cannot do, which forms must be used, and where renters can turn for help.

Can a Landlord Shut Off Electricity in Oregon for Non-Payment?

Under Oregon law, landlords generally cannot shut off essential utilities, like electricity, even if a tenant fails to pay rent or utility bills. Self-help actions—such as disconnecting power, water, or heat—are usually prohibited and can make a landlord legally liable for damages.

• It is illegal for a landlord to intentionally shut off utility services to force a tenant to pay rent or move out.
• Except under certain lawful circumstances, only the utility company can disconnect service for non-payment.
• If the landlord pays utilities directly, they must keep services running unless the property is being vacated as part of a legal eviction process.

What Oregon Law Says About Utility Shut-Offs

The Oregon Residential Landlord and Tenant Act (ORS Chapter 90) explains these rules clearly. ORS 90.465 specifically bans landlords from willfully diminishing or shutting off services such as electricity, unless required for repairs, emergencies, or as permitted during legal eviction procedures.^[1]

Notice Requirements and Forms for Non-Payment

If a tenant owes rent or utility charges that the landlord provides as part of the rental agreement, the landlord cannot just stop service. Instead, they must provide formal written notice before taking any legal steps. Common forms used include:

• Notice of Termination With Cause (ORS 90.394): Used if rent or utilities are unpaid. This form gives renters at least 72 hours to pay up or risk termination of tenancy. Download the 72-Hour Notice Form (official PDF).
  Example: Your landlord provides utilities and you’re behind on your share. They must deliver this notice before starting any eviction process.

If a landlord tries to shut off power instead of following the official process, they risk penalties under Oregon law—including possible claims for damages by the renter.

What To Do If Your Landlord Illegally Shuts Off Electricity

If you find your electricity cut off by your landlord without proper legal process, you have rights and options for quick action:

• Contact your landlord in writing, stating that shutting off power violates ORS 90.465 and requesting immediate reconnection.
• Call your utility company to verify the cause of disconnection. If the account is in the landlord’s name, inform the company of your tenancy rights.
• Document everything—times, dates, photos, and communications.
• You may file a complaint or legal claim against the landlord. See the Oregon State Bar’s Tenant-Landlord Help for guidance.

The Official Board Handling Disputes

Most landlord-tenant disputes in Oregon are handled in the local Oregon Circuit Courts (Landlord-Tenant Section). These courts can enforce tenant rights and order restoration of services if the law has been broken.

FAQ: Utility Shut-Offs by Landlords in Oregon

1. Can my landlord legally shut off my electricity if I don’t pay rent?
   No. In Oregon, shutting off power for non-payment is illegal unless done through a legal eviction process and after all required notices are given.
2. What notice has to be given before utilities are disconnected?
   Landlords must serve a proper written notice, typically a 72-hour notice, before starting eviction—never simply by shutting off utilities.
3. Who do I contact if my landlord disconnects my electricity?
   Document the situation, contact your utility company to verify the cause, and reach out to your local Circuit Court or legal aid service.
4. What damages can I claim if the landlord shuts off my power illegally?
   Oregon law allows tenants to claim actual damages and, in some cases, a set amount of statutory damages per incident.

Conclusion: Key Takeaways

• Landlords cannot shut off utilities for non-payment in Oregon; only proper eviction processes and notices apply.
• Tenants are protected by the Oregon Residential Landlord and Tenant Act.
• If your power is cut off illegally, document everything and seek help from circuit courts or tenant support resources.

If you're unsure about your rights, consult resources or legal aid for support.

Need Help? Resources for Renters

• Oregon Courts – Landlord-Tenant Section: File complaints and learn about court procedures.
• Oregon Housing and Community Services – Rights and Resources: Tips and contacts for renters.
• Oregon State Bar: Landlord-Tenant Law: Legal resources and tenant information.

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1. Oregon Residential Landlord and Tenant Act (ORS Chapter 90) – Official Text
2. Notice of Termination With Cause—Nonpayment (Form, Oregon Judicial Department) – Official PDF
3. Oregon Circuit Courts – Landlord-Tenant Information – OJD Website

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