Oregon Tenant Protections Against Utility Shutoff

If you rent a home or apartment in Oregon, utilities such as water, electricity, or heat are essential to your comfort and safety. Facing a utility shutoff can be stressful, especially if you receive a shutoff notice with little warning or during a difficult time. Oregon law has utility shutoff protections for tenants to prevent sudden service disruptions and give renters important options for resolving utility issues.

Overview: Utility Responsibilities in Oregon Rentals

Utility arrangements for rental homes in Oregon depend on your lease agreement. Usually, either the landlord or tenant is responsible for setting up, paying for, and maintaining services like electricity, gas, water, or garbage. Sometimes, utilities are included in the rent; other times, the renter pays directly. Your lease or rental agreement should specify who is responsible.

• If the landlord pays utilities: They must keep the service active. If a landlord fails to pay, tenants have protections to prevent unauthorized shutoff.
• If the tenant pays utilities: The account is typically in the tenant’s name, but tenants can still be protected from improper shutoff.

Oregon's Utility Shutoff Protections for Renters

Oregon state law, including the Oregon Residential Landlord and Tenant Act, regulates how and when essential utilities can be shut off in rental properties¹. These protections help against sudden loss of water, heat, electric, or other utility services.

Key Protections for Renters Facing Utility Shutoff

• Advance Notice: Utility companies must provide advance written notice (usually at least 5 days, but no less than 24 hours in certain emergencies) before shutting off residential service for non-payment.
• Prohibition on Landlord Shutoff: Landlords cannot legally shut off utilities to force a tenant to move out, even if the tenant falls behind on rent. This is called a "self-help eviction" and is strictly prohibited under the Oregon Residential Landlord and Tenant Act².
• Protections During Extreme Weather: Oregon prohibits service disconnection during certain extreme weather conditions. For example, some utility companies may not shut off power during cold winter months or heat waves—check with your provider for details.
• Opportunity for Payment Arrangements: Most utility providers must offer payment plans or extensions if you communicate your need for extra time to pay. Always contact the utility provider as soon as you are at risk.

If your landlord is responsible for paying utilities and fails to keep them active, you may have the right to pay the bill yourself and deduct the amount from your rent (following specific process steps). Consult the Oregon Housing and Community Services – Rental Housing Rights for updated guidance.

Practical Steps When Facing a Utility Shutoff

If you have received a utility shutoff notice or already lost service, follow these steps to protect your rights and restore service as quickly as possible.

• Read the Shutoff Notice Carefully: The notice will explain the reason, the scheduled shutoff date, outstanding balance, and your options for avoiding disconnection.
• Contact the Utility Provider Immediately: Ask about payment plans, dispute the charges if you believe they are incorrect, or request an extension. Oregon utility companies are required to work with customers facing hardship.
• If the Landlord Is Responsible: Notify your landlord in writing that you are at risk of shutoff. Use the official form, Notice of Utility Shutoff to Landlord (no official form number), to formally alert your landlord. Provide a copy to the utility company as evidence of your action. Example: If your water is being disconnected due to non-payment by your landlord, fill out this notice and deliver it to your landlord immediately.
• Request a Hearing or Informal Review: Many utility companies must offer an informal dispute process if you disagree with a bill or shutoff. Request this promptly after you receive notice.
• Contact Local Agencies for Help: Agencies like Oregon Housing and Community Services or legal aid organizations may be able to help with emergency assistance or advocacy.

Your Rights if the Landlord Shuts Off Utilities

Under Oregon law, landlords are prohibited from shutting off essential services to force a tenant to leave or as a form of retaliation. This applies even if you are behind on rent. If your landlord improperly disconnects utilities:

• You may seek damages through the Oregon Judicial Department – Landlord/Tenant court process.
• You may have grounds to terminate your rental agreement and move out without liability if the landlord willfully diminishes essential services.

The main tribunal for tenant rights and disputes in Oregon is the Oregon Judicial Department – Landlord/Tenant Court.

Official Forms for Utility Shutoff Situations

• Notice of Utility Shutoff to Landlord (no form number):
  When to use: If your landlord was responsible for paying utilities and you received a shutoff notice.
  How it works: Complete the form, deliver it to your landlord, and send a copy to the utility provider. Download from Oregon Housing and Community Services.
• Small Claims Eviction Complaint (varies by county):
  When to use: If you need to recover damages or enforce tenant rights after an illegal utility shutoff. File it through the Oregon Judicial Department Landlord/Tenant Court. Ask your county courthouse for specific forms and guidance.

Citing Oregon Tenant Law

Your rights regarding utility shutoff are mainly protected by the Oregon Residential Landlord and Tenant Act (ORS Chapter 90). This law sets out all tenant and landlord obligations in the state¹.

Frequently Asked Questions

1. Can my landlord shut off utilities if I can't pay rent?
   No. Landlords cannot legally disconnect your utilities to force you out or as a penalty for not paying rent. This is illegal in Oregon.
2. What happens if my utility is disconnected and my landlord won't help?
   You may have the right to pay and deduct the cost from your rent or terminate your lease, but you should notify your landlord in writing using an official notice and contact the Oregon Judicial Department for further action.
3. What notice does the utility company have to give before shutoff?
   Utility providers generally must give you at least 5 days’ notice, but sometimes 24 hours in emergencies. Check your utility’s website for exact rules.
4. Are there protections during extreme weather for tenants?
   Yes, some utilities in Oregon suspend power shutoffs during severe heat or cold for safety reasons. Contact your service provider or the Oregon Public Utility Commission for specific guidelines.
5. How do I file a complaint if my rights are violated?
   You can start with the Oregon Judicial Department's landlord-tenant court. Bring copies of all written communications, notices, and relevant forms as evidence.

Conclusion: Key Takeaways for Oregon Renters

• Landlords in Oregon cannot shut off utilities to force a tenant out—this is illegal.
• Utility companies must provide proper notice and opportunities to resolve or dispute bills.
• Use the official shutoff notice form to protect your rights, and contact local resources when facing a utility crisis.

Stay proactive—read all utility notices carefully, document your efforts, and reach out for support if needed. Oregon law is designed to ensure you have access to essential services as a renter.

Need Help? Resources for Renters

• Oregon Housing and Community Services – Rental Housing Rights: Information, forms, and assistance for tenants facing utility issues
• Oregon Judicial Department – Landlord/Tenant Court: File complaints or receive dispute resolution help
• Oregon Public Utility Commission: Assistance with regulated utility companies and dispute process
• Oregon Law Help: Free legal resources and referrals for tenants

---

¹ Oregon Residential Landlord and Tenant Act (ORS Chapter 90)
² ORS 90.375 – Prohibited Landlord Actions

Categories

Renter Rights & Legal Protections Lease Agreements & Renewals Rent, Fees & Security Deposits Moving In: Inspections & Disclosures Moving Out & Ending a Lease Maintenance, Repairs & Habitability Health & Safety Standards Evictions & Lease Violations Roommates, Subletting & Shared Housing Discrimination & Fair Housing Laws Accessibility & Disability Accommodations Utilities, Services & Billing Affordable Housing & Rental Assistance Rent Control & Rent Stabilization Privacy Rights & Landlord Entry Security, Locks & Emergency Protections Dispute Resolution & Legal Aid Retaliation & Harassment Protections Mobile Home & Manufactured Housing Rights Special Housing Types & Situations