Oregon Tenant Rights During Building Repairs

When repairs are needed in your Oregon rental, it can cause stress or disruption. The law protects your rights as a tenant during building repairs—ensuring your safety, access to normal living conditions, and clear communication from landlords. This article outlines what to expect, how to respond, and where to get official support.

Understanding Your Rights During Repairs in Oregon

Oregon's Residential Landlord and Tenant Act (ORS Chapter 90) sets standards for landlords making repairs. These laws ensure that renters enjoy safe, livable homes, even when maintenance is underway.

Key Protections for Renters During Repairs

• Notice Requirements: Landlords must usually give you at least 24 hours' written notice before entering your unit, except emergencies. For major repairs that require entry, written notice is required unless it's urgent.^[1]
• Reasonable Hours: Repairs must generally occur between 8 a.m. and 6 p.m. unless you agree otherwise.
• Habitability Guarantee: Your landlord must maintain your home in a safe and habitable condition—even during repairs. This includes essential services like water, heat, and electricity.^[1]
• Relocation or Rent Reduction: If repairs make your unit temporarily unlivable, you may be entitled to a rent reduction or temporary relocation.

What to Do if Repairs Disrupt Your Life

If repairs make your home unsafe or disrupt your access to basic needs, follow these steps:

• Communicate with your landlord in writing, documenting all repairs and impacts.
• If possible, take pictures or videos of hazardous conditions.
• If you cannot safely stay in your home, ask your landlord (in writing) about alternative arrangements or a temporary rent reduction.

Official Forms for Oregon Renters

• Notice of Habitability Violation (No specific form; written letter accepted):
  • When to use: If essential repairs are not made in a timely manner, you can send your landlord a written statement describing the issue and requesting prompt repair.
  • Example: "I am notifying you that the heater has not worked since June 1. Please repair the heater within 7 days as required by Oregon law."
  • Learn more or view sample notices from the Oregon Housing and Community Services Tenant Rights page.
• Petition to the Oregon Residential Landlord and Tenant Board (No official tenant petition form):
  • There is no standalone state-wide board for direct applications—legal disputes are usually resolved in your local Oregon circuit court through Small Claims. If you need to enforce your rights, gather all written records before contacting the court.

If Repairs Are Not Completed: Escalation Options

Should your landlord fail to perform required repairs, you have several legal paths:

• Withhold Rent: In certain situations, you may notify the landlord, and after reasonable waiting, pay for repairs yourself and deduct the cost from your rent (see ORS 90.368). This must follow the strict requirements found in ORS 90.368.
• File a Complaint: If negotiation fails, contact the Oregon Housing and Community Services or your local city code enforcement office.
• Pursue Legal Action: Finally, you can file a claim in your local circuit court. The court may order repairs, rent reductions, or damages if the landlord violated the law.

FAQ: Oregon Tenant Protections During Repairs

1. Can my landlord enter my apartment at any time to make repairs?
   No, except in an emergency. Your landlord must give you at least 24 hours’ notice for non-emergency repairs and enter only at reasonable times.
2. Am I entitled to a rent reduction if I lose access to parts of my home during repairs?
   Yes. If repairs limit your use of the unit, you may ask for a written rent reduction or compensation until the issue is resolved.
3. What should I do if repairs are not done?
   Send written notice to your landlord requesting repairs. If they do not respond, you may contact your local code enforcement, pay for repairs and deduct costs, or take legal action as per Oregon law.
4. How can I document the repair process?
   Take photos, save written communication, keep copies of all notices, and track how long repairs take. This can help you show your case later.
5. Is there an official form for requesting repairs in Oregon?
   There isn't a specific statewide form; written notice (such as a letter or email) is generally accepted and considered legally valid.

Conclusion: What Oregon Renters Should Remember

• Oregon law protects your right to habitable housing, even during major repairs.
• Written notice, documentation, and communication are critical tools if issues arise.
• If problems continue, Oregon has clear complaint and legal options to enforce your tenant rights.

Need Help? Resources for Renters

• Oregon Housing and Community Services – Tenant Rights: Statewide guides and contacts
• Oregon Judicial Department: Information about small claims and tenant legal steps
• Oregon Revised Statutes Chapter 90 (Residential Landlord and Tenant Act): Full legislation text
• Portland Rental Services Office: City-specific tenant help (if you live in Portland)

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1. Oregon Residential Landlord and Tenant Act – Oregon Revised Statutes (ORS) Chapter 90: View full text here.
2. Oregon Housing and Community Services – Tenant Rights: Official resource.
3. Oregon Judicial Department: Official court system.

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