Oregon landlords have the right to enter a rental property for the following reasons: [1]
Oregon landlords can legally enter a rental property without permission in emergencies, and when the tenant is gone from the property more than seven days. The landlord also doesn’t need permission to post a notice on the property, but isn’t allowed to enter the dwelling areas to do so. [2] [3] [4]
If the landlord enters without permission for emergency purposes, the landlord has to give the tenant notice within 24 hours of entry, including the date and time of entry, the nature of the emergency, and names of the people who entered. Otherwise, it counts as an illegal entry.
Oregon landlords can legally enter rental property without the tenant present.
Oregon landlords can show an occupied house, as long as the renter gets proper notice before each showing and the entry is done in a reasonable time and manner. [1] [5]
The landlord can also make a special written agreement with the renter to show the property without notice, at reasonable times, if the landlord is actively trying to sell the property. This agreement must be separate from the lease, and the renter has to be compensated in some way for agreeing. [6]
Oregon landlords have no specific limit on how often they can enter for inspections. The landlord isn’t allowed to enter unreasonably often, but what’s reasonable gets decided case by case. [1] [5]
Oregon landlords have to provide at least 24 hours of advance notice before entering, in all cases where notice is required. [7]
Oregon landlords can’t enter without proper advance notice except to post a notice on the exterior of the property, unless there’s an emergency, the tenant has been gone more than seven days, or the tenant has waived notice for a specific purpose by taking one of the following actions: [2] [3] [4] [6] [7] [8] [9]
Oregon landlords can notify tenants verbally or in writing about an intention to enter. The landlord and tenant can also, by agreeing to specific lease terms, allow email as a legally valid form of notification. [13]
Oregon tenants can often refuse landlord entry. Landlords can enter in emergencies, and when the tenant is gone from the property more than seven days, regardless of consent. Tenants can refuse entries for other lawful purposes, if time or manner are unreasonable (for example, non-emergency maintenance at 2:00 AM). [3] [4]
In order to legally refuse a landlord’s entry, the tenant must inform the landlord before attempted entry that they are refusing consent. They can do this by directly telling the landlord or the landlord’s agents, or they can post a written refusal of consent on the main entrance of their rented property. [7]
Additionally, when tenants request repairs, they can ask the landlord to send written proof of authorization with the repairman. If the repairman arrives for maintenance and doesn’t have the requested written authorization, the tenant can refuse entry. [9]
Oregon landlords can take any of the following actions if the tenant illegally refuses a valid entry: [10] [11]
Oregon tenants can change locks without permission if the lease doesn’t say otherwise. Note that the landlord still has a right to enter for specific reasons, so it’s reasonable for tenants to provide copies of current keys. [1]
Oregon tenants can take any of the following actions if the landlord enters illegally, or demands entry repeatedly and unreasonably in a way that harasses the tenant: [11] [12]
“A landlord or, to the extent provided in this section, a landlord’s agent may enter into the tenant’s dwelling unit or any portion of the premises under the tenant’s exclusive control in order to inspect the premises, make necessary or agreed repairs, decorations, alterations or improvements, supply necessary or agreed services, perform agreed yard maintenance or grounds keeping or exhibit the dwelling unit to prospective or actual purchasers, mortgagees, tenants, workers or contractors.”
“The right of access of the landlord or landlord’s agent is limited as follows: A landlord or landlord’s agent may enter upon the premises under the tenant’s exclusive control not including the dwelling unit without consent of the tenant and without notice to the tenant, for the purpose of serving notices required or permitted under this chapter, the rental agreement or any provision of applicable law.”
“The right of access of the landlord or landlord’s agent is limited as follows: In case of an emergency, a landlord may enter the dwelling unit or any portion of the premises under a tenant’s exclusive control without consent of the tenant, without notice to the tenant and at any time. ‘Emergency’ includes but is not limited to a repair problem that, unless remedied immediately, is likely to cause serious damage to the premises. If a landlord makes an emergency entry in the tenant’s absence, the landlord shall give the tenant actual notice within 24 hours after the entry, and the notice shall include the fact of the entry, the date and time of the entry, the nature of the emergency and the names of the persons who entered.”
“A landlord has no other right of access except: (a) Pursuant to court order; (b) As permitted by ORS 90.410 (Effect of tenant failure to give notice of absence) (2); or (c) When the tenant has abandoned or relinquished the premises.”
“A landlord may not abuse the right of access or use it to harass the tenant. A tenant may not unreasonably withhold consent from the landlord to enter.”
“A landlord and tenant may agree that the landlord or the landlord’s agent may enter the dwelling unit and the premises without notice at reasonable times for the purpose of showing the premises to a prospective buyer, provided that the agreement: (A) Is executed at a time when the landlord is actively engaged in attempts to sell the premises; (B) Is reflected in a writing separate from the rental agreement and signed by both parties; and (C) Is supported by separate consideration recited in the agreement.”
“In all other cases, unless there is an agreement between the landlord and the tenant to the contrary regarding a specific entry, the landlord shall give the tenant at least 24 hours’ actual notice of the intent of the landlord to enter and the landlord or landlord’s agent may enter only at reasonable times. The landlord or landlord’s agent may not enter if the tenant, after receiving the landlord’s notice, denies consent to enter. The tenant must assert this denial of consent by giving actual notice of the denial to the landlord or the landlord’s agent or by attaching a written notice of the denial in a secure manner to the main entrance to that portion of the premises or dwelling unit of which the tenant has exclusive control, prior to or at the time of the attempt by the landlord or landlord’s agent to enter.”
“If a written agreement requires the landlord to perform yard maintenance or grounds keeping for the premises: (i) A landlord and tenant may agree that the landlord or landlord’s agent may enter for that purpose upon the premises under the tenant’s exclusive control not including the dwelling unit, without notice to the tenant, at reasonable times and with reasonable frequency. The terms of the right of entry must be described in the rental agreement or in a separate written agreement. (ii) A tenant may deny consent for a landlord or landlord’s agent to enter upon the premises pursuant to this paragraph if the entry is at an unreasonable time or with unreasonable frequency. The tenant must assert the denial by giving actual notice of the denial to the landlord or landlord’s agent prior to, or at the time of, the attempted entry.”
“If the tenant requests repairs or maintenance in writing, the landlord or landlord’s agent, without further notice, may enter upon demand, in the tenant’s absence or without the tenant’s consent, for the purpose of making the requested repairs until the repairs are completed. The tenant’s written request may specify allowable times. Otherwise, the entry must be at a reasonable time. The authorization to enter provided by the tenant’s written request expires after seven days, unless the repairs are in progress and the landlord or landlord’s agent is making a reasonable effort to complete the repairs in a timely manner. If the person entering to do the repairs is not the landlord, upon request of the tenant, the person must show the tenant written evidence from the landlord authorizing that person to act for the landlord in making the repairs.”
“If the tenant refuses to allow lawful access, the landlord may obtain injunctive relief to compel access or may terminate the rental agreement under ORS 90.392 (Termination of tenancy for cause) and take possession as provided in ORS 105.105 (Entry to be lawful and peaceable only) to 105.168 (Minor as party in proceedings pertaining to residential dwellings). In addition, the landlord may recover actual damages.”
“In any action on a rental agreement or arising under this chapter, reasonable attorney fees at trial and on appeal may be awarded to the prevailing party together with costs and necessary disbursements, notwithstanding any agreement to the contrary. As used in this section, “prevailing party” means the party in whose favor final judgment is rendered.”
“If the landlord makes an unlawful entry or a lawful entry in an unreasonable manner or makes repeated demands for entry otherwise lawful but that have the effect of unreasonably harassing the tenant, the tenant may obtain injunctive relief to prevent the reoccurrence of the conduct or may terminate the rental agreement pursuant to ORS 90.360 (Effect of landlord noncompliance with rental agreement or obligation to maintain premises) (1). In addition, the tenant may recover actual damages not less than an amount equal to one week’s rent in the case of a week-to-week tenancy or one month’s rent in all other cases.”
Except as provided in subsection (5) of this section, electronic mail, for written notices to the landlord or the tenant, only if allowed under a written addendum to the rental agreement that:
(A) Specifies the electronic mail address from which the landlord agrees to send, and at which the landlord agrees to receive, electronic mail; (B) Specifies the electronic mail address from which the tenant agrees to send, and at which the tenant agrees to receive, electronic mail; (C) Is executed by both parties after the tenancy begins and the tenant has occupied the premises; (D) Allows the landlord or tenant to terminate the service of written notice by electronic mail or to change their specified electronic mail address for receipt of written notice by giving no less than three days’ written notice; and (E) Includes notice in substantially the following form:
THIS IS AN IMPORTANT NOTICE ABOUT YOUR RIGHTS REGARDING RECEIPT OF WRITTEN NOTICES.
By signing this addendum, you agree to receive written notices from your landlord by e-mail. This may include important legal notices, including rent increase and tenancy termination notices. Failure to read or respond to a written notice could result in you losing your housing or being unaware of a change in rent. Signing this addendum is voluntary. Only agree to service of written notices electronically if you check your e-mail regularly.