Landlord’s Right To Entry in Oregon

Landlord’s Right To Entry in Oregon

Last Updated: July 2, 2024 by Roberto Valenzuela

Legal Reasons for Entry
  • Inspections
  • Improvements (incl. decoration)
  • Maintenance (incl. yard maintenance if agreed)
  • Property Showings
  • Emergencies
Notice Requirement
  • Usually 24 Hours, Written or Verbal
  • None Needed for Emergencies
Penalties for Illegal Entry
  • Court Injunction
  • Cost of Damages
  • Breaking the Lease
  • Court + Legal Fees

Does a Landlord Have the Right To Enter a Rental Property in Oregon?

Oregon landlords have the right to enter a rental property for the following reasons:

  • Inspecting the property
  • Maintenance and repairs (including yard maintenance, but only if this is agreed in the lease)
  • Showing the property
  • Emergencies

Can a Landlord Enter Without Permission in Oregon?

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.

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.

Can a Landlord Enter Without the Tenant Present in Oregon?

Oregon landlords can legally enter rental property without the tenant present.

Can a Landlord Show a House While Occupied in Oregon?

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.

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.

How Often Can Landlords Conduct Routine Inspections in Oregon?

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.

How Much Notice Does a Landlord Need To Provide in Oregon?

Oregon landlords have to provide at least 24 hours of advance notice before entering, in all cases where notice is required.

Can a Landlord Enter Without Notice in Oregon?

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:

  • Signing an agreement for the landlord to show the property without notice
  • Signing an agreement, including in the original lease, for the landlord to enter the property (not including the dwelling unit) without notice for yard maintenance
  • Requesting maintenance from the landlord (if the first no-notice entry for the requested repairs takes place within seven days of the request)

How Can Landlords Notify Tenants of an Intention To Enter in Oregon?

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.

Can a Tenant Refuse Entry to a Landlord in Oregon?

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).

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.

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.

What Happens If the Tenant Illegally Refuses Entry to the Landlord in Oregon?

Oregon landlords can take any of the following actions if the tenant illegally refuses a valid entry:

  • Get a court order to force access
  • Deliver a 10- or 14-day day notice (depending on specifics) and cancel the rental agreement
  • Recover reasonable court costs and attorney fees from the tenant through a lawsuit
  • Recover cost of any actual damages through a lawsuit

Can a Tenant Change the Locks Without Permission in Oregon?

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.

What Can a Tenant Do If the Landlord Enters Illegally in Oregon?

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:

  • Get a court order to ban the landlord from entering
  • Deliver a written notice (usually 30 days) to cease or cancel the rental agreement
  • Recover court costs and attorney fees from the landlord through a lawsuit
  • Recover cost of any actual damages through a lawsuit

Sources