Landlord - Tenant Law

What We'll Cover

• Statutory Framework
• Lease Agreements
• Landlord & Tenant Duties
• Evictions & Defenses
• Selling Occupied Properties

ORS Chapter 90

• Landlord - Tenant Act
• Adopted in 1973
• Strict Compliance

ORS 105

• Governs Evictions
• Forceable Entry & Detainer

Applicability

Exclusions

• Care Facilities
• Vacation Rentals & Hotels
• Fraternaties
• Condominium Owners
• LL's on-site employees

Landlord Obligations

Habitability

• Plumbing, heating, electrical
• Weather protected
• Water supply
• Smoke detectors
• Working locks

Tenant Privacy - Exceptions

• Abandonment
• Repairs
• After 24 hr notice
• Emergencies

Tenant Obligations

• Keep dwelling clean
• Cooperate with repairs
• Pay rent on time
• Avoid damage & disturbances

Entering into the LL/T Relationship

Screening & Background Checks

• Customary fee
• Disclosure of criteria
• Right to dispute accuracy

Fair Housing Act

The Rental Agreement

Requirements

• Provide copy to tenant
• Provide contact information
• Address payment of utilities
• Include any rules and regulations

Prohibitions

• Unconscionable terms
• Waiver of rights
• Confession of judgment
• Limitation on LL liability

Oral vs. Written

Deposits & Inspections

Evictions

No Cause

• LL is selling property
• LL relative wants to move in
• LL wants to remodel

No Cause Terminaton

• 30 days (less than 1 yr)
• 60 days (more than 1 yr)
• 90 days in City of Portland

For Cause

• Nonpayment of rent
• Pet violations
• Illegal activities
• Outrageous conduct
• Substantial damage to property

Nonpayment of Rent

• 72 hr notice
• Not sooner than 8th day
• State base rent ONLY
• Specify due date

Service of Notice

• Personal Service
• Post and Mail
• First Class Mail

Tenant Defenses

• Retaliation
• Defective notice
• Habitability
• Unlawful access
• Discrimination
• Waiver

FED

• First Appearance
• Mediation
• Trial
• Restitution
• Forceable removal

Abandoned Property

• Provide notice
• Wait 5 days (8 if mailed) for response
• If tenant responds, wait 15 days
• Otherwise, dispose

Tenant Occupied Properties

Options

• Agreement to fund eviction
• OREF 54
• Cash for keys
• Wait for expiration of lease

City of Portland

• 90 day notice requirement
• Relocation assistance
• 10% rent increase cap

Does NOT apply to:

• For Cause Evictions
• Termination so immediate family member may live in dwelling
• Renters who share dwelling with LL

Deposits

• Security deposit
• Last month's rent
• Increasing security deposits

Fees Tenant Does Not Get Back

• Early termination fee
• Late fee
• Screening fee