Rental Agreement Form for Oregon

RESIDENTIAL LEASE AGREEMENT

Document Control: RAD-OR-2024.1 | Jurisdiction: State of Oregon | Effective Date: [Effective Date]

---

1. LEGAL NOTICE & COMPLIANCE DISCLAIMER

This Residential Lease Agreement ("Agreement") is designed to comply with the Oregon Residential Landlord and Tenant Act (ORLTA) (ORS Chapter 90). Both Landlord and Tenant acknowledge that local municipal codes (e.g., Portland Housing Bureau regulations) may impose additional requirements regarding security deposits, notices, and termination. Legal counsel should be consulted prior to execution to ensure total alignment with current Oregon law.

---

2. PARTIES & PREMISES

This Agreement is entered into on [Date] by and between:

• Landlord: [Landlord/Property Manager Full Legal Name], having a principal place of business at [Landlord Address] ("Landlord"), and
• Tenant(s): [Tenant 1 Full Legal Name] and [Tenant 2 Full Legal Name] ("Tenant").

Premises: Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the real property located at [Street Address, Unit Number, City, State, Zip] ("Premises"), together with the following personal property (if applicable): [List included appliances/fixtures or write "None"].

---

3. TERM & POSSESSION

• 3.1 Fixed Term: This Agreement shall commence on [Lease Start Date] and expire on [Lease End Date] at 11:59 PM ("Term"), unless terminated earlier in accordance with ORS Chapter 90 or this Agreement.
• 3.2 Holdover: If Tenant retains possession of the Premises after the termination of this Agreement without Landlord's written consent, Tenant shall pay rent equal to [Holdover Percentage, e.g., 150%] of the monthly rent rate, plus any damages incurred by Landlord, calculated on a per-diem basis pursuant to ORS 90.435.
• 3.3 Early Termination: Tenant may terminate this Agreement pursuant to statutory rights under ORS 90.453 (Military Service, Domestic Violence, Sexual Assault, or Stalking) or via mutual written agreement.

---

4. RENT & FINANCIAL OBLIGATIONS

• 4.1 Monthly Rent: Tenant shall pay to Landlord the sum of [Monthly Rent Amount] USD per calendar month ("Rent"). Rent is due in advance on or before the first (1st) day of each calendar month.
• 4.2 Payment Mechanics: Rent shall be paid via [Specify Payment Method: e.g., Electronic Portal / ACH / Check] to [Payment Destination/Account Details]. Cash is strictly prohibited.
• 4.3 Grace Period & Late Fees: Pursuant to ORS 90.260, a late fee may be assessed if Rent is not paid within four (4) days after its due date. The late fee shall be: [Select one: A reasonable flat fee of $___ / A periodic rate of ___% of the monthly rent]. Landlord shall not assess a late fee unless agreed upon and compliant with statutory caps.
• 4.4 Returned Payment Fee: Tenant shall pay a fee of [Returned Check Fee, max allowable by law, e.g., $35.00] for any bank-rejected, NSF, or stopped-payment instrument, plus any applicable bank fees.
• 4.5 Security Deposit: Upon execution of this Agreement, Tenant shall deposit with Landlord the sum of [Security Deposit Amount] USD ("Security Deposit"). The Security Deposit shall be held, accounted for, and returned in strict accordance with ORS 90.300. Landlord [shall / shall not] pay interest on the Security Deposit as required by local municipal ordinance.

---

5. UTILITIES & SERVICES

Tenant shall be directly responsible for arranging and paying for all utilities associated with the Premises, except for the following, which shall be paid by Landlord: [List Landlord-paid utilities, e.g., Water, Trash, or write "None"]. Tenant shall not permit any utility service to be disconnected due to non-payment during the Term.

---

6. USE, OCCUPANCY & MAINTENANCE

• 6.1 Authorized Occupants: The Premises shall be occupied exclusively by Tenant and the following minor occupants: [List names of minor occupants or write "None"]. Subletting or assignment without Landlord’s prior written consent is strictly prohibited under ORS 90.545 / 90.262.
• 6.2 Maintenance & Repairs (ORS 90.320): Landlord shall maintain the Premises in a habitable condition. Tenant shall keep the Premises in a clean, sanitary, and safe condition and shall promptly notify Landlord in writing of any structural defects, water leaks, or maintenance needs.
• 6.3 Alterations: Tenant shall not paint, wallpaper, alter, or make structural modifications to the Premises without obtaining Landlord’s prior express written consent.

---

7. STATUTORY DISCLOSURES (OREGON MANDATES)

• 7.1 Lead-Based Paint Disclosure: Housing built before 1978 may contain lead-based paint. By signing below, Tenant acknowledges receipt of the federal Lead-Based Paint Disclosure form (if applicable).
• 7.2 Carbon Monoxide & Smoke Alarms: The Premises is equipped with operational smoke detectors and carbon monoxide alarms pursuant to ORS 479.270 and ORS 105.836. Tenant shall test alarms monthly and replace batteries as needed.
• 7.3 100-Year Flood Plain Disclosure: Pursuant to ORS 90.228, Landlord discloses that the Premises [is / is not] located in a 100-year flood plain.

---

8. DEFAULT & REMEDIES

• 8.1 Tenant Default: Failure to pay Rent when due, material non-compliance with the terms of this Agreement, or violation of ORS 90.325 (Tenant obligations) shall constitute a default. Landlord shall issue statutory notices (e.g., 72-hour or 144-hour notice for non-payment; 30-day notice for cause) as mandated by ORS 90.392, 90.394, or 90.396.
• 8.2 Attorney Fees: In any action arising out of this Agreement or under ORS Chapter 90, the prevailing party shall be entitled to recover reasonable attorney's fees and court costs, as authorized by ORS 90.255.

---

9. MISCELLANEOUS PROVISIONS

• 9.1 Governing Law: This Agreement shall be governed by, construed, and enforced in accordance with the laws of the State of Oregon, specifically the Residential Landlord and Tenant Act.
• 9.2 Severability: If any provision of this Agreement is held to be invalid or unenforceable, such provision shall be stricken, and the remaining provisions shall continue in full force and effect.
• 9.3 Entire Agreement: This Agreement constitutes the entire understanding between Landlord and Tenant and supersedes all prior oral or written representations.

---

10. SIGNATURES & ACKNOWLEDGMENT BLOCK

IN WITNESS WHEREOF, the parties hereto have executed this Residential Lease Agreement as of the Effective Date written above.

LANDLORD:

Signature: _____________________________________ Printed Name: [Landlord Printed Name] Title: [Title, e.g., Owner / Authorized Agent] Date: [Date]

TENANT(S):

Signature: _____________________________________ Printed Name: [Tenant 1 Printed Name] Date: [Date]

Signature: _____________________________________ Printed Name: [Tenant 2 Printed Name] Date: [Date]

---

STEP-BY-STEP EXECUTION GUIDE

1. Review & Customization: Fill in all bracketed fields ([...]) with precise data. Ensure compliance with specific municipal ordinances (e.g., City of Portland, Eugene, Salem) which may alter notice periods or deposit handling.
2. Statutory Disclosures Attachment: Attach the mandatory Oregon Lead-Based Paint Disclosure (if built prior to 1978) and any local utility/fee disclosure addenda prior to signing.
3. Execution: Ensure all adult occupants sign the document. Provide a fully executed copy to the Tenant along with Move-In Inspection Checklists within the statutory timeframe.
4. Record Retention: Retain this executed Agreement and all associated accounting ledgers for a minimum of three (3) years following the formal termination of the tenancy to ensure compliance with Oregon record-keeping expectations.