Oregon landlord repair timeline
How long does a landlord in Oregon have to repair?
The clock most states set starts at the tenant’s written notice. Here is what the statute says, with the official source. It is general information, not legal advice.
- What it sets
- After written notice, 7 days to remedy a loss of an essential service and 30 days for other breaches, or the lease can end
- Statute
- ORS 90.320 and 90.360
- Official source
- Oregon Revised Statutes chapter 90
Not an emergency service. For a fire, a gas leak or anyone in danger, call 911 or the gas utility.
What Oregon law says, line by line
Each line restates the text it cites. Check the current version before you rely on it.
After written notice, the landlord has 7 days to remedy the loss of an essential service and 30 days for other breaches, or the lease can end.
ORS 90.360(1)(a)If the same breach comes back within six months, the tenant can end the lease on at least 14 days’ written notice.
ORS 90.360(1)(c)If an essential service is out, the tenant may buy it and deduct the cost, recover damages, or move to substitute housing if the unit is unsafe.
ORS 90.365(1)A missing essential service that is an imminent and serious threat lets the tenant end the lease in 48 hours unless it is fixed.
ORS 90.365(2)Except in an emergency, the landlord gives at least 24 hours’ actual notice before entering.
ORS 90.322
Checked October 21, 2026
Turn the statute into your own response times
City rules and your leases can be stricter than the state. Write your times as the strictest of the three.
- Count from when the tenant told you, because many deadlines start at notice
- Put heat, water, power and anything dangerous at the top, day or night
- Ask for notice in writing, and reply in writing, so the record exists if anyone asks
- Record every step with a time: the first reply, the booking, the visit and the confirmation
A question managers ask about Oregon
Forty-eight hours, when a missing essential service is an imminent and serious threat to the tenant’s health, safety or property. Otherwise an essential service gets 7 days and other breaches 30 days after written notice.
Managing in another state? Pick it hereThe same leak can have a different clock across a state line.
The clock starts at the tenant’s notice Ours answers at any hour