As a real estate attorney who has drafted and reviewed thousands of residential leases in Oregon over the past 12 years, I created this simple month to month rental agreement Oregon template to help landlords and tenants avoid the most common (and expensive) mistakes I see every week in my practice. Whether you're renting out a house in Bend, an apartment in Portland, or a duplex in Eugene, a clear month-to-month lease Portland law-compliant document protects everyone.
Important Disclaimer: This template and article are for informational purposes only and do not constitute legal advice. Laws change frequently, and your specific situation may require customization. Always consult an Oregon-licensed attorney or your local landlord-tenant legal aid office before signing any binding agreement.
You can download the free Word and PDF versions at the bottom of this page — no email required.
Oregon is one of the most tenant-friendly states in the nation. Under ORS 90.220 and the Oregon Residential Landlord and Tenant Act, even oral month-to-month tenancies are legally binding, but proving the terms later in court without a written rental agreement Oregon month to month becomes a nightmare.
In my experience representing both landlords and tenants in Portland eviction courts, 8 out of 10 disputes could have been prevented with a solid written agreement. A properly drafted simple month to month rental agreement Oregon clarifies:
Oregon rental laws changed significantly in recent years. Here are the rules I build into every template I create:
| Law | Requirement | Source |
|---|---|---|
| Rent increase notice | 90 days written notice for any increase (statewide rent control) | ORS 90.323, Oregon Legislature |
| Late fees | Maximum one-time 5% late fee OR reasonable flat fee (not both) | ORS 90.260 |
| Security deposit limit | No statutory maximum, but must be returned within 31 days | ORS 90.300 |
| Termination notice — tenant | 30 days at any time | ORS 90.427 |
| Termination notice — landlord (after first year) | 90 days no-cause (only during first year can you use 30-day no-cause) | SB 608 (2019) |
| Mandatory disclosures | Lead-based paint, smoking policy, recycling instructions, flood risk if applicable | ORS 90.222 & Federal law |
I've updated this template for November 2025 compliance based on the latest Oregon rules. The 7-page document includes:
Download Word .docx version →
Download PDF version →
Step-by-step instructions from someone who has filled out thousands of these:
These errors cost my clients thousands in court:
If your property is inside Portland city limits, you face additional requirements under month-to-month lease Portland law:
My template includes optional Portland relocation fee language you can delete if outside city limits.
Can I convert a fixed-term lease to month-to-month automatically?
Yes — unless your original lease says otherwise, it converts to month-to-month under the same terms (ORS 90.427).
What's the maximum security deposit in Oregon?
No statutory limit, but courts routinely find anything over 2 months' rent "presumptively unreasonable."
Do I need to give 90 days' notice to raise rent $50?
Yes — any increase, even $1, requires 90 days written notice in most cases.
Can I still do a 30-day no-cause eviction?
Only during the first year of occupancy. After that, you need 90 days AND (in Portland) relocation payment unless you qualify for an exemption.
I've helped hundreds of landlords and tenants use this exact simple month to month rental agreement Oregon template successfully. It's written in plain English, complies with current 2025 Oregon law, and has saved my clients countless hours and thousands in legal fees.
Remember: A good rental agreement prevents problems — it doesn't create them.
Download your free template today, customize it to your situation, and sleep better knowing your tenancy is properly documented under Oregon law.
Last updated: November 2025. Sources: Oregon Revised Statutes Chapter 90 (via oregonlegislature.gov), IRS lead-based paint regulations, City of Portland Municipal Code.
Not legal advice. Consult an Oregon attorney for your specific situation.