Landlord won't make repairs in Oregon: what to do (2026)

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Your plan for Oregon

Do now

If you answered “Yes” to “Is anyone in danger right now (gas smell, sparking wires, no heat in freezing weather, sewage, fire risk)?”
If you smell gas, leave and call the gas company's emergency line or 911 from outside. For fire, sparking wires or carbon monoxide alarms, call 911.
Why: Safety comes first.
Take dated photos or video of the problem.
Why: Proof of the condition and how long it lasted.
If you answered “Only by phone or in person” to “Have you asked for the repair in writing?”
Send the landlord a written repair request (letter, email or the tenant portal) and keep a copy.
Why: In nearly every state, the steps to force repairs start with written notice (see your state page).
If you answered “Not yet” to “Have you asked for the repair in writing?”
Send the landlord a written repair request (letter, email or the tenant portal) and keep a copy.
Why: In nearly every state, the steps to force repairs start with written notice (see your state page).
Keep paying rent unless your state's rules clearly allow something else and you have followed every step.
Why: Holding back rent without following your state's process is a common reason tenants get evicted.
If you answered “No” to “Are you up to date on rent?”
If you are behind on rent, talk to legal aid before using any repair remedy.
Why: Some states let you use repair-and-deduct or withholding only if you are current on rent, and unpaid rent can lead to eviction.

This week

Check your state's repair rules on tenantrightsmap.com: what the landlord must fix, how long they have, and whether repair-and-deduct or rent withholding is allowed.
Why: These remedies differ a lot by state.
If nothing happens in a reasonable time, call your city or county code enforcement or health department and ask for an inspection.
Why: An inspector's report is strong evidence and can lead to an official order to repair.
Send a second written notice that mentions the first one and the date.
Why: Some states require more than one notice or certified mail.

If it's not resolved

Use only the remedy your state allows, exactly as described (repair and deduct, escrow, rent withholding, ending the lease, or a court case).
Why: Each remedy has conditions; missing one can make you owe the rent.
You can ask a court for an order to repair, a rent reduction or damages; in some states this is done in justice or small claims court.
Why: A court order is the strongest tool if the landlord ignores code orders.
If the landlord raises rent, threatens eviction or cuts services after your complaint, read the retaliation rules for your state.
Why: Most states protect tenants who ask for repairs or call inspectors; your state page says what is protected.

Deadlines

How long the landlord has to make repairs after notice

General rule: see state

In Oregon:

Landlord's duty: The landlord must keep the unit habitable at all times (ORS 90.320): weatherproof roof, walls and windows; working plumbing; hot and cold running water and safe drinking water; working heat; safe electrical wiring and lighting; clean, safe grounds free of garbage, rodents and pests; trash containers; floors, walls, stairs and railings in good repair; working smoke alarms; and other listed items.
How to ask: Ask in writing and keep a copy. For minor repairs the notice must give a fix-by date at least 7 days away. For serious problems you may also give written notice that the lease will end in at least 30 days unless the landlord fixes the problem within 7 days (essential services) or 30 days (other problems) (ORS 90.360).

Law: ORS 90.320, 90.360, 90.365, 90.368 · checked Oct 2026 · From Tenant Rights Map: Oregon

Retaliation protection period after a repair request

General rule: see state

In Oregon:

The landlord may not raise rent, cut services, give a termination notice or threaten eviction because you complained in good faith to the landlord or to a government agency, joined a tenant union, testified against the landlord, won an eviction case in the past 6 months, or used any legal tenant right. You can use it as a defense and get the ORS 90.375 remedies (up to 2 months' rent or twice damages). ORS 90.385.

checked Oct 2026 · From Tenant Rights Map: Oregon

Key facts for Oregon

Tenant Rights Map

Deadline to return a deposit: 31 days
Security deposit limit: No statewide limit
Notice before an eviction case for unpaid rent: 10 or 13 days (72 hours weekly)
Notice before the landlord enters: 24 hours

Tenant Rights Map: Oregon · checked Oct 2026

Small Claims Map

Most you can sue for: $10,000
Court: small claims court
Filing fee: $57–$102
Lawyers: No lawyers

Small Claims Map: Oregon

Documents to gather

Lease
Dated photos and video of the problem
Copies of every repair request and proof of sending
Inspection reports from the city or county
Receipts for costs you paid (hotel, space heater, food spoiled)
Rent receipts showing you are current
Doctor notes if the condition affected health

Letters you can send

Fill in the blanks; the letter updates as you type. Copy it, print it or save it as a text file. Nothing you type is sent or saved: it stays on this page until you close it.

Written repair request

Give the landlord formal written notice of the problem and ask for repair by a date.

Dear [Landlord name],

I am writing about repairs needed at [Rental address]. The problems are: [Problems]. I first noticed them on [First noticed date]. [Earlier requests]

Please make these repairs by [Repair by date]. Contact me to arrange access.

Thank you,
[Your name]

Where to go

LocalEmergency services (911) or the gas utility's emergency line
Gas smell, fire, carbon monoxide, live wires
LocalCity or county code enforcement / health department
The landlord doesn't fix a health or safety problem after written notice
FederalHUD state information page
To find local tenant resources and, if you live in HUD housing, how to raise problems
FederalLegal Services Corporation: find free legal aid
You have a low income and want free advice or a lawyer
StateLawHelp.org: free legal help by state
To find your state's legal aid and tenant guides

Costs

Writing to the landlord and calling code enforcement are free. Court costs depend on your state (see smallclaimsmap.com); repair-and-deduct means you pay first and deduct only if your state allows it.

Talk to a lawyer if

The landlord files an eviction after you asked for repairs
You or a child got sick or hurt from the condition
You want to hold back rent or put it in escrow
The building has been declared unsafe or you were told to leave

Free help

Free legal aid for renters with low income: find your local office through the Legal Services Corporation (lsc.gov/about-lsc/what-legal-aid/i-need-legal-help) or LawHelp.org (lawhelp.org/find-help). Your state page on tenantrightsmap.com lists state tenant help. For help paying rent or utilities, call 211 or visit 211.org. HUD's state pages (hud.gov/states) list local tenant resources.

Guides for your state

Guides for every state

Guide: how to get your landlord to make repairs

Related situations

Questions

What is the how long the landlord has to make repairs after notice in Oregon?

Landlord's duty: The landlord must keep the unit habitable at all times (ORS 90.320): weatherproof roof, walls and windows; working plumbing; hot and cold running water and safe drinking water; working heat; safe electrical wiring and lighting; clean, safe grounds free of garbage, rodents and pests; trash containers; floors, walls, stairs and railings in good repair; working smoke alarms; and other listed items. How to ask: Ask in writing and keep a copy. For minor repairs the notice must give a fix-by date at least 7 days away. For serious problems you may also give written notice that the lease will end in at least 30 days unless the landlord fixes the problem within 7 days (essential services) or 30 days (other problems) (ORS 90.360). (ORS 90.320, 90.360, 90.365, 90.368)

What is the retaliation protection period after a repair request in Oregon?

The landlord may not raise rent, cut services, give a termination notice or threaten eviction because you complained in good faith to the landlord or to a government agency, joined a tenant union, testified against the landlord, won an eviction case in the past 6 months, or used any legal tenant right. You can use it as a defense and get the ORS 90.375 remedies (up to 2 months' rent or twice damages). ORS 90.385.

When should I talk to a lawyer?

The landlord files an eviction after you asked for repairs; You or a child got sick or hurt from the condition; You want to hold back rent or put it in escrow; The building has been declared unsafe or you were told to leave.

How much does it cost?

Writing to the landlord and calling code enforcement are free. Court costs depend on your state (see smallclaimsmap.com); repair-and-deduct means you pay first and deduct only if your state allows it.

Plans by state

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Sources

Plan checked Oct 2026. Independently fact-checked 2026-10-24.

This plan is general legal information, not legal advice. RobinClaim is not a law firm. Laws and deadlines change and have exceptions: check with the official source or a lawyer or legal aid office about your own case. How we research.