## Introduction

Each legislative session brings changes to Oregon’s landlord‑tenant laws. The 2025‑2026 sessions produced several updates that directly affect eviction procedures and landlord obligations. Portland landlords must understand these changes to avoid defective notices and legal penalties. Below is a breakdown of the key updates.

## Updated Nonpayment Notice Forms

Effective January 2 2026, landlords must attach the newest **"Notice RE: Eviction for Nonpayment of Rent"** when issuing any nonpayment termination notice. Multifamily NW warns that using outdated forms can make the notice defective. Make sure you update all templates and comply with form requirements.

## Security Deposit and Hold Deposit Changes (HB3251 and HB3521)

HB3251 requires landlords to return the tenant’s security deposit if the tenant doesn’t complete a rental agreement due to habitability defects. HB3521 tightens rules around hold deposits: only accepted for approved applicants and must be refunded within five business days if a rental agreement isn’t executed.

## 30‑Day Termination Rights and No Lease‑Break Fee (HB2134)

If a landlord issues a 90‑day "landlord‑cause" termination notice, HB2134 allows tenants to terminate the tenancy with just 30 days’ notice without paying a lease‑break fee. Portland’s relocation assistance requirement still applies.

## Shortened Notice for Sale of Rental Units (SB586)

SB586 permits landlords outside Portland city limits to give a **60‑day notice** instead of a 90‑day notice when selling a rental unit, provided the tenant receives one month’s rent as relocation payment. However, within Portland, the city code still requires 90 days’ notice plus relocation assistance.

## Squatter Eviction Streamlining (HB3522)

HB3522 introduces specific language for Forcible Entry and Detainer (FED) complaints involving unauthorized occupants or squatters, aiming to expedite these cases. Landlords should check the updated forms to ensure compliance.

## Protections Based on Immigration Status (SB599)

SB599, enacted in 2025, adds immigration status as a protected class under Oregon’s fair housing laws. Landlords may not request certain identification or discriminate based on immigration or citizenship status. Non‑compliance could lead to significant penalties.

## Additional Updates: Electronic Access and Notice of Relocation Assistance

HB3378 mandates that landlords who provide electronic building access through a mobile app must also offer an alternative method (physical key or code). SB973 requires landlords of publicly supported housing to notify tenants 30 months in advance when affordability restrictions are due to expire.

## Conclusion and Call to Action

Keeping up with Oregon’s evolving landlord‑tenant laws can be daunting. TenantExit Solutions monitors these changes so you don’t have to. **We are not attorneys and cannot offer legal representation**, but we provide affordable assistance with notices, paperwork, and eviction procedures. Our services help you avoid defective notices, reduce lost rental income, and stay compliant with the latest laws. **Contact TenantExit Solutions today** to learn how our guided or full‑service eviction packages can protect your investment. For advice on complex legal matters, you should consult a licensed attorney.