When can an Oregon landlord enter in an emergency?

Short answer

ORS 90.322 lets an Oregon landlord enter without prior notice when there is a genuine emergency — a situation that threatens immediate harm to people or property, such as a major water leak, fire, gas smell, or a similar urgent condition. The landlord should still give the tenant prompt written notice afterward.

When this comes up

Burst pipes, active leaks below another unit, fire or smoke, suspected gas leak, structural failure, or other situations where waiting 24 hours would cause significant damage or harm.

Oregon rule or source to check

ORS 90.322 carves out emergencies from the 24-hour notice rule. The condition must be a genuine emergency, not just an inconvenience or a routine maintenance issue.

Practical workflow

1. Confirm a true emergency. Ask whether waiting 24 hours would cause meaningful damage or harm. Routine fixes do not qualify.
2. Try to reach the tenant first. Even when not required, attempt a call, text, or knock so the tenant is not surprised by entry.
3. Enter only as needed. Limit the visit to addressing the emergency. Do not expand the scope to other inspections.
4. Document what happened. Photograph the condition, note who entered and when, and keep contractor invoices.
5. Send written follow-up notice. Within a reasonable time, give the tenant written notice of the entry, the reason, and what was done.

Common mistakes

Stretching the emergency rule to cover routine repairs, failing to send post-entry written notice, and entering with a contractor when the emergency could have been controlled from outside (for example by shutting off water from a meter).

Related forms or workflows

A short post-entry notice letter, photo documentation of the condition, and contractor records make up the standard follow-up packet.

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Related Oregon resources

Propsistant provides educational information and workflow guidance. It is not a law firm and does not provide legal advice.

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