How many hours notice does an Oregon landlord need to enter?
At least 24 hours of actual notice under ORS 90.322(1)(e), counted from when the tenant receives the notice.
ORS 90.322 - Oregon Landlord Entry Notice (24-Hour Rule)
Short answer
Under ORS 90.322(1)(e), an Oregon landlord must give the tenant at least 24 hours' actual notice before entering for repairs, inspections, showings, or maintenance, and may only enter at reasonable times. No notice is required for genuine emergencies (90.322(1)(b)), with consent at the time of entry, or after seven days of tenant absence with notice. Repeated unlawful entry or entry used to harass exposes the landlord to one month's rent plus actual damages under ORS 90.322(8).
When the 24-hour rule applies
Non-emergency entry under ORS 90.322(1)(e) - repairs, periodic inspections, showings to prospective tenants or buyers, appraisals, and routine maintenance - requires at least 24 hours of actual notice plus a statement of the purpose and a reasonable time.
Emergency entry and tenant-requested service
ORS 90.322(1)(b) allows entry without notice in a genuine emergency such as fire, flood, or imminent threat to safety. ORS 90.322(1)(c) allows entry with the tenant's consent at the time of entry, including for repairs the tenant requested within the last seven days.
Reasonable time and manner
Even with proper notice, entry must occur at a reasonable hour - industry practice is 8 a.m. to 8 p.m. on weekdays. Repeated entries that harass the tenant or interfere with quiet enjoyment can support an ORS 90.322(8) claim.
How to deliver the notice
Hand delivery is cleanest. First class mail counts but ORS 90.155(1)(c) adds three days to the notice period. Text or email only counts if the rental agreement specifically authorizes electronic notice. Door-posting is not authorized unless the lease says so.
Penalty for violations - one month's rent
ORS 90.322(8) lets the tenant recover one month's periodic rent plus actual damages if the landlord makes an unlawful entry, a lawful entry in an unreasonable manner, or repeated entries that substantially interfere with quiet enjoyment.
Frequently asked
Can a landlord enter without notice in an emergency?
Yes. ORS 90.322(1)(b) allows entry without notice in a genuine emergency such as fire, flood, or imminent threat to property or safety.
What is the penalty for entering without 24-hour notice in Oregon?
ORS 90.322(8) allows the tenant to recover one month's periodic rent plus actual damages for unlawful or harassing entry.
Can I post the entry notice on the door?
Only if the rental agreement authorizes attachment-and-mail under ORS 90.155(1)(b). Otherwise hand delivery or first class mail is required.
What counts as a 'reasonable time' to enter?
Industry practice is daytime weekday hours, roughly 8 a.m. to 8 p.m. Late evenings, very early mornings, and unannounced re-entries are risk points.
Does the 24-hour rule apply to showings during a sale?
Yes - showings to prospective buyers fall under ORS 90.322(1)(e) and require 24-hour notice and a reasonable time window.
Source references
- ORS 90.322
- ORS 90.155
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Propsistant provides general landlord-tenant information from selected statutes and official sources. It is not a law firm, does not provide legal advice, does not create an attorney-client relationship, and is not a substitute for a licensed attorney in your jurisdiction.