Landlord Responsibility Statements

Oregon Landlord Responsibility Statement 

Effective Date: November 1, 2025
Jurisdiction: State of Oregon
Applies To: All landlords, property managers, agents and listing entities using Tentunit to list residential rental properties (including student-housing, young-professional and conventional rentals) in Oregon.

1. Purpose

This Statement outlines the operational, legal and ethical obligations that landlords must meet when listing properties via Tentunit in Oregon. Use of the Tentunit platform constitutes the landlord’s acceptance of this Statement, Tentunit’s Terms of Service and Payment Terms, the Fair Housing & Equal Access Policy, and all applicable federal, state and local laws. This document is not legal advice; landlords should consult qualified counsel for full compliance.

2. Listing Accuracy, Transparency & Advertising Standards

Landlords must ensure all listings on Tentunit are truthful, complete, current and accurately reflect the unit being offered and its lease terms.

Required Disclosures:

  • Clearly state monthly rent amount, lease term (fixed or periodic), earliest availability date.
  • Disclose all one-time and recurring fees: application/screening fees, move-in administrative fees, pet deposits/fees, parking/amenity fees, utility allocation/re-billing charges.
  • Security deposit amount (or fee in lieu if permitted), conditions for withholding, timeframe for return or account of use. (See ORS § 90.300)
  • Utility responsibilities: whether tenant pays electric, gas, water, sewer, trash, etc; if landlord uses sub-metering or cost-allocation the method must be explained. (See ORS §§ 90.560 – 90.584)
  • Photographs and descriptions must represent the actual unit being offered, not a model unit unless clearly disclosed as such.
  • Screening criteria: e.g., income threshold, credit/rental history requirement, guarantor/co-signer policy, student eligibility or shared-housing terms if applicable.
  • Availability: the listing must represent a unit that is genuinely available for lease; if status changes (leased, held, unavailable) the listing must be promptly updated or removed.

Prohibited Practices:

  • Marketing units that are not genuinely available for lease without timely updating of status.
  • Misrepresenting facts: number of bedrooms/bathrooms, square footage, condition, finishes, view, amenities or location.
  • Using “starting at” or “from” pricing without disclosure of eligibility, unit availability, timing.
  • Omitting material fees or hiding costs such that a reasonable renter is misled about the total cost.
  • Bait-and-switch behavior: advertising one unit/terms and offering materially different ones without disclosure.

Legal/Regulatory Context:
 The Oregon Residential Landlord and Tenant Act (ORS Chapter 90) governs landlord-tenant law for residential rentals in Oregon. Landlords and property advertisements must also adhere to federal truth-in-advertising and fair housing standards.

3. Fair Housing & Equal Access

Landlords on Tentunit must comply with:

  • The federal Fair Housing Act (42 U.S.C. § 3601 et seq.).
  • Oregon’s state non-discrimination laws and any applicable local ordinances.
    Landlords must:
  • Use neutral, consistently enforced screening criteria to all applicants regardless of protected class (race, color, religion, sex, national origin, disability, familial status) and related local protections.
  • Provide reasonable accommodations or modifications for persons with disabilities when required by law.
  • Avoid discriminatory or exclusionary language or practices in advertising, screening, communications or leasing decisions.
  • Maintain documentation of screening criteria, decisions, and accommodation/modification requests.

4. Communication Standards & Platform Responsiveness

To align with Tentunit’s student/young-professional rental focus and maintain platform integrity, landlords must adhere to timely, documented communication:

  • Acknowledge listing inquiries, application submissions, maintenance/repair requests via Tentunit (or other documented channel) within 24 hours, and provide a substantive status update within 48 hours.
  • Keep applicants informed of their status (approved, denied, wait-list) and keep tenants informed of scheduled entries, inspections, maintenance, or changes in lease/house-rules.
  • Ensure listing information remains current: if rent, fees, availability, amenities, photos or policies change, update listing promptly.
  • Communicate professionally, respectfully, and non-discriminatorily. Repeated failures, abusive or discriminatory conduct may result in listing suspension or account termination by Tentunit.

5. Lease Execution, Legal Compliance & Contract Terms

Leases executed via Tentunit for Oregon properties must comply with Oregon law and reflect high-standard, best-practice terms.

Required Lease Elements & Obligations:

  • Strongly recommended: a written rental agreement (while some statutory lease terms may allow month-to-month, written form ensures clarity).
  • The lease must include the full legal name and address of the landlord/agent for notices and service of process. (See ORS 90.610, etc)
  • The lease must clearly specify: rent amount due date; lease term (fixed or periodic); renewal/termination mechanics; security deposit amount and conditions; all recurring/one-time fees; utility responsibilities; screening criteria; and if applicable for student/young-professional housing: roommate/shared-housing rules, sub-letting policy, early termination rights.
  • Include required disclosures: e.g., for units built pre-1978 federal Lead-Based Paint Hazard Disclosure; also if unit lies in 100-year flood plain (ORS 90.228)
  • The lease must not include terms that waive statutory tenant rights or permit unlawful “self-help” eviction practices (lock-outs, utility shut-off) — Oregon law prohibits landlord retaliation (ORS 90.765) and other misconduct.
  • Termination/notice provisions must align with state law and local overlay law (e.g., for “for cause” vs. “no cause” terminations).

6. Habitability, Maintenance & Repair Obligations

Landlords must deliver and maintain leased premises in safe, habitable, clean and code-compliant condition in accordance with Oregon law and industry best practice.
 

Key obligations include:

  • Maintain structural integrity: roof, walls, floors, windows/doors, stairways/porches/handrails in safe usable condition. (See ORS 90.730 “Landlord duty to maintain rented space …”)
  • Provide and maintain functioning utilities/systems (if included in lease or required by code): plumbing, electrical, sanitation, heating, egress, locks.
  • Respond within a reasonable timeframe to tenant-reported conditions that materially affect health or safety. Landlords must address major repair requests; tenants have remedies if landlord fails.
  • Maintain documentation: repair requests date/time, vendor/work order, completion date/time, tenant notifications, before/after photography.
  • Landlord must not retaliate against tenant for exercising rights (repair requests, enforcement of deposit return, lawful complaints). (See ORS 90.765)

7. Entry, Inspections & Tenant Privacy

Landlords must respect tenant’s right to quiet enjoyment and ensure access/entry is lawful, documented and within reasonable bounds.

  • Under ORS 90.725 “Landlord or agent access to rented space”, entry must be reasonable, notice provided unless emergency or permitted by lease.
  • Landlord should provide at least 24 hours’ written notice before non-emergency entry (best practice and general standard).
  • Entry must be for legitimate purposes: repairs, inspections, showing unit to prospective tenants/purchasers, agreed improvements or as provided by lease.
  • Landlord should document: notice sent (date/time), actual entry (date/time), purpose, persons present, condition observed, photos if applicable.
  • At move-out, a walkthrough inspection (tenant present if possible) and use of condition checklist with timestamped photos is strongly encouraged to support deposit handling and reduce disputes.

8. Security Deposit Handling & Administration

Oregon law under ORS § 90.300 et seq. governs security deposits and prepaid rent. 

Key Rules:

  • A landlord may require a tenant to pay a security deposit; the landlord must provide a receipt for any deposit the tenant pays and hold it for the tenant. (§ 90.300(2)(a))
  • Upon tenancy termination, the landlord may claim from the security deposit only amounts “reasonably necessary” to remedy tenant’s defaults in performance and to repair damages caused by the tenant, excluding ordinary wear and tear. (§ 90.300(7)(a)(A)-(B))
  • If the landlord holds a last-month’s rent deposit, they must apply it per rules (§ 90.300(9)) etc.
  • Landlord cannot charge a pet deposit for service/companion animals required by tenants with disabilities. (§ 90.300(4)(b))
  • Landlord must provide an itemised statement of deductions with refund of remainder to tenant in a timely manner. (Statute outlines timeframe but best practice is prompt)

Tentunit Requirements for Landlords in Oregon:

  • Use a move-in condition checklist, signed by landlord/agent and tenant at the start of tenancy, with date-stamped photographs if feasible.
  • In listing and lease, clearly disclose: security deposit amount; conditions for deduction; timeframe for return; forwarding address requirement.
  • Maintain full ledger/documentation: deposit collected date/amount; tenant forwarding address; itemised deduction list (if any); refund date and method of delivery.
  • Ensure deposit process is handled timely and in compliance: deposit must be held for tenant, and deductions must be legally permissible, documented and returned.
  • Avoid labeling deposit as “non-refundable” unless lawful and disclosed; ensure transparency in listing and lease.
  • If property ownership or management changes during tenancy, ensure deposit transfer/tenant notification is handled properly in compliance with statute.

9. Student-Housing & Young-Professional Specific Standards

Given Tentunit’s focus on student and young-professional renters, landlords must adopt elevated standards:

  • In listings clearly disclose: proximity to campus/university, public transport/parking policy and cost, sub-letting policy or early lease-release policy, roommate/shared-housing rules if applicable, renewal/non-renewal policy.
  • Provide digital onboarding materials tailored for younger renters: move-in orientation, utility-setup instructions, campus area/transportation info, roommate/house-share rules.
  • Avoid practices that could be viewed as predatory toward students/young professionals (excessive non-refundable fees, ambiguous early termination clauses, forced guarantor/co-signer without alternative).
  • Maintain accessible communication channels for younger renters (mobile/app messaging with quick response, after-hours support, clear roommate/house-rule expectations).
  • House-rules (cleaning shared spaces, guest/party policy, roommate obligations) must align with statutory rights and lease; must be clearly disclosed in the listing and lease and enforced fairly and consistently.

10. Documentation, Audit, Compliance & Platform Enforcement

Landlords must maintain institutional-level documentation; Tentunit retains robust enforcement rights.

Record-Keeping Requirements:
 Landlords must maintain, for each unit/tenancy:

  • Listing metadata: upload date, photo version history, fee schedule changes, availability updates.
  • Screening/application logs: inquiry date/time, screening criteria applied, applications received, approvals/denials, communications.
  • Executed lease file: signed lease (digital or paper), any amendments/renewals, disclosures, guarantor/co-signer documentation if applicable.
  • Maintenance/repair logs: tenant request date/time, vendor/work order number, completion date/time, tenant notifications, before/after photos.
  • Entry/inspection logs: notice sent date/time, actual entry date/time, purpose, persons present, condition observed, photographic evidence where applicable.
  • Security deposit records: deposit amount & date collected; forwarding address; itemised deduction statements (if any); refund date and proof of mailing/transfer.
  • Communication logs: listing inquiries, application status updates, maintenance scheduling, entries/inspection notices, lease renewal/termination communications via Tentunit portal or documented alternate channel.

Tentunit Enforcement Rights:
 Tentunit may:

  • Audit landlord compliance (listing practices, lease documentation, maintenance/entry records, deposit handling) at any time without prior notice.
  • Suspend or remove listings for material or repeated non-compliance with this Statement, Tentunit policies or Oregon/federal law.
  • Freeze or withhold landlord payouts tied to units flagged for unresolved compliance issues (e.g., deposit disputes, habitability complaints).
  • Terminate landlord’s platform account permanently for serious or repeated violations.
  • Report non-compliance or unlawful conduct to relevant regulatory agencies (e.g., Oregon State Bar, Oregon Department of Justice, local housing authorities) when applicable.
  • Seek recovery of damages, attorney’s fees and enforcement costs where permitted by law.

11. Indemnification

Landlord shall defend, indemnify and hold harmless Tentunit, its affiliates, officers, directors, employees, agents and contractors from and against any and all claims, losses, liabilities, damages, costs or expenses (including reasonable attorneys’ fees) arising out of or in connection with:

  • Landlord’s breach of this Statement or any Tentunit policy;
  • Landlord’s violation of any federal, state or local housing or landlord–tenant laws/regulations;
  • Landlord’s mis-representation of listing, unit condition, availability, terms or fees;
  • Tenant claims or disputes arising from landlord’s acts or omissions;
  • Platform investigations or regulatory enforcement triggered by landlord non-compliance.

12. Governing Law & Reference Statutes

Oregon Statutory & Reference Materials:

Federal Law Foundations:

  • Fair Housing Act (42 U.S.C. § 3601 et seq.)
  • Lead-Based Paint Hazard Reduction Act (for properties built prior to 1978)
  • Servicemembers Civil Relief Act (SCRA) for eligible tenants