Oregon Property Management Software
Best Property Management Software
for Oregon Landlords (2026)
Oregon landlords must track rent caps, security deposit limits (No statutory limit (but prepaid rent limited to first and last month)), and strict eviction notice requirements. The wrong move costs thousands.
Free forever · No credit card required · Oregon-compliant from day one
Why Oregon Landlords Need Specialized Software
Most property management software is built for simple markets. Oregon isn't simple: rent caps, just-cause eviction rules, and local ordinances layer on top of state law. A general-purpose spreadsheet won't catch the difference between a statewide cap and a stricter city ordinance.
LeaseBase was designed to handle rent-controlled states. It tracks the 7% + CPI (approximately 9.5% for 2026) statewide cap and city-level overrides, flags when a proposed increase would violate the law, and generates a compliant rent increase notice automatically.
With rent control in effect, a single illegal increase can void the rent increase entirely — and expose you to tenant lawsuits. Automated cap tracking isn't optional in Oregon.
Oregon landlord-tenant law is governed by statutes including
Oregon Rent Stabilization Act (SB 608)
(Or. Rev. Stat. §90.323) and 1 other key statutes.
A compliant platform surfaces the relevant rule at exactly the right moment — notice generation, deposit tracking, rent increase review.
Oregon Compliance Snapshot
The six numbers every Oregon landlord needs to know.
No statutory limit (but prepaid rent limited to first and last month)
Deposit Limit
31 days
Return Window
3 days
Eviction Notice
90 days
Rent Increase Notice
24h
Entry Notice
Reasonable amount (no specific cap)
Late Fee Cap
Key Oregon Laws Every Landlord Must Know
These statutes govern residential rentals in Oregon. A compliant property management platform applies them automatically.
Oregon Rent Stabilization Act (SB 608)
Or. Rev. Stat. §90.323
Statewide rent cap (7% + CPI) and no-cause eviction restrictions. First statewide rent control law in the U.S. (2019).
Oregon Residential Landlord and Tenant Act
Or. Rev. Stat. §90.100 et seq.
Comprehensive landlord-tenant law covering security deposits, habitability, entry, eviction, and tenant rights.
Security Deposit Violation Penalties in Oregon
Tenant may recover up to 2x the wrongfully withheld amount
- Late return past the 31-day deadline — tenants may sue for the amount withheld plus penalties.
- Missing itemized deduction statement — forfeit all claimed deductions.
- Commingling deposit funds with operating accounts — violation of Oregon fiduciary requirements.
- Evicting without just cause — case dismissal and potential civil liability for wrongful eviction.
Best Property Management Software for Oregon — Compared
How LeaseBase stacks up against the leading platforms for Oregon landlords.
Competitor data sourced from published pricing pages as of 2026. Features may vary by plan.
How LeaseBase Handles Oregon’s Unique Requirements
Five features that matter most for Oregon landlords — and how LeaseBase delivers each one.
1. Compliance Monitoring
LeaseBase monitors your compliance posture against Oregon law in real time. Deposit amounts are checked against the No statutory limit (but prepaid rent limited to first and last month) cap. Return deadlines are tracked from move-out date — you get an alert on day 26, five days before the 31-day statutory deadline.
For Oregon’s rent cap of 7% + CPI (approximately 9.5% for 2026), LeaseBase calculates the maximum allowable increase on every lease renewal and flags any increase that would exceed it before you send the notice.
2. Rent Collection & Late Fees
Online rent collection in Oregon isn’t just about convenience — it creates a payment trail that’s essential if you ever need to serve a 3-day nonpayment notice or prove payment history in court.
Late fees are automatically calculated within Oregon’s cap (Reasonable amount (no specific cap)) and never assessed until the statutory grace period has elapsed. Every fee is documented with a timestamp so your records are defensible.
3. Lease Management & E-Sign
Generate a Oregon-compliant lease agreement in minutes. Required disclosures are pre-populated based on your property address and state rules. Rent increase notices are generated with the correct 90-day advance notice automatically baked in.
E-sign is included at no extra cost via DocuSeal — legally binding in Oregon under the UETA and federal E-SIGN Act. Every signed document is stored securely and retrievable in one click.
4. Maintenance & Vendor Management
In Oregon, landlords who fail to make repairs within a reasonable time risk tenants withholding rent or claiming the implied warranty of habitability has been breached. LeaseBase turns maintenance requests into tracked work orders — with timestamped status changes and vendor assignments.
Every maintenance record is part of your audit trail. If a tenant dispute escalates, you can show exactly when you received the request, when you dispatched a vendor, and when the repair was completed.
5. AI Assistant
The LeaseBase AI assistant answers landlord questions with Oregon-specific context. Ask “Can I charge for this carpet damage?” or “How much notice do I need to enter my tenant’s unit?” — and get an answer grounded in Oregon law, not generic advice.
AI is included in every plan. It’s not a chatbot for generic questions — it’s wired into your actual portfolio: your properties, your leases, your open maintenance requests.
Manage your Oregon rentals the right way — for free.
Compliance tracking, rent collection, e-sign, and AI — all included. No credit card, no trial period.
Start Managing FreeFree forever · No credit card required
Frequently Asked Questions — Oregon Property Management Software
Common questions from Oregon landlords evaluating property management software.
What is the rent cap in Oregon?
Oregon limits annual rent increases to 7% plus the consumer price index (CPI). For 2026, this results in an approximately 9.5% maximum increase. Buildings less than 15 years old are exempt.
Does Oregon require just cause for eviction?
Yes. After the first year of tenancy, landlords must have cause to evict. No-fault evictions (landlord move-in, major renovation) require 90 days notice and payment of one month’s rent as relocation assistance.
How much notice is required for a rent increase in Oregon?
Oregon requires 90 days written notice for any rent increase, regardless of the amount. This is one of the longest notice periods in the country.
What are the security deposit rules in Oregon?
Oregon does not have a statutory limit on security deposits, but prepaid rent is limited to first and last month’s rent. Deposits must be returned within 31 days with an itemized statement.
What’s the best free property management software for Oregon?
LeaseBase is the only fully free property management platform built with Oregon compliance in mind. It includes rent collection, e-sign leases, maintenance tracking, and an AI assistant at no cost — with no property limit and no expiring trial. Alternatives like TurboTenant, Avail, and RentRedi offer free tiers, but they either restrict features or charge for e-sign and rent collection.
Is LeaseBase really free for Oregon landlords?
Yes. LeaseBase is free forever — no credit card required, no time-limited trial. Core features including rent collection, e-sign, compliance monitoring, maintenance tracking, and the AI assistant are all included at no cost. Tenant screening is available at applicant cost (the applicant pays, not you). There is no paywall on basic landlord workflows.
What makes Oregon different from other states for landlords?
Oregon stands out for its active rent control environment — with a statewide cap of 7% + CPI (approximately 9.5% for 2026) and just-cause eviction requirements in many jurisdictions. This means landlords must track not just state law but city-level ordinances that may impose stricter rules. The combination of rent caps, deposit regulations (No statutory limit (but prepaid rent limited to first and last month) limit), and 31-day return windows creates a high compliance surface area compared to most states.
Start Managing Your Oregon Rentals with Confidence
Deposit deadlines, rent cap calculations, e-sign leases, and AI-powered compliance — all free, all built for Oregon landlords. No credit card required.
Free to explore · No credit card required
Top Cities in Oregon
City-level property management software guides for Oregon’s largest markets.
Best PM Software by State
Own rentals in other states? We cover all 50 — each with state-specific compliance rules baked in.
How we built this guide: Oregon compliance data is sourced from official state statutes
(Or. Rev. Stat. §90.323 and related statutes),
verified against Oregon government sources. Competitor feature data is sourced from published pricing and feature pages as of August 2026. Last updated: August 2026. This page provides general information, not legal advice.
Reviewed by Rachid Abadli
Founder & CEO, LeaseBase · Sacramento landlord · Self-managing since 2019
LeaseBase is a property management platform — not a law firm. Consult a licensed attorney for advice specific to your situation.
