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Cottage Grove is a small city of roughly 11,000 residents in southern Lane County, Oregon. Like many smaller Oregon communities, a significant share of Cottage Grove households rent their homes, and tenants here rely primarily on Oregon's robust statewide landlord-tenant framework — the Oregon Residential Landlord and Tenant Act (ORLTA), codified at ORS Chapter 90 — for their core legal protections.
Oregon has some of the strongest statewide tenant protections in the nation, including mandatory just-cause eviction requirements after a tenant's first year of tenancy, a statewide rent stabilization cap on annual increases, and strict security deposit return deadlines. Cottage Grove has not enacted any local landlord-tenant ordinances beyond what the state requires, so Oregon law is the controlling authority for virtually every landlord-tenant question in the city.
This guide summarizes the most important rights and responsibilities for Cottage Grove renters under Oregon law as of April 2026. It is provided for informational purposes only and does not constitute legal advice. If you have a specific legal problem, please consult a licensed Oregon attorney or a legal aid organization serving Lane County.
Cottage Grove does not have a local rent control ordinance. However, Oregon became the first state in the nation to enact statewide rent stabilization when the legislature passed HB 2001 in 2019, which is codified at ORS 90.600. This law limits how much a landlord can raise rent each year on most residential tenancies.
Under ORS 90.600(3), a landlord may not increase rent by more than 7% plus the Consumer Price Index (CPI) for All Urban Consumers, West Region, in any 12-month period. The Oregon Department of Administrative Services publishes the maximum allowable percentage each calendar year. For 2024, the cap was 10%; the specific cap for 2025 and beyond is announced annually. Landlords must give at least 90 days' written notice before any rent increase takes effect (ORS 90.600(5)).
Importantly, ORS 90.600 contains several exemptions. Dwellings that received a certificate of occupancy within the past 15 years are exempt from the rent increase cap, as are single-family homes whose owners are not in the business of renting (as defined by ORS 90.100). Tenants in newly constructed units or in certain subsidized housing may not receive the same protections. Even so, Cottage Grove renters in older multi-unit buildings benefit significantly from this statewide stabilization law, which prevents sudden or extreme rent hikes that are common in states without such protections.
Oregon's Residential Landlord and Tenant Act (ORS Chapter 90) provides Cottage Grove renters with a comprehensive set of rights. Key protections include the following:
Habitability (ORS 90.320): Landlords must maintain rental units in a habitable condition throughout the tenancy. This includes keeping the premises weatherproof and watertight, maintaining plumbing, heating, and electrical systems in working order, providing adequate hot and cold running water, and ensuring the unit is free from infestations. If a landlord fails to make essential repairs after receiving written notice, a tenant may have the right to terminate the lease, repair and deduct costs (up to one month's rent or $300, whichever is greater), or seek a rent reduction through a court proceeding under ORS 90.360–90.365.
Security Deposits (ORS 90.300): Oregon law does not set a maximum cap on security deposits, but landlords must return the deposit (or a written itemization of deductions) within 31 days after the tenancy ends and the tenant provides a forwarding address. Wrongful withholding of a deposit may result in the tenant recovering twice the amount wrongfully withheld, plus attorney fees (ORS 90.300(16)).
Notice Requirements (ORS 90.427): For month-to-month tenancies, a landlord must provide at least 30 days' written notice to terminate the tenancy if the tenant has lived there for less than one year, or 60 days' written notice if the tenant has lived there for one year or more. After the first year of tenancy, the landlord must also state a qualifying just-cause reason for termination (see Eviction section below).
Anti-Retaliation (ORS 90.385): A landlord may not retaliate against a tenant for exercising a legal right — such as complaining to a government agency about a code violation, joining a tenants' union, or withholding rent due to habitability issues — by raising rent, reducing services, or serving a termination notice. If retaliation is proven, the tenant is entitled to actual damages, one month's rent, and attorney fees.
Lockout and Utility Shutoff Prohibition (ORS 90.375): It is illegal for a landlord to lock out a tenant, remove doors or windows, or intentionally interrupt utility services (including electricity, heat, water, or garbage) as a method of forcing a tenant out. Such self-help evictions are prohibited regardless of whether the tenant owes rent. A tenant subjected to an unlawful lockout or utility shutoff may recover actual damages or up to two months' rent, whichever is greater, plus attorney fees.
Domestic Violence Protections (ORS 90.453): Tenants who are survivors of domestic violence, sexual assault, stalking, or bias crimes may terminate a tenancy early with 14 days' written notice and a qualifying safety plan or police report, without penalty. Landlords may not discriminate against a tenant on the basis of survivor status.
Oregon's security deposit rules for Cottage Grove rentals are governed entirely by ORS 90.300. There is no statutory maximum on the amount a landlord may charge for a security deposit, though market norms in Cottage Grove typically range from one to two months' rent.
A landlord must apply a security deposit only to unpaid rent, damage beyond normal wear and tear, cleaning costs if the unit is left substantially dirtier than when the tenant moved in, or other charges specifically authorized in the written rental agreement (ORS 90.300(7)). Normal wear and tear — such as minor scuffs, carpet wear from ordinary use, or small nail holes — cannot be deducted.
After the tenancy ends and the tenant provides a forwarding address, the landlord has 31 days to either return the full deposit or mail a written accounting that itemizes every deduction, along with any remaining balance (ORS 90.300(12)–(14)). If the landlord fails to return the deposit or provide a proper accounting within 31 days, the tenant may sue to recover twice the amount wrongfully withheld, in addition to actual damages and reasonable attorney fees (ORS 90.300(16)).
Tenants should document the condition of the unit thoroughly at move-in — ideally with a written checklist signed by both parties and timestamped photographs — and provide a written forwarding address to the landlord at or before move-out to ensure the 31-day clock runs properly. Oregon law does not require landlords to hold deposits in a separate escrow account, but landlords must give tenants written receipts for any nonrefundable fees (such as cleaning fees) at the time they are charged.
Evictions in Cottage Grove are governed by Oregon's Residential Landlord and Tenant Act, primarily ORS 90.392–90.440 and ORS 105.105–105.168 (the Forcible Entry and Wrongful Detainer statutes). Oregon law requires landlords to follow a specific legal process; there is no lawful shortcut.
Step 1 — Written Notice: Before filing in court, a landlord must serve the tenant with a written notice. The type and duration of notice depends on the reason for eviction:
Step 2 — Court Filing: If the tenant does not comply with the notice, the landlord files an eviction (FED — Forcible Entry and Detainer) complaint in Lane County Circuit Court (or Justice Court for smaller claims). The tenant is then served with a summons and a court date, which is typically set within 7–15 days of filing.
Step 3 — Hearing: Both parties appear before a judge. The tenant has the right to present defenses, including that the notice was procedurally defective, that the landlord failed to maintain habitability, or that the eviction is retaliatory (ORS 90.385). If the landlord prevails, the court issues a judgment for restitution of the premises.
Step 4 — Writ of Execution: After a judgment, the landlord may request a writ of execution. A sheriff or court officer — not the landlord — carries out the physical removal of the tenant if the tenant has not vacated voluntarily.
Self-Help Eviction is Illegal: Under ORS 90.375, a landlord who locks out a tenant, removes the tenant's belongings, or shuts off utilities without a court order commits an unlawful act. A tenant subjected to a self-help eviction may recover actual damages or up to two months' rent, whichever is greater, plus attorney fees and costs.
The information on this page is provided for general informational purposes only and does not constitute legal advice. Landlord-tenant laws can change, and specific facts may affect how the law applies to your situation. Cottage Grove renters with urgent housing concerns should contact a licensed Oregon attorney or a legal aid organization serving Lane County. RentCheckMe makes no warranty as to the accuracy or completeness of this information, and you should always verify current statutes and local ordinances with an attorney or official government source before taking legal action.
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