Oregon landlord entry notice: 24 hours of actual notice, at reasonable times

What does Oregon require before entry?

ORS 90.322 sets the rule that DoorKeeping's Oregon file records: at least 24 hours of actual notice, with entry at reasonable times. The key word is actual. Leaving a notice where the tenant may not see it is a risk. A direct message the tenant confirms, or a method your rental agreement names, is stronger.

Example a made-up landlord emails a tenant at 9 a.m. Thursday and the tenant replies "OK" at 11 a.m. A visit on Friday after 9 a.m. meets 24 hours of notice, and the reply helps show the tenant received it. A visit at 5 p.m. Thursday would be too soon.

Which exceptions are recorded?

The rules file records that notice is not needed in emergencies or for repairs the tenant asked for in writing. Do not stretch either: an emergency is a real threat such as a burst pipe, not a routine check, and a repair request counts when it is in writing. If a tenant objects to a visit, read ORS 90.322 itself before you act on the refusal.

How should I run it?

1. Choose a reasonable time, in daytime, and give a time window.
2. Send the notice by a method that reaches the tenant, and keep proof.
3. Say the reason in one sentence.
4. Arrive in the window, knock and announce yourself.
5. Write a short note of what was done.

If a tenant says no, read what to do when a tenant refuses entry and avoid anything that looks like retaliation.

What other Oregon notices are recorded?

DoorKeeping's Oregon file records a 90-day written notice for a rent increase after the first year, once a year (ORS 90.323(2)(b)), a 10-day notice for unpaid rent (90.394(2)(a)) and a 30-day notice from a tenant ending a month-to-month tenancy (90.427(3)(a)). See Oregon's late fee law and Oregon security deposit laws.

How do I prove the tenant had actual notice?

Because Oregon asks for actual notice, the proof matters as much as the notice. Rank your methods by how well they show the tenant received it.

• A reply from the tenant, such as "OK, Friday works", is the strongest proof.
• A message sent by a method your rental agreement names, with a saved copy and send time, is next.
• A note left on the door or in the mailbox is the weakest, because you cannot show the tenant saw it.

If a tenant does not reply, send the notice again with a longer lead time rather than arriving on a thin one. A day of extra notice costs you almost nothing, and it removes the argument.

Example a made-up landlord emails a notice on Monday for a Thursday morning visit and gets no reply. On Tuesday the landlord sends a short reminder and the tenant answers. The visit has about three days of notice and a written reply, so no one can say it was a surprise.

Finally, keep your visits brief and tied to the stated reason. A landlord who comes only when needed, at reasonable times, rarely has a dispute about notice at all.

How DoorKeeping handles it

DoorKeeping can text or email a tenant after your yes, and the message and its send time stay in the tenant's message history. Vendors receive a work order by link, which records the visit. DoorKeeping gives general information, not legal advice. Laws change and cities can add rules, so check the current law for your state and your property before you act, and talk to a local attorney if a case is contested.

Sources

1. Oregon Revised Statutes chapter 90, residential landlord and tenant (90.322, 90.323, 90.394, 90.427), read Oct 30, 2026

Questions

How much notice must an Oregon landlord give before entering?

At least 24 hours of actual notice, at reasonable times (ORS 90.322(1)(f)).

Is notice needed for an emergency?

No. Emergencies are a recorded exception.

What about a repair the tenant requested?

If the tenant asked for it in writing, notice is not needed under the recorded exception.

What does actual notice mean?

That the tenant really receives it. Use a method that reaches them and keep proof.