Oregon Mandatory Rental Disclosures

1. Lead-Based Paint Disclosure

If this property was built before 1978, the following applies:

• Month2Month will disclose any known lead-based paint or lead-based paint hazards in the property prior to lease execution.
• Month2Month will provide all available records and reports pertaining to lead-based paint in the property.
• The tenant will receive a copy of the EPA-approved pamphlet "Protect Your Family from Lead in Your Home."

Oregon law (ORS §90.305) additionally requires landlords to provide written disclosure of any known lead-based paint hazards and to maintain the property in a condition that does not expose tenants to lead-based paint hazards.

For more information: National Lead Information Center at 1-800-424-LEAD (5323) or www.epa.gov/lead.

2. Oregon Rent Control and No-Cause Eviction Restrictions (SB 608)

Rent Increase Cap

Pursuant to ORS §90.323, a landlord may not increase the rent during any 12-month period by more than 7% plus the annual change in the Consumer Price Index (CPI) for the West Region, as published by the Bureau of Labor Statistics. This cap applies to all residential rental properties except:

• Units first occupied within the past 15 years (based on date of first certificate of occupancy)
• Subsidized housing where the rent is regulated by a government agency
• Units where the landlord is providing the tenant with a rent discount and the increased rent does not exceed the non-discounted rate

A landlord must provide at least 90 days' written notice before any rent increase takes effect. The notice must specify the amount of the increase and the new rent amount.

No-Cause Eviction Restrictions

Pursuant to ORS §90.427, after a tenant has occupied a dwelling unit for 12 months or more, a landlord may not terminate the tenancy without cause. For the first 12 months of occupancy, a landlord may issue a no-cause termination notice with at least 30 days' written notice (or 60 days in Portland).

Permitted Causes for Termination (After First Year):

Landlord-Cause (No-Fault) Terminations:

• Landlord or immediate family member intends to occupy the unit (90 days' notice required, plus one month's rent as relocation assistance)
• Landlord intends to demolish the unit or convert it to non-residential use (120 days' notice required)
• Landlord intends to make repairs or renovations that require the unit to be vacant (120 days' notice required)
• Landlord is withdrawing the unit from the rental market (120 days' notice required)

Tenant-Cause (For-Cause) Terminations:

• Nonpayment of rent
• Material violation of the rental agreement
• Commission of certain criminal acts on the premises
• Causing substantial damage to the premises
• Outrageous conduct that constitutes a serious threat to others

Relocation Assistance: When a landlord terminates a tenancy without tenant cause after the first year, the landlord must pay the tenant relocation assistance equal to one month's periodic rent. This payment must be made within 31 days of the tenant vacating or credited against the tenant's outstanding rent.

3. Security Deposit

Deposit Limits

Oregon law does not impose a statutory maximum on security deposits for month-to-month or fixed-term tenancies. However, the deposit amount must be stated in the rental agreement. Prepaid rent is not considered a security deposit.

Permitted Uses

Your security deposit may be used for: unpaid rent; repair of damages to the premises caused by the tenant beyond ordinary wear and tear; cleaning costs to restore the unit to the same level of cleanliness as at move-in; unpaid utilities that are the tenant's responsibility; and other defaults under the rental agreement.

Accounting and Return of Deposit

Pursuant to ORS §90.300, within 31 days after the tenancy terminates and the tenant delivers possession, the landlord must:

• Return the full security deposit, or
• Provide a written accounting that itemizes each deduction and the reasons for each, together with payment of any remaining balance

Move-In Condition Report

Oregon law strongly encourages (and Month2Month provides) a written move-in condition report documenting the condition of the premises at the start of the tenancy. This report protects both the landlord and tenant by establishing a baseline for assessing damages at move-out. See Section 13 for details.

Disputes

If you dispute any deduction, contact Month2Month in writing within 7 days. If the dispute cannot be resolved, you may file a claim in small claims court or contact a tenant rights organization. If a court finds that Month2Month acted in bad faith in retaining your security deposit, Month2Month may be liable for up to two times the deposit amount.

4. Landlord Identity and Address Disclosure

Pursuant to ORS §90.305, the landlord must disclose to the tenant in writing at or before the commencement of the tenancy:

• The name and address of the person authorized to manage the premises
• The name and address of an owner of the premises or a person authorized to act on behalf of the owner for purposes of service of process and for purposes of receiving notices and demands

Your lease agreement contains the specific owner information, property manager contact information, emergency maintenance contact, and the person authorized to receive service of process for your property. Month2Month serves as the property manager for all properties in our portfolio.

General Contact: [email protected]

5. Carbon Monoxide Detectors

Pursuant to ORS §90.316 and §90.317, all Month2Month rental properties are equipped with carbon monoxide (CO) alarm devices in compliance with Oregon law. CO detectors are installed in each dwelling unit that contains a carbon monoxide source, including fuel-burning appliances (gas furnace, gas water heater, gas stove, fireplace), or that has an attached garage.

Landlord Responsibilities

• Provide functioning CO alarm devices at the beginning of each tenancy
• Maintain CO alarms in working order throughout the tenancy
• Replace CO alarm devices as needed and according to manufacturer recommendations

Tenant Responsibilities

• Do not disable, disconnect, cover, or tamper with any carbon monoxide detector.
• Test all devices monthly by pressing the test button.
• Report immediately if any device is chirping, not functioning, or missing.
• Do not remove batteries from battery-operated units.
• Notify Month2Month immediately if you suspect a CO leak or if your CO alarm activates.

6. Smoke Detectors

Pursuant to ORS §479.270, all Month2Month rental properties are equipped with working smoke alarm devices. Smoke detectors are installed in each sleeping room, outside each sleeping area in the immediate vicinity of the bedrooms, and on every level of the dwelling including basements.

Landlord Responsibilities

• Ensure smoke alarms are installed and functioning at the start of each tenancy
• Replace smoke alarms at end of useful life or as recommended by the manufacturer
• Maintain smoke alarms throughout the tenancy

Tenant Responsibilities

• Do not disable, disconnect, cover, or tamper with any smoke alarm.
• Test all devices monthly by pressing the test button.
• Report immediately if any device is chirping, not functioning, or missing.
• Do not remove batteries from battery-operated units.

Tampering with or disabling a smoke alarm is a violation of Oregon law and may result in tenant liability for damages resulting from fire.

7. Flood Plain Disclosure

Pursuant to ORS §90.228, the landlord must disclose to the tenant if the property is located in a 100-year flood plain as designated by the Federal Emergency Management Agency (FEMA). This disclosure must be made prior to the execution of the rental agreement.

If your property is located in a designated flood plain, this information will be disclosed in your lease agreement or property-specific addendum.

For detailed flood hazard information, visit the FEMA Flood Map Service Center at https://msc.fema.gov/portal.

8. Foreclosure Status Disclosure

Pursuant to ORS §90.228, a landlord must disclose to a prospective tenant, before entering into a rental agreement, if the property is the subject of a pending foreclosure action, has been the subject of a foreclosure sale, or if the landlord has received notice of default from a lender.

Under the federal Protecting Tenants at Foreclosure Act, bona fide tenants occupying a property that undergoes foreclosure have the right to remain in the property for the remainder of their lease term, or to receive at least 90 days' notice before being required to vacate (whichever is longer), unless the purchaser intends to occupy the property as a primary residence.

Month2Month certifies that, to its knowledge, no property offered for lease is the subject of a pending foreclosure action at the time of lease execution, unless specifically disclosed in the lease agreement.

9. Mold Disclosure

Oregon law imposes specific obligations on both landlords and tenants regarding mold in rental properties. Mold can cause health problems, especially for people with allergies, asthma, or weakened immune systems.

Landlord Obligations

Pursuant to ORS §90.320 and §90.325, the landlord must:

• Maintain the premises in a habitable condition free from conditions that could cause mold growth, including fixing leaks, maintaining proper ventilation, and addressing moisture issues
• Respond promptly to tenant reports of mold or moisture problems
• Professionally remediate mold when it results from the landlord's failure to maintain the premises

Month2Month is not aware of any mold in the rental property that poses a health threat at the time of your lease. If mold is discovered during your tenancy, Month2Month will take appropriate remediation action in accordance with Oregon law.

Tenant Responsibilities to Prevent Mold

1. Ventilate your home: Open windows regularly, use exhaust fans in bathrooms and kitchens, and ensure air circulation. Oregon's wet climate makes ventilation particularly important.
2. Control moisture: Wipe up spills and leaks immediately, do not let water accumulate, and report any leaks or water damage to Month2Month immediately.
3. Use heating and air conditioning: Maintain reasonable temperatures and use climate control systems to reduce humidity.
4. Clean regularly: Regular cleaning prevents mold from establishing itself, especially in bathrooms, kitchens, and areas near windows.
5. Report problems immediately: If you see mold, smell musty odors, or notice water damage, report it to Month2Month right away.

10. Bed Bug Disclosure

Pursuant to ORS §90.232, Oregon law requires landlords to provide tenants with information about bed bugs and establishes responsibilities for both landlords and tenants regarding bed bug prevention and treatment.

Identification

Bed bugs have six legs and flat bodies about 1/4 inch long, ranging from red-brown to copper colored. They do not fly but move quickly over surfaces. They hide in mattress seams, box springs, bed frames, headboards, furniture crevices, baseboards, and wall cracks. They feed on human blood at night.

Signs of Infestation

Look for small blood stains on sheets, dark spots (excrement) on mattresses or walls, shed skins, and a sweet musty odor. Bites may appear as red, itchy welts in a line or cluster, though some people do not react.

Prevention

• Inspect your mattress, box spring, and bed frame regularly.
• When traveling, inspect hotel rooms and luggage before returning home.
• Do not bring used mattresses or upholstered furniture into the home without thorough inspection.
• Reduce clutter to eliminate hiding places.

Landlord and Tenant Responsibilities Under ORS §90.232

• The landlord may not rent a unit the landlord knows has a bed bug infestation.
• The landlord is responsible for the cost of treatment unless the infestation is caused by the tenant.
• The tenant must promptly report any suspected bed bug infestation.
• The tenant must cooperate with inspection and treatment efforts, including preparing the unit as directed by the pest control professional.
• The tenant may not introduce into the unit any personal property the tenant knows is infested with bed bugs.

Month2Month has no knowledge of any bed bug infestation in your specific rental unit. If Month2Month becomes aware of bed bug infestation during your tenancy, you will be notified immediately.

11. Smoking Policy

Pursuant to ORS §90.220, a landlord may designate all or part of the premises as a no-smoking area and must disclose the smoking policy in the rental agreement. Month2Month designates all of its rental properties and all areas therein as no-smoking.

This prohibition applies to all areas of the property including inside the unit, on patios, balconies, decks, in garages, within 25 feet of doors and windows, in yards, and in all common areas. It covers cigarettes, cigars, pipes, electronic cigarettes, vaping devices, cannabis/marijuana products, and hookah or water pipes.

Violation of the smoking policy is a material breach of the lease agreement and may result in lease termination, eviction, forfeiture of security deposit for cleaning and odor removal, and additional charges for damage caused by smoking.

Note on Cannabis: Although recreational cannabis is legal in Oregon, smoking or vaping cannabis on any Month2Month property is prohibited. This policy applies regardless of whether cannabis use is recreational or medical.

12. Domestic Violence, Sexual Assault, and Stalking Protections

Right to Terminate Lease Early

Pursuant to ORS §90.453, a tenant who is a victim of domestic violence, sexual assault, or stalking may terminate a rental agreement by providing the landlord with at least 14 days' written notice, along with one of the following forms of documentation:

• A copy of a valid protective order or restraining order
• A copy of a police report relating to an act of domestic violence, sexual assault, or stalking against the tenant or a member of the tenant's household
• A certification from a qualified third party (law enforcement officer, health care provider, domestic violence advocate, or attorney) that the tenant or a member of the tenant's household is a victim

Right to Request Lock Changes

Pursuant to ORS §90.459, a tenant who is a victim may request that the landlord change the locks to the dwelling unit. The landlord must change the locks within 24 hours of receiving a written request with qualifying documentation. If the landlord fails to do so, the tenant may change the locks and must provide a key to the landlord.

Protection from Eviction

A landlord may not terminate a tenancy, refuse to renew a tenancy, or take other adverse action against a tenant based solely on the tenant's status as a victim of domestic violence, sexual assault, or stalking, or because the tenant exercised rights under ORS §§90.453–90.459.

Confidentiality

Month2Month will maintain the confidentiality of any information provided by a tenant who is a victim. Documentation provided will be kept in a secure file and will not be disclosed to third parties except as required by law.

Resources

• National Domestic Violence Hotline: 1-800-799-7233 (TTY: 1-800-787-3224)
• Oregon Domestic Violence Hotline: 1-800-452-8015
• National Sexual Assault Hotline: 1-800-656-4673
• Oregon Crime Victims Law Center: www.ocvlc.org
• Oregon Coalition Against Domestic and Sexual Violence: www.ocadsv.org

13. Move-In Condition Report

Oregon law encourages the use of a written move-in condition report to document the condition of the premises at the start of the tenancy. Month2Month provides a detailed move-in condition report for every property, which includes:

• Room-by-room documentation of the condition of walls, floors, ceilings, windows, doors, fixtures, and appliances
• Photographs documenting the condition of the premises and all furnished items
• A detailed inventory of all furniture, appliances, and household items provided
• Documentation of any pre-existing damage or conditions

You will receive a copy of the move-in condition report at or before move-in. You should review the report carefully and note any discrepancies within 7 days of move-in. This report will be used as the baseline for assessing the condition of the premises at move-out and for determining any security deposit deductions.

14. Recycling and Composting Information

Pursuant to ORS §90.318, Oregon landlords are required to provide tenants with information about recycling opportunities and any recycling or composting services available at the property.

Recycling Services

Many Oregon municipalities require curbside recycling service. If recycling service is provided at your property, the following materials are typically accepted:

• Paper and cardboard (flattened)
• Glass bottles and jars
• Metal cans (tin, aluminum, steel)
• Plastic bottles and containers (#1 and #2)
• Cartons (milk, juice, soup)

Composting

If composting service is available at your property, food scraps and yard debris can typically be placed in the composting bin. Check your local waste hauler's guidelines for specific accepted materials.

For recycling and composting guidelines specific to your area, visit the Oregon Department of Environmental Quality at www.oregon.gov/deq or contact your local waste hauler.

15. Furnished Property Disclosure

All Month2Month rental properties are provided fully furnished. All furniture, appliances, fixtures, and household items in the property are the property of Month2Month or the property owner and are provided for your use during the term of your lease.

Your Responsibilities

• Maintain all furnished items in the same condition as received, allowing for ordinary wear and tear.
• Use all items for their intended purpose only.
• Do not remove any furnished items from the property.
• Report any damage to furnished items within 48 hours of discovery.
• Do not repair or replace items yourself without prior written approval.

Damage vs. Normal Wear and Tear

Replacement Responsibility

• Tenant-caused damage: Tenant is responsible for the cost of repair or replacement (at depreciated value) of items damaged beyond normal wear and tear. Costs may be deducted from the security deposit.
• Missing items: Tenant is responsible for full replacement cost.
• Normal wear items: Month2Month replaces items that reach end-of-life through normal use.
• Appliance malfunction: If an appliance fails due to normal use or age, Month2Month is responsible for repair or replacement.

Cleaning Standards

The property must be returned in the same level of cleanliness as at move-in. Maintain the kitchen, bathrooms, floors, furniture, and linens in clean condition throughout your tenancy. If professional cleaning is required beyond what is attributable to normal wear and tear, cleaning costs may be deducted from the security deposit.

Inventory

A detailed furniture and household inventory checklist will be provided at move-in. Month2Month will document the condition of all items through photography. You will receive a copy of the move-in condition report.

16. Tenant Rights and Responsibilities Under ORS Chapter 90

Your Rights

1. Habitable Housing: Your rental unit must meet basic health and safety standards, including weatherproofing, plumbing, heating, electricity, hot and cold running water, and freedom from vermin and mold. (ORS §90.320)
2. Privacy: Your landlord must give at least 24 hours' notice before entering your unit (except in emergencies) and may only enter during reasonable hours for specific lawful purposes. (ORS §90.322)
3. Return of Security Deposit: Your deposit must be returned within 31 days after move-out, with an itemized statement of any deductions. (ORS §90.300)
4. Freedom from Discrimination: You cannot be discriminated against based on race, color, religion, sex, sexual orientation, gender identity, national origin, marital status, familial status, source of income, disability, or domestic violence victim status. (ORS §659A.421)
5. Freedom from Retaliation: Your landlord cannot retaliate against you (by raising rent, decreasing services, or attempting to evict you) for exercising your legal rights, including complaining about habitability issues, organizing a tenant association, or filing a complaint with a government agency. (ORS §90.385)
6. Rent Control Protections: Your rent cannot be increased by more than 7% + CPI in any 12-month period (with limited exceptions). (ORS §90.323)
7. No-Cause Eviction Protections: After 12 months of occupancy, your landlord cannot terminate your tenancy without cause. (ORS §90.427)
8. Repairs and Maintenance: You have the right to request repairs for health and safety issues, and your landlord must respond within a reasonable time. If the landlord fails to make essential repairs within a reasonable time after written notice, you may have remedies including repair and deduct (for repairs costing less than one month's rent), or termination of the tenancy. (ORS §90.360, §90.365)
9. Protection from Unlawful Eviction: Your landlord must follow proper legal procedures and cannot use "self-help" eviction methods such as changing locks, shutting off utilities, or removing your belongings. (ORS §90.375)
10. Domestic Violence Protections: Victims of domestic violence, sexual assault, or stalking have the right to terminate a lease early and request lock changes. (ORS §§90.453–90.459)

Your Responsibilities

1. Pay rent in full and on time.
2. Keep the unit clean and sanitary.
3. Avoid damaging the property beyond normal wear and tear.
4. Promptly report maintenance issues, leaks, mold, pests, or safety hazards.
5. Allow reasonable access for repairs and inspections with proper notice.
6. Comply with all lease terms including occupancy limits, pet policies, and use restrictions.
7. Avoid creating nuisances or disturbing other residents.
8. Properly dispose of garbage, recycling, and compost.
9. Use all electrical, plumbing, sanitary, heating, ventilating, and air conditioning systems in a reasonable manner.
10. Provide proper notice before moving out and return the property in clean condition.

Resources

• Oregon State Bar Lawyer Referral Service: www.osbar.org
• Oregon Law Center: www.oregonlawcenter.org
• Legal Aid Services of Oregon: www.lasoregon.org
• Oregon Rental Housing Association: www.oregonrha.com
• Community Alliance of Tenants: www.oregoncat.org
• Domestic Violence Hotline: 1-800-799-7233
• Oregon Domestic Violence Hotline: 1-800-452-8015
• Fair Housing Council of Oregon: www.fhco.org